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Planning commission recommends code changes to Transit-Oriented Development overlay and definition of 'development'
Summary
The commission recommended amending the Transit-Oriented Development overlay (MMC 17-7-17) and clarifying the municipal code definition of 'development' to align with state Housing-Transit-Reinvestment Zone provisions and to remove drive-through uses in mixed-use walkable zones.
Midvale City planning staff presented and the Planning Commission recommended approval of amendments to the Transit-Oriented Development (TOD) overlay (MMC 17-7-17) and to Section 17-2-4 to clarify the term “development.” The recommended changes were approved by the commission on a unanimous roll call vote.
Staff said the updates respond in part to a state housing tool — the Housing Transit Redevelopment Zone (HTRZ) — which requires certain density, affordability and mixed-use criteria for areas served by commuter rail, light rail or bus rapid transit. The proposed ordinance clarifies where mixed-use is mandatory and where incentives will be offered, raises standards for walkable, mixed-use development, and removes drive-through uses in the TOD overlay in favor of walk-up, pedestrian-oriented uses.
Planning staff emphasized the amendment is meant to be a targeted rewrite of portions of the existing overlay rather than a citywide change. The TOD changes also incorporate incentives and mapped areas where density bonuses would be allowed if developers incorporate required mixed-use elements. Staff described the change to the definition of “development” as a cleanup measure to avoid requiring full site-plan review for minor repairs or isolated building maintenance activities.
Commissioners asked clarification questions, and staff noted that the changes are intended to support reinvestment around transit stations and to align municipal code with state statutory criteria. Several commissioners said the revisions were consistent with prior planning studies and the city’s station-area plans. With no public comments at the hearing, the commission voted to recommend the amendments to the city council: Chair Erickson — yes; Vice Chair Anderson — yes; Commissioner Snow — yes; Commissioner Lidke — yes; Commissioner Tippett — yes.
The changes eliminated drive-through allowances inside the TOD overlay and added mapping and incentives to encourage mixed-use development around rail and bus-rapid-transit stations, along with clarifications to the municipal definition of “development” to avoid triggering permits for minor building work.
