[{"_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":72,"_73":56,"_74":56},"mediaId",6395279,"mediaKeyId","2101542-56176426df65d1ad9c5c49d602648684","parentId",2101542,"title","Commission approves 129‑unit ITOD apartment project after hours of public comment; developer agrees to explore coffee‑shop space","audioSeconds",3152,"startMs",5171000,"endMs",8323000,"viewUrl","/Search/View?dp=1&key=2101542-56176426df65d1ad9c5c49d602648684&start=5171&end=8323","thumbnailUrl","https://assets.pipeline.soar.com/2101542-56176426df65d1ad9c5c49d602648684/thumbnail_5171000.jpg","articleUrl","/articles/6395279/Utah/Commission-approves-129unit-ITOD-apartment-project-after-hours-of-public-comment-developer-agrees-to-explore-coffeeshop-space","mediaUrl","https://secure.pipeline.soar.com/6395279-3c0574936e8bf0b08afecb299e3b3fff/orig.mp4?Expires=1770707377&Signature=Qda3JVxQtECKr9zE8acQnZkK19S5aYtIbVEKhE0IoApWuegR6HlqgHdvZsYWtLPJfsmQ8obFmw3ihDlkosy0~w0DyS-73METNwOTJH9nC-DTVk9LZ2Y1UIlWcGBv5KuXJHp0YH5tfR5yvS7lqb3qGiscI6DbCTNpzBOFK34KREjmW88gyMKrkJ~J8P2h3B4pQae1O3Y2ZcHnCkuRTEpmwn6CYcaqThC409qqQA1mUbGpbn8CgqbiaYhXGrd~WuQqCdQBxV1SmGNKuHEZYyu6I7~AzTUrNFsUEd5RPHC6W-BgJjeVroredGTU9E3-A-2F3zaeG6I7c1vu7mMKHVaZ4Q__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-01-09T04:42:58Z","article","The Planning Commission on Jan. 8 approved a project plan for a 129‑unit apartment building at 156 West 500 South in the ITOD (Interim Transit‑Oriented Development) zone, voting 8–1 after an extended public comment period in which many speakers urged the commission to preserve Rugged Grounds, a long‑standing local coffee shop located on the site.

Planning staff described the proposed project as a seven‑story building (84 feet tall) with one level below grade for parking, ground‑floor amenity and lobby space opening to 500 South, additional parking levels and residential floors above. Staff said the project meets ITOD requirements, provides required amenity space and complies with the downtown streetscape standards. The developer described the project as an affordable housing project using low‑income housing tax‑credit financing; they said the project was allocated tax credits and aimed to serve households at incomes tied to 60% of area median income.

The public‑comment period occupied most of the meeting after midnight. Dozens of residents, business owners, artists and employees of Rugged Grounds urged preservation of the coffee shop and the historic mill building that houses it. Speakers described Rugged Grounds as a community gathering place, an arts venue and a vital third place; owners and staff said they had little notice and would be displaced. Several speakers pressed for alternatives (adaptive reuse, relocation within the new building, or helping the business acquire the property). Supporters of the project and the developer cited the need for affordable housing near transit and said the project would replace a partly deteriorated site with a modern, amenity‑rich building serving moderate‑income households.

After public comment the developer told the commission the project has strict financing timelines tied to tax‑credit allocations and private activity bonds, and said delaying approval could jeopardize funding. Following back‑and‑forth, the developer said he was willing to “entertain” locating a coffee‑shop space at street level and to meet with Rugged Grounds representatives and staff to explore whether a ground‑floor coffee tenant could be accommodated in the design; staff indicated a possible parking adjustment could be considered if the coffee shop option required changing the fitness/amenity layout.

Commissioners emphasized the limited discretion their body has on a project that meets applicable zoning requirements and standards; staff confirmed the ITOD zoning was established for the area in 2009 and the current proposal meets the code. Commissioner discussion noted the project's compliance with code, the affordable‑housing financing mechanism, and the strength of public sentiment. The commission approved the project plan subject to standard conditions (final plat to combine parcels and standard permitting) and explicitly recorded that it accepts the developer’s goodwill commitment to explore a coffee‑shop solution with staff and Rugged Grounds representatives. The motion passed 8–1.

