Planning commission recommends limiting certain uses within 500 feet of North Main to improve walkability

SPRINGVILLE, Utah — On May 27, 2025, the Springville Planning Commission voted to recommend to the City Council an amendment to Springville City Code Title 11, Chapter 4, Article 301 (the land-use matrix) to prohibit certain uses within 500 feet of Main Street (Highway 89) between 400 North and 1060 North.

Carla Wiese, city long-range planning and economic development staff, said the change is a targeted step to preserve future design goals for the North Main corridor while the city completes a general plan and a zoning overhaul. "We wanted to for the time being, put certain uses that would not be allowed within 500 feet of Main Street. It's just kind of a stop gap measure to prevent that until ... we get to the general plan rewrite," Wiese said.

Wiese said staff have received repeated inquiries from prospective buyers and businesses for parcels on the north end of Main Street — including a frequently discussed property at 1001 North Main, the Maurer house next to the Subway — with interest in used-car lots and auto repair shops. The proposed amendment would not force existing, legal nonconforming uses to close, Wiese said, but would prevent expansion of those uses in the affected stretch. "Once we change the zone they're considered legal nonconforming uses. So they can continue in that ... they just are not allowed to expand," she said.

Commission discussion clarified that the change is not a moratorium. Wiese explained a moratorium has a six-month statutory limit; the proposed code change is a permanent amendment until the council or future code revisions change it again. Staff estimated "about 4 or 5" property owners would be affected by the prohibition in the specified stretch.

Commissioners asked about the timeline for a broader zoning overhaul; staff said the zoning rewrite connected to the general plan is expected in the first quarter of 2026. A commissioner summarized the approach as creating opportunities for more diverse street-facing businesses and better design standards rather than removing all commercial activity. One commissioner said they appreciated the proactive approach.

A motion to recommend approval of the amendment "to prohibit certain uses within 500 feet of Main Street, Highway 89 from 400 North to 1060 North" was made and seconded; the commission voted "Aye" and the recommendation passed. The transcript does not include a roll-call tally. The recommendation will be forwarded to the City Council for final action.