Planning commission recommends requiring retail or sales-tax-generating uses for new downtown mixed‑use projects

The Pleasant Grove Planning Commission voted to recommend that city council amend city code section 10-11-E-1-1 to require retail or other sales‑tax‑generating uses for new mixed‑use developments in the downtown commercial subdistrict. Daniel, planning staff, said the change would narrow the existing language so residential credits apply only where the commercial space is retail or generates sales tax.

Daniel told commissioners the current code allows "3 residential units per 1,000 square feet of gross space provided for commercial services or retail," and that staff proposes to read instead "3 residential units per 1,000 square feet of gross space provided for retail or sales tax generating uses having direct access to a public street." He said the intent is to reactivate Main Street by encouraging storefronts, restaurants and other uses that produce sales tax revenue rather than professional or service offices that do not.

The staff presentation clarified that existing buildings and residential units would remain legal nonconforming; the amendment would apply to new construction or new residential units created after adoption. Daniel reiterated that offices and many service businesses would remain permitted but would not qualify as the retail floor‑area that earns residential unit allowances under the code.

During discussion a commissioner said, "I'd love to see more retail," and asked whether the 3‑per‑1,000 ratio remains appropriate; Daniel said the ratio was adopted about eight years earlier and described it as "generous" from the city's perspective. Commissioners also asked whether other cities use a similar rule; Daniel said some jurisdictions handle comparable tradeoffs through development agreements rather than an in‑code requirement.

The commission opened the public hearing and, finding no members of the public present, closed it and moved to action. Commissioner Butler moved that the commission recommend council approval of the code text amendment to section 10‑11‑E‑1‑1 and adopt the staff exhibits, conditions and findings; Commissioner Martineau seconded. The chair called for a voice vote; commissioners said "aye," the chair asked if anyone opposed and heard none, and declared the motion carried. The transcript records a voice vote and the chair's announcement that the motion carries; no roll‑call tally was recorded in the transcript.

The amendment, if adopted by city council, would change how future downtown mixed‑use projects earn residential units by tying the credit to retail or other sales‑tax‑generating floor area. Existing residential units and buildings would remain as legal nonconforming uses. The commission also approved minutes from the Dec. 11, 2025 meeting and adjourned.