Votes at a glance: Item 5 (Project plan approval, 129‑unit apartment at 156 W 500 S): passed 8–1. Item 6 was continued to a later meeting.","mediaType","Video","parentTitle","Provo City Planning Commission | January 8, 2025","oneSentenceSummary","Following an extended public hearing and more than two hours of public comment opposing demolition of the Rugged Grounds coffee shop, the Planning Commission approved a 129‑unit apartment project at 156 West 500 South (ITOD) 8–1 and asked staff and the developer to pursue a ground‑floor coffee‑shop option.","taxTitle","Provo City Other, Provo, Utah County, Utah","taxId",66233,"location","Utah","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":72,"_73":56,"_74":56},6395284,"Commission recommends rezoning and approves concept plan for 32 townhomes at 1122 South 900 East with deed‑restriction proffers",2470,2537000,5007000,"/Search/View?dp=1&key=2101542-56176426df65d1ad9c5c49d602648684&start=2537&end=5007","https://assets.pipeline.soar.com/2101542-56176426df65d1ad9c5c49d602648684/thumbnail_2537000.jpg","/articles/6395284/Utah/Commission-recommends-rezoning-and-approves-concept-plan-for-32-townhomes-at-1122-South-900-East-with-deedrestriction-proffers","https://secure.pipeline.soar.com/6395284-e7c6343ff5892ac3219f5f886d16e31d/orig.mp4?Expires=1770707377&Signature=B1pKAYawKmdoSOlLeU-~npDyCvF2uTrYERzSI9jbMG5VfCbZM9koN2GrNPUEowPsI5dTlmfdZzktQcWTKurxUVAjfzixkkWK7zKVSo~ckolYdjXjjyWWh9Ywsy6P4Hc1cJYFv05MCCQNAAEfQnjRywqKHMOF3FO0y2jxM~3anoJHvMbIaAjMft27lb2VrSktFc9FCs594xkvHDXDD9rNamp7Y0fOYSSUkWDBRvKwjG5JKQV8NYBuTcBuNnpFJrHkekpGIBvtOgaYEhd8iLgKoR7p4vXftgYLQCxYba0sW~sNA6ydFu2tcLNOJtTLZGkIB86coXzt55yc5La~hjE2Kw__&Key-Pair-Id=KUT5TJCACFTXG","The Provo City Planning Commission on Jan. 8 recommended approval of a zone map amendment from M1 (light manufacturing) to MDR (medium density residential) for the property at 1122 South 900 East and approved the concept plan for a proposed townhome development. The rezoning recommendation passed 7–2; the concept plan passed unanimously.

Staff presentation described a revised project from earlier notices: the applicant now proposes 32 townhome units (the original notice listed 31). Each unit is shown as a three‑story residence with a two‑car garage; the concept plan lists 73 parking stalls total (72 are required, so the plan includes one extra stall), and nine visitor parking spaces. The applicant proffered a development agreement that would deed‑restrict density to 20 units per acre (the MDR zone allows up to 30 units per acre), prohibit short‑term leases under 12 months, and cap units rented at any time to 35% in perpetuity; the HOA would be tasked with monitoring rental levels.

Staff told the commission the change from the applicant’s earlier 50% owner occupancy to a 65% owner/35% rental split represented movement toward city ownership goals but that staff lacked a firm policy threshold and therefore could not recommend unconditional approval on owner‑occupancy grounds; that policy question was referred to council. Applicant representatives said higher owner‑occupancy requirements make product marketing and financing more difficult and that 65/35 was the product of ongoing negotiations.

Public comment during this item was limited; one nearby resident spoke in favor of the project. Commissioners discussed surrounding densities, how the proposed density compares to the future‑land‑use map (staff said the plan is comparable to surrounding townhomes), and how deed restrictions and HOA enforcement function. Commissioners asked whether the MDR request would allow higher density in the future; staff replied the site’s lot size, design standards and parking constraints make the present plan effectively the realistic maximum.

The commission voted 7–2 to forward the rezoning recommendation and unanimously to approve the concept plan, both actions conditioned on the development agreement proffers. Those recommendations go to the City Council for final action on the zone map amendment; concept‑plan approval remains a Planning Commission action but detailed project plans and permits are still required before construction.

