[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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",6622101,"mediaKeyId","2792847-f6d566b0aaace79b91600899db38ab4d","parentId",2792847,"title","Commission recommends ordinance and rezoning changes to allow indoor storage and drive-throughs, approves concept plan for 3433 N. 100 E.","audioSeconds",2669,"startMs",4596000,"endMs",7265000,"viewUrl","/Search/View?dp=1&key=2792847-f6d566b0aaace79b91600899db38ab4d&start=4596&end=7265","thumbnailUrl","https://assets.pipeline.soar.com/2792847-f6d566b0aaace79b91600899db38ab4d/thumbnail_4596000.jpg","articleUrl","/articles/6622101/Utah/Commission-recommends-ordinance-and-rezoning-changes-to-allow-indoor-storage-and-drive-throughs-approves-concept-plan-for-3433-N-100-E","mediaUrl","https://secure.pipeline.soar.com/6622101-553a891dcd6332deef42531be696f496/orig.mp4?Expires=1770438051&Signature=SPmssqaTN1lHuzi-EhCl8kAYh~kqDAZx0rvTG7PHNNORK5O66d9EeCiwHZF3K4rLlLoUWI0aPUC78U-389Ln~2V2F2SJtdq~Fnpqo9cs9e6BG64p-~JKAl0Lsa~5v-l-GvAfHcBOW391ZVuF5OaHzFzSJ8WIEPuGaeHq4GO13LW9aJyACrZ9c7sdkL18bknSWTidEJtB523Lhkp9sEiq9YaYEWCfTDlpjUu7gmvGf3J5xx4O-U1ONqoRnVzqa1nVTCtQH3KrDt9W~Aqfqrk8nObyePk17dXY3ZDgvjtX-bOK3ajT5uSZi~iBW8yL36cEd2hR44JZhM-QXHzjKfPS9w__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-03-27T03:13:28Z","article","The Provo City Planning Commission on March 26 unanimously recommended an ordinance text amendment and a rezone to allow a mixed-use proposal at 3433 North 100 East in the Riverside neighborhood, and approved the concept plan for the project.

The applicant, developer Doug Nielsen, requested an amendment to Provo City Code (sections cited in the staff report) so the Specialty Support Commercial (SSC) zone would explicitly permit indoor temperature‑controlled self-storage facilities and drive‑through restaurants and would remove a strict floor‑area‑ratio lot-coverage requirement that was adopted in 1995. Planning staff recommended retaining a lot-coverage limit and proposed a 30% lot‑coverage standard that aligns with the city’s SC-1 zone; the commission modified that recommendation and adopted a 34% lot‑coverage condition in their motion to forward the ordinance change to the City Council.

Mary Barnes, the staff presenter, noted the SSC zone exists primarily in this small commercial node and that adding indoor-only storage and drive-through language would formalize existing uses and the applicant’s proposal. Barnes also said the ordinance language would require transitional buffering and a six‑foot masonry wall for loading or service areas that face residential zones.

Nielsen described the mixed-use concept as a retail strip facing University Avenue, a two-story indoor self-storage building behind that, and six townhomes on the northeastern corner facing 100 East. He emphasized the storage facility would be indoor and temperature controlled, that the target market includes nearby apartments and university students, and that the building design would match the nearby Jamestown Square and courtyard retail in materials and landscaping. Nielsen said storage operations do not typically create the heavy truck traffic associated with industrial uses and that architects and market analysts advised the facility would be viable at this site.

Public comments and the Riverside neighborhood chair expressed overall cautious support for design quality but raised concerns about traffic circulation and the siting of drive‑through lanes. Commissioners asked staff whether a traffic study would be required; staff said a traffic study is normally required at the project-plan stage and that current code requires stacking space for drive-through lanes (three cars minimum by code), which staff will address more fully during project plan review. The commission also confirmed the site is within a University Avenue design corridor and that the proposal’s materials and landscaping are expected to comply.

The Planning Commission voted unanimously to recommend the ordinance change (with a 34% lot-coverage condition), to recommend approval of the zone map amendment (PO to a combination of LDR and SSC for the site), and to approve the concept plan. Commissioners and staff noted final engineering, parking, and circulation details will be resolved during project-plan review.

