Commission approves preliminary subdivision for 12-unit Holden Street development; neighbors raise parking, noise and process concerns

The Midvale Planning Commission on March 12 approved a preliminary subdivision that will allow Vision Properties Utah LLC to sell 12 townhome-style units at 7838 South Holden Street individually, rather than retaining the project as rental units.

Staff told the commission the development already received earlier approvals including an administrative conditional use permit and site plan, that construction is near completion and that the subdivision is a procedural step enabling individual sale of the units. Staff said letters were mailed to residents within 500 feet in 2021 and again in April 2024 during prior public hearings and approvals.

Neighbors who spoke at the public hearing objected to multiple aspects of the project. Kenneth Harper, who said he lives next door at 7860 South Holden and that he was born on the property, raised concerns about the timing of the preliminary subdivision while construction was already about 70–80% complete, as well as on-street parking, visibility when exiting driveways, lack of perceived green space, placement of air-conditioning condensers, property damage during construction and construction-related debris that he said damaged vehicle tires. Harper also described dust, rodent problems he attributed to construction materials stored on site, and placement of a temporary portable restroom within 25 feet of his garage. "I was raised on that property," Harper said, describing the personal impact of the neighboring project.

Jamille Lawson, who lives across the street, said she is worried about the density and parking impacts, asking whether the city intends to approve similarly dense development in the area and noting tire damage and debris she said was left in the street during construction.

Staff and commissioners responded by explaining the planning history: the site is in the RM-25 multifamily zone, the lot is approximately a half-acre and the RM-25 standard allows up to 25 dwelling units per acre, which is the basis for a 12-unit development on a half-acre lot. Staff and a city presenter (Johnny) said the development went through conditional-use and site-plan review and that the subdivision is a separate step to allow individual condominium sales rather than rental operation.

Commissioner discussion acknowledged residents' concerns about parking and construction impacts but noted that the commission’s authority is limited for an administrative decision when an application meets code requirements: "If it meets all of the requirements through Midvale City code, you are required to approve it," a staff attorney said. Commissioners urged neighbors to pursue enforcement avenues (ordinance officer) for construction cleanup and to contact their city council member to request zoning changes if they want broader policy changes in future.

The commission voted by roll call to approve the preliminary subdivision with the findings included in the staff report. Affirmative votes were recorded for Candace Erickson (vice chair presiding at the time), Robin Anderson, Commissioner Snow, Commissioner Luedtke and Commissioner Edwards; the motion passed.

Practical implications: staff said the project met the city's requirements for green space, open space, parking and fire egress during prior reviews and inspections; subdivision approval converts the completed buildings into individually salable units. Staff recommended and the commission approved the preliminary subdivision with the conditions and findings in the staff report.