[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6638343,"mediaKeyId","2571770-d841850bbccb06124b925baac1b115f9","parentId",2571770,"title","Commission approves site plan and architectural design for 30-unit Midland Square Phase 3 townhomes","audioSeconds",681,"startMs",2609000,"endMs",3290000,"viewUrl","/Search/View?dp=1&key=2571770-d841850bbccb06124b925baac1b115f9&start=2609&end=3290","thumbnailUrl","https://assets.pipeline.soar.com/2571770-d841850bbccb06124b925baac1b115f9/thumbnail_2609000.jpg","articleUrl","/articles/6638343/Roy/Weber-County/Utah/Commission-approves-site-plan-and-architectural-design-for-30-unit-Midland-Square-Phase-3-townhomes","mediaUrl","https://secure.pipeline.soar.com/6638343-8ef9c7347576473289799beaa143932e/orig.mp4?Expires=1771157240&Signature=HXp1W3KFe3ucyRlDEpDkM6rb4HbFylBC~9aUdJ7cgzVYlwrTUjrUVUnay1Tuz3p2Vd5sONe8~GULVkn0JPmU-31F8ZrN6-voi7k3nV1HHLFP9XzACcYJ3~6I95z3epdtjBrVdCKOA0yodbaGGq773XIqz5m0UKd4INfAkKKUH-jZUyWwDZQaLHL0bo1lD2TBBT8MjB4Yb3mzJgsPiZ-okM7TqMyRJe9874RNQsEmhD-qYQ2aTG15gus~lFdajvPCFqYOnl6xPTzEderr2l7~VqKPBQ3KzJc3WTzqJvs3excZFJkeZ-52S2ErW7UaWb7Tig4iVMuTWMSTlBRg5vvmjA__&Key-Pair-Id=KUT5TJCACFTXG","author","Roy City","date","2025-03-12T16:30:56.713Z","article","The Roy City Planning Commission unanimously approved site-plan and architectural approvals March 11 for Midland Square (Midtown) Phase 3, a 30-townhome development located near 4060 South and 2850 West in the urban corridor.

Clay Jensen, representing Heritage Land Development, described Phase 3 as a continuation of two earlier phases already built nearby and said the parcel became developable after the city’s urban-corridor code change in October. Jensen said his company and its builder-sister firm have committed to design continuity with earlier phases and that several development-agreement conversations are underway to support owner-occupied or other affordability objectives on some projects.

Staff noted the parcel’s location in the urban corridor allows 100% residential uses where the lot sits back far enough from the public curb. Staff also summarized Development Review Committee (DRC) comments: private access roads serving the project are narrow and the fire department recommended posting permanent “no parking” signs on the main private road to preserve emergency access (the developer will address those requirements as part of construction and final approvals). Commissioners discussed on-site circulation and pedestrian safety; several commissioners requested attention to traffic and safety on the private road between the commercial corridor and the new townhomes.

A motion to approve the site plan with the conditions identified in the staff report passed unanimously by voice vote. A separate motion to approve the architectural design likewise passed unanimously. The commission chair thanked the applicant and noted the approvals reflect changes the commission and staff have made in recent years to allow this type of infill product.

Less-critical details: the project includes 30 townhome units; the parcel had been marketed for years and became buildable after the urban-corridor zoning took effect. Staff recommended standard DRC conditions noted in the staff report; commissioners highlighted private-road parking control and signage as key implementation items.","mediaType","Video","parentTitle","March 11, 2025 Roy City Planning Commission","oneSentenceSummary","The planning commission approved a site plan and architectural approval for Midland Square (Midtown) Phase 3, a 30-unit townhome development at approximately 4060 South and 2850 West; the approvals passed unanimously with standard DRC conditions including fire-department no-parking recommendations for adjacent private roads.","taxTitle","Roy, Weber County, Utah","taxId",7510,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6638348,"Planning commission unanimously recommends development agreement to raise Echelon project height to accommodate viable commercial ground floor",983,1605000,2588000,"/Search/View?dp=1&key=2571770-d841850bbccb06124b925baac1b115f9&start=1605&end=2588","https://assets.pipeline.soar.com/2571770-d841850bbccb06124b925baac1b115f9/thumbnail_1605000.jpg","/articles/6638348/Roy/Weber-County/Utah/Planning-commission-unanimously-recommends-development-agreement-to-raise-Echelon-project-height-to-accommodate-viable-commercial-ground-floor","https://secure.pipeline.soar.com/6638348-7c5a65beea1ff1417fc4bb330cee34e9/orig.mp4?Expires=1771157240&Signature=NkhEugqH4k48vPIyDNAEfgthnzCKr~~DnwoD8iz~Zfm7u8slr2eDdCKzrbTQZ5APXsuf0cvyKEP1V8ycTvR4HC70EhjnSRnSMRgTy3k2R6kmHO-0fUoYv8kk-z2QQHOS~sVWTLXiTpwSqLDhaMz4SLx2wbn6dBanOFQtqv2ECcFEMhOiFRNPBY5o5MTJ31d0~ElzTwVkaJ1B8qxrZ6ugxjd~2RfQBjQfL4-OiZguY32c8LX0-sC-RN4qer3F3LMj0PoUjcs49m64HmPNOW4v0Rwbe6ib16rmsUF6AEsrQ7y3Xq297dr8EvCH~ZjHfR9fxOp4jHGbNeB~7ySSGGNKHQ__&Key-Pair-Id=KUT5TJCACFTXG","The Roy City Planning Commission on March 11 voted unanimously to recommend that the City Council approve a development agreement with Sunset Builders for the Echelon mixed-use project at 5902 South 1900 West so the project can increase its allowable overall building height to permit viable commercial ground-floor space.

