Southwest Neighborhood Plan TABLE OF CONTENTS
01 INTRODUCTION 01
02 EXISTING CHARACTERISTICS 08
03 FUTURE LAND USE 24
04 URBAN DESIGN 42
05 TRANSPORTATION 46
06 IMPLEMENTATION STRATEGIES 50
Southwest Neighborhood Plan
Produced 2015 - 2016 07 PLAN RECOMMENDATION 54 Provo Community Development Director - Gary McGinn Asst. Director - Bill Peperone Planning Supervisor - Brian Maxfield
Staff Planner Planner 01 INTRODUCTION
The Southwest Area Plan is a product of Community Development staff and a local citizen advisory panel working together to envision the best possibilities for the area’s future. Developed under a mandate established by Provo City’s Vision 2030 document, Provo’s neighborhood plans are adopted as supplements to the City’s General Plan, and intended to more closely address how the adopted goals and policies of the General Plan can be implemented in an effective and timely manner.
Because of common development issues, four of the City’s designated neighborhoods are included within the Southwest Area Plan: Fort Utah, Provo Bay, Sunset, and Lakewood. Through examining all four neighborhoods together, the Plan is able to examine and address common development and growth issues, allowing a more unified direction in planning for the future housing, shopping, transporation, open space, and utility needs of the citizens and businesses in this area of Provo.
The Plan examines a number of possible development scenarios in consideration of impacts and situations particular to the area as a whole, as well as to smaller, more unique situations within each neighborhood. For the most part, the Plan maintains and reinforces the direction of the current General Plan. However, the Plan also identifies particular issues which need to be addressed before determining a solid course of implementation. Among these issues are new FEMA regulations related to the flood plain elevation of Utah Lake; determining the City’s desire to reserve areas for agricultural preservation; the need and cost of creating of a regional sports complex and extended trail system; and the residential density sufficient to meet Provo’s housing needs and to support a neighborhood commercial center.
A. BACKGROUND / HISTORY
From the time Mormon pioneers first settled Provo in 1849, the southwest area of the city has served as a productive agricultural and grazing area. For 100 years, the area was dotted with dairy farms, orchards, grain fields and vegetable farms which supplied an abundance of food for Provo and the surrounding region. Intrusions were limited principally to the bathing and boating resorts located along the edge of Utah Lake.
The first real change to the area began in the late 1930’s when close to 900 acres were utilized for the relocation of the Provo Municipal Airpot from the East Bay area to its current location at the edge of Utah Lake. During 1942- 43, the area’s first residential subdivision was developed, almost doubling the
01 01 INTRODUCTION Southwest Neighborhood Plan
area’s 1940 population. Over the next 75 years, residential gowth continued in various surges until, today, there are over 2,500 housing units. Agricultural production still Following an initial kickoff meeting in remains, although now the land is principally used as grazing and pasture land for cattle. October 2014, an advisory committee was formed to assist the Community Development staff in the creation of the Plan. The committee volunteers B. NEED AND PURPOSE included each neighborhood chair, local property and business owners, Based on current trends, recent construction, and future population projections for and owners or representatives of the region and especially Provo City, the Southwest Area is on the cusp of dynamic several large properties. Meeting growth. Even after excluding wetlands, flood prone areas and other sensitive lands, the regularly, the committee reviewed area contains almost 1,600 acres (2.5 square miles) of land which could be considered exisiting documents and plans, and available for future development. With completion of the Lakeview Parkway, the identified a number of objectives to be increased use of the Provo Municipal Airport, and the continued increase in housing addressed. Those objectives included needs and related service demands, these dynamic changes can easily be expected to the need to: occur within the next decade. »» Examine the current Goals and Polices »» Examine and understand the The Provo City General Plan, the City’s Vision of the Provo City General Plan, the marketing needs of retail users in 2030 document, as well as several other General Plan - Southwest Area City’s Vision 2030 Document, and identifying existing and potential adopted master plans have established goals 11. A master plan should be developed other adopted plans and documents commercial sites. and policies to direct this future growth, for the Southwest Area. related to the Southwest Area; in the best manner possible to benefit the »» Examine the means to create an neighborhood, the adjoining areas, and the City as a whole. However, because the »» Understand the City’s, the identifiable center for the southwest various goals and policies exist, does not mean they are fully coordinated, up to date, nor Southwest Area’s, and the individual community which might provide provide the best means toward accomplishing their purpose. neighborhood land use needs attractive and exciting places for and desires, especially relating to residents to interact; The Southwest Neighborhood Plan is intended to more closely examine the adopted residential, commercial, and open goals and polices as they directly pertain to the included neighborhoods and the space uses; »» Identify and examine the availability southwest area as a whole. This includes an analysis of which goals have been met, which and means of providing the necessary goals remain to be realized, which goals may need to be revised, and what additional »» Identify and examine development utility services for the desired land policies and goals may be needed. Where considered necessary, new policies are restrictions including the Utah Lake uses; presented for consideration along with development scenarios relating to the existing flood plain, wetlands, and airport »» Examine the need for a coodinated and proposed policies. constraints; and strong ‘branding’ of the area and Examining the options for future development and finalizing a further course of action »» Identify and examine land available for ways in which it can be used to create presents an exciting opportunity as well as a serious responsibility for the City and its development and the best locations a true sense of place for the area. residents. The intended result of the Plan is that it will provide a more detailed basis for desired land uses in conjunction »» Promote an atmosphere that will and direction for future development. And, that through its use, the Plan will serve as with the proposed transportation encourage quality businesses and a valuable and effective land use planning tool available to elected officials, city staff, network; housing throughout the area. citizens and the business community. »» Examine the means to create attractive and successful business »» Develop an appropriate parks in the two areas designated for implementation strategy to measure C. SCOPE AND METHODOLOGY airport related uses. and realize desired results.
The Southwest Neighborhood Plan is a mid-range plan, adopted as a supplement to the Provo City General Plan. The Plan encompasses four of the City’s designated neighborhoods: Fort Utah, Provo Bay, Sunset, and Lakewood. It is one of several “combined neighborhood plans” undertaken by the City in cases where several individual neighborhoods share many characteristics, and where future development is anticipated to affect all of the individual neighborhoods almost equally.
