Pleasant Grove delays vote on Saint John Properties’ Valley Grove rezone after staff warns it could weaken retail and promenade requirements

The Pleasant Grove City Council continued consideration of two rezones and a related development agreement for the Valley Grove project after staff warned removing a planned residential building from the master plan could undermine guarantees for future retail and a public promenade. The council unanimously approved motions to continue items 9e, 9f and 10e to April 28, 2026, so staff and the developer can negotiate revised enforcement triggers and clearer design language.

The items under review would remove the Valley Grove Mixed‑Use overlay from roughly 4.5 acres and apply a Grove Business Park overlay to about 2.9 acres at two parcels the applicant identified as part of Saint John Properties’ Valley Grove development. Staff told the council the original development agreement allowed multifamily housing only in exchange for a staged delivery of retail — ultimately 200,000 square feet — and the construction of a two‑acre promenade. Removing a planned residential building in the overlay, staff said, could eliminate the timing incentives that pushed the developer to build the retail and public space on schedule.

"If the new development agreement is passed, then that compromises the timing of the old development agreement," staff warned during the presentation. Planner Daniel walked the council through aerial maps and zoning overlays, showing the proposed change would reduce the overlay area and lower the site’s maximum theoretical units by about 115–117 units (from roughly 1,155 to about 1,040), while converting the parcels to allow a 24‑foot flex product and three commercial pads. City staff said they had asked the developer for a continuance to draft additional, enforceable triggers but that the developer wanted council direction and asked to be heard tonight.

Marty, the applicant representing Saint John Properties, described two options: move forward with multifamily as originally envisioned, or allow a flex‑space development with retail pads and enhanced landscaping. "We love Valley Grove. We're gonna be here," Marty said, outlining proposed design concessions including perimeter street trees, berms, wrapped glass corners and a small pavilion; he also offered to commit to at least 15,000 square feet of tax‑generating retail across the three pads (Saint John’s and staff differ on which pads must be retail and on total square footage).

Council members split on whether the proposed flex use fit the intended gateway character for the corridor. Some members said they were open to the flex product if staff and the developer returned with firm, time‑based triggers and less‑ambiguous design exhibits; others said they preferred retaining the higher‑density residential plan and stronger retail guarantees. Council member Rogers cautioned that removing the residential trigger could remove the only reliable lever that would force the developer to finish the promenade and the remaining retail if the market softened.

After extended discussion the council accepted staff’s request to continue the items to a date certain, giving staff and Saint John Properties a two‑week window to negotiate additional trigger language and to tighten Exhibit E (design standards) so the city retains enforceable standards for retail and promenade delivery. Council member Williams moved to continue item 9e to April 28; Council member Anderson seconded, and the motions to continue 9f and 10e were adopted by unanimous voice votes.

What’s next: The planning staff will meet with the applicant to draft alternative triggers — possible timing or performance milestones for promenade construction, retail minimums and modification of which commercial pads must provide tax‑generating retail — and will return the items to the council for public hearing and action on April 28, 2026.