Votes at a glance: The commission unanimously recommended the text amendment (with condition), recommended the rezoning, and approved the concept plan for the mixed-use proposal at 3433 North 100 East.

Context and next steps: The ordinance amendment would apply citywide if approved by City Council; because SSC is only applied in this small area, staff said the proposed changes principally regularize uses at the site. Project plan review will include any required traffic study, final landscaping, buffering walls where needed, and verification of parking and stacking spaces.","mediaType","Video","parentTitle","Provo City Planning Commission | March 26, 2025","oneSentenceSummary","The Planning Commission on March 26 recommended a code amendment and approved a concept plan for a mixed-use project at 3433 North 100 East that includes retail, a two-story indoor temperature-controlled self‑storage facility and six townhomes.","taxTitle","Provo City Council, Provo, Utah County, Utah","taxId",67770,"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},6622111,"Planning Commission backs rezone, concept plan for flex office/warehouse at 1780 S. State St.",2725,492000,3217000,"/Search/View?dp=1&key=2792847-f6d566b0aaace79b91600899db38ab4d&start=492&end=3217","https://assets.pipeline.soar.com/2792847-f6d566b0aaace79b91600899db38ab4d/thumbnail_492000.jpg","/articles/6622111/Utah/Planning-Commission-backs-rezone-concept-plan-for-flex-officewarehouse-at-1780-S-State-St","https://secure.pipeline.soar.com/6622111-87cd0ad6417e285c7bbb5840a6415d05/orig.mp4?Expires=1770438051&Signature=UWELfyROSA69LJfgLl8sN7mhfMEE~C5GcpI~En-GlgPQwsoV2T~kQ2iszFiig7iBRpeTAsTq3FQ8GHYRo5pWwquphwE7I-3C03YkSrWaAv3gzegWuh7tNdXXtE6MODfuIgy8t9fhiO4OlZxTy~-ziy3DMAYUU~1jrLEiuhfNJSq98UzPkpC0Xcn83FPF6iOdaCpVn6Z~9SBoPi6ODSYQCTwxIiV3HRtvt2TTfuSO6Gzo4dtOUeRGWWcu5ojUq3qWyWGYDXqRoxoQkbm7q1JbM6JNTJTW~CjoBa9wZ3ePRd0h49khMmFUXh2BSQv-~WGIYU4yMP3wK0HP2FGuAndejw__&Key-Pair-Id=KUT5TJCACFTXG","The Provo City Planning Commission on March 26 recommended approval of a rezone to Planned Industrial Commercial (PIC) and the accompanying concept plan for a proposed five-tenant flex office/warehouse development at 1780 South State Street in the Spring Creek neighborhood.

Staff and the applicant framed the project as an attempt to activate a long-vacant parcel while accommodating a mix of retail, commercial and light industrial uses. Mary Bonders, the planning staff presenter, said the PIC zone is intended to “combine non-polluting light industrial uses with the more typical commercial retail, office and service uses” and that the site’s future land use map shows the property as commercial.

Staff's presentation noted neighborhood concerns raised at a February meeting about traffic near Treeside Charter School, safety during drop-off and pick-up, construction noise and proximity of industrial uses to the elementary school. Bonders said the concept plan shows required transitional buffers — a 10-foot landscaped buffer with one tree every 25 feet and supplementary hedging where the PIC zone would abut agricultural and residential land — and that the city’s traffic engineer, Vern Keesler, anticipates the proposed site circulation will function adequately and preserve school parking.

Applicant Ryan Lidke told the commission the PIC designation gives leasing flexibility if retail tenants cannot be secured immediately. Lidke said the project is intended to favor retail and service tenants near State Street with lighter warehouse or e-commerce storage in the rear, not heavy manufacturing. “I’m not putting a cabinet maker in there,” Lidke said, describing market realities and his preference for tenants that will be compatible with nearby housing and the school.

Commissioners pressed staff and the applicant about vehicle access and left‑turn movements on State Street. Staff and Lidke said the property has two State Street accesses and an internal north access intended to increase connectivity and, ultimately, to funnel vehicles farther north where a future signal might reduce unsafe left turns. Engineering practice, staff told commissioners, favors internal connectivity between adjacent parcels to reduce circuitous local movements.