02 03 01 INTRODUCTION Southwest Neighborhood Plan
D. SUMMARY OF EXISITING PLANS »» Protect exisitng owner-occupied »» Establish a recreational beach near the housing and neighborhoods and Utah Lake boat harbor (Goal 3.5) encourage an increased percentage of The following adopted plans were reviewed and considered in the creation of the »» Recognize that Utah Lake is a focal Southwest Area Plan. owner-occupied or long-term residency housing in Provo neighborhoods (Goal point of local natural resources sytems 2.1) that contribute to the environmental PROVO CITY GENERAL PLAN health, economic prosperity, and »» Identify opportunities for neighborhood quality of life of area residents and The General Plan is a State mandated document intended to provide a “comprehensive amenities in established neighborhoods visitors. Through collaborative and long range general plan for: (a) present and future needs of the municipality; and, (Goal 2.2) restoration, protection, and sustainable- (b) growth and development of all or any part of the land within the municipality.” At a use efforts, the lake and its miltiple-use minimum, the plan is required to include a land use element; a transporation and traffic »» Prioritize areas within the city for amenities are fully recognized, enjoyed, circulation element; and a moderate income housing element. Additionally, the plan may economic development (Goal 2.4) and protected for current and future include other various elements addressing such issues as the environment; public services generations (Goal 4.5) and facilities; historic preservation; redevelopment; economic development; parks and »» Establish a system of attractive parks recreation; and any other element deemed appropriate. and recreational facilities that will »» Maximize our airport for business and provide a complete range of activities recreational traffic (Goal 9.6) Although zoning regulations have existed in Provo since around 1925, the City’s first true for all age groups (Goal 3.1) General Plan wasn’t adopted until 1968. Subsequent General Plans were approved in 1977 »» Create walkable areas throughout and 1997, with a comprehensive update to the 1997 Plan occurring in 2004. Since the »» Augment the Provo City General Plan the city. Walkable areas should be 2004 update, amendments have generally only been adopted in relation to submitted for pedestrian paths, trails, and on- attractive, providing adequate lighting, requests. The General Plan has established goals and policies for the Southwest Area* street bikeways, including multi-use a sense of safety, appropriate crossings, as well as more specific guidelines for each of the four included neighborhoods. Those trails for pedestrians, equestrian, and and social nodes (Goal 12.4) goals and polices are listed in the Section “Area Characteristics” while the neighborhood motorized vehicles... (Goal 3.2) specific guidelines are listed under the listed characteristics of each neighborhood. »» Provide street connections from Provo »» Examine the possiblities to relocate the Municipal Airpot to the inter-modal hub East Bay Golf Course ... (Goal 3.4) and the I-15 freeway (Goal 12.6) VISION 2030 In 2010, Provo City worked with a broad group of citizens to develop an aspirational Community Vision Statement that would provide guidance on TRANSPORTATION MASTER PLAN what Provo City should be by the year 2030. The intent of the process was to provide consistent The Provo City Transportaiton Master Plan (TMP) was long-term direction to municipal decision-making adopted in September 2011. It’s stated purpose is to in areas not typically addressed by a general plan “ensure that a coordinated, master planned effort is or other tools used in Provo’s strategic planning. undertaken to plan for the transportaion needs of the The goals and objectives conveyed through Vision city given the current and future land use planning.” 2030 are meant to be measurable and achievable The TMP identifies a functional classification system within a 20-year period. Some of the applicable fo rhte roadway system within the city and establishes goals within Vision 2030 document relating to the standard street coss-sections as it is related to Southwest Neighborhood Plan include: vehicular traffic volumes that were taken as part of the study. Discussion of elements of the Transporation »» improve neighborhood longterm residency by creating Master Plan which affect the Southwest area are interconnectivity (Goal 1.1) healthy and balanced neighborhoods further discussed under the Seciton “Transportation.” for schools, businesses, religious »» Capitalize on local natural resources congregations, and community and neighborhood amenities (Goal 1.2) organizations (Goal 1.5) BICYCLE MASTER PLAN In early 2014, the Provo City Municipal Council »» Help neighborhoods establish their own »» Maintain and improve the physical approved the Bicycle Plan as an appendage to the identity and sense of place (Goal 1.3) appearance and beauty of Transporation Master Plan. It is included as Section 10 neighborhoods (Goal 1.6) »» Encourage owner occupancy or of the current Transportation Master Plan.
04 05 01 INTRODUCTION Southwest Neighborhood Plan
AIRPORT MASTER PLAN UTAH LAKE MASTER PLAN The Provo Municipal Airport Master Plan, adopted in December of 2000, provides the The Utah Lake Master Plan was adopted in June equivalant of a neighbohood plan for lands within the airport boundaries. The plan 2009 by the Utah Lake Commission, an organization examines the 20-year needs of the airport, as well as possible land use conflicts with made up of representatives from the neighboring adjoining properties, especially in relation to Approach Zones and Runway Protection municipalities, Utah County, the Department of Zones. Major improvements anticpated through the Airport Master Plan include runway Natural Resources, and other agencies of the State of and taxiway improvements, and possibly Utah. The objectives and purposes of the Utah Lake the construction of a new terminal building Commission are summarized as: and commercial service apron. Among items identified in the plan are: »» Encourage and promote multiple uses of the lake
»» The location for a future airport »» Foster communication and coordination between passenger terminal toward the Commission members southeast corner of the airport. »» Promote resource utilization and protection »» The strong need to protect and preserve »» Maintain and develop recreation access areas north and east of the airport for airport related activities. »» Monitor and promote responsible economic development
PARKS AND RECREATION MASTER PLAN The Parks and Recreation Master Plan was adopted in December of 2013. Key priorties listed in the report are based on: Maintaining What We Have; Improving What We Have; and Developing New Opportunities. Projects identified under opportunites, all of which could pertain to the Southwest area of the City, are as follows:
»»Trails that improve connectivity to and around the city; »»Improving the distribution of parks to accommodate areas of residential growth and increased density;
»»Developing an additional regional park and/or sports complex with broad age and activity appeal;
»»Developing access to the Provo River and improved recreational features. within the river
»»Develop new types of parks that serve unique needs (i.e. universal playground, dog park, etc.
