Commission gives positive recommendation for Independence Rock Apartments amendment; developer seeks RDA support for deed-restricted units

The Bluffdale Planning Commission on July 2 gave a positive recommendation for a minor site-plan amendment to the Independence Rock Apartments, owned by Dakota Pacific Real Estate. The amendment updates exterior materials and elevations, expands resident amenities and reduces the unit count by one (from 218 to 217) in response to market demand for larger units.

Caitlin, the planning staff presenter, summarized the changes and said the applicant has proposed to shift unit mix away from studios toward larger, three‑bedroom units to better accommodate families and changing market demand. Staff told commissioners the proposed materials remain largely similar (brick and Hardie siding) with minor changes in paint color and roofline simplification, and that the footprint and parking would not change.

Applicant Ray Bryson of Dakota Pacific described a larger amenity program and material substitution to control costs. Bryson said the amendment increases amenity space to roughly 12,000 square feet (an increase over the originally approved smaller amenity area) and that the proposal enlarges window glazing by about 40 percent to improve livability. “We see, you know, amenities in the market today are a way to maintain our tenant base,” Bryson said.

On structural details, Bryson explained a proposed change for some retaining walls: instead of poured‑concrete walls that would require deep excavation into adjacent property and utility easements, the developer proposes a soldier‑pile (H‑pile) retaining system that is installed from the top and reduces the need to encroach on neighboring property. “If we use this H pile … we don't have to excavate the site to the neighboring property at all,” Bryson said. Commissioners asked about drainage and durability; Bryson described drainage connections similar to a French‑drain system and said timber planks in the system are typically pressure treated or could be redwood if feasible, with a maintenance cycle for finishes of about 5–10 years.

Staff and the applicant also discussed financing and affordable‑housing commitments. Caitlin said the developer is negotiating with the Redevelopment Agency (RDA) to deed‑restrict roughly 30 percent of units at about 80 percent of area median income (AMI) for a 20‑year term as part of a tax‑increment financing arrangement; staff said agreement documents are still being drafted and that numbers will be refined in negotiation. Bryson said RDA incentives are an important factor in the project’s timeline: the team hopes to submit construction documents in early August and break ground in September, but without incentives the start could be delayed by months.

A commissioner moved to approve the minor site‑plan amendment based on the staff report dated 07/02/2025; the motion was seconded. The commission voted in favor and the Planning Commission gave the amendment a positive recommendation, which staff said does not require City Council review.

Staff noted the retaining‑wall design and related structural details will be reviewed as part of the building‑permit process by the building official and the project’s structural engineer.