Planning commission backs change to TOD mixed-use rules, shifting requirement from footprint to street-facing facade
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Summary
The commission recommended approval of a Midvale-initiated amendment to municipal code 17-7-17.3 that measures mixed-use requirements by street-facing façade (proposed 65%) instead of building footprint, adds clustering flexibility and expands main-floor office restrictions to Center Street.
The Midvale Planning Commission recommended approval of a city-initiated change to Midvale Municipal Code section 17-7-17.3 governing the transit-oriented development (TOD) zone, adopting design flexibility intended to promote active street frontages while recognizing market constraints.
Staff described the principal change as a shift from measuring required commercial area by building footprint to measuring by street-facing building facade. “We’re not looking at the percentage of the building footprint anymore, but of the street-facing building facade,” the presenter said, adding the proposal sets that requirement at 65% in required areas. The presenter explained that the previous 50% building-footprint standard often forced parking into main-floor footprints, making the economics of ground-floor commercial infeasible for some projects.
The amendment also introduces a clustering provision that lets developers concentrate required commercial frontage on one side of a corner lot rather than divide commercial requirements evenly across multiple frontages. Staff said this approach provides design flexibility and facilitates tenant improvements without forcing continuous storefronts across every frontage.
In addition, the proposal expands the prohibition against office use on the main floor (previously tied to Fort Union) to include Center Street and raises the voluntary mixed-use incentive threshold in non-required areas from 25% to 40%.
Staff tied the change to the city’s transportation master plan, saying the code will reference road classifications (arterial, minor arterial, center street, collector, feeder) when prioritizing where clustered commercial frontage should be placed.
Commissioners asked few substantive questions and several praised the flexibility. “Clustering is a great idea,” one commissioner said, citing tenant-improvement efficiency. With no public comment, the commission voted to recommend approval of the code modification. Roll call showed Chair Gerry Anderson, Vice Chair Erickson, Commissioner Snow, Commissioner O'Keefe and Commissioner Kasperian voting yes.
The planning commission’s recommendation will be part of the record for any subsequent adoption process; staff did not state any additional conditions in the hearing.