The Provo planning commission voted 8-1 on Jan. 14 to approve a concept plan and recommend a zone map amendment for a 4.17-acre mixed-use development proposed at about 1560 South and 1100 West.

Aaron Ardmore presented the staff report: the applicant seeks a commercial-general (CG) node along Lakeview Parkway with a very-low-density-residential (VLDR) pocket to the north, and a concept showing Lot 1 for a larger use (hotel or gas and convenience) and Lot 2 for several small retail/service buildings. Staff said the proposal aligns with the general plans objective to provide neighborhood services on the West Side and would streamline entitlements for prospective operators.

Lakewood neighborhood representative Brooke Barnes said residents largely liked the idea of more neighborhood services (many named a gas station as desirable) but raised concerns about cramming multiple buildings onto a relatively small lot, potential crime concerns tied to a gas station, and the absence or unclear status of a traffic study. Staff and public-works representatives said a traffic signal at 1100 West and Lakeview Parkway is in the transportation master plan and would be installed when traffic warrants are met; project-plan applications would trigger specific traffic studies.

Commissioners debated whether the concept constituted true mixed-use (vertical mixing within buildings) or horizontal mixed use (separate commercial pads and adjacent residences). Some members worried the layout turned its back on Lakeview Parkway and produced segregated uses with large surface parking areas; others said the parcel size makes vertical mixing impractical and that the application provides a pragmatic first step to bring services to the West Side.

Commissioner Lisa Jensen proposed a recommendation that the council consider adjusting the VLDR boundary slightly so it aligns with neighboring residential parcel lines (to avoid creating a small, isolated two-unit pocket that might become an undesirable buffer). A straw poll indicated limited support for that adjustment among commissioners; staff said the commission could forward the recommendation to council alongside approvals.

The planning commission approved the concept plan (item 3) and recommended the zone map amendment (item 4) by 8-1 votes. The dissenting vote favored more contiguous commercial rather than the VLDR pocket. Staff noted that project-plan review will provide opportunities to refine traffic access, parking counts and pedestrian connections.