Provo River Protections & More Townhomes

Hey Provo! 👋 Yep, the Planning Commission meets this week too! It’s a busy week for Provo City Government.

If you missed my preview of this week’s City Council meeting, read it here (with document links fixed):

Now let’s look at what the Planning Commission is up to:

➡️NEW RULES FOR BUILDING ALONG THE PROVO RIVER

For the last 6 months the City Council and Provo Planning Department have been working on a plan to establish guidelines for building along the Provo River. The draft ordinance prohibits warehouses, manufacturing, auto repair shops, gas stations, car washes, dry cleaners, drive-throughs and data centers from being built along the Provo River. There are other provisions that limit the height of new buildings along the river at various distances and prohibit parking lots from facing the river or dumpsters from being visible from the river. There’s also a bunch of stuff in the ordinance about maintaining public access to the river and improving amenities along the river like adding benches. I’m just scratching the surface here. Read the full proposed ordinance on pages 9-17 of the Planning Commission agenda packet.

The Planning Commission will make a recommendation to the City Council, which has final say on adopting the new zoning rules.

➡️REZONE REQUEST FOR MORE DENSITY JUST NORTH OF THE STADIUM

Developer Tyson Reynolds is asking the city to rezone 4 acres just north of Lavell Edwards Stadium (2000 N. Canyon Road) so he can build 9 townhomes and 22 twin homes. The land is currently zoned for single family homes and the neighborhood would prefer it stay that way. They’re worried about the twin homes and townhomes becoming over-occupied student housing and adding additional traffic to Canyon Road. The developer says single-family homes won’t work practically (the layout and slopes on the land) and financially (won’t be able to sell the homes for enough to make the development profitable). The Planning Commission will make a recommendation to the City Council, which has final say on zoning changes.

➡️GENEVA ROAD MIXED-USED PROPOSAL

The Planning Commission will review and make a recommendation on rezoning some commercial land (113 and 191 N Geneva Rd.) to allow a mix of housing and businesses just north of Center Street on Geneva Road. This is across the street from the big apartment development underway on the land where West-siders once hoped to have a Smith’s Grocery. That plan fell apart and the City has been pretty intent on trying to preserve other commercial options at that intersection. Which is why last year the City rejected a plan to rezone 113 and 191 N. Geneva Road to allow for 25 townhomes. Now the developer is back with a “mixed use” proposal that includes 18 townhomes and four commercial suites suited to small business and storefronts. This latest proposal hasn’t gone to a Neighborhood Meeting for feedback yet. If you have thoughts email dspublichearings@provo.gov.

➡️TOTAL REWRITE OF PROVO CITY ZONING CODE

In 2023, the City Council approved funding to hire a consultant who would work with the Provo Development Services Department to revise the city’s “cumbersome,” “outdated” zoning ordinance. The edits are now ready for Planning Commission review - and ultimately City Council approval/denial. The staff report says “no substantial policy changes were made” with this new zoning code. It’s all been about simplifying, standardizing and adding flexibility so that it’s easier to understand and implement. If you’re curious, you’ll find the entire new draft on pages 108-539 of the agenda packet.

➡️NEW FLEX OFFICE/WAREHOUSE SPACE ACROSS FROM FREEDOM PREP ON 820 N.

Bret Nelson wants to build two new warehouse/office buildings at 1722 West 820 North (right across from Freedom Prep on 820 N.) The new buildings will be divided into seven “flex” units for different tenants or one to use the entire space. This property is already zoned for “Manufacturing Parks” and this development would fit that criteria. So the City Council won’t need to weigh in on this one. The Planning Commission will just decide if the Project Plan meets the code requirements.