Planning Commission

PROVO CITY CORPORATION DEVELOPMENT SERVICES DEPARTMENT Planning Commission Agenda June 11, 2025 NOTICE OF PUBLIC HEARING BEFORE THE PLANNING COMMISSION The Provo City Planning Commission will hold a public hearing on June 11, 2025 at 6:00 PM. Located at: Council Chambers 445 West Center Street. The items listed below will be discussed, and anyone interested is invited to participate and provide comment. Hearings can be viewed live and on-demand at: YouTube youtube.com/user/ProvoChannel17 and on Facebook facebook.com/provochannel17. NOTICE OF PUBLIC MEETING BEFORE PROVO MUNICIPAL COUNCIL On Tuesday, July 8, 2025, at 5:30 PM. the Provo Municipal Council will consider the items noted below with a star (*). Items noted on the agendas with a star require legislative action by the Municipal Council. Council agendas can be viewed at the Provo City Council web site on the Thursday prior to the Council meeting at http://agendas.provo.gov. For more information, call (801) 852-6120. Unmarked items are administrative and require the approval only of the Planning Commission. Decisions on the unmarked items may be appealed to the Board of Adjustment by making application by 6:00 PM. within 14 days of the Planning Commission decision. Study Session 1. Discussion on Planning Commission Variances – Aaron Ardmore Public Hearings * Item 1 Development Services requests a General Plan Text Amendment to Appendix B: (Moderate Income Housing Supply and Strategies) to include new strategies contained in UCA 10-9a-403(2)(b)(iii). Citywide Application. Melissa McNalley (801) 852-6164 mmcnalley@provo.gov PLGPA20250197 * Item 2 Development Services requests the adoption of the 2230 North Station Area Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.org PLGPA20250206 * Item 3 Development Services requests the adoption of the University Avenue Station Areas Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250208 * Item 4 Development Services requests the adoption of the Joaquin Station Area Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250215 * Item 5 Development Services requests the adoption of the FrontRunner and 400 South Station Areas Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250216 Item 6 Braiden Hampton requests Project Plan approval for a 62-unit townhome development in the PRO-A36 (Spring Creek High Occupancy) Zone, located at 1225 East 1600 South. Spring Creek Neighborhood. Nancy Robison (801) 852-6417 nrobison@provo.gov PLPPA20250203 Item 7 Georgetown Development requests Concept Plan approval for a six-townhome development in a proposed LDR (Low Density Residential) Zone, located at 1200 N Independence Ave. Grandview South Neighborhood. Mary Barnes (801) 852-6408 mbarnes@provo.gov PLCP20250071 * Item 8 Georgetown Development requests a Zone Map Amendment from the MP (Manufacturing Park) Zone to the LDR (Low Density Residential) Zone in order to build a six-townhome development, located at 1200 N Independence Ave. Grandview South Neighborhood. Mary Barnes (801) 852-6408 mbarnes@provo.gov PLRZ20250072  PROVO CITY CORPORATION DEVELOPMENT SERVICES DEPARTMENT Planning Commission Agenda June 11, 2025 Preceding the public hearing, there will be a Study Session at 5:00 PM. at the Provo Peak Conference Room, 445 W Center Street. The Study Session is open to the public; however, formal presentation of items, public comment and actions will be reserved for the public hearing at 6:00 PM. To send public comments to Planning Commission members, email them at dspublichearings@provo.gov. Please submit public comment emails before 3:00 PM the day of the hearing. Additional information can be found at provo.gov/publiccomments. Copies of the agenda materials, public hearing procedure, and staff recommendations are available the week of the hearing at a reasonable cost at 445 W Center Street, Suite 200, Provo between the hours of 7:00 AM. and 6:00 PM., Monday through Thursday. Agendas and staff recommendations are also generally available on the Provo City Development Services web site the week of the meeting at provo.gov/planningcommission. Provo City will make reasonable accommodations for all citizens interested in participating in this meeting. If assistance is needed to allow participation at this meeting, please call the Development Services Department at (801) 852-6400 before 12:00 PM. the day before the meeting to make arrangements. By order of the Provo City Planning Commission Planning Secretary, (801) 852-6424  Planning Commission Hearing Staff Report St Hearing Date: June 11, 2025 *ITEM 1 Development Services requests a General Plan Text Amendment to Appendix B: (Moderate Income Housing Supply and Strategies) to include new strategies contained in UCA 10-9a-403(2)(b)(iii). Citywide Application. Melissa McNalley (801) 852-6164 mmcnalley@provo.gov PLGPA20250197 Applicant: Development Services Relevant History: In 2023 Provo City adopted a new General Plan with accompanying Staff Coordinator: Melissa McNalley appendices including Appendix B: Moderate Income Housing Supply and Strategies. The strategies included several State required strategies which need to be updated as goals are achieved. Neighborhood Issues: There has not yet been a neighborhood meeting on this item and staff has not received any feedback on the request at the time of this report. Summary of Key Issues: • Provo City needs to maintain and provide tangible progress on at least 5 strategies outlined in UCA 10-9a-403(2)(b)(iii) ALTERNATIVE ACTIONS • Some of the goals in the initial Moderate Income Strategies Implementation Table 1. Continue to a future date to obtain have been achieved or are no longer additional information or to further relevant. consider information presented. The • In order to be considered for State next available meeting date is June funding in other areas of the City, Provo 25, 2025 at 6:00 P.M. must maintain a minimum of 5 strategies. Staff Recommendation: That the Planning 2. Recommend Denial of the Commission recommend approval of the requested Ordinance Text proposed General Plan amendment to the Amendment. This action would not Provo City Council. be consistent with the recommendations of the Staff Report. The Planning Commission should state new findings. Staff Report *ITEM 1 June 11, 2025 Page 2 OVERVIEW Development Services staff seeks to amend the Moderate-Income Supply and Strategies Implementation table to update or replace goals as required by Utah State Code 10-9a-403(2)(b)(iii) as part of the General Plan element. FINDINGS OF FACT 1. Utah State Law (Title 10-9a-401) requires municipalities to maintain a general plan that includes a moderate-income housing element. State legislation also requires that cities of a certain size with a fixed public transit station shall include a recommendation to implement five or more of the moderate-income housing strategies described in 10-9a-403(2)(b)(iii). 2. The City has completed some of the goals set in the initial plan adopted in 2023, and some goals need revisions or replacements to meet the minimum strategy requirement of the State of Utah. 3. If the strategies are found non-compliant with State Code, the City is ineligible for Transportation Investment Fund of 2005 and the Transit Transportation Investment Fund, as well as the State Tax Commission Distribution of Sales and Use Tax to fund Highways. 4. If there are 6 or more strategies in compliance with State Code, priority consideration will be given for the funding listed above. 5. The proposed amendment adds additional strategies to the Implementation Table to ensure compliance with State law. STAFF ANALYSIS Provo City Code Section 14.02.020(2) sets forth the following guidelines for consideration of ordinance text amendments. