[{"_1":2,"_87":-5,"_88":-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],{"_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",6262996,"mediaKeyId","3109087-e11444110b20b6891689cdb80c9285f6","parentId",3109087,"title","Planning commission backs rezoning to allow 19‑lot subdivision at 2000 North Canyon Road","audioSeconds",1835,"startMs",365000,"endMs",2200000,"viewUrl","/Search/View?dp=1&key=3109087-e11444110b20b6891689cdb80c9285f6&start=365&end=2200","thumbnailUrl","https://assets.pipeline.soar.com/3109087-e11444110b20b6891689cdb80c9285f6/thumbnail_365000.jpg","articleUrl","/articles/6262996/Utah/Planning-commission-backs-rezoning-to-allow-19lot-subdivision-at-2000-North-Canyon-Road","mediaUrl","https://secure.pipeline.soar.com/6262996-8c5614ffc1ff9beda8dccf637ddce2f6/orig.mp4?Expires=1770921498&Signature=TjwDAq5iyysp63Oh1ofQ2jIkm1-IDDzgaH4CsUYc6NEqZAEsq0gl4q3oeEN-fisdWpp65eLmm7eifd3DHo1yUSnNyCSf~dnGgksSAxNlddiYt5fJaG3wibfxnOxhvYPy6yGQs~5YgvW6ULbOX1DOoVKSqXoe7xjoP0ZVnnmS5P1w2I88lP6XTkjqwLIEfrs~~eZfpAF-B66VSjjmSvqUwDX7QDAIyBE7aeP5DaDcH1jo8BYzG0o~VwXDV3GYBrl4jK2L1JTCEfdHyFnQKXQBO3cJpaKMz-leFRuype-3OFVuphGnEE6WDY0vUcSGO~Hjq~-hE9SNMjczIC237x2agQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-24T01:05:59Z","article","At its April 23 meeting, the Provo Planning Commission voted unanimously to recommend that the City Council approve a zone map amendment requested by Tyson Reynolds to change 3.84 acres at 2000 North Canyon Road from R‑1.8 to R‑1.6, which would allow subdivision into roughly 19 single‑family lots of about 6,000 square feet each.

The change, presented by city planner Aaron Ardmore, follows a prior approval of R‑1.8 for the site. Ardmore told commissioners the applicant had returned to request R‑1.6 to permit smaller lots because the parcel’s configuration and topography make R‑1.8 lot dimension requirements difficult to meet. Ardmore said two written public comments had been entered into the record prior to the hearing.

The developer told commissioners that, purely by acreage, a theoretical yield at R‑1.8 would be about 21 lots, but ‘‘due to the configuration of the requirements of R‑1.8 and changes of elevation’’ the R‑1.6 layout is more workable and produces approximately 19 lots. Cross sections included with the submission show a generally flat approach from Canyon Road (about 2 percent slope), a steeper segment (about 10 percent) between the first and second internal streets, and flatter building pads across the remainder of the site.

Much of the public and commission questioning centered on grading and downstream effects. Neighbors and the District 1 chair, Matt Wheelwright, said they were relieved to see the cross sections but remained concerned about where cut slopes and finished grades would sit relative to existing backyards. Resident Gary Carl raised three items: a property boundary overlap he said reduces available acreage, tailwater from the Tenth Canal that drains to the hillside, and wildfire risk on the steeper rear lots.

The applicant and staff said the grading and detailed geotechnical work will be handled with the subdivision approval process that follows a zone change. Staff pointed to a bonding requirement referenced in the staff report to ensure hillside work is completed to city standards. The developer said slopes in the cross sections would generally be reduced to about 2½:1 in buildable areas, that revegetation and landscaping will be included in final plans, and that the project is designed to meet fire access standards using hammerheads where needed so fire apparatus can turn around.

Commissioners pressed the developer on how the finished elevations compare to neighboring yards; the applicant said the finished grade in the new lots would be lower than the adjacent existing backyards in the most directly abutting locations. Staff reiterated that a geotechnical report will be required with subdivision and grading plans and that those documents will be reviewed for slope stability, erosion control and drainage before permits are issued.

The applicant told the commission he intends to build most of the homes and sell them, that streets in the subdivision will be private and therefore will require an HOA for maintenance, and that pressurized irrigation will be rerouted to serve the new lots. Commissioners also discussed haul time and estimates for earthwork; the developer estimated significant dirt haul would take weeks to months using local receival options.

After discussion, the commission made and seconded a motion to recommend approval of the R‑1.8 to R‑1.6 zone map amendment for 2000 North Canyon Road. The motion passed unanimously.