»»Developing more non-traditional sports and recreational opportunities;
06 07 EXISTING Southwest Neighborhood Plan 02 CHARACTERISTICS
The Southwest Area is defined by easily recognized boundaries: The I-15 Freeway on the east; Utah Lake on the south and west; and the Provo River on the north. The area makes up almost [ ] percent of the cities buildable land area, and includes [ ] percent of Provo City’s population.
For close to one-hundred years following the initial settlement of Provo in 1849, the Southwest Area remained almost exclusively agricultural in nature. Much was due to the productive nature of the land and the clustered farm-village pattern common to Mormon settlements. However, other reasons included deterants to residential development such as the lack of utilities, periodic flooding, the high water table, and even the barrier of the railroad tracks separating the area from the main city grid.
The first non-agricultural intrusion began in the late 1930’s with the construction of the airport on the edge of Utah Lake. It was soon followed in 1942, by the area’s first residential subdivision. Over the next seventy-five years, the area has grown to a populaton of approximatley [ ] and over [ ] housing units. At the same time, the variety and intensity of agricultural production began to decline. Today, the farming is generally limited to hay, small A. DEMOGRAPHICS grains, and grazing. At the time of the 1940 Census, there were approximatley [75] residential units located The following sections detail the general characteristics of the Southwest Area in terms of in the Southwest Area, with the residences generally fronting along the established demographics, physical features, land use, and transporation. More detailed descriptions are roadways and lanes. The homes were often grouped in clusters and mostly occupied by given in each of the individual neighborhood sections. various members of the family associated with the adjacent farm.
At the time of the U.S. Census in 2010, the area contained 9,149 people in 2,533 housing units. Those numbers represent, 8.13 percent of the city’s population and 7.63 percent of the city’s housing units. The following table gives selected 2010 housing and population data by neighborhood.
»» Southwest area - 3,138 housing units »» Lakeview Units - 1,139 housing units »» Total estimated population - 13,859 (based on 3.24 pph)
»» Single-family »» Assisted Living centers (senior and disabled persons) »» Some existing apartments »» Commercial (Center Street & Geneva Road corridors)
08 09 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
B. PHYSICAL FEATURES local leaders pushed for construction of a new boating facility to replace the defunct The Southwest Area’s topography is relatively flat, with the rise being around 35 feet over Provona Resort. Construction help was a distance of about 2.3 miles as measured from the Utah Lake shoreline to the northeast received from the Civilian Conservation corner of the planning area. Corps, but the facility was not able to be completed until after World War II. The lowest elevation is about 4488 feet above sea level while the highest point is approximatley 4530 feet above sea level. However, even with the new boat harbor, accumulated pollution added a further The most prominant physical features of the area are the following: hinderance to use of the lake. Following years of extensive cleanup efforts, the State of Utah made a strong investment in the UTAH LAKE lake’s recreational future when it created Utah Lake is one of the largest freshwater lakes in the Western United States and is Utah Lake State Park in 1967. The park, popular for water sports and fishing. When considered full at a surface elevation of 4,489 centered on the Provo Boat Harbor, greatly feet above sea level, the lake covers about 96,000 acres. But, the lake is also relatively improved the existing boating, picinicing and camping facilities and even included an shallow, with its deepest point being only 14 feet and its average depth being only 9 feet. outdoor ice skating rink. The rink was removed in the 1980’s, but the park has continued to see heavy use during the summer months. The water level of the lake is greatly dependent on runnoff from melting winter snow, causing the highest lake levels to most often occur in the spring. However, with about one-third of the lake’s volume lost to evaporation each year and the greater part of the THE PROVO RIVER lake having a very gradual sloping shoreline, high water and low water times can move The Provo River forms the northern the lake’s shoreline considerably between its spring and fall levels. boundary of the Southwest Neighbood Plan.
Since 2004, development of Utah Lake and its resources has been assigned to the Utah Much of the volume is reduced from Lake Commission, a State autorized body made up of representatives from various local upstream usage. governments and State agencies. The summarized purposes of the Commission are to:
»» Encourage and promote multiple uses »» Promote resource utilization and of the lake; protection; Maintain and develop recreation access; and, »» Foster communication and coordination between Commission members; »» Monitor and promote responsible economic development
PROVO BOAT HARBOR / UTAH LAKE STATE PARK PROVO MUNICIPAL AIRPORT In the late 1800s, commercial resorts The Provo Municipal Airport, located on with beaches, bathhouses, boat the shore of Utah Lake, is the largest and docks and other amenities began most significant man-made feature within to appear along the shorelines of the southwest area. Designated a general the lake. However, for almost all the aviation airport, it accommodates all lake resorts, their demise occurred segments of the aviation industry including through a combination of the Great general aviation, air carrier/air taxi, air cargo, Depression and a prolonged drought military, corporate, emergency, medical and which made the lake too shallow agricultural users. Currently, Allegiant Air for most boats. In the late 1930’s provides commercial flights between Provo construction began on the Deer and the Phoenix/Mesa Gateway Airport Creek Dam and Reservoir which, (AZA), the Los Angeles International Airport being upstream on the Provo River, (LAX) and Oakland International Airport allowed better control of the lake’s fluctuating water levels. Around the same time, (OAK). It is the second busiest public airport 10 11 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
in Utah by aircraft movements, with 172,000 aircraft operations in the year ending May New open space areas on west side of Lakeview Parkway. 2007. The airport maintains two active runways with one future runway proposed. The Provo City Parks and Recreation Master Plan presents Key Recommendations and Certain lands next to the airport have been restricted to non-residential uses and other Priorities for the City to pursue regarding its parks, trails, and open space areas. Besides uses which might otherwise constrain or impact the use of the airport. The airport’s the maintenance and improvment of existing parks, those recommendations and effect on adjacent properties is discussed further under restraints to development within priorities include areas for future trail development. Those related to the Southwest Area the section “Future Land Use.” include:
»» Airport Dike Trail / Develop a trailhead »» Provo River Equestrian Trail / Develop PUBLIC FACILITIES with kiosk and information regrding and maintain equestrian access to this Public facilites in the Southwest Area distances and possible wildlife natural-surface trail include Fire Station #4, and two interpretation. »» Provo River Parkway Trail / Further elementary schools: Sunset and Amelia »» Center Street Conector Trail / develop the capacity of this trail, Erhart. A new Sunset Elementary Continue development west to Utah resurface, widen, and develop lighting building is currently under construction Lake. systems along areas of the route to directly south of the exisitng school. It is enhance safety. scheduled to open in Fall 2016. »» Lakeview Parkway Trail / Develop a pathway in coordination with the Engineering Department and UDOT.