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan: (a) Public purpose for the amendment in question. Staff response: The amendment would support the City’s goals in providing housing types to fit families through all stages of life. (b) Confirmation that the public purpose is best served by the amendment in question. Staff response: Staff believes that the proposed amendments serve the public. (c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff Report *ITEM 1 June 11, 2025 Page 3 Staff response: The proposed amendments are consistent with the General Plan. (d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: There are no timing and sequencing issues related to this proposal. (e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff response: This proposal does not hinder or obstruct attainment of the General Plan’s articulated policies. (f) Adverse impacts on adjacent landowners. Staff response: Staff do not foresee any adverse impacts on adjacent landowners. (g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: This proposal does not conflict with zoning or the General Plan. (h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is not a conflict. CONCLUSIONS The amendment to the strategies is necessary for consideration of needed transportation funding and priority funding. It is in the best interest of Provo City and its residents to approve these proposed changes. ATTACHMENTS 1. Proposed Strategy amendments and additions to the General Plan Appendix B: Moderate Income Housing Supply and Strategies Implementation Table. Staff Report *ITEM 1 June 11, 2025 Page 4 ATTACHMENT 1 – PROPOSED STRATEGY AMENDMENTS FOR THE GENERAL PLAN APPENDIX B: MODERATE INCOME HOUSING SUPPLY AND STRATEGIES IMPLEMENTATION TABLE. Staff Report *ITEM 1 June 11, 2025 Page 5 Staff Report *ITEM 1 June 11, 2025 Page 6 Staff Report *ITEM 1 June 11, 2025 Page 7 Staff Report *ITEM 1 June 11, 2025 Page 8 Staff Report *ITEM 1 June 11, 2025 Page 9  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 *ITEM 2 Development Services requests the adoption of the 2230 North Station Area Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.org PLGPA20250206 Applicant: Development Services Current Legal Use: The current zones within the project area (a quarter-mile radius around Staff Coordinator: Hannah Salzl the 2230 North UVX station) are shown on Map 2.1 in the plan. Relevant History: The state introduced Station Area Plan requirements in H.B. 462 (2022), now found in Utah Code 10-9a-403. Neighborhood Issues: No issues have been raised about the current version of the Station Area Plan. ALTERNATIVE ACTIONS 1. Continue to a future date to obtain Summary of Key Issues: The Station Area additional information or to further Plan meets state requirements and addresses consider information presented. The land use, redevelopment, transportation, and next available meeting date is June 25, the environment (focusing on air quality from 2025 at 6:00 P.M. transportation) within the project area. 2. Deny the requested variance. This action would not be consistent with the Staff Recommendation: Staff recommends the recommendations of the Staff Report. Planning Commission recommend approval of The Board of Adjustment should state the proposed Conservation and Resiliency Plan new findings. to the Municipal Council. Staff Report *ITEM 2 June 11, 2025 Page 2 OVERVIEW This is one of Station Area Plans (SAPs), which cover six UVX stations and the FrontRunner station. A map and list of stations can be found in Attachment 1. The 2230 North Station Area Plan covers the quarter-mile radius around the 2230 North UVX station at the intersection of University Parkway and 2230 North. It is entirely within the Carterville Neighborhood in District 4. These Station Area Plans meet the Station Area Plan requirements in Utah Code 10-9a- 403 as set forth in H.B. 462 (2022). The code requires that each plan promotes the following four objectives within the station area: 1. Increasing the availability and affordability of housing, including moderate income housing; 2. Promoting sustainable environmental conditions; 3. Enhancing access to opportunities; and 4. Increasing transportation choices and connections. This plan translates those four objectives into the following vision, goals (in bold), and objectives (in italics), around which the plan will be organized. Strategies to achieve these objectives are outlined in the Implementation chapter to create a cohesive action plan. Transportation and Environment will be combined, as the most impactful environmental benefit of these station areas is reduced emissions from multimodal travel. VISION The 2230 North station area will become a commercial, housing, and multimodal transit hub by promoting vertical mixed use, synergistic multimodal transit, and strategic densification that will serve as a gateway of opportunity for the city. Staff Report *ITEM 2 June 11, 2025 Page 3 Land Use Increase the housing supply by focusing on residential redevelopment and infill close to the stations and with an emphasis on for-sale units. 1. Increase density throughout the area, especially near the station. 2. Increase the number of owner-occupied units in the area. Redevelopment Enhance economic and business opportunities by bringing a range of uses and services in closer proximity to the stations and housing. 3. Increase the number of affordable units in the area. 4. Maximize redevelopment opportunities to create diverse uses, with particular emphasis on transit-oriented development. 5. Enhance access to green spaces within the station area. 6. Ensure infill development and redevelopment provide appropriate on-site parking. 7. Create a design corridor along University Parkway. 8. Work with developers to include upscaling wastewater and water lines in certain areas as demand increases. Transportation and Environment Solidify all networks of transportation modes so they function independently and together to build synergy. Improve air quality by reducing dependency on single- occupancy vehicles through establishing and enhancing alternative transportation networks. 9. Implement the Future Active Transportation Map infrastructure and improvements. 10. Improve connectivity within the station area. The Land Use chapter proposes a Future Land Use Map (Attachment 2). If the proposed land uses are approved and developed, staff estimates that there could be an addition of approximately 1,087 residential units in the 2230 North station area. Although the maximum development density is unlikely, the proposals in the Land Use chapter would help meet the state’s goal to increase housing availability and affordability around station areas. Where the Future Land Use Map conflicts with current zoning on any parcels, the state will require the City to rezone the parcels by the end of 2025 to bring them into conformity. The Implementation chapter includes a map of such areas. The Redevelopment chapter notes additional redevelopment opportunities and constraints, recommendations, and tools. Projects in the 2230 North station area might require additional wastewater and water infrastructure upgrades as demand increases, depending on their location. Staff Report *ITEM 2 June 11, 2025 Page 4 The Transportation and Environment chapter lists all planned roadway and active transportation infrastructure plans within the station area. It also maps all of the traffic accidents in the area between 2017-2022. It makes further recommendations in the Future Active Transportation Map (Attachment 3). The Implementation chapter identifies funding tools, lists all goals and strategies for each chapter of the plan, and maps where the proposed changes would be needed. STAFF ANALYSIS Provo City Code Section 14.02.020(2) sets forth the following guidelines for consideration of ordinance text amendments. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan (responses in bold): (a) Public purpose for the amendment in question. Staff response: The addition of the proposed plan as an appendix to the General Plan meets the state requirement for municipalities with certain transit infrastructure to adopt station area plans. (b) Confirmation that the public purpose is best served by the amendment in question. Staff response: Staff believes that the proposed amendments serve the public. (c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff response: The proposed amendments are consistent with the General Plan. (d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: There are no timing and sequencing issues related to this proposal. (e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff response: This proposal does not hinder or obstruct attainment of the General Plan’s articulated policies. (f) Adverse impacts on adjacent land owners. Staff Report *ITEM 2 June 11, 2025 Page 5 Staff response: Any rezones required to bring current zoning into compliance with the Future Land Use Map will allow the current uses to continue as a legal, non-conforming (grandfathered) uses that run with the land. This means that they may continue their use even if the property changes hands. The new land use and zone regulations will apply if the property should ever change uses or be entirely redeveloped. (g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: This proposal does not conflict with zoning or the General Plan. (h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is not a conflict. FINDINGS OF FACT 1. Staff support the recommendation to adopt the proposed 2230 North Station Area Plan. 2. Staff worked with the following consultants on the plan: Psomas; Wall Consulting Group; Lewis, Robertson, & Burningham. 