The Provo City Planning Commission on Jan. 14 recommended that City Council rezone about 39 acres within a quarter-mile of the 2230 North UVX station to match the adopted station-area future land-use map and concentrate greater density closest to the transit stop.

Planner Jessica Namik told the commission the station-area plans began in 2023, were certified by the state and adopted by the council, and that the rezones would align parcel zoning with the future land-use map. She said the proposal would rezone the Walmart area to SC-3 (regional commercial) and transition to MDR, LDR and VLDR moving away from the station to better integrate with surrounding neighborhoods.

The rezoning is meant to support more housing near transit and provide staged intensity: staff clarified the density bands used for the station-area plan as 30 units per acre for medium density (MDR), about 12 units per acre for low density (LDR) and about 7 units per acre for very low density (VLDR). Jessica Namik said existing uses would be grandfathered as nonconforming and that the change would not force immediate redevelopment; redevelopment would follow new-zone standards as properties come forward.

Neighborhood representatives and residents raised traffic and open-space concerns at public comment. Elizabeth (Beth) Hettingren, speaking for the Northwest Neighborhood District, said residents were worried denser housing near University Parkway would exacerbate congestion and asked for a thorough traffic impact analysis and more on-site or required green space, playgrounds and walking paths. Eric Chase, a neighborhood board member who spoke for himself, said the proposed changes largely reflect existing built form and expressed support for improved connectivity to the Walmart area.

Commissioners and staff noted that project-level traffic studies are required at the project-plan stage when an applicant pursues redevelopment, and that amenity/open-space minimums vary by zone (MDR open-space requirement cited at about 10% of gross building area; LDR/VLDR open-space requirements cited at about 20% of lot area). Commissioners also discussed potential TOD-focused incentive overlays (transit passes, bike parking, cut-through pedestrian connections and density bonuses tied to amenity points) and agreed a recommendation could be forwarded to council.

Commissioner Lisa Jensen moved that the planning commission recommend approval of the rezones to the municipal council, with the caveat that staff and council re-evaluate zone boundaries to avoid placing lines through the center of streets. The motion passed unanimously.

The commissions recommendation will be transmitted to the municipal council for final action; staff noted additional station-area rezonings will come forward in future phases of the plan implementation.