Staff said the Echelon project — a mixed-use building just south of Les Schwab — has changed ownership and design several times and that current developers need additional vertical clearance to make the ground-floor commercial spaces feasible without substantially increasing construction costs. Planning staff told commissioners the project as currently approved can build to 40 feet (four stories), but engineering and mechanical requirements for retail spaces often require taller first floors; staff said the extra height the applicant seeks (staff discussed a practical need of roughly 47–48 feet and characterized the DA as seeking a raised limit consistent with the previously discussed story-based mapping) reduces construction complexity and avoids substantial added cost.

Community Development Director Brodie Flynn (Assistant City Manager) and staff explained the development agreement is being considered “out of an abundance of caution”: if the City Council adopts the commission-recommended text change to Title 10, Chapter 13 next week the development agreement would become unnecessary; if the code change stalls or is amended by council, the project-specific development agreement would allow the Echelon project to proceed with the additional height without delay.

At the public hearing, resident Kevin Homer said he supported mixed use but recommended tabling a project-specific exception if the council passes the text amendment next week: “If the First Amendment does not pass, then I think an extended time for discussion about this one on the Echelon project should happen,” Homer said, arguing the development agreement should be reconsidered only after council action. Henry de Virona, who identified himself as representing the Echelon project, asked staff whether the development agreement would automatically update if the commission’s recommended code change is later adopted by council; staff replied the DA is a separate, cautious path — if the text amendment passes the DA will not be necessary; if the text amendment does not pass and the DA is approved the project can build to the increased height under the DA.

Commission discussion returned to affordability: commissioners and staff noted that higher construction costs for projects with low clearances can push rents up and that allowing adequate first-floor height can help make mixed-use projects economically viable. Staff said constraining ground-floor height often forces developers into more expensive structural solutions that add hundreds of thousands to the project price (staff estimated ranges from several hundred thousand up to roughly one million dollars in extra cost depending on structural changes). Staff also reminded commissioners that whether a project will be rental or for-sale is not a permissible basis for approval or denial because using that factor in a discretionary decision can invite litigation.

A motion was made and seconded to recommend City Council approve the development agreement to allow the Echelon project to increase its permitted overall building height (the motion text as read at the meeting sought an increase consistent with the commission and staff discussion); the motion passed unanimously on roll call. The commission’s recommendation will be considered by City Council at its next meeting.","Commission recommended approval of a development agreement with Sunset Builders for the Echelon mixed-use project at 5902 South 1900 West that would allow the project to increase its allowable overall height so developers can provide taller commercial ground floors; commission vote was unanimous and the item goes to City Council.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6638353,"Roy planning commission backs changing downtown height rules from feet to stories, recommends 12-story cap for Downtown East",1528,76000,1604000,"/Search/View?dp=1&key=2571770-d841850bbccb06124b925baac1b115f9&start=76&end=1604","https://assets.pipeline.soar.com/2571770-d841850bbccb06124b925baac1b115f9/thumbnail_76000.jpg","/articles/6638353/Roy/Weber-County/Utah/Roy-planning-commission-backs-changing-downtown-height-rules-from-feet-to-stories-recommends-12-story-cap-for-Downtown-East","https://secure.pipeline.soar.com/6638353-578f41ec6a2371cf0787932dd1f7589a/orig.mp4?Expires=1771157240&Signature=k5oKpJcZueSuIG5WksQMjIt2SLG0qopJoyuIvCr0nCAeezcnmAvNBDJJHWKkJUmOETV9-wUUabH7AgZT2zpQH93fp7urw~qTOI1KWvDRIxdLBKGt-tnghYsfiMyiqnMS7a9IiK4gbFup462gGbCgXiZQ-n8WFsjYxtduRmIJg0~Phz523qKxAKIBX0In4V4lUNjjYFGncgF4q4rCknl4b8PuG62Y0uYTXO5adBwU~ooj0TLUXwogo78m-OE2XgQA-PVYGWupW9pAVaO83UtjHcnVVsiU9DPRjzzyySbEP41HeypxS0gCJC4KTEiTTxOKZh2~SG8Yy9Rt-dsJOT8rPQ__&Key-Pair-Id=KUT5TJCACFTXG","The Roy City Planning Commission voted unanimously March 11 to recommend that the City Council amend Title 10, Chapter 13 of the zoning ordinance to change how building size is measured in downtown mixed-use zones — switching from an overall-foot height limit to a limit measured in stories — and to allow up to 12 stories in the Downtown East zone while keeping large-format buildings on their existing limits.

