Planning commission recommends rezoning and approves concept plan for airport‑industrial flex campus near Provo River

The Provo City Planning Commission voted to forward a positive recommendation to the Provo Municipal Council for a zone map amendment from A-1-10 (agricultural) to AI (Airport Industrial) for parcels near West Center Street and to approve a related concept plan for a flex industrial campus in the Fort Utah neighborhood.

Staff presented the request as a reappearance of an earlier entitlement for the site; most of the larger area to the west already holds AI zoning. The proposal combines three properties (one city‑owned) into an overall project that envisions three warehouse/flex buildings and a public trail and open space amenity along the river. Aaron Moore said the concept includes public access easements for a trail circling the property and additional open space against the river; specific site plans, elevations, and detailed landscaping will be reviewed at project‑plan stage.

Commissioners and staff focused discussion on preserving riverfront access and the condition of trees along the Provo River’s south bank. Public commenters — including neighborhood chair Andrew Terry and multiple residents — urged more substantial buffers, better tree preservation or replacement, and stronger commitments to preserve trail access and shade. Several residents described the existing trees as important habitat and shade for trail users; others who farm or live on the parcel said many of those trees are cottonwoods with maintenance issues and that property owners have liability constraints along the riverbank.

Applicant Eric Jurgensen (applicant representative) told commissioners he has a signed tenant for the largest building (300,000 square feet) — Wasatch Product Development (a Nu Skin company) — and intends to build the first two buildings in the near term and the third building later. City staff said the concept plan shows roughly 580,000 square feet of potential flex/warehouse space across the site as a planning‑level estimate; final building sizes and parking demands will be reviewed at project plan and are subject to the zone and development agreement.

After public comment, the commission voted unanimously to forward a favorable recommendation to the Municipal Council for the zone map amendment with conditions that: a development agreement be recorded to guarantee the riverfront amenities and public access easements; the city surplus and sale of parcel 21297 be approved; and the developer complete purchase of the surplus parcel. Separately, the commission approved the concept plan (item 3) unanimously. Commissioners emphasized that specific site design (including setbacks, landscape planting, lighting, and parking) will be addressed at project‑plan review and through the development agreement.

City staff and commissioners noted that the Provo River and Lakeshore Plan is a guiding, visionary document rather than a code‑level regulation, but that the Center Street design corridor and the development agreement will create enforceable design obligations (setbacks, higher tree/shrub counts and frontage landscaping) at the project‑plan stage. David Day of Public Works said a 40‑foot easement is typical along the river in this area, and commissioners asked that the development agreement and project plan give careful attention to: native/long‑lived plantings along the river, preserving recreational access, minimizing visual impacts from Center Street with required street‑front landscaping, and addressing lighting and security in a way that does not degrade trail use.

The commission’s recommendation and approval do not themselves permit construction; the developer must complete the development agreement, finalize purchase of the surplus city parcel, and return with project‑plan submissions that will include detailed parking counts, landscape plans, lighting and stormwater design for staff and commission review.