C. EXISTING LAND USE
RESIDENTIAL DEVELOPMENT As stated previously, up until the early 1940’s, the southwest area was almost exclusively agricultural in nature. The limited number of dwellings were spread along the main roadways, and were mostly farm homes, directly associated with an adjacent farm or the farming family. In 1942-43, West Park, the southwest area’s first residential developmented added 80 additional dwellings to the eastern edge of the Fort Utah neighborhood. Over the next 25 years, around 150 additional lots being platted, but PARKS, TRAILS AND OPEN SPACE no real growth surge occurred until the 1970’s. The surge, which added over 700 new residnetial units, generally coincided with the completion of the I-15 Freeway system. The The following parks are located in the Southwest Area: new units also included an expanded variety of housing types. Besides the single-family detached dwellings, new residential development also included Lamplight, the area’s only »» Utah Lake State Park mobile home park, as well as 27 townhomes, and eight 4-plex buildings. »» Regional Parks: Footprinters Although the residential market slumped in the 1980’s when only 21 townhomes were »» Community Parks: Fort Utah; Sunset View added, the mid-1990’s brought another housing serge and 594 new lots were platted. Since the beginning of the 2000, approximately __ single-family and __ townhome lots »» Neighborhood Park: Powerline Park #1 (Harbor Park??) have been added. »» Pocket parks, Powerline Park #3 and Powerline Park #4. COMMERCIAL DEVELOPMENT »» Trails: Provo River; Lakeview Parkway. The Southwest Area does not have extensive commercial development. Currently, all Fort Utah / Sunset View - Rectangular Field existing commercial development is located on Center Street, and in two general nodes: The intersection of Center Street/1600 West; and, the intersection of Center Street/ Fort Utah / Sunset View / Footprinter - Diamond Fields Geneva Road (2050 West).
West Park???/ Courts -- Harbor Park?? Center Street / 1600 West This area has existed since the 1950’s and includes a
12 13 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
total area of around 13 total acres. However, only from 3-4 acres are actually used by Center Street. commercial businesses which include two gas stations, a motel, a restaurant, and a used car lot. Of remaining area, eight acres are owned by UDOT and are either part Connections to Other Areas. For much of the history of the southwest area, access to of the I-15 right-or-way or else an associated detention basin. The addtional one or so and from other areas has been limited. Utah Lake has prevented roadway extensions acres includes a pocket park (Powerline #4), two single-family homes, and two six-plex to the west and south, and the Provo River has a limited crossings to Geneva Road, buildings. Lakeshore Drive, and the southern end of Center Street. However, manmade features are what truly limits the connection between the southwest area and the main portion of The General Plan’s commercial designation for the area includes the commercially Provo. Beginning in the late 1870’s, railroad tracks restricted east-west road connections developed acreage, the UDOT detention basin of approximately 1.42 acres, and an in the area between 500 North (Provo River) and 600 South, to one crossing at Center additional 1/2 acre property on the west side of the existing motel. Excluded are the Street and one at 600 South. South of the railroad tracks, street connections continued UDOT right-of-way, and the residential pocket park areas. at 500 West, 920 South, 1200 south and 1500 South streets. In the late 1960’s, the new I-15 Freeway reduced those remaining connections to only the angled 920 South/1020 Center Street / Geneva Road South connection. In 2012, a reconstruction of the freeway re-established the 500 This commercial area began in the early 1950’s as an almost 30 acre light industrial West/1200 South connection, and perhaps more importantly to future development, area. A number of zoning changes over the years, have resulted in a present day total included a designed connection at the South Provo Interchange to accommodate the of approximately 21.5 acres zoned for commercial use. Existing businesses include a gas future west side connector road (Lakeview Parkway). The result is that there are now station/fast food development located on the southeast corner; a variety retail store, a five direct east-west connecting streets instead of the three which had existed for the lumber yard, a landscaping/building materials storage yard, and a construction yard on the northwest corner; and, a carwash, laundromat, sandwich shop and drive-thru coffee shop on the southeast corner.
The most recent rezoning for this area occured in the late 1990’s, when 11.5 of the acres ---- Map Showing arterial/collector streets---- on the southeast corner were rezoned to commercial. In 2002, a grocery store and associated shopping center were approved. However, the developer of the grocery center determined to await better market conditions, and the grocey store and center have still not been developed. The grocery store has still expressed interest, as well as their intention to build on the site.