Votes at a glance: Item 3 (zone map amendment M1→MDR, 1122 S 900 E) — recommended to council 7–2; Item 4 (concept plan approval for 32 townhome units at same address) — approved unanimously.","The commission voted 7–2 to recommend rezoning an M1 light‑manufacturing parcel to Medium Density Residential (MDR) and unanimously approved the concept plan for a 32‑unit townhome development, subject to a proffered development agreement limiting density and rental share.",{"_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":72,"_73":56,"_74":56},6395288,"Planning Commission backs rezone and concept plan for three-unit infill on 895 West 2000 North",1754,696000,2450000,"/Search/View?dp=1&key=2101542-56176426df65d1ad9c5c49d602648684&start=696&end=2450","https://assets.pipeline.soar.com/2101542-56176426df65d1ad9c5c49d602648684/thumbnail_696000.jpg","/articles/6395288/Utah/Planning-Commission-backs-rezone-and-concept-plan-for-three-unit-infill-on-895-West-2000-North","https://secure.pipeline.soar.com/6395288-713ecf0e915d7c9bd14f829c5ca438d4/orig.mp4?Expires=1770707377&Signature=e8EOngOqjBUzpbtEtbnpiypdNurcNrWi3oDA5UKFdONAzcghsPz0a696h9R7BlxslBJA-v~sHBMFSAs~tijCWpMfkgNX4X-wKxWpLcS0MB4-5b-M0pAk2RG-SNisWLS5y9rszI9ntwX74xNmaCRd3mA8zvdT1eaXOnoiUmVVN-Gdf-8f3ASFEze0k2V~57MGztl5sNsdVHQkznUoOoznQmih7QJ1XIUDjUt9S73dCQpGuYpqQJS0iHp1xFDK88VRS4VulV3ph0B2m-MlqG7xP~6JvXhc8PiEm~~qWKm2rOGdKEQ1liCFw9tWy1J2sVGOAHXjnypNA5DfZYS4b1v5Gw__&Key-Pair-Id=KUT5TJCACFTXG","The Provo City Planning Commission on Jan. 8 voted unanimously to recommend the Provo City Council approve a zone change from Residential Conservation (RC) to Low Density Residential (LDR) for a property at 895 West 2000 North and separately approved the project's concept plan. The applicant, ALM and Associates, proposes to build a three‑unit infill development on a deep lot in the Carterville neighborhood.

Planning staff told commissioners the rezone aligns with general‑plan goals for small‑scale infill and a mix of housing types. Staff reported the property currently contains one single‑family home and noted several two‑unit and duplex properties nearby. The concept plan shows a single‑family frontage unit, an attached middle unit, and a detached unit at the back of the lot, with access via a private lane and double‑car garages for each unit.

Neighbors who spoke during the public hearing welcomed design changes but expressed concerns about timing of noticing, potential utility upgrades and costs to adjacent property owners, parking and driveway placement relative to neighboring windows. Planning staff and the applicant addressed those points: staff said public works reviewed utilities and concluded two additional units on this lot would not create unmanageable strain and that any off‑site utility upgrades required for other future rezonings would be reviewed at that time. The applicant confirmed the concept plan includes four guest parking spaces — one more than the minimum required by code — and said the units are intended to be sold rather than rented.

Commissioners discussed whether approving a single lot rezone constitutes spot zoning and were told the RC designation is intended to preserve residential use until a different plan moves forward; any other property owner on the street could request a rezone through the same review process. Commissioners praised the reduced density and the design as consistent with intended gradual infill patterns.

The commission voted 9–0 to forward a positive recommendation for the zone change and then voted 9–0 to approve the concept plan. The motions recorded by the commission tie final project approval to later project‑plan review before the city council and applicable public‑works and building permit reviews.

The commission’s approvals are recommendations to the municipal council (for the rezone) and approvals of the planning‑level concept plan; subsequent, more detailed project plans and any required construction permits must still be submitted and reviewed.

Votes at a glance: Item 1 (Zone change RC to LDR, 895 West 2000 North) — motion to forward positive recommendation to municipal council: passed unanimously (9–0). Item 2 (Concept plan approval for three‑unit townhome development at same address): approved unanimously (9–0).","The Provo City Planning Commission voted unanimously Jan. 8 to forward a positive recommendation to city council for a rezone from Residential Conservation to Low Density Residential and to approve a concept plan allowing a three‑unit infill development at 895 West 2000 North in the Carterville neighborhood.","actionData","errors"]

Article not found

Commission approves 129‑unit ITOD apartment project after hours of public comment; developer agrees to explore coffee‑shop space

Commission recommends rezoning and approves concept plan for 32 townhomes at 1122 South 900 East with deed‑restriction proffers

Planning Commission backs rezone and concept plan for three-unit infill on 895 West 2000 North