The change is intended to preserve commercial viability at street level (taller ground-floor spaces for retail or restaurants) while not reducing the number of residential floors above. City planning staff told commissioners that measuring by stories makes it easier for developers to provide a taller, marketable ground floor without automatically costing them an upper residential story.

Staff presented the change as a corrective to language adopted after the ordinance was originally drafted in 2021. The staff recommendation keeps the same practical scale in most places by mapping story counts to heights (for example: Downtown East — 8 stories/80 feet, 6 stories/60 feet, 4 stories/40 feet) and includes a provision that any floor taller than 18 feet counts as two stories. The storefront and general-stoop building types will retain minimum and maximum ground-floor heights drawn from the ordinance’s original verbiage (ground-floor minimum 14 feet; maximums vary by building type). Large-format buildings (for example, big-box grocery or department-style stores) were given a main-floor maximum height of 24 feet that does not count as an extra story.

At the public hearing, resident Kevin Homer (5398 South 4000 West) said he supports mixed use generally but urged the commission to consider unintended consequences: “What I would do is suggest that you amend this proposed amendment so that there is some kind of maximum even on the tallest size building,” Homer said, warning that, depending on how tall ground floors and stories are counted, a building could exceed current 60-foot limits.

Commissioners discussed impacts, parking constraints and design precedents in nearby cities. Several commissioners said market forces typically limit developers from building excessively tall residential floors: one commissioner noted most residential stories are about 10 feet and that 14-foot residential stories are rarely practical except for special penthouse units. Commissioners also emphasized that the Downtown East district lies mostly on the nonresidential side of the freeway, citing nearby infrastructure (freeway access, grocery stores and restaurants) as support for a higher-story allowance in that area.

Commissioner discussion produced a specific amendment to the staff-drafted mapping: the commission asked that the Downtown East zone be allowed up to 12 stories (the amendment excludes large-format buildings). A motion to forward a positive recommendation to the City Council with that change passed on a 7-0 roll call. The commission recorded “aye” votes from Commissioner Hulbert, Commissioner Collins, Commissioner Felt, Chair Cowley, Commissioner Brand, Commissioner Bills and Commissioner Tanner. The commission chair said the recommendation will be placed on next week’s city council agenda.

Planning staff emphasized the story-based approach is intended to make the code easier to apply and to permit viable commercial-first floors (for example, 14–18-foot storefronts) without automatically reducing housing capacity above. The code retains a mechanism so that exceptionally tall ground floors count as multiple stories (an over-18-foot floor counts as two stories), which staff said prevents unlimited stacking of tall floors.

The commission’s recommendation now moves to the Roy City Council for consideration. If the council adopts the text change, staff said a separate development agreement sought by a private project (the Echelon) would become unnecessary; conversely, if the council delay or rejects the ordinance amendment, developers could still seek project-specific development agreements to secure additional height on individual parcels.

Less-critical details: staff indicated the mapping is intended to approximate previous intent (e.g., 8 stories ≈ 80 feet in Downtown East) and retained unique rules for storefront, general-stoop, limited-bay and large-format building types. The commission did not change the large-format building rules and kept the staff-proposed cap approach for main-floor heights.","The Roy City Planning Commission on March 11 voted unanimously to forward a recommendation to the city council to amend Title 10, Chapter 13 (mixed-use zoning) to measure allowed building size by stories rather than overall feet and to permit up to 12 stories in the Downtown East zone, excluding large-format buildings.","actionData","errors"]

Article not found

Commission approves site plan and architectural design for 30-unit Midland Square Phase 3 townhomes

Planning commission unanimously recommends development agreement to raise Echelon project height to accommodate viable commercial ground floor

Roy planning commission backs changing downtown height rules from feet to stories, recommends 12-story cap for Downtown East