3. Staff and the consultants conducted thorough public and stakeholder engagement, including a survey that received 644 responses, four focus groups, five stakeholder interviews, and ongoing work with a Technical Advisory Committee. 4. Staff collaborated closely with the Public Works and Parks and Recreation Departments to ensure the proposed plan fit with their goals for the station area. 5. The proposed plan meets the Station Area Plan requirements in Utah Code 10- 9a-403 as set forth in H.B. 462 (2022). APPLICABLE ZONING CODES The Future Land Use Map (Attachment 2) shows uses rather than zones, though the uses correspond loosely to existing zones. The final choice for the most appropriate zones will be made during the rezone discussions after the proposed SAPs have been adopted. CONCLUSIONS Staff supports the adoption of the proposed 2230 North Station Area Plan. These station areas present unique land development, economic, and transportation opportunities that, if fully realized, would better connect people, goods, and services not only within Provo but also with the surrounding region. Moreover, the goals of these Staff Report *ITEM 2 June 11, 2025 Page 6 Station Area Plans seek to guide this growth in a way that is economically, socially, and environmentally sustainable in accordance with the policies in the General Plan. ATTACHMENTS 1. Map and List of All Station Areas 2. Future Land Use Map 3. Future Active Transportation Map  Staff Report *ITEM 2 June 11, 2025 Page 7 ATTACHMENT 1 – MAP AND LIST OF ALL STATION AREAS The following stations are included in the plans as listed below from north to south: 2230 North Station Area Plan 2230 North Station Joaquin Station Area Plan Joaquin Station University Avenue Station Area Plan Academy Square Station 300 North Station Center Street Station FrontRunner Station Area Plan UVX route map with the Provo station areas marked 400 South Station FrontRunner Station Staff Report *ITEM 2 June 11, 2025 Page 8 ATTACHMENT 2 – FUTURE LAND USE MAP Future Land Use Map for the 2230 North station area Staff Report *ITEM 2 June 11, 2025 Page 9 ATTACHMENT 3 – FUTURE ACTIVE TRANSPORTATION MAP Future active transportation recommendations for the 2230 North station area  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 *ITEM 3 Development Services requests the adoption of the University Avenue Station Areas Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250208 Applicant: Development Services Current Legal Use: The current zones within the project area (quarter-mile radii around the Staff Coordinator: Hannah Salzl three University Avenue UVX station) are shown on Map 2.1 in the plan. Relevant History: The state introduced Station Area Plan requirements in H.B. 462 (2022), now found in Utah Code 10-9a-403. Neighborhood Issues: No issues have been raised about the current version of the Station Area Plan. ALTERNATIVE ACTIONS Summary of Key Issues: The Station Area 1. Continue to a future date to obtain Plan meets state requirements and addresses additional information or to further land use, redevelopment, transportation, and consider information presented. The the environment (focusing on air quality from next available meeting date is June 25, transportation) within the project area. 2025 at 6:00 P.M. 2. Deny the requested variance. This Staff Recommendation: Staff recommends the action would not be consistent with the Planning Commission recommend approval of recommendations of the Staff Report. the proposed Conservation and Resiliency Plan The Board of Adjustment should state to the Municipal Council. new findings. Staff Report *Item 3 June 11, 2025 Page 2 OVERVIEW This is one of Station Area Plans (SAPs), which cover six UVX stations and the FrontRunner station. A map and list of stations can be found in Attachment 1. The University Avenue Station Areas Plan covers the overlapping quarter-mile radii around the three northernmost stations along University Avenue. The station areas are in the North Park, Joaquin, Downtown, and Maeser Neighborhood in Districts 4 and 5. These Station Area Plans meet the Station Area Plan requirements in Utah Code 10-9a-403 as set forth in H.B. 462 (2022). The code requires that each plan promotes the following four objectives within the station area: 1. Increasing the availability and affordability of housing, including moderate income housing; 2. Promoting sustainable environmental conditions; 3. Enhancing access to opportunities; and 4. Increasing transportation choices and connections. This plan translates those four objectives into the following vision, goals (in bold), and objectives (in italics), around which the plan will be organized. Strategies to achieve these objectives are outlined in the Implementation chapter to create a cohesive action plan. Transportation and Environment will be combined, as the most impactful environmental benefit of these station areas is reduced emissions from multimodal travel. Staff Report *Item 3 June 11, 2025 Page 3 VISION The University Avenue station area will continue the strategic urban densification and characteristic design of the downtown, improve active transportation corridors, and preserve the historic neighborhoods. Land Use Increase the housing supply by focusing on residential redevelopment and infill close to the stations and with an emphasis on for-sale units. 1. Increase density throughout the area, especially near the station. 2. Increase the number of owner-occupied units in the area. Transportation and Environment Solidify all networks of transportation modes so they function independently and together to build synergy. Improve air quality by reducing dependency on single- occupancy vehicles through establishing and enhancing alternative transportation networks. 3. Increase the number of affordable units in the area. 4. Maximize redevelopment opportunities to create diverse uses, with particular emphasis on transit-oriented development. 5. Enhance access to green spaces within the station area. 6. Ensure infill development and redevelopment provide appropriate on-site parking. 7. Preserve historic districts. Redevelopment Enhance economic and business opportunities by bringing a range of uses and services in closer proximity to the stations and housing. 8. Implement the Future Active Transportation Map infrastructure and improvements. 9. Improve connectivity within the station area. The Land Use chapter proposes a Future Land Use Map (Attachment 2). If the proposed land uses are approved and developed, staff estimates that there could be an addition of approximately 1,174-7,282 residential units in the University Avenue station areas. Although the maximum development density is unlikely, the proposals in the Land Use chapter would help meet the state’s goal to increase housing availability and affordability around station areas. Where the Future Land Use Map conflicts with current zoning on any parcels, the state will require the City to rezone the parcels by the end of 2025 to bring them into conformity. The Implementation chapter includes a map of such areas. Staff Report *Item 3 June 11, 2025 Page 4 The Redevelopment chapter notes additional redevelopment opportunities and constraints, recommendations, and tools. The Transportation and Environment chapter lists all planned roadway and active transportation infrastructure plans within the station area. It also maps all of the traffic accidents in the area between 2017-2022. It makes further recommendations in the Future Active Transportation Map (Attachment 3). The Implementation chapter identifies funding tools, lists all goals and strategies for each chapter of the plan, and maps where the proposed changes would need to be made. STAFF ANALYSIS Provo City Code Section 14.02.020(2) sets forth the following guidelines for consideration of ordinance text amendments. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan (responses in bold): (a) Public purpose for the amendment in question. Staff response: The addition of the proposed plan as an appendix to the General Plan meets the state requirement for municipalities with certain transit infrastructure to adopt station area plans. (b) Confirmation that the public purpose is best served by the amendment in question. Staff response: Staff believes that the proposed amendments serve the public. (c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff response: The proposed amendments are consistent with the General Plan. (d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: There are no timing and sequencing issues related to this proposal. (e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff Report *Item 3 June 11, 2025 Page 5 Staff response: This proposal does not hinder or obstruct attainment of the General Plan’s articulated policies. (f) Adverse impacts on adjacent land owners. Staff response: Any rezones required to bring current zoning into compliance with the Future Land Use Map will allow the current uses to continue as a legal, non-conforming (grandfathered) uses that run with the land. This means that they may continue their use even if the property changes hands. The new land use and zone regulations will apply if the property should ever change uses or be entirely redeveloped. (g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: This proposal does not conflict with zoning or the General Plan. (h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is not a conflict. FINDINGS OF FACT 1. Staff support the recommendation to adopt the proposed University Avenue Station Areas Plan. 2. Staff worked with the following consultants on the plan: Psomas; Wall Consulting Group; Lewis, Robertson, & Burningham. 3. Staff and the consultants conducted thorough public and stakeholder engagement, including a survey that received 644 responses, four focus groups, five stakeholder interviews, and ongoing work with a Technical Advisory Committee. 4. Staff collaborated closely with the Public Works and Parks and Recreation Departments to ensure the proposed plan fits with their goals for the station area. 5. The proposed plan meets the Station Area Plan requirements in Utah Code 10- 9a-403 as set forth in H.B. 462 (2022). APPLICABLE ZONING CODES The Future Land Use Map (Attachment 2) shows uses rather than zones, though the uses correspond loosely to existing zones. The final choice for the most appropriate zones will be made during the rezone discussions after the proposed SAPs have been adopted. CONCLUSIONS Staff supports the adoption of the proposed University Avenue Station Areas Plan. These station areas present unique land development, economic, and transportation Staff Report *Item 3 June 11, 2025 Page 6 opportunities that, if fully realized, would better connect people, goods, and services not only within Provo but also with the surrounding region. Moreover, the goals of these Station Area Plans seek to guide this growth in a way that is economically, socially, and environmentally sustainable in accordance with the policies in the General Plan. ATTACHMENTS 1. Map and List of All Station Areas 2. Future Land Use Map 3. Future Active Transportation Map  Staff Report *Item 3 June 11, 2025 Page 7 ATTACHMENT 1 – MAP AND LIST OF ALL STATION AREAS The following stations are included in the plans as listed below from north to south: 2230 North Station Area Plan 2230 North Station Joaquin Station Area Plan Joaquin Station University Avenue Station Area Plan Academy Square Station 300 North Station Center Street Station FrontRunner Station Area Plan UVX route map with the Provo station areas marked 400 South Station FrontRunner Station Staff Report *Item 3 June 11, 2025 Page 8 ATTACHMENT 2 – FUTURE LAND USE MAP Future Land Use Map for the University Avenue station areas Staff Report *Item 3 June 11, 2025 Page 9 ATTACHMENT 3 – FUTURE ACTIVE TRANSPORTATION MAP Future active transportation recommendations for the University Avenue station areas  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 *ITEM 4 Development Services requests the adoption of the Joaquin Station Area Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250215 Applicant: Development Services Current Legal Use: The current zones within the project area (a quarter-mile radius around Staff Coordinator: Hannah Salzl the Joaquin UVX station) are shown on Map 2.1 in the plan. Relevant History: The state introduced Station Area Plan requirements in H.B. 462 (2022), now found in Utah Code 10-9a-403. Neighborhood Issues: No issues have been raised about the current version of the Station Area Plan. Summary of Key Issues: The Station Area Plan meets state requirements and addresses land use, redevelopment, transportation, and the environment (focusing on air quality from transportation) within the project area. ALTERNATIVE ACTIONS 1. Continue to a future date to obtain additional information or to further Staff Recommendation: Staff recommends the consider information presented. The Planning Commission recommend approval of next available meeting date is June 25, the proposed Conservation and Resiliency Plan 2025 at 6:00 P.M. to the Municipal Council. 2. Deny the requested variance. This action would not be consistent with the recommendations of the Staff Report. The Board of Adjustment should state new findings. Staff Report *Item 4 June 11, 2025 Page 2 OVERVIEW This is one of Station Area Plans (SAPs), which cover six UVX stations and the FrontRunner station. A map and list of stations can be found in Attachment 1. The Joaquin Station Area Plan covers the quarter-mile radius around the Joaquin UVX station at the intersection of 700 North and 400 East. It is in the Joaquin Neighborhood in District 5. These Station Area Plans meet the Station Area Plan requirements in Utah Code 10- 9a-403 as set forth in H.B. 462 (2022). The code requires that each plan promotes the following four objectives within the station area: 1. Increasing the availability and affordability of housing, including moderate income housing; 2. Promoting sustainable environmental conditions; 3. Enhancing access to opportunities; and 4. Increasing transportation choices and connections. This plan translates those four objectives into the following vision, goals (in bold), and objectives (in italics), around which the plan will be organized. Strategies to achieve these objectives are outlined in the Implementation chapter to create a cohesive action plan. Transportation and Environment will be combined, as the most impactful environmental benefit of these station areas is reduced emissions from multimodal travel. VISION The Joaquin station area will connect more students and visitors to Brigham Young University campus, providing better active transportation connections for visitors and vertically integrated commercial and residential uses to support a greater number of residents. Staff Report *Item 4 June 11, 2025 Page 3 Land Use Increase the housing supply by focusing on residential redevelopment and infill close to the stations and with an emphasis on for-sale units. 1. Align current zoning with the Future Land Use Map Redevelopment Enhance economic and business opportunities by bringing a range of uses and services in closer proximity to the stations and housing. 2. Maximize redevelopment opportunities to create diverse uses, with particular emphasis on transit-oriented development. 3. Enhance access to green spaces within the station area. 4. Ensure infill development and redevelopment provide appropriate on-site parking. 5. Preserve historic districts. Transportation and Environment Solidify all networks of transportation modes so they function independently and together to build synergy. Improve air quality by reducing dependency on single-occupancy vehicles through establishing and enhancing alternative transportation networks. 6. Implement the Future Active Transportation Map infrastructure and improvements. 