After discussion about buffering, permitted uses in the PIC zone and the potential for future changes of ownership, the Planning Commission voted unanimously to recommend approval of both the zone map amendment and the concept plan. Commissioners asked the municipal council to review compatibility and to be mindful of the zone’s permitted uses when the case advances.

If the rezone and subsequent project plan are approved at later stages, the project will return with more detailed landscaping, screening and parking plans and, if required by engineering, a traffic study during the project plan phase.

Votes at a glance: Both the zone map amendment and the concept plan were recommended for approval by unanimous commission vote on March 26, 2025.

Context: The parcel is adjacent to Treeside Charter School to the west, Remington Commons residential to the north and Utah County land to the south. The applicant said the southern adjacent parcel has a different owner and could be subject to a separate project plan in the future.

What’s next: If the City Council approves the rezone, a project plan with detailed landscaping, buffering, and any required traffic analysis will be submitted for staff review and public hearings.","The Provo City Planning Commission on March 26 recommended approval of a rezone to Planned Industrial Commercial (PIC) and the accompanying concept plan for a proposed five-tenant flex office/warehouse development at 1780 South State Street in the Spring Creek neighborhood.",{"_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},6622096,"Planning Commission elects Jonathan Hill as chair and Melissa Kendall as vice chair",44,7472000,7516000,"/Search/View?dp=1&key=2792847-f6d566b0aaace79b91600899db38ab4d&start=7472&end=7516","https://assets.pipeline.soar.com/2792847-f6d566b0aaace79b91600899db38ab4d/thumbnail_7472000.jpg","/articles/6622096/Utah/Planning-Commission-elects-Jonathan-Hill-as-chair-and-Melissa-Kendall-as-vice-chair","https://secure.pipeline.soar.com/6622096-47230b806c1effdc300964608341dc28/orig.mp4?Expires=1770438051&Signature=ftpFBX-E8riDus10lCioBOLiRD6N~6RQAHZPZ-ZvqRkebyAMKJbAUP4mdZXI2ce804B2ePRdAYEuKvAmSPOyDpWTbsv8vrBQgVOppLVGcS7w~ln3LKIHRHDPC6Qjllwd2lCKbzDNWWXHIPqPaw99lJOAgcfv~zamO9aNTWC-9tGfVX4ODEcBDQxfxPCghITcnQImd1P2TWacSysCmDd1v3aQwaPRuMGdrLIFGWfiGu7l92SZaNNkuecnZQ5DwC6EIfsFi43DTwYSMtOpHCFI2YeiAA1HeJ-vDWG3hKTP80cDDRs45OrggmU-bV8AO1JAKWxk7hKK6l4XY3mm7OXiZA__&Key-Pair-Id=KUT5TJCACFTXG","The Provo City Planning Commission elected Commissioner Jonathan Hill as chair and Commissioner Melissa Kendall as vice chair during the March 26 meeting. Both officers were nominated from the floor and won unanimous support from the Commissioners present.

Commission leadership changes were handled near the meeting’s close after public hearings and motions on project items. The chair and vice chair terms and duties are governed by the Planning Commission’s procedural rules and will take effect immediately for subsequent commission business.","At the March 26 meeting the Planning Commission elected Commissioner Jonathan Hill as chair and Commissioner Melissa Kendall as vice chair by unanimous voice vote.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6622106,"Planning Commission denies PD overlay and concept plan for 19‑unit townhome proposal at 130 S. 2050 W.",3240,3308000,6548000,"/Search/View?dp=1&key=2792847-f6d566b0aaace79b91600899db38ab4d&start=3308&end=6548","https://assets.pipeline.soar.com/2792847-f6d566b0aaace79b91600899db38ab4d/thumbnail_3308000.jpg","/articles/6622106/Utah/Planning-Commission-denies-PD-overlay-and-concept-plan-for-19unit-townhome-proposal-at-130-S-2050-W","https://secure.pipeline.soar.com/6622106-1add01c55747291d3c2afe4dd5f3b837/orig.mp4?Expires=1770438051&Signature=QHESQUH6jOkAmuAStmnBdtmDYt8pzP7xdR03kryyOH1TS37VquC~Kvhz~oIkfcKJ3aEUphJ55WyI3Tym~LxfzH0PLS3FZ8jli7wHtRyqwKMNWjQyUP3Rwbqbh9JceTil3m73baqPiLXsuGTkoWKjaxCrJrGWFFPQnwLd0V~kgKM0KFgU2oCs3c0Y47CzKWvPvRUqj6AAD7QGp3ARLe1CkduzNERmmLJ~4Tyq0OOIrPmw45vxjHaQwNh~torpZwqjnv~DAzf8WsVsaVN1VZqvDWbn63Rr9knrkycnrNaBsVkfwnty0r6L-FMxv0tFDEKf9QRZadiPdtoo4x6kuNNRPg__&Key-Pair-Id=KUT5TJCACFTXG","The Provo City Planning Commission on March 26 recommended denying a proposed Performance Development (PD) overlay and associated concept plan that would have allowed clustered townhomes on roughly 3 acres at approximately 130 South 2050 West in the Provo Bay neighborhood.

