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Midvale Planning Commission recommends denial of proposal to allow 85% changeable‑copy signs
Summary
After staff recommended denial, the Planning Commission voted 5–0 to recommend that City Council deny a proposed zoning text amendment that would have increased allowed changeable‑copy area from 25% to 85% in the Regional Commercial zone.
At its April 22 meeting the Midvale City Planning and Zoning Commission voted unanimously to recommend denial of a proposed zoning code text amendment that would raise the allowed percentage of changeable copy on wall and monument signs in the Regional Commercial (RC) zone from 25% to 85%. Vice Chair Shane Liedtke moved the recommendation and Commissioner Candice Erickson seconded; the roll‑call vote was 5‑0 in favor of the motion.
Planning staff recommended denial, citing Midvale Municipal Code review criteria (MMC 17‑3‑1(F)) and finding the proposal did not advance the General Plan or clarify existing code language. Staff told commissioners the sign at issue had been reviewed on a building permit application but the electrical components were not included in the original permit submittal; had electrical plans been submitted during permit review, staff said the sign would have been identified as noncompliant under current standards. The record notes the sign was turned off after approximately four months of operation.
Applicant Dean Cardinale, owner of Worldwide Trekking, asked the Commission to amend the code to match “existing conditions” he said are present along the Union Park corridor and elsewhere, arguing that some nearby signs appear to operate at higher illumination or larger changeable‑copy areas. Planning staff and commissioners responded that differences in jurisdictional boundaries and zoning districts (for example, City Hall signage vs. private advertising) affect what is allowed and that existing nonconforming signs do not justify broadening the standard. Commissioners discussed other mitigation options such as stricter illumination limits or hours of operation but concluded increasing allowable changeable copy to 85% was not appropriate at this time.
The Commission’s recommendation to deny will be forwarded to the Midvale City Council for final action as this is a legislative zoning amendment. No public comments were recorded during the hearing.
