Council approves rezone to Planned Industrial Commercial at 1780 S. State St.; applicant proposes small flex‑industrial project

The Provo City Council on April 22 approved an ordinance rezoning property at 1780 South State Street from Agriculture (A‑15) to Planned Industrial Commercial (PIC). The applicant, developer Dustin Cutler, said the proposed Pronghorn Business Park would include multiple small flex‑style tenant spaces with overhead doors and one drive‑through pad intended for a small food tenant.

Planner Mary Barnes summarized neighborhood concerns and the site plan: residents asked about proximity to the Treehouse Charter School, potential truck traffic, and the need to keep driveway geometry safe; staff said the concept does not include semi‑sized loading docks and that a traffic analysis will be required to evaluate access and queueing for any drive‑throughs. The project includes a north access route intended to concentrate traffic away from the school pickup/drop‑off area.

Public comment at the hearing stressed safety and circulation; the developer said the proposed product is geared to small businesses such as studios or retail and that past projects used overhead doors rather than formal loading docks.

Council action: the ordinance to rezone the subject parcel to PIC passed 7–0.

What’s next: Staff will require a traffic study and coordinate with UDOT for required access adjustments or median treatments if changes to State Street are necessary. The developer said construction would likely take less than a year from ground‑breaking and would be heavy‑equipment intensive for grading and retaining walls for a short period.