7. Improve connectivity within the station area. The Land Use chapter proposes a Future Land Use Map (Attachment 2). If the proposed land uses are approved and developed, staff estimates that there could be an addition of approximately 760-2,221 residential units in the Joaquin station area. Although the maximum development density is unlikely, the proposals in the Land Use chapter would help meet the state’s goal to increase housing availability and affordability around station areas. Where the Future Land Use Map conflicts with current zoning on any parcels, the state will require the City to rezone the parcels by the end of 2025 to bring them into conformity. The Implementation chapter includes a map of such areas. The Redevelopment chapter notes additional redevelopment opportunities and constraints, recommendations, and tools. The Transportation and Environment chapter lists all planned roadway and active transportation infrastructure plans within the station area. It also maps all of the traffic accidents in the area between 2017-2022. It makes further recommendations in the Future Active Transportation Map (Attachment 3). Staff Report *Item 4 June 11, 2025 Page 4 The Implementation chapter identifies funding tools, lists all goals and strategies for each chapter of the plan, and maps where the proposed changes would be needed. STAFF ANALYSIS Provo City Code Section 14.02.020(2) sets forth the following guidelines for consideration of ordinance text amendments. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan (responses in bold): (a) Public purpose for the amendment in question. Staff response: The addition of the proposed plan as an appendix to the General Plan meets the state requirement for municipalities with certain transit infrastructure to adopt station area plans. (b) Confirmation that the public purpose is best served by the amendment in question. Staff response: Staff believes that the proposed amendments serve the public. (c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff response: The proposed amendments are consistent with the General Plan. (d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: There are no timing and sequencing issues related to this proposal. (e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff response: This proposal does not hinder or obstruct attainment of the General Plan’s articulated policies. (f) Adverse impacts on adjacent land owners. Staff response: Any rezones required to bring current zoning into compliance with the Future Land Use Map will allow the current uses to continue as a legal, non-conforming (grandfathered) uses that run with the land. This means that they may continue their use even if the property changes hands. The new land use and zone regulations will apply if the property should ever change uses or be entirely redeveloped. Staff Report *Item 4 June 11, 2025 Page 5 (g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: This proposal does not conflict with zoning or the General Plan. (h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is not a conflict. FINDINGS OF FACT 1. Staff support the recommendation to adopt the proposed Joaquin Station Area Plan. 2. Staff worked with the following consultants on the plan: Psomas; Wall Consulting Group; Lewis, Robertson, & Burningham. 3. Staff and the consultants conducted thorough public and stakeholder engagement, including a survey that received 644 responses, four focus groups, five stakeholder interviews, and ongoing work with a Technical Advisory Committee. 4. Staff collaborated closely with the Public Works and Parks and Recreation Departments to ensure the proposed plan fits with their goals for the station area. 5. The proposed plan meets the Station Area Plan requirements in Utah Code 10- 9a-403 as set forth in H.B. 462 (2022). APPLICABLE ZONING CODES The Future Land Use Map (Attachment 2) shows uses rather than zones, though the uses correspond loosely to existing zones. The final choice for the most appropriate zones will be made during the rezone discussions after the proposed SAPs have been adopted. CONCLUSIONS Staff supports the adoption of the proposed Joaquin Station Area Plan. These station areas present unique land development, economic, and transportation opportunities that, if fully realized, would better connect people, goods, and services not only within Provo but also with the surrounding region. Moreover, the goals of these Station Area Plans seek to guide this growth in a way that is economically, socially, and environmentally sustainable in accordance with the policies in the General Plan. ATTACHMENTS 1. Map and list of all station areas 2. Future Land Use Map 3. Future Active Transportation Map Staff Report *Item 4 June 11, 2025 Page 6 ATTACHMENT 1 – MAP AND LIST OF ALL STATION AREAS The following stations are included in the plans as listed below from north to south: 2230 North Station Area Plan 2230 North Station Joaquin Station Area Plan Joaquin Station University Avenue Station Area Plan Academy Square Station 300 North Station Center Street Station FrontRunner Station Area Plan UVX route map with the Provo station areas marked 400 South Station FrontRunner Station Staff Report *Item 4 June 11, 2025 Page 7 ATTACHMENT 2: FUTURE LAND USE MAP Future Land Use Map for the Joaquin station area Staff Report *Item 4 June 11, 2025 Page 8 ATTACHMENT 3: FUTURE ACTIVE TRANSPORTATION MAP Future active transportation recommendations for the Joaquin station area  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 *ITEM 5 Development Services requests the adoption of the FrontRunner and 400 South Station Areas Plan. Citywide Application. Hannah Salzl (801) 852-6423 hsalzl@provo.gov PLGPA20250216 Applicant: Development Services Current Legal Use: The current zones within the project area (a half-mile radius around the Staff Coordinator: Hannah Salzl FrontRunner station and a quarter-mile radius around the 400 South UVX station) are shown on Map 2.1 in the plan. Relevant History: The state introduced Station Area Plan requirements in H.B. 462 (2022), now found in Utah Code 10-9a-403. Neighborhood Issues: No issues have been raised about the current version of the Station Area Plan. Summary of Key Issues: The Station Area Plan meets state requirements and addresses land use, redevelopment, transportation, and the environment (focusing on air quality from transportation) within the project area. ALTERNATIVE ACTIONS Staff Recommendation: Staff recommends the 1. Continue to a future date to obtain Planning Commission recommend approval of additional information or to further the proposed Conservation and Resiliency Plan consider information presented. The to the Municipal Council. next available meeting date is June 25, 2025 at 6:00 P.M. 2. Deny the requested variance. This action would not be consistent with the recommendations of the Staff Report. The Board of Adjustment should state new findings. Staff Report *Item 5 June 11, 2025 Page 2 OVERVIEW This is one of Station Area Plans (SAPs), which cover six UVX stations and the FrontRunner station. A map and list of stations can be found in Attachment 1. The FrontRunner and 400 South Station Areas Plan covers the half-mile radius around the FrontRunner station (also known as the Provo Central Station) between University Avenue and 100 West, adjacent to the train tracks at approximately 700 South. It also covers the quarter- mile radius around the 400 South UVX station at the intersection of University Avenue and 400 South, which is entirely within the larger FrontRunner station area. The station areas are in the Downtown, Maeser, Franklin, Franklin South, and Spring Creek Neighborhoods within Districts 2 and 5. These Station Area Plans meet the Station Area Plan requirements in Utah Code 10-9a- 403 as set forth in H.B. 462 (2022). The code requires that each plan promotes the following four objectives within the station area: 1. Increasing the availability and affordability of housing, including moderate income housing; 2. Promoting sustainable environmental conditions; 3. Enhancing access to opportunities; and 4. Increasing transportation choices and connections. This plan translates those four objectives into the following vision, goals (in bold), and objectives (in italics), around which the plan will be organized. Strategies to achieve these objectives are outlined in the Implementation chapter to create a cohesive action plan. Transportation and Environment will be combined, as the most impactful environmental benefit of these station areas is reduced emissions from multimodal travel. Staff Report *Item 5 June 11, 2025 Page 3 VISION The FrontRunner station area will welcome residents of all ages in a diverse community that reflects the city’s history while connecting residents and visitors across the Wasatch Front by improving connectivity to existing landmarks and citywide transportation networks. Land Use Increase the housing supply by focusing on residential redevelopment and infill close to the stations and with an emphasis on for-sale units. 