Planning commission recommends denial of RM‑25 rezone for Valley Behavioral Health site at 6854–6852 S. 700 E.

The Midvale City Planning Commission voted unanimously to recommend denial of a proposed zone map amendment to change two parcels at 6852 and 6854 South 700 East from Single‑Family Residential Duplex Overlay (SF‑1DO) to Multi‑Family Residential (RM‑25). The applicant, Valley Behavioral Health, sought RM‑25 zoning to develop deeply affordable housing and onsite supports for individuals and families exiting treatment.

Valley Behavioral Health representatives described existing uses on the property and the proposed project. Russell (Valley Behavioral Health representative) said the organization operates HUD‑funded and tax‑credit properties and provides residential treatment for women who can bring children into care; he described the subject parcel as a nearly two‑acre, secluded site with mature trees and existing Valley facilities nearby. Jared Sanford, Valley’s executive director, said the nonprofit developed the proposal to address a statewide shortage of deeply affordable housing and to provide housing that connects to their treatment programs.

Supporters included Wayne Yederhauser, a state homelessness coordinator, who cited a statewide shortfall of deeply affordable units and urged local support. “The state has a deficit of 77,000 units for deeply affordable,” Wayne said, arguing for the need to expand units for households at 30 percent of area median income.

Opponents and nearby residents raised compatibility and traffic concerns. Several residents said the parcels are surrounded by single‑family homes and argued the requested RM‑25 designation would be a spot zone that conflicts with the general plan’s stability designation. A number of residents described local traffic and safety problems on 700 East and nearby streets and urged that the site remain in single‑family zoning.

Planning staff gave a staff analysis concluding the proposal did not satisfy the code’s four rezoning criteria. The commission’s discussion focused on whether the proposal met any of those criteria; multiple commissioners said they were sympathetic to the housing need but could not find a basis to approve a rezoning that conflicts with the general plan and surrounding single‑family context. One commissioner summarized the dilemma: while supportive of the programmatic goal, the request did not meet the legal standards for a zone change in that location.

Commissioner motioned to recommend denial with the findings in the staff report; the motion passed on roll call (Chair Anderson — yes; Vice Chair Erickson — yes; Commissioner Licki — yes; Commissioner Kasperian — yes; Commissioner Edwards — yes). The recommendation will move to City Council for final action.

Votes at a glance Motion: “I move we recommend denial of the zone map amendment from the single family residential duplex overlay SF‑1DO zone to the multi family residential medium to high density RM‑25 zone for properties located at 6854 South 700 East and 6852 South 700 East with the findings noted in the staff report.” Mover: Commissioner (motion maker not clearly identified in the transcript) Second: Commissioner (second not clearly identified in the transcript) Vote: 5–0 (Chair Anderson — yes; Vice Chair Erickson — yes; Commissioner Licki — yes; Commissioner Kasperian — yes; Commissioner Edwards — yes) Outcome: Recommendation to City Council: denial (motion passed 5–0)

The commission noted that its recommendation is advisory; proponents said the project team is exploring funding sources and deed restrictions common to tax‑credit projects that would lock in affordability if a rezoning and subsequent funding were approved. The City Council will consider the application and the commission’s findings at a future public meeting.