The zone map amendment recommendation will go to the City Council for final action. If the council approves the rezoning, the developer must still submit a subdivision and grading plan, a geotechnical report, and obtain building permits; those documents will include the detailed mitigation measures for slopes, drainage and revegetation noted during the hearing.

Votes at a glance: The Planning Commission recommended approval of the Tyson Reynolds zone map amendment (R‑1.8 to R‑1.6) at 2000 North Canyon Road by unanimous vote; the recommendation will be forwarded to the City Council.","mediaType","Video","parentTitle","Provo City Planning Commission | April 23, 2025","oneSentenceSummary","At its April 23 meeting, the Provo Planning Commission voted unanimously to recommend that the City Council approve a zone map amendment requested by Tyson Reynolds to change 3.84 acres at 2000 North Canyon Road from R‑1.8 to R‑1.6, which would allow subdivision into roughly 19 single‑family lots of about 6,000 square feet each.","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},6262991,"Commission recommends airport‑industrial rezoning and concept plan for flex warehouse at 3185 West 550 South",1048,2174000,3222000,"/Search/View?dp=1&key=3109087-e11444110b20b6891689cdb80c9285f6&start=2174&end=3222","https://assets.pipeline.soar.com/3109087-e11444110b20b6891689cdb80c9285f6/thumbnail_2174000.jpg","/articles/6262991/Utah/Commission-recommends-airportindustrial-rezoning-and-concept-plan-for-flex-warehouse-at-3185-West-550-South","https://secure.pipeline.soar.com/6262991-4fef185a0a4f333604c53cc5f3f9c160/orig.mp4?Expires=1770921498&Signature=Na4NuGCX9uFievH6mF6ZEnO7uw8cvjJq75490KkzLhEZ68NmPZmvP83GcpkEO7Ep1~gwPMgWmTjfix32M~OMBi9rJ8sklRVJOaynHK9yr6ldq9eYvQdcZZemAwJKRzy42IgisjT0xNp5smSyYIgvszAnb8--G45ZtYKU-5w23QW3h7d8x6ThEGOEncEHVqV4RQSgj0SnJTHQDSnh-pgZVaZbiNtpS8xHgZjgHPUYyBysLgsSZ2cq42mAqRQqWSfHGUxuqJXzdNr~72jLyx0gnqCQuAKcPtoJHF-R7FaVh6edmXEUWbGQbsAnZoTwjgFbvCCyjmv5-5ongbWT1czMmg__&Key-Pair-Id=KUT5TJCACFTXG","At its April 23 meeting, the Provo Planning Commission unanimously recommended that the City Council approve a zone map amendment and the concept plan for flex warehouse space proposed by Joel Pilling at 3185 West 550 South.

Planner Aaron Ardmore told the commission the applicant seeks to bring an adjacent parcel into the Airport Industrial (A1) zone so it can be combined with three existing flex buildings and developed with the same product type. Ardmore said neighborhood feedback at the district meeting was positive and that three properties adjacent to the proposed expansion are owned by Provo City, reducing the likelihood of major opposition.

Commissioner Lisa Jensen asked about parking counts; Ardmore said the proposed building footprint will remove about 21 existing stalls, but the overall site would still provide 238 stalls where 179 are required — a net surplus under the city’s parking calculations. The proposal shown in the concept materials includes a new five‑unit flex building immediately adjacent to three existing buildings already in use as small industrial/retail/showroom space.

Joel Pilling, the applicant and local property owner, told commissioners he already owns the three existing buildings and intends the new building to follow the same pattern of tenant mix — small online retailers, light industrial, and limited showroom use. He said existing concerns about grade differences and sightlines will be addressed with a retaining wall and fence, directional lighting will be controlled, and stormwater will be routed to existing detention facilities per city requirements. Pilling said he expects to own at least half of the new building and to have a partner finance the remainder.

No members of the public offered comment on the items. Commissioners discussed the zoning transition and praised the applicant’s site work on the existing buildings, noting the expansion would create a contiguous cluster of airport‑industrial uses rather than a scattered pocket.

The commission moved and seconded separate motions to recommend approval of the zone map amendment and to approve the concept plan; both motions passed unanimously. Both items will proceed to the City Council for final action; if approved, the applicant must submit a final subdivision and project plan application and obtain building permits.","The Planning Commission unanimously recommended approval of a zone map amendment and a concept plan that would expand Joel Pilling’s existing flex‑warehouse complex at 3185 West 550 South into the Airport Industrial (A1) zone; staff said the site will remain over‑parked despite a net loss of 21 stalls.","actionData","errors"]

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Planning commission backs rezoning to allow 19‑lot subdivision at 2000 North Canyon Road

Commission recommends airport‑industrial rezoning and concept plan for flex warehouse at 3185 West 550 South