With a couple of small exceptions, zoning on these properties follows the General Plan’s current “Commercial” land use designation. The exceptions include a 1/2 acre property at the northeast corner zoned RA Residential Agricultural, and 1.5 acres at the southwest corner still zoned R1.18 Residential. Vision 2030 Goal 12.6 previous 40-50 years. Additionally, the Lakeview Parkway/I-15 Freeway interchange Provide street connections from the Provo provides a whole new dynamic to accessing the southern portion of the area. Municipal Airport to the inter-modal hub and Lakeview Parkway. Construction of the Lakeview Parkway is the realization of a listed D. TRANSPORTATION the I-15 freeway. goal within both the General Plan and the Vision 2030 Document. The first section of the parkway connecting I-15 to the airport (3110 West), is now under construction and Land use development patterns and Objective 12.6.1 anticipated to open late Spring of 2016. A future section of the parkway will extend north transportation connections are always closely Provide direct routes to and from the airport from the airport, and connect with Geneva Road in Orem. related. In the early history of the Southwest and alternative methods for public transpor- Area, almost all of the residences fronted tation. The parkway’s completion and the related extension of the collector streets will along the area’s princpal streets. And, because significantly change traffic patterns for the Southwest Area as the planned collector of the continued agricultural nature of the area, only a limited number of streets were street system basically extends exisiting collector streets to their connections with the improved. As the area developed, the major street system continued to follow the Lakeview Parkway. The land use changes anticipated by the completion of the Lakeview compass-oriented grid system with the principal streets generally spaced from 1/2 to Parkway and the collector street system are further discussed in the section “Future Land 3/4 miles apart. For years, the major roads in the area have been Center Street and Use.” Geneva, both of which are State Highways. Center Street has been and currently remains the principal street for the Southwest Area because it provides the major connection Within the General Plan, guiding principles, policies and goals are listed in two manners: between the main grid system of Provo, to the Provo Municipal Airport and to Utah Lake By an area of the City and then by the specific neighborhood. The following is a listing State Park. In the 1940’s Geneva Road became increasingly important as it provided a of the current principles, polices and goals pertaining to the area. Specific guidelines direct connection from Provo to the Geneva steel mill located just over 6 miles north of for each of the four neighborhoods are listed under the Section “Neighborhood 14 15 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
e) The adoption of a Specific Development Concept plan does not guarantee the development of Southwest Area* Guiding Principles, Policies and Goals: properties if the utilities and street systems need to be upgraded as described in Number 5, 6 and 7 of this policy. 1. Protect viable, significant areas of one-family structures in areas designated as Residential (R) on the General Plan Map. 9. The Southwest Area has typically been referred to as Provo’s west side. This area should develop a more specific and unique name that captures its character and distinctiveness. 2. Maintain the Residential (R) General Plan designation with one-family residential development. The ag gregate gross density for any development or SDP should not exceed four units per acre. 10. Additional parks and recreational facilities should be evaluated for the Southwest Area when the Parks and Recreation Master Plan is updated. The Parks and Recreation Master Plan has been updated and 3. Restrict the conversion of agricultural lands to urban development until the majority of vacant land adopted (Dec 2013) in the Residential (R) area is developed in order to provide logical sequencing of development where infrastructure is available to support increased density and to avoid leap-frog development. 11. A master plan should be developed for the Southwest Area. 4. Land within the Federal Emergency Management Agency’s (FEMA) definition of the “AE” flood zone, 12. The area located on the southeast corner of 820 North and Geneva road, bordered on the north by 820 as defined on the Flood Insurance Rate Map (FIRM), should be included within the Provo City Gen North, on the west by North Geneva Road, on the east by I-15, and on the south by the southern bound eral Plan Map designation of Developmentally Sensitive (DS) and will be subject to studies of potential ary of the property owned by Chris Olsen as of February 21, 2012, may be developed with one-family, wetlands, flood plains or other conditions, as required by the City Engineer or by any State or Federal attached dwelling units with a density greater than four units per acre. This area is located within the regulatory agency with jurisdiction to ensure that sensitive lands are approprivately developed or, Lakeview South Neighborhood where necessary to protect people, property or significant natural features, withheld from development. * In terms of the Provo City General Plan, the “Southwest Area” also refers to and includes the Lakeview North 5. Development of wetlands and flood plain south of the Utah Lake meander line should be prohibited or and Lakeview South Neighborhoods. restricted,subject to studies of potential wetlands, flood plains or other conditions, as required by the City Engineer or byany State or Federal regulatory agency with jurisdiction to ensure that sensitive lands are appropriately developed or, where necessary to protect people, property or significant natural features, withheld from development. 6. The Southwest Area encompasses the majority of Provo City’s significant undeveloped tracts of land. Development of many of these areas will have a direct impact on Provo City’s existing utility and street systems. Some of these areas were not included in the current Transportation Master Plan or the Wastewater Collection System Master Plan. Updates to these planning documents will need to be made in order to evaluate and respond to the impact of new development on critical infrastructures. 7. It is the intent of the City to update these master plans in the near future. No development (including annexation, preliminary plan approval, rezoning, etc.) should occur in areas where development will place a burden upon Provo City and the ability to service the areas, and the City should process requests for additional development west of I-15 only after the City Public Works Department confirms that the street and public utility systems can comfortably absorb the additional development. 8. Subject to documentation that the public street and utility systems can support a new development, it is t he intention of the Planning Commission and Municipal Council to encourage private property owners interested in the development of land to cooperatively assemble multiple parcels to allow for large- scale, unified and cohesive development through the application of a Specific Development Plan (SDP). a) Undeveloped tracts of land, other than those deemed as infill to the developmentof a general area, should not be annexed into the City, or be rezoned, until a Specific Development Plan addressing that area has been adopted. b) In most instances, private parties, rather than the City, will be responsible for the preparation of a Specific Development Plan. Private parties are expected to work closely with the planning division staff to ensure that General Plan and other goals are incorporated into the plan. c) The City may amend the General Plan to outline general goals for Specific Development Plans in targeted areas. d) The section of this chapter of the General Plan addressing Specific Development Plans provides additional information on the purpose, intent and method for this process. Title 14 Zoning, of the Provo Municipal Code, provides the regulatory framework for the SDP Overlay Zone. Characteristics.”
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E. FORT UTAH NEIGHBORHOOD
By percentage, the Fort Utah Neighborhood is the most developed of the four southwest area neighborhoods. Bordered by the Provo River along its northern edge, and Center Street along its southern edge, the neighborhood extends east to the I-15 freeway cooridor, and west to about 3800 West where the Provo River nears Center Street.
Significant features of the neighborhood include the Provo River, the Center Street commercial areas, and the Fort Utah Community Park.
RESIDENTIAL DEVELOPMENT Up until the early 1940’s, the Fort Utah neighborhood was almost exclusively agricultural in nature, with about 30 single- family homes spread generally along Center Street and Geneva Road. Almost all of those were farm homes, directly associated with an adjacent farm or the farming family.