1. Increase density throughout the area, especially near the station. 2. Increase the number of owner-occupied units in the area. Redevelopment Enhance economic and business opportunities by bringing a range of uses and services in closer proximity to the stations and housing. 3. Implement the Future Active Transportation Map infrastructure and improvements. 4. Improve connectivity within the station area. Transportation and Environment Solidify all networks of transportation modes so they function independently and together to build synergy. Improve air quality by reducing dependency on single- occupancy vehicles through establishing and enhancing alternative transportation networks. 5. Increase the number of affordable units in the area. 6. Maximize redevelopment opportunities to create diverse uses, with particular emphasis on transit-oriented development. 7. Enhance access to green spaces within the station area. 8. Ensure infill development and redevelopment provide appropriate on-site parking. 9. Preserve historic districts. 10. Extend Downtown Design Standards around the FrontRunner station 11. Evaluate alternatives for a future City park. 12. Improve wayfinding signage around the station. The Land Use chapter proposes a Future Land Use Map (Attachment 2). If the proposed land uses are approved and developed, staff estimates that there could be an addition of approximately 3,640-9,522 residential units in the FrontRunner and 400 South station areas. Although the maximum development density is unlikely, the proposals in the Land Use chapter would help meet the state’s goal to increase housing availability and affordability around station areas. Staff Report *Item 5 June 11, 2025 Page 4 Where the Future Land Use Map conflicts with current zoning on any parcels, the state will require the City to rezone the parcels by the end of 2025 to bring them into conformity. The Implementation chapter includes a map of such areas. The Redevelopment chapter notes additional redevelopment opportunities and constraints, recommendations, and tools. Projects in this station area might require additional wastewater and water infrastructure upgrades as demand increases, depending on their location. The Transportation and Environment chapter lists all planned roadway and active transportation infrastructure plans within the station area. It also maps all of the traffic accidents in the area between 2017-2022. It makes further recommendations in the Future Active Transportation Map (Attachment 3). The Implementation chapter identifies funding tools, lists all goals and strategies for each chapter of the plan, and maps where the proposed changes would be needed. STAFF ANALYSIS Provo City Code Section 14.02.020(2) sets forth the following guidelines for consideration of ordinance text amendments. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan (responses in bold): (a) Public purpose for the amendment in question. Staff response: The addition of the proposed plan as an appendix to the General Plan meets the state requirement for municipalities with certain transit infrastructure to adopt station area plans. (b) Confirmation that the public purpose is best served by the amendment in question. Staff response: Staff believes that the proposed amendments serve the public. (c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff response: The proposed amendments are consistent with the General Plan. (d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: There are no timing and sequencing issues related to this proposal. Staff Report *Item 5 June 11, 2025 Page 5 (e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff response: This proposal does not hinder or obstruct attainment of the General Plan’s articulated policies. (f) Adverse impacts on adjacent land owners. Staff response: Any rezones required to bring current zoning into compliance with the Future Land Use Map will allow the current uses to continue as a legal, non-conforming (grandfathered) uses that run with the land. This means that they may continue their use even if the property changes hands. The new land use and zone regulations will apply if the property should ever change uses or be entirely redeveloped. (g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: This proposal does not conflict with zoning or the General Plan. (h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is not a conflict. FINDINGS OF FACT 1. Staff support the recommendation to adopt the proposed FrontRunner and 400 South Station Areas Plan. 2. Staff worked with the following consultants on the plan: Psomas; Wall Consulting Group; Lewis, Robertson, & Burningham. 3. Staff and the consultants conducted thorough public and stakeholder engagement, including a survey that received 644 responses, four focus groups, five stakeholder interviews, and ongoing work with a Technical Advisory Committee. 4. Staff collaborated closely with the Public Works and Parks and Recreation Departments to ensure the proposed plan fits with their goals for the station area. 5. The proposed plan meets the Station Area Plan requirements in Utah Code 10- 9a-403 as set forth in H.B. 462 (2022). APPLICABLE ZONING CODES The Future Land Use Map (Attachment 2) shows uses rather than zones, though the uses correspond loosely to existing zones. The final choice for the most appropriate zones will be made during the rezone discussions after the proposed SAPs have been adopted. Staff Report *Item 5 June 11, 2025 Page 6 CONCLUSIONS Staff supports the adoption of the proposed FrontRunner and 400 South Station Areas Plan. These station areas present unique land development, economic, and transportation opportunities that, if fully realized, would better connect people, goods, and services not only within Provo but also with the surrounding region. Moreover, the goals of these Station Area Plans seek to guide this growth in a way that is economically, socially, and environmentally sustainable in accordance with the policies in the General Plan. ATTACHMENTS 1. Map and list of all station areas 2. Future Land Use Map 3. Future Active Transportation Map Staff Report *Item 5 June 11, 2025 Page 7 ATTACHMENT 1 – MAP AND LIST OF ALL STATION AREAS The following stations are included in the plans as listed below from north to south: 2230 North Station Area Plan 2230 North Station Joaquin Station Area Plan Joaquin Station University Avenue Station Area Plan Academy Square Station 300 North Station Center Street Station FrontRunner Station Area Plan UVX route map with the Provo station areas marked 400 South Station FrontRunner Station Staff Report *Item 5 June 11, 2025 Page 8 ATTACHMENT 2 – FUTURE LAND USE MAP Future Land Use Map for the FrontRunner and 400 South station areas Staff Report *Item 5 June 11, 2025 Page 9 ATTACHMENT 3 – FUTURE ACTIVE TRANSPORTATION MAP Future active transportation recommendations for the FrontRunner and 400 South station areas  Planning Commission Hearing Staff Report Hearing Date: May 28, 2025 ITEM 6 Braiden Hampton requests Project Plan approval for a 62-unit townhome development in the PRO-A36 (Spring Creek High Occupancy) Zone, located at 1225 East 1600 South. Spring Creek Neighborhood. Nancy Robison (801) 852-6417 nrobison@provo.gov PLPPA20250203 Applicant: Braiden Hampton Current Legal Use: PRO-A-36 - Spring Creek High Occupancy Project Redevelopment Option Staff Coordinator: Nancy Robison Zone Property Owner: WILLOWCREEK Relevant History: This area was zoned Light LLC Manufacturing (M1) in 1993. In 2017, the City Council rezoned it to Single Family Residential Parcel ID#: 55:894:0034 (R1.10)17-0007R. In 2018, a Pro-Zone was created PLRZ20180105 Acreage: 6.35 Neighborhood Issues: No current Number of Properties: 63 neighborhood issues are known at the time of this report. Number of Units: 62 Summary of Key Issues: • This is a project plan that was presented ALTERNATIVE ACTIONS to Planning Commission on April 24, 1. Continue to a future date to obtain 2019, and approved. additional information or to further • In 2019, the subdivision plat was consider information presented. The recorded with 31 buildings consisting of 2 next available meeting date is June 25, units in each building. 