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Planning Commission Recommends Rezoning of 1600 South Parcel to Highway Commercial
Summary
The Springville Planning Commission recommended changing a 4–4.6 acre parcel at Wallace Drive and 1600 South from Neighborhood Commercial to Highway Commercial after staff and the development review committee found the site’s changed access and surrounding uses make HC more appropriate.
The Springville City Planning Commission voted to recommend that the City Council amend the official zone map to change a parcel at the northwest corner of Wallace Drive and 1600 South from NC (Neighborhood Commercial) to HC (Highway Commercial). The motion, moved by the chair and seconded by another commissioner, passed by voice vote.
Staff said the site, now just south of Kelvin Grove Park, was zoned Neighborhood Commercial in 2003 when the area was less developed; subsequent construction — including a new interchange and a substation — and a loss of through-frontage created by the 1600 South project have altered the parcel’s development potential. Planner Carla told commissioners the development review committee reviewed the rezone request and raised no red flags, recommending HC because it is now more compatible with surrounding retail and industrial uses.
The applicant’s representative, Tim Simonson of Colliers, told the commission the owners had commissioned a wetland study showing the wetlands there are non‑jurisdictional and described potential “quasi-retail” tenants such as a plumbing supply store and an electrical supply store; he also said a climbing gym had submitted a letter of intent.
Commissioners asked about differences between NC and HC zoning (staff noted NC emphasizes neighborhood-serving, walkable businesses while HC allows higher-intensity uses and taller buildings). Staff explained the parcel has roughly 4–4.6 acres and now has only one public access from Wallace Drive because of the overpass alignment, which reduces potential for a linear neighborhood strip center and makes HC a better fit for the expected building types.
With no public testimony offered during the rezone hearing, the commission moved to recommend approval. The recommendation will be forwarded to the City Council for consideration; staff noted the usual next steps would include council review, any required public hearings and, if council approves, subsequent zoning and site-plan review at the staff level.
The applicant’s representative: “We think this makes a lot of sense to make this change just because the uses have changed because of the roadway changes,” and staff noted the development review committee “felt that HC made sense.”