Residential growth for the area first began in 1942-43 when the West Park Subdivision added 80 new dwellings to the eastern side of the nighborhood. Sporadic, but continual growth followed to the point where Further west, the Pelican Point Subdivision is zoned RA Residential Agricultural. Beyond today, the neighborhood has only somewhere around 15 residentially designated acres that area, the remaining undeveloped land in the neighborhood is currently zoned as not contained within an approved development, preliminary plat or adopted development A1.10 Agricultural plan. The 2010 U.S. Census shows a total of 683 housing units for the Fort Utah Neighborhood. COMMERCIAL DEVELOPMENT Of those, 654 were occupied, for a vacancy rate of 4.25 percent. Of the occupied units, The Fort Utah Neighborhood includes the northern portions of two commercial nodes. 504 were owner occupied, for a rate of 77.06 percent, and 345 units, or 52.75 percent, The first, is at the intersection of 1600 West and Center Street was established in the mid- contained minors. At that time, there were also only 2 vacant lots within the various 1940’s. The second area is at the intersection of Center Street and Geneva Road (2050 subdivisions. West). These area are discussed in futher detail in the previous section under “Existing Since the 2010 Census, 20 new building lots have been plated and [14] additional Land Use/Commercial Development.” homes have been constructed. Combining the exisiting vacant lots, those lots shown on preliminary plats or else on PUBLIC BUILDINGS / PARKS & OPEN SPACE adopted development plans, and the 15 remaining undeveloped acres, a At this time, the Fort Utah Neighborhood contains no public school buildings, nor any total build-out projection for the Fort other government or public buildings. Utah Neighborhood would be [ ] Fort Utah, a community park, consists of about 15 acres. One goal of parks plan is to: #6 residential units. Consider potential land acquisition for additional sports fields. Existing single-family residential Provo River Trail. densities proceed in a progressive manner from R1.6 zoning on the east to R1.8 zoning beginning west of Geneva Road and continueing to about 1800 West. From that point, R1.10 zoning extends through to the Figure 2.1 - Newer Homes at the Pelican Creek Subdivision west side of the Lakeside Village subdivision at about 3050 West. 18 19 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
General Plan Goals - Fort Utah
1. See policies under the guiding principles for the SW Area. 2. Encourage 100 feet of public open space along the south side of the Provo River with the development of each property. 3. The property along the south side of the Provo River located between Geneva Road and Interstate 15 tracks, known as the KOA campground, may be considered for one-family development subject to compli ance with Chapter 14.33 (Flood Plain Zone), Provo City Code, and may be developed pursuant to the re quirements for a Specific Development Plan, Project Redevelopment Option or Performance Development as set forth in Title 14 of the Provo City Code. IDENTIFIED CONCERNS: 4. The area bounded by Center Street and the Provo River, west of the Lakeside Village Subdivision, within The advisory committee and City staff have identified several areas which are important the Residential (R) designation of the Fort Utah Neighborhood, should develop as one-family detached to consider regarding the future development of this area. They are: homes with lot sizes of one-half acre or greater, and may include limited animal rights unless a proposed subdivision is designed as a “cluster” type development wherein smaller lots enable the developer to pro »» The continued development of the commercial area and ihe strong neighborhood and vide a significant amount of common open space. a desire for a grocery store and other convenient retail services. 5. It should be noted that a future collector road is proposed by UDOT to connect into Geneva Road (approxi »» The widening of and beautification of West Center street; mately 2000 North, Provo) and connect to Center Street (Provo) west of 3110 West. The minimum width of right-of-way required will be 100 feet. The exact alignment of the collector road is unknown, therefore, »» Protecting the existing single-family residential subdivisions from incompatible land prior to approval of any future development including rezoning of any property in this vicinity, the location of uses; the proposed collector road should be determined. Right-of-way dedication for the proposed road may also be required. -- The proposed alignment of the roadway (Lakeview Parkway) has been determined. »» Protecting Fort Utah Park (scenario options for selling park area for higher density housing around commercial area and using funds toward purchase of large regional 6. The Residential Agricultural Specific Development Plan, adopted by Municipal Council Resolution 2006-104, park). is included as Appendix C-3 of the General Plan in order to guide development of this area when the Spe cific Development Plan zone is adopted. »» Protecting the Provo River; a. The three (3) acre parcel identified in the Pelican Creek Specific Development Plan as open space should develop with recreational uses such as an equestrian center, riding park or other similar uses. IDENTIFIED OPPORTUNITIES: b. The Master Street Plan indicates that 3110 West, designated as a collector road, will eventually cross northward over theProvo River via a future bridge linked to Lakeshore Drive. The timing of this ele The advisory committee and City staff have identified several opportunities where the ment will be addressed with each successive phase of the Pelican Creek Specific Development Plan. goals and policies of the General Plan and of Vision 2030 can be realized. They include: 7. The River’s End Specific Development Plan, adopted by Municipal Council Resolution 2007-72, is included »» as Appendix C-4 of the General Plan in order to guide development of this area when the Specific Develop ment Plan zone is adopted. »» 8. Center Street, between Geneva Road and Interstate-15, should be studied and planned to capitalize on »» the reconstruction of the Interstate 15 Center Street interchange. An analysis of appropriate mixed-use and commercial land uses, densities and of the Interstate 15 Center Street interchange. An analysis of appropri »» ate mixed-use and commercial land uses, densities and other factors should guide the development of any zoning ordinances regulating this area.
20 21 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
F. PROVO BAY NEIGHBORHOOD
The Provo Bay Neighborhood encompases the largest area ([ ] acres), includes the most residential units (755), and has the largest population (2,680) of the four southwest neighborhoods.
The neighborhood’s boundaries are Center Street on the north, Utah Lake on the west and south, and the western edgo of the Sunset Neighborhood (roughly 1600 West).
