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Planning commission backs ProSteel office expansion, recommends M-1 rezone on State Street
Summary
Provo's planning commission approved a concept plan and unanimously recommended rezoning a parcel at 1400 South State Street from R1-10 to M1 to allow an office/showroom expansion for ProSteel, a long-standing local manufacturer.
The Provo City Planning Commission on July 9 approved a concept plan and recommended the municipal council approve a rezoning from R1-10 (single-family residential) to M1 (light manufacturing) for ProSteel's proposed office expansion at 1400 South State Street in the Spring Creek neighborhood.
Planning staff recapped the site's history: the business has operated on the property since the 1940s, and the corridor's zoning has changed over time. Staff said the requested M1 designation would allow ProSteel to expand its office and showroom space adjacent to existing manufacturing use without intensifying industrial operations.
Nicole Anderson, representing the applicant, described the proposed building as a new office/showroom with a main-floor showroom and a second floor containing offices. "ProSteel has been in Provo for almost 50 or a little over 50 years now...they add a lot of value to Provo City," Anderson said. Greg Clements of the ProSteel team said the existing manufacturing facility has sufficient capacity for current and near-term production needs and the office addition would not substantially increase manufacturing intensity.
Public comment included a district resident who said the bus-stop and bus yard in the area currently look out of place next to residences and that the expanded office might appear visually different from the adjacent housing. Commissioners discussed the site's history, noted the expansion would improve the State Street frontage with landscaping and required frontage improvements, and concluded the office expansion is compatible with the long-standing manufacturing use.
Action: The commission approved the concept plan and recommended the municipal council rezone the property to M1; both votes were unanimous. Staff noted the applicant will work with UDOT on required frontage improvements along State Street and must meet current landscaping and frontage standards when developing the site.
Next steps: The rezoning will be forwarded to the municipal council for final action. If the council approves the rezone, the applicant will proceed with architectural drawings, final site plans, and building permits.
