Planning commission backs mixed‑use proposal at S. Sierra Vista Way, recommends GP and zoning changes and approves concept with conditions

The Provo City Planning Commission recommended approval of a large mixed‑use redevelopment at the city’s southeastern edge and approved the concept plan with conditions tied to pedestrian access, industrial buffering and State Street frontage.

The applicant, represented by Adam Osler of Clyde Companies, proposed a 21.6‑acre mixed‑use development at approximately 3657 South Sierra Vista Way that would replace a portion of land currently designated industrial with mixed‑use. The concept includes about 90 condominiums, 168 townhomes and roughly 10,000 square feet of commercial space across the Provo–Springville boundary. Staff described the requests as a general plan map amendment (industrial → mixed use), a zone map amendment (PIC → MDR and CG), and a concept plan approval.

Staff and the applicant highlighted several technical issues that require later resolution: coordination with UDOT for access, an interlocal tax‑sharing framework with Springville, interpretation of the South State Street design corridor (which requires buildings within 100 feet to meet a 10–20 foot frontage standard intended to improve walkability), undergrounding an overhead power line where feasible, and environmental/remediation due diligence on historically industrial parcels.

The developer described programmatic commitments and site features to address public concerns. Adam Osler said the project would include extensive open space (the presentation described ~43% open/park space), an art walk, a seasonal outdoor ice rink that converts to summer programming, three pocket parks, and interior pedestrian connections intended to pull activity off State Street and into a central retail core. Eric Langvart, the project’s landscape/land planner, said bicycle parking and low‑water landscaping are planned and the team is designing multiple pedestrian access points. On occupancy commitments, Osler said Clyde will include a two‑year deed restriction on owner‑occupancy for each housing unit and an HOA cap limiting rentals to 25% of units.

Commissioners raised several substantive questions. Some members worried about proximity to existing industrial uses and whether the residential parcels would be disconnected from Provo’s existing neighborhoods, effectively orienting new residents toward Springville services. Others pressed staff and the developer on the South State Street design corridor applicability, on pedestrian crossings at Mountain Vista Parkway, on transit access and bus stops, and on remediation of prior industrial uses. The developer said parking exceeds residential minimums (659 proposed vs. 582 required for the residential component) and proposed 146 stalls for retail (versus a 94‑stall requirement); staff confirmed those counts in the concept plan review.

Motions and votes: the commission voted 5–1 to recommend approval of the general plan amendment, 4–2 to recommend approval of the zone map amendment to City Council, and 6–0 to approve the concept plan contingent on the council approving the associated plan and zone changes. The concept approval included conditions: (1) further definition and demonstration of a cohesive non‑driver (pedestrian/bike/transit) experience and crossings at Mountain Vista Parkway; (2) intentional buffering and transition standards between new residential and adjacent industrial parcels; (3) adjustments to the State Street corner/parking configuration so the project meets the corridor’s intent; (4) study and consideration of a shared‑use path on State Street; and (5) defined bus stop locations and transit accommodations.

The commission asked staff to forward the record and recommendations to City Council and encouraged the developer and staff to continue coordination with Springville, UDOT and the city’s transportation and public works divisions as the project proceeds to a project plan submittal.