Significant features of the neighborhood include the Provo Municipal Airport, Utah Lake State Park, a section of the Provo River, and a significant portion of Utah Lake’s associated wetland areas. The Lake View parkway is also a significant feature of the neighborhood as it enters on it’s eastern edge and turns to the north through the neighborhood. The parkway and its extension to the airport are expected to serve as the major catalyst for the future development of the area.
Even without the airport, lake and wetland areas, there are still close to 1,000 acres of developable land within the neighborhood, representing __ percent of the remaining developable land of the entire southwest area. Of those 1,000 acres, around 630 acres are designated on the current General Plan’s land use map for airport related uses such as light manufacturing or businesses which would, in some way, utilize the adjacent airport facilities. The remaining 370 developable acres are designated for future residential development, with the residentially property to the east of the Airport Related area, comprising just over 250 acres. Road and 1600 West, but there are also it is the only neighborhood with an agricultural commercial, and sevaral business uses RESIDENTIAL associated with the airport. The residentially designated areas within the neighborhood are divided by the proposed Center Street Corridor.... collector streets into five sections. Except for a few infill pieces, the northeaster section, the area east of 2050 West and north of 600 south, has been totally built out. Mixed-use Along Center Street
Development in this section began in the late 1950’s, with the Mount Aire subdivision Airport related businesses adding 112 single-family lots. This section had at least some development activity Travel Trailer / Camping throughout each of the next five decades, culminating with all major parcels being developed by 2007. In the 2010 Census, this section alone contained about 90 percent of the dwelling units and population of the Provo Bay neighborhood. PUBLIC AREAS / PARKS AND OPEN SPACE Assuming some other uses occuring within that area, the residential area would likely The Provo Bay neighborhood contains the Amelia Erhart Elementary School, one of the provide for about 1400 additional homes base on a gross density of four units per acre. area’s two elementary schools. The school contains just over 5.5 acres of playfield area, with another 5 acres of underveloped school property adjacent to the site. COMMERCIAL DEVELOPMENT. Other than the playground area of the elementary school, there are no existing City parks within the boundaries of the the Provo Bay Neighborhood. However, southern areas of Commercial development in the Provo Bay neighborhood is the most varied among the the neighborhood are large enough to meet the acrage requirements for a proposed four neighborhoods. There are the general retail uses located on Center Street at Geneva 22 23 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
regional park.
ADDITIONAL PROVO BAY GOALS: 1. Preserve the current open feel of the neighborhood. New development should always enhance not detract from the neighborhood. General Plan Goals - Provo Bay Neighborhood 2. Achieve a balance of sizes and styles when new one-family homes are developed. 1. See policies under the guiding principles for the SW Area 3. Provide better recreational opportunities and take advantage of recreational opportunities afforded by Utah Lake. 2. Discourage residential development west of 3110 West to avoid airport flight paths and the airport protec tion area, as identified in the Airport Master Plan; 4. Evaluate and encourage retail development in appropriate areas that would provide 3. Achieve a balance of sizes and types of one-family residential development. New developments should needed neighborhood services. complement and enhance the neighborhood, providing adequate living space for growing families that 5. Evaluate the feasability of locating new arterial roads – such as the proposed West wish to relocate to or remain within the Neighborhood; Side Connector – to not be adjacent to current residential development. 4. Enhance recreational opportunities and take advantage of the proximity to Utah Lake. These include, but are not limited to: developing recreation access to Provo Bay and trails along the proposed West Side Connector. The purchase of Utah Lake State Park from the State should be evaluated and considered. IDENTIFIED CONCERNS: Access from the proposed West Side Connector to Provo Bay for canoeing, bird watching and fishing, »» Airport Protection through limiting non-residential development in identified areas; along with a paved trail system to provide residents with biking, walking and other activities along the Provo Bay shore line should be considered; »» Adequate buffer and/or transition between the airport related business park and single-family developments; 5. Retail development should be encouraged at proper locations within the neighborhood, such as along Center Street and the proposed West Side Connector. Retail should include but not be limited to grocery »» Determination of desire to preserve prime farm-land and banking services. 6. The area west of 1600 West and South of 600 South that borders the proposed West Side Connector road IDENTIFIED OPPORTUNITIES: should be developed as a Specific Development Plan consisting of commercial, retail and residential use. This Specific Development Plan should be initiated by the City and not left entirely up to developers and land Widening and beautification of West Center Street owners. This property, if properly planned, could have a combination of retail and residential uses. Recreational activities / Planned Community 7. The West Side Connector alignment should be located away from existing development but should also not jeopardize environmentally sensitive areas. Redefined neighborhood boundary - create new airport neighborhood and consolidate 8. Study the feasability of maintaining 3110 West as a residential arterial road and align the West Side Connec remaining neighborhood with sunset and Lake wood?? tor road to the edge of the airport development area as it proceeds north. 9. Conduct a study to identify appropriate land uses within the Airport Related Activities designation. The Air port Master Plan is an adopted sub-document of the General Plan and should be referred to in determining land use policy for this neighborhood.
24 25 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
G. SUNSET NEIGHBORHOOD Significant features of the Sunset Neighborhood include Sunset Elementary School; Sunset View Park; Footprinters Park; Big Dry Creek; and the Lakeview Parkway which The Sunset Neighborhood is the smallest of the included neighborhoods in transverses the neighborhood toward its southern boundary. terms of existing units (472) and population (1,587). However, it also has over 250 acres of undeveloped residential land, the second most of the four RESIDENTIAL DEVELOPMENT neighborhoods. The 2010 U.S. Census counted 472* dwelling units in the Sunset neighborhood. Prior to Bordered on the northeast by the I-15 Freeway corridor and on the south by Utah 1940, the neighborhood contained about 35 resdiences, with all but one or two located Lake, the neighborhood is also boardered by all three of the other southwest along the main roadways. The neighborhood’s first subdivison was the 13 lot Sunset neighborhoods with Fort Utah on north, Provo Bay to the west, and Lakewood to Park Subdivision, platted in April 1969. Although the first two phases of the Westbridge the southeast. development added 27 townhome units in late 1975, no further residential development occurred until the end of 1993. However, from that point through the 2010 Census, over 75 percent of the neighborhood’s current residential lots were platted.
