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Council discusses rezoning request for 100-unit Canyon Road development; sewer capacity and ownership mix remain open
Summary
Councilors questioned a rezoning and conceptual plan that would rezone 2000 North Canyon Road from R-18 to MDR for a proposed 100-unit project. Developer and staff discussed development agreement timing, sewer capacity needs, landscape bonds and options to provide for-for-sale townhouse units in front of rental apartments.
Provo City planners and a developer presented a rezoning request Dec. 17 to change the zone at 2000 North Canyon Road from R-18 to MDR (medium-density residential) to allow construction of a 100-unit multifamily development.
Planner Nancy Robinson told the council the Planning Commission recommended approval of the rezone and concept plan, and that a prior planning-commission action in March authorized grading on slopes over 30 percent for the site. Robinson said the developer had been provided a development-agreement template but had not returned a completed agreement.
Developer Rob Reynolds said he had not finalized the development agreement because the council’s input would shape the list of conditions. He described two design approaches he had discussed with his architect: (1) putting 10–12 townhouse-for-sale units across the front of the site with apartments behind, or (2) making the first building a for-sale condominium product while the rest of the project remains rental apartments. Reynolds said the total proposed project remains about 100 units; with a townhouse front, the rental portion would be reduced accordingly.
Councilors pressed on sewer capacity, parking and hillside stability. Gary Colburn of public works told the council that the existing sewer system can serve the site at the current zoning level but that additional capacity work would be required for higher densities; engineering estimates for full corridor upgrades were discussed and described as multi‑million-dollar work depending on the extent of connections required. Reynolds said he would post a landscape/mitigation bond to ensure slope stabilization and landscaping if approvals are granted and discussed a plan to bring the slope to a 2-to-1 grade with retaining walls as part of later building approvals.
Councilors also debated requiring for-sale units. Several members expressed a policy preference for owner-occupied housing but also questioned whether market conditions and financing would allow a large for-sale product at this location near the university and stadium. “I don't wanna be sitting on a problem for a number of years and not be able to move it,” Councilor George Henley said, noting market uncertainty for a full-conversion to condos. Other councilors suggested a mixed approach with a modest number of townhomes for sale plus apartments to meet rental demand.
Staff said the council could approve the rezoning with a development agreement to lock in developer commitments (parking, sewer improvements, landscaping and other site-specific conditions). Robinson said the development agreement commonly is finalized after a zone-change approval, with the ordinance authorizing the mayor to execute the agreement once negotiated.
