Council conditionally approves 472‑unit Valley Grove luxury apartment site plan after 'sense of place' concerns

Pleasant Grove’s City Council on April 14 conditionally approved a site plan for a five‑story, 472‑unit luxury apartment building at 1312 South Valley Groveway, contingent on the developer addressing a remaining design-condition that staff said was required by the development agreement: a clear “sense of place” arrival feature at the building entry.

City staff presented project specifics: 6.5 acres, 21 studio units, 267 one‑bedroom units and 184 two‑bedroom units (total 472), approximately 24% of the site as landscaped area, and a building height of about 67 feet (the zone permits up to 100 feet). The development agreement’s parking ratios produced a required minimum of 771 stalls; the applicant proposes 815 stalls.

Staff concern and planning history: Director Cardenas told council that the DA requires “a water fountain or specially planned arrival feature or art” to elevate the entrance, and staff does not view a bench and a standard monument sign as meeting that obligation. He urged reconciliation before building permits: “A water fountain or specially planned arrival feature or art can really elevate the entry and arrival experience and is required to be included in the facility,” he said. The Planning Commission recommended approval 4–1, with the lone dissent citing parking concerns.

Applicant response and materials: Applicant representative Josh Barnes said the developer is providing 64% high‑quality exterior materials and extensive resident amenities, and that the management team plans long‑term operations and upkeep. Developer Alex Noor said the project includes an interior two‑story atrium and other lobby features, and argued those interior elements plus a mountainscape feature on the building create identity: “We’re putting a two‑story atrium inside… We have a water feature inside. We have a lot of elements,” Noor said, adding the team was open to staff feedback on the frontage.

Council debate and vote: Council members pressed on parking enforcement, frontage treatment, and whether the DA language requires an exterior arrival element. Councilmember Rogers moved to approve the site plan subject to the developer resolving staff’s sense‑of‑place concern at final design; Councilmember Williams seconded. The motion passed 4–1 (Councilmember Lamone opposed).

What’s next: The council’s approval allows the project to proceed to building‑permit submittal with the condition that staff and the applicant reconcile the arrival/entry design to meet the development agreement before final permits are issued.