Planning commission backs 55,000‑square‑foot microflex project with design conditions

The Bluffdale Planning Commission voted to forward a favorable recommendation to the City Council for a development agreement that would allow roughly 55,000 square feet of "microflex" space in three buildings at 13855 South 2950 West.

Planning staff presented the proposal as a change to an existing development agreement that would permit about 46 for‑sale microflex units ranging roughly from 1,100 to 1,500 square feet. "This is a request for a new development agreement on approximately 3.1938 acres on 2950 West," planning staff member Caitlin said in opening remarks, noting deviations the applicant seeks from typical GC‑1 standards, including reduced street setbacks, a 0‑foot rear setback for a corner abutting a UDOT easement, modified lot coverage (proposed 85% vs. 80% in code) and a reduced landscaping minimum (15% vs. 20%).

Staff asked the commission to weigh in on several specific items: additional glazing on an east‑facing façade of Building 1, architectural materials (brick vs. CMU), and clarified definitions for excavation and landscape contractors so enforcement would not require access to confidential business records.

Applicant representative Brett Lovell told the commission the team had worked extensively with staff and was "happy to comply with the brick" requirement if the commission desired. He described prospective users as small business owners and local e‑commerce retailers who want compact, for‑sale units with limited employee presence. "We think it's a great project," Lovell said, adding the development seeks to provide starter commercial real estate for local entrepreneurs.

Commission questions focused on glazing and visibility, the mix of retail versus warehouse uses, parking, and enforcement of the proposed use definitions. Staff said a site‑plan level parking study would be required; the applicant proposed three stalls per unit (138 stalls total) and asked that parallel or diagonal on‑street stalls in the public right of way count toward project parking, subject to right‑of‑way dedication.

A local contractor who spoke during the public hearing urged approval, describing his own business origins in a similar microflex building and saying the product fills a market gap for small, affordable commercial spaces.

After discussion the commission adopted a motion to recommend approval to the City Council with the following specific changes: retain a brick requirement or equivalent brick accents in the design standards; require Building 3's street‑facing end cap to meet street‑facing design standards; require the east‑facing side of Building 3 to carry glazing and architectural treatment consistent with the other end caps; and accept staff's recommended revision to separate and simplify the definitions for excavation companies and landscaping contractors by removing the previously proposed 50% operational/revenue threshold language that staff said would hamper enforcement. The motion passed by unanimous roll‑call vote.

The Planning Commission's recommendation will be transmitted to the City Council for its review; staff noted the item was also noticed for the council meeting next week.

What happens next: If the City Council approves the development agreement, the applicant will proceed to site‑plan, preliminary and final subdivision review, each of which will return to the Planning Commission for approvals and technical checks (parking study, engineering and final design).