2025 6:00 P.M. • Ownership changed and an updated plat 2. Deny the requested Project Plan. This was needed to define the 62 different action would not be consistent with the units. recommendations of the Staff Report. The Planning Commission should state Staff Recommendation: Staff recommend new findings. approval of the project plan. Planning Commission Staff Report ITEM 6 June 11, 2025 Page 2 OVERVIEW Braiden Hampton is requesting Project Plan approval for a proposed 62-unit townhome development located at 1606 South State Street, within the Spring Creek High Occupancy PRO zone (PRO-A36). The project consists of fourteen residential buildings, each containing between four and six units. Planned community amenities include open green spaces, pickleball courts, and a gathering pavilion. The project had previously received approval; however, that approval expired due to a lack of action within the required twelve-month period. Additionally, the need to define and plat each unit individually has necessitated resubmission to the Planning Commission. The revised project has been thoroughly reviewed by all relevant city departments and has met all applicable requirements of both city code and the Spring Creek High Occupancy PRO zoning designation (PRO-A36). FINDINGS OF FACT 1. The subject property is zoned Spring Creek High Occupancy PRO zone (PRO- A36) 2. The subject property includes 6.35 acres 3. There are 62 four-bedroom, four-bathroom single-family attached townhomes in the project. 4. Each unit has a 2-car garage and there are an additional 138 surface parking stalls. The total is 264 stalls. This satisfies the required number of parking spaces. 5. The maximum height of the proposed building is 38’ feet and three stories, which is less than the maximum permitted height of 45’ feet in this zone. 6. Amenity space includes a rooftop terrace for each unit, landscaped open space, walkways, a gathering pavilion, and pickleball courts. CONCLUSIONS Staff recommend approval for this Project Plan. ATTACHMENTS 1. Project Location 2. Site Plan 3. Floor Plans 4. Building Elevations 5. Landscape Plans Planning Commission Staff Report ITEM 6 June 11, 2025 Page 3 ATTACHMENT 1 – PROJECT LOCATION Planning Commission Staff Report ITEM 6 June 11, 2025 Page 4 ATTACHMENT 2 – SITE PLAN Planning Commission Staff Report ITEM 6 June 11, 2025 Page 5 ATTACHMENT 3 – FLOOR PLANS Planning Commission Staff Report ITEM 6 June 11, 2025 Page 6 Planning Commission Staff Report ITEM 6 June 11, 2025 Page 7 ATTACHMENT 4 – BUILDING ELEVATIONS Planning Commission Staff Report ITEM 6 June 11, 2025 Page 8 ATTACHMENT 5 – LANDSCAPE PLANS  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 ITEM 7 Georgetown Development requests Concept Plan approval for a six-townhome development in a proposed LDR (Low Density Residential) Zone, located at 1200 N Independence Ave. Grandview South Neighborhood. Mary Barnes (801) 852-6408 mbarnes@provo.gov PLCP20250071 Applicant: Georgetown Development Current Legal Use: Vacant lot Staff Coordinator: Mary Barnes Relevant History: This vacant property is directly Property Owner: OLSEN, CHRIS (ET AL) north of the existing Independence Avenue Townhomes project, which was rezoned in 2006 Parcel ID: 19:048:0174 and built out from 2006-2012. The Transportation Master Plan (TMP) shows that Independence Acreage: .87 acres Avenue is planned to extend north to 1730 N in the future. Number of Properties: 1 Neighborhood Issues: This application was presented at the District 4 neighborhood meeting on March 5, 2025. At that meeting, the applicant addressed questions on sound mitigation from the freeway, Independence Avenue, and the upper portion of the property. Summary of Key Issues: - The General Plan future land use map shows this area as residential, but it is currently zoned MP. ALTERNATIVE ACTIONS - A zone map amendment is connected to 1. Continue to a future date to obtain this application. additional information or to further consider information presented. The next available meeting date is June 25, 2025, 6:00 P.M. 2. Deny the concept plan. This action would not be consistent with the recommendations of the Staff Report. The Planning Commission should state Staff Recommendation: Staff recommends that new findings. the Planning Commission approve the concept plan. Planning Commission Staff Report Item 7 June 11, 2025 Page 2 OVERVIEW The applicant is requesting approval for a concept plan associated with a rezone request for the Low Density Residential (LDR) zone. Located at approximately 1200 N Independence Ave, the subject property is currently zoned Manufacturing Park (MP) and is a vacant lot. With the rezone, the applicant is proposing to build six townhomes and extend a segment of Independence Avenue. Provo City Code 15.03.300 requires a concept plan to be submitted with rezone applications. The concept plan in attachment 2 shows the location of the potential buildings, access to the property, and parking spaces. Surrounding zones and uses North: Freeway Industrial (FI), Agriculture (A1.5), UDOT property and a vacant lot. South: Independence Avenue Project Redevelopment Option (PRO-A12), Independence Avenue Townhomes East: Single-Family (R1.10), single family home neighborhood West: Freeway Industrial (FI), Interstate 15 FINDINGS OF FACT 1. The current zoning on the parcel is MP (Chapter 14.26). The entire area is .87 acres, or 37,897 sq ft. 2. The proposed zoning is LDR (Chapter 14.14A). The applicant proposes to build six townhomes. 3. The General Plan designation is residential. 4. The proposed uses would increase the housing supply in the area and ensure the development of a previously untouched corner of Provo. The project would also complete an additional segment of Independence Avenue. 5. The extension of Independence Avenue to 1730 N is in Phase 1 of the capital facilities plan, it is planned to be a new 3-lane minor arterial. 6. The single-family homes to the east are separated from this area by a significantly tall retaining wall. 7. If the rezone and concept plan are approved, the applicant will have to come back for Project Plan Approval with the Planning Commission and record a subdivision plat. STAFF ANALYSIS Concept plan applications are intended to show what an applicant would do with their proposed rezone. They do not have the same level of detail as a project plan application and undergo less rigorous review. Nevertheless, the CRC has approved this concept plan with the understanding that additional changes will need to be made in a potential future project plan application. The townhomes are 3-bedroom, 2.5-bathroom units. Due to the slope of the property, the townhomes will be three levels, though only 2 levels will be visible from Independence Ave. The driveway between the townhomes will slope downwards into the parking area. Each townhome Planning Commission Staff Report Item 7 June 11, 2025 Page 3 will have a two-car garage and two available parking spaces on their individual driveways. An additional 2 parking spaces are required for visitor parking. At the closest point, the townhomes will have a 36’ setback from the rear property line, and a further 60 ft setback to I-15. The applicant will install sound mitigation techniques into the townhomes to block freeway sound. The upper portion of the property is planned to be better maintained but will ultimately remain as is. According to the 2020 Transportation Master Plan (TMP), Independence Ave is planned as a 3-lane minor arterial that will extend through to 1730 N. The applicant would only be required to install improvements for the length of the proposed project, or about 220 ft. Please figure 1 for a screenshot of the street plan. CONCLUSIONS In conclusion, staff recommends approval for this concept plan and associated rezone request. The proposed project is compatible with the existing townhomes to the south, and the architectural