Planning commission backs consideration of C-2/C-3 code changes aimed at preserving Main Street character

The Midway City Planning Commission on July 14 voted to consider a package of code text amendments to Section 16.05 that would change standards for the C-2 and C-3 commercial zones along Main Street.

Community Development Director Michael Henke told commissioners the changes are intended to support the 2023 Midway City General Plan by creating a more walkable, landscaped Main Street with stronger architectural standards. The proposal would increase front setbacks while allowing covered open-air porches closer to the sidewalk, require a minimum of 30 percent landscaping, limit impervious surfaces to 70 percent of a site, and impose a floor-area-ratio standard aimed at reducing building mass. Henke also described proposed fenestration, staggered façade, and roof-color provisions intended to maintain visual character.

Commissioners discussed trade-offs. Several members said larger setbacks could shrink developable area on smaller lots and acknowledged the need to maintain flexibility for existing homes transitioning to commercial use to preserve Midway’s historic character. "Increased setbacks may benefit adjacent residential properties while reducing developable area for commercial projects, particularly on smaller lots," the minutes record. Commissioners also raised concerns that more restrictive standards could limit the types of businesses that can locate on Main Street and further shift the district toward tourism-oriented uses.

Henke noted parking remains a challenge on Main Street and suggested potential mitigations such as centralized or shared parking areas and additional parallel parking tied to the UDOT Main Street project. The staff analysis included in the minutes concluded the amendments are consistent with the General Plan and would encourage building designs that contribute to the desired Main Street character while promoting open space and environmental benefits such as reduced urban heat retention.

After brief public comment—City Council Liaison Andrew Osborne urged the commission to study successful examples from other communities—Commissioner Kim Facer moved that the commission consider the Code Text Amendment to Section 16.05 as described by staff; Commissioner Suellen Winegar seconded. The motion passed with ayes from Commissioners Probst, Facer, Winegar, Dougherty and Farrell and no nays.

The minutes do not record a final ordinance or code text being adopted; the motion recorded in the minutes approves consideration of the amendments as presented. The record does not specify the next formal step or a City Council hearing date for a final decision.