Council adopts TOD overlay changes allowing taller mixed-use buildings near Center Street and Fort Union stations

Midvale City Council on Feb. 18 adopted an ordinance amending the city—s Transit‑Oriented Development (TODO) overlay to encourage denser, mixed‑use development around the Center Street and Fort Union TRAX stations. The ordinance passed on a 3–1 roll call vote.

The ordinance modifies Section 17‑7‑17 of the Midvale Municipal Code to set a designated mixed‑use requirement in two station areas and raises the height cap for projects that meet the code—s incentives to as much as 10 stories (subject to a 50‑foot overall height cutoff in the code). The amendment also narrows the municipal definition of “development.”

City staff said the changes align the TODO with state Housing and Transit Reinvestment Zone (HTRZ) requirements and the city—s recently approved Fort Union station area plan. Under the adopted amendment, projects within the designated mixed‑use core must dedicate at least 50% of ground‑floor area to retail, office, or restaurant uses; a separate incentive pathway reduces that requirement to 25% outside the core. Staff identified affordable housing incentives, including an option requiring at least 10% of units be deed‑restricted affordable as part of incentive packages.

Adam (city planning staff) told the council the changes were intended to attract redevelopment north of 7200 South and to create pedestrian‑oriented street fronts. —We really want to keep that street face activated with commercial uses that invite pedestrians in and out,— Adam said, explaining that office uses would be allowed but generally not on Fort Union frontage.

Council debate focused on height. Council member Paul Glover said he supported mixed‑use goals but opposed the proposed 10‑story cap. —Moda is five stories — we're going to go double what Moda is. I will vote against it unless we get down into the seven or eight range,— Glover said, calling 10 stories —not small‑town Midvale.— Other council members said they were open to higher height limits in station areas to make denser projects financially viable; staff noted the 50‑foot force‑limit in the code remains a controlling measure.

One resident, Luke Mains of District 5, spoke in favor during the public hearing, saying he supported higher density and walkable mixed‑use development. No other public commenters addressed the item.

The motion to approve (ordinance number 2025‑0003 as described in the meeting material) was adopted on a roll call: Council member Heidi Robinson — yes; Council member Bridal Brown — yes; Council member Mikulasch — yes; Council member Paul Glover — no. The mayor did not cast a vote on the final adoption. The ordinance will take effect according to the city—s normal code amendment procedures; individual projects seeking the benefits outlined in the TODO will still require rezone or development approvals and may include development agreements or deed‑restriction terms negotiated at that time.

Council members and staff emphasized that the change creates tools to pursue redevelopment near transit, and that actual projects will return to the council for review under the amended code.