Planning commission recommends 150-unit townhome project near Lakeview Parkway with conditions tied to Walmart build-out

The Provo City Planning Commission on Oct. 22 recommended approval, by 5–2 votes on each item, of three related applications from developer James (Jamie) Chapman and Folger Pratt: a general-plan map amendment, a zone map amendment from FC-3 (Freeway Commercial 3) to LDR (Low-Density Residential), and project-plan approval for a 150-unit townhome community on roughly 12.56 acres near 1870 South 500 West.

Aaron Ardmore, planning staff, told commissioners the project is an unusually detailed submittal at the project-plan stage and that the parcel has a history of prior applications, most recently a site plan tied to a large retail pad (a Walmart). Ardmore said staff supports the three applications provided several conditions are met to mitigate the risk that approving residential would remove commercially valuable land if the adjacent commercial site fails to proceed.

Why staff recommended conditions: Ardmore highlighted that the townhome plan is intended to function as a buffer between a large commercial pad and an existing single-family neighborhood. However, he warned that if the adjacent commercial development (the Walmart site and associated pads) does not move forward the city could lose prime commercial land. As a result staff recommended conditions to ensure the commercial site advances before residential approvals proceed.

Project highlights - Site and proposal: approximately 12.56 acres; proposed 150 townhome units in a range of 2-story townhome models; internal sidewalks, clubhouse, dog parks, playgrounds and a pickleball court were shown in project materials. - Floodplain and grading: the applicant said the site sits roughly 4 to 5 feet below the floodplain and will require substantial fill—an applicant estimate referenced more than 300,000 cubic yards of fill to bring the site to grade—plus road and infrastructure improvements that the retail developer and owner will undertake. - Parking and structure: the applicant told commissioners the plan provides roughly 49–50 stalls more than the city minimum for the proposed units; a combination of surface parking and on-street parking within the development is proposed. - Ownership model: Folger Pratt’s Jamie Chapman said the development would be a single-owner, build-to-rent community; he told the commission there would be no homeowners association and the owner would maintain the amenities. Chapman said for-sale townhomes would not fit the project’s financial model.

Public and neighborhood input - Brooke Barnes, Lakewood Neighborhood representative, said neighbors generally supported preserving and improving the northerly trail and expressed mixed feelings about the number of rental units and whether the homes should be for sale; she also asked about signalization at the main entry.

Commissioner concerns and conditions Commission discussion centered on three recurring concerns: (1) loss of highway-interchange-oriented commercial land if the Walmart or other retail pads do not proceed; (2) parking and circulation, including whether secondary streets would accommodate on-street parking; and (3) whether some portion of units should be for sale rather than all rentals.

- Staff-recommended conditions captured in the motion (and reflected in the vote): require resolution of remaining CRC (technical) comments prior to building permit application; require a recorded subdivision/plat prior to building permits; and a development agreement or condition (as stated by the commission) that the adjacent Walmart project begin construction before the ordinance adopting the rezones becomes final. Commissioners also asked staff and the developer to continue working on pedestrian connectivity and trail improvements.

Votes and actions - Item 2 (general-plan amendment for 12.56 acres): Recommendation to City Council approved 5–2. - Item 3 (zone map amendment FC-3 to LDR): Recommendation to City Council approved 5–2. - Item 4 (project plan approval for 150-unit townhome community): Approved 5–2 with the staff conditions noted above.

Attribution and applicant response Jamie Chapman of Folger Pratt said the townhome product is aimed at renters who want a house-like living arrangement (families, downsizers and young professionals) and that the owner expects active property management. Chapman emphasized that the grading, infrastructure and signal work tied to the larger site are substantial investments that make the residential project feasible and that Walmart’s design team was actively addressing staff comments.

Provenance: Staff read in items 2–4 at the start of the hearing; applicant presentation, public comment from neighborhood representatives and commission deliberation followed before the motions and votes.