Using the grid formed by the existing and planned collector street system, the neighborhood can be divided into six areas. Of the six, the area south of the Lakeview Parkway is desginated in the General Plan as “Sensitive Lands” and limited to agricultural and preservation uses. Of the remaining five areas, the area north of 600 South and the area east of 1100 West contain all but 17 of the neighborhood’s subdivided lots. Between those two areas, there are perhaps a total of 9 acres which could be available for infill development, with two of those acres currently utilized as a radio broadcast station and its associated tower.
The three remaining areas contain the greater part of the developable land in the neighborhood. After excluding public facilities and exisiting dwelling sites, there area approximately 265 developable acres. Although almost all of the developable land is currently zoned “Agriculture,” but it is also designated as “Residential” in the General Plan’s current land use map.
Following the current direction of the General Plan to limit the maximum density for a residential project to four units per acre, the 272 acres identified as infill or developable lands within the Sunset Neighborhood could allow 1,088 additional units at build-out. However, with some of the larger areas likely to be developed for other uses such as churches, parks, or limited commercial, a better estimate might subtract at least 50 units from that total. Combined with the dwelling unit count from the 2010 Census and as 7 lots recorded after the Census, a total build-out could result in a maximum of around 1,520 dwelling units for the neighborhood.
*The given census count is staff’s estimate due to the Sunset and Provo Bay Neighborhoods sharing one of the large census tract blocks.
COMMERCIAL DEVELOPMENT The Sunset Neighborhood includes a portion of the oldest commercial area within the Southwest Area Plan. Located at the southeast corner of the Center Streeet and 1600 North intersection, the commercial areas totats 2.5 acres. However, of that 2.5 acres, 1.4 acres is used by UDOT as a detention area for the I-15 Freeway, and another 0.4 acres is the site of two six-plex residential buildings. The remaining 0.69 acres has been used as a bank and as a church, but is currently vacant and for sale. Future commercial development areas are further discussed under the Section “Future Land Use.”
26 27 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
PUBLIC USES General Plan Goals - Sunset Neighborhood Sunset View Elementary School, located at the northeast corner of 1600 West and 600 South, is one of the southwest area’s two elementary schools. The school is currently 1. See policies under the guiding principles for the SW Area. being rebuilt on land directly to the south of the existing school, with completion 2. The area between 600 South and 1150 South from 1100 West to 1600 West should be developed with uses expected by the Fall of 2016. Currently, the school shares playfield areas with the compatible with the Residential (R) land use designation. The following guidelines should be considered in adjacent Sunset View Park. Expansion of the current playfield area is planned in the area the development of this area: where the current school building is located. a. The area should be developed (allowably in phases under multiple ownership) as a whole and inte grated plan using the SDP process as described in the SW Area Guiding Principles and Goals. PARKS AND OPEN SPACE b. Those currently wishing to maintain animal rights should do so through the application of a Residential Agricultural (RA) zone on their property. The Sunset Neighborhood includes both c. The area should develop with a rural character in mind and should incorporate a balanced distribu a regional park, a community park and a tion of lot sizes, which should be interspersed amongst each other and should not exceed density pocket park. Descriptions, features and limita tions expressed in the SW Area Guiding Principles and Goals. improvment plans identified by the City’s d. Equestrian based facilities and trail systems are highly encouraged. Parks and Recreation Master Plan are as e. Footprinters Park should be expanded to add additional neighborhood recreational facilities is encour follows: aged. Powerline Park #3 is a small pocket park f. Commercial and non-recreational public facilities are currently not encouraged but may be considered of about 7,600 square feet. The park is if designed as part of the SDP process and demonstrates that it will be an asset to the development lanscaped with lawn and trees, but currently and surrounding neighborhood. contains no amenities other than portable g. Road connectivity is encouraged in the design of the SDP. Cul-de-sacs will be highly discouraged un restrooms. The Parks and Recreation less it is demonstrated that alternatives do not exist. Master Plan suggests renaming the park. 3. Evaluate opportunities to expand public park services to better serve the Sunset neighborhood and to re solve traffic, parking and light pollution impacts to neighborhoods in the vicinity of the ball park. Sunset View Park, a community park, includes about 13.5 acres, with only about 6.5 of those acres being currently improved. Park amenities include restrooms and two Little 4. An infrastructure improvement plan should be considered for improvements to sidewalks, drainage, parks, League baseball fields, although the area of one of the fields is currently shared with the landscaping and traffic conditions. adjoining Sunset Elementary School. Proposed park improvements include expanding the sports fields to the east, developing a parking area, updating the restrooms, updating the field lighting system, and adding tennis courts.
Footprinter Park, a regional park, contains 21.23 acres. Major features of the park are four softball fields and a landscaped area around ponds connected to the Big Dry Creek IDENTIFIED NEIGHBORHOOD CONCERNS: drainage. An ongoing problem at the park is softballs being hit over the outfield fences and onto surrounding properties. Improvements listed in the Parks and Recreation »» Changing traffic patterns occuring from new road system Master Plan include moving the outfield fences outward to meet »» Effect of changes in floodplain designation national standards, adding four additional softball fields, adding a »» Impacts of future development on existing single-family homes and farms covered playgournd, adding lighted tennis courts and improving IDENTIFIED NEIGHBORHOOD OPPORTUNITIES: the parking area. As an alternative to expanding the ball fields at the »» Approximately 265 acres of developable land in the southwest area current site, the Parks and »» Integrated Residneital Development Recreation Master Plan also brings up the possiblity of building a new, »» Expansion of Footprinters Park much larger regional sports park at another location within the Southwest Area.
28 29 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
H. LAKEWOOD NEIGHBORHOOD
The Lakewood Neighborhood is the youngest of the Southwest neighborhoods in terms of residential development. Today, over 60 percent of its approximately 425 residentially designated acres is now platted with 704 residential lots.
The neighborhood extends to the I-15 corridor along its eastern border and Utah Lake along its southern border. To the north, It meets the Sunset Neighborhood at 1020 North street. To the