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Midvale council approves transit‑oriented development overlay amendment after debate over height; vote 3–1
Summary
After a public hearing and council discussion about height and parking, the council approved Ordinance 2025‑O‑03 to amend the Transit Oriented Development Overlay, enabling a mixed‑use incentive that raises a local five‑story cap to 10 stories (subject to a 150‑foot maximum) in qualifying areas; the final vote was 3–1.
After a staff presentation and public comment, the Midvale City Council approved Ordinance No. 2025‑O‑03, a city‑initiated amendment to the Transit Oriented Development Overlay (TODO) zone that aligns the code with state HTRZ rules and adds incentives to encourage mixed‑use development around TRAX stations.
Adam Olsen explained the core changes: the amendment removes and replaces several use and architectural sections, adds development and landscaping standards, and creates an incentive provision that "increases the maximum building height from 5 stories to 10 stories and 85 dwelling units per acre to an unlimited density" in qualifying areas when developers provide the stated ground‑floor commercial or affordable‑housing thresholds. Olsen said the 10‑story figure was chosen as a "clean breaking point" and staff noted a 150‑foot absolute maximum regardless of story count.
The council opened public comment; Luke Maynes spoke in favor of the amendment, saying he liked the mixed‑use emphasis and did not object to the proposed height. Council members debated height and parking: Council Member Paul Glover said he preferred a five‑story norm but would accept up to eight stories in that specific area; Council Member Bryant Brown said he would support eight and criticized existing parking at MODA; Council Member Heidi Robinson supported eight stories, while Council Member Denece Mikolash asked staff why ten stories were proposed. Earlier in the meeting Council Member Heidi Robinson had moved to table the ordinance; the council later reopened the public hearing and, after discussion, voted to approve the ordinance 3–1 (Paul Glover voted No). The ordinance will amend sections 17‑7‑17 and 17‑2‑4 of the Midvale Municipal Code; staff indicated the changes are intended to support a future HTRZ application anchored at Fort Union TRAX station.
The action changes the city's zoning toolbox but does not itself authorize any specific development; future projects would still need to follow site‑plan, parking and permit processes.