Dustin Wright, Development Services planner, told the commission the property is currently zoned R-1.8 (single-family residential) and that the Southwest neighborhood plan guides the site toward a residential density of approximately three units per gross acre. The applicant proposed 19 townhomes originally, later reducing the request to 17. Wright said staff calculated a base conventional capacity of roughly 11 units on the site and noted the PD overlay could grant a 10% design bonus but that the applicant’s requested unit total substantially exceeded the plan’s anticipated density.

Applicant Steve Turley and project representatives argued the PD overlay would allow clustering of units, preservation of about 1.75 acres of contiguous open space and a lower sales price for townhomes (applicants cited an expected $450,000 price point) compared with detached single-family homes in the area. Turley also presented a proposed sewer solution for the West Side capacity constraint: a metered holding tank system that would store wastewater during peak demand and discharge during off-peak hours. He said engineers had proposed two tanks sized to provide roughly four days of storage as a contingency and that public works and state regulators had indicated such metered release is feasible.

Commissioners raised multiple concerns: whether the site should remain low-density single-family as shown in the neighborhood plan; whether a holding-tank approach is appropriate and scalable citywide; whether owner-occupancy (the applicant said sales prices would make rentals unlikely) could be assured; and whether the project had completed necessary technical review by CRC and public works. Several commissioners said neighborhood-level alternatives — for example detached homes with accessory dwelling units (ADUs) — could achieve similar unit counts while providing a higher assurance of owner occupancy and a better fit with surrounding development patterns.

After deliberation commissioners voted unanimously to recommend denial of both the requested zone map amendment (to apply an R-1.8 PD overlay) and the concept plan. Commissioners directed staff and the applicant to resolve outstanding engineering and public-works questions and suggested the applicant could return with revised proposals that more closely align with the adopted neighborhood plan and with completed CRC review.

Votes at a glance: The Planning Commission voted unanimously to recommend denial of the PD overlay rezone and denial of the concept plan on March 26, 2025.

Context: The applicant said three other residential projects in the vicinity are at different stages of approval; the applicant argued that overall sewer capacity is improved by other recent land-use changes but that local peak wastewater flows remain constrained. The applicant offered the holding-tank approach as a site-specific mitigation.

What’s next: The recommendation of denial will be transmitted to the City Council; the applicant may revise the proposal and return with additional infrastructure analysis or different housing configurations.","After extended discussion of density, sewer capacity and neighborhood fit, the Planning Commission unanimously recommended denial of a requested PD overlay and the related concept plan for clustered townhomes at 130 South 2050 West, citing inconsistency with the adopted neighborhood plan and unresolved infrastructure and density issues.","actionData","errors"]

Article not found

Commission recommends ordinance and rezoning changes to allow indoor storage and drive-throughs, approves concept plan for 3433 N. 100 E.

Planning Commission backs rezone, concept plan for flex office/warehouse at 1780 S. State St.

Planning Commission elects Jonathan Hill as chair and Melissa Kendall as vice chair

Planning Commission denies PD overlay and concept plan for 19‑unit townhome proposal at 130 S. 2050 W.