design will be similar. This is a good use for a previously unused corner of Provo City. Staff believes that a project plan application Figure 1: TMP configuration for Independence Ave based on this conceptual layout will successfully Approx. segment of road Planned configuration satisfy all applicable code requirements. that would be installed with of Independence Ave this concept plan ATTACHMENTS 1. Area Map 2. Concept Site Plan 3. Concept Elevations 4. Colored Concept Site Plan 5. Zoning Map Planning Commission Staff Report Item 7 June 11, 2025 Page 4 ATTACHMENT 1 – AREA MAP Planning Commission Staff Report Item 7 June 11, 2025 Page 5 ATTACHMENT 2 – CONCEPT SITE PLAN Planning Commission Staff Report Item 7 June 11, 2025 Page 6 ATTACHMENT 3 – CONCEPT ELEVATIONS Front Elevation Rear Elevation Side Elevation Planning Commission Staff Report Item 7 June 11, 2025 Page 7 ATTACHMENT 4 – COLORED CONCEPT SITE PLAN Planning Commission Staff Report Item 7 June 11, 2025 Page 8 ATTACHMENT 5 – ZONING MAP  Planning Commission Hearing Staff Report Hearing Date: June 11, 2025 *ITEM 8 Georgetown Development requests a Zone Map Amendment from the MP (Manufacturing Park) Zone to the LDR (Low Density Residential) Zone in order to build a six-townhome development, located at 1200 N Independence Ave. Grandview South Neighborhood. Mary Barnes (801) 852-6408 mbarnes@provo.gov PLRZ20250072 Applicant: Georgetown Development Current Legal Use: Vacant lot Staff Coordinator: Mary Barnes Relevant History: This vacant property is directly Property Owner: OLSEN, CHRIS (ET AL) north of the existing Independence Avenue Townhomes project, which was rezoned in 2006 and Parcel ID: 19:048:0174 built out from 2006-2012. Acreage: .87 acres Neighborhood Issues: This application was Number of Lots: 1 presented at the District 4 neighborhood meeting on March 5, 2025. At that meeting, the applicant Current Zone: Manufacturing Park (MP) addressed questions on sound mitigation from the freeway, Independence Avenue, and the upper Proposed Zone: Low Density Residential portion of the property. (LDR) Summary of Key Issues: - The General Plan future land use map shows this area as residential, but it is currently zoned MP. - A concept plan is connected to this application. ALTERNATIVE ACTIONS 1. Continue to a future date to obtain additional information or to further consider information presented. The next available meeting date is June 25, 2025, 6:00 P.M. 2. Recommend Denial of the requested zone map amendment. This action Staff Recommendation: would not be consistent with the That the Planning Commission recommend approval recommendations of the Staff Report. of the zone map amendment to the Provo City The Planning Commission should state Council. new findings. Planning Commission Staff Report *Item 8* June 11, 2025 Page 2 OVERVIEW The applicant has requested a zone map amendment for a .87-acre lot located at 1200 N Independence Avenue, from Manufacturing Park (MP) to Low Density Residential (LDR). In the associated concept plan application, the applicant is proposing to build six townhomes. The General Plan Future Land Use Map designates this area as residential. Please see Figure 1 for the future land use map. Figure 1: General Plan Future Land Use Map Residential Industrial Surrounding zones North: Freeway Industrial (FI), Agriculture (A1.5) South: Independence Avenue Project Redevelopment Option (PRO-A12) East: Single-Family (R1.10) West: Freeway Industrial (FI) FINDINGS OF FACT 1. The current zoning on the parcel is MP (Chapter 14.26). The entire area is .87 acres, or 37,897 sq ft. 2. The proposed zoning is LDR (Chapter 14.14A). The applicant is proposing to build six townhomes. 3. The General Plan designation is residential. 4. The proposed uses would increase the housing supply in the area and ensure the development of a previously untouched corner of Provo. The project would also complete an additional segment of Independence Avenue. 5. If the rezone is approved, the applicant will have to come back for Project Plan Approval with the Planning Commission and record a subdivision plat. Planning Commission Staff Report *Item 8* June 11, 2025 Page 3 STAFF ANALYSIS This property represents a remnant from the original MP zoning designation that also encompassed the entire Independence Avenue townhome development. Independence Avenue townhomes were rezoned to PRO-A12 in 2006. If this rezone is approved, the proposed project would introduce 6 additional townhomes and a small extension to Independence Avenue. These units would complement the existing townhomes to the south and offer significantly greater compatibility than industrial development, which is currently permitted under the MP zoning classification. General Plan Provo City Code Title 14.02.020(2) sets forth the following guidelines for consideration of amendments: 1. Before recommending an amendment to this Title, the Planning Commission shall determine whether such amendment is in the interest of the public and is consistent with the goals and policies of the Provo City General Plan. The following guidelines shall be used to determine consistency with the General Plan: a) Public purpose for the amendment in question. Staff response: The public purpose of this amendment is to increase the housing supply in the area. b) Confirmation that the public purpose is best served by the amendment in question. Staff response: With this zone map amendment, the applicant will be able to move forward with a project plan for 6 townhomes. This will increase the housing in the area. c) Compatibility of the proposed amendment with General Plan policies, goals, and objectives. Staff response: Goal 1c in the Land Use chapter of the General Plan states, “Promote neighborhood scale development in residential areas, including a mix of density such as pocket neighborhoods, missing middle housing, and small lot single-family” Goal 1a in the Housing chapter of the General Plan states, “Encourage opportunities for small scale, infill housing development.” Goal 1b in the Housing chapter of the General Plan states, “Consider revising regulations to encourage development of a mix of housing types” d) Consistency of the proposed amendment with the General Plan’s “timing and sequencing” provisions on changes of use, insofar as they are articulated. Staff response: The implementation chapter of the General Plan states that the timing of all three goals is short. This rezone would be within the short time range of 1-3 years since the General Plan was adopted. Planning Commission Staff Report *Item 8* June 11, 2025 Page 4 e) Potential of the proposed amendment to hinder or obstruct attainment of the General Plan’s articulated policies. Staff response: Staff does not believe that this proposal will hinder or obstruct General Plan policies. f) Adverse impacts on adjacent landowners. Staff response: Adjacent landowners include the residents in the neighboring townhomes and UDOT. Due to the similar nature of the housing proposed, staff does not anticipate a significant impact on the Independence Avenue townhome residents. g) Verification of correctness in the original zoning or General Plan for the area in question. Staff response: The General Plan shows this area as “Residential”. This rezone supports that designation. h) In cases where a conflict arises between the General Plan Map and General Plan Policies, precedence shall be given to the Plan Policies. Staff response: There is no conflict. CONCLUSIONS In conclusion, staff recommends approval of this rezone request and associated concept plan. The proposed zoning designation aligns with the established residential character to the south, ensuring compatible land use development. Additionally, this project will extend Independence Avenue, advancing the roadway toward its planned full completion. ATTACHMENTS 1. Area Map 2. Current Zone Map 3. Proposed Zone Map Amendment 4. Concept Site Plan Planning Commission Staff Report *Item 8* June 11, 2025 Page 5 ATTACHMENT 1 – AREA MAP Planning Commission Staff Report *Item 8* June 11, 2025 Page 6 ATTACHMENT 2 – CURRENT ZONE MAP ATTACHMENT 3: PROPOSED ZONE MAP AMENDMENT Planning Commission Staff Report *Item 8* June 11, 2025 Page 7 ATTACHMENT 3 – PROPOSED ZONING MAP LDR Planning Commission Staff Report *Item 8* June 11, 2025 Page 8 ATTACHMENT 4 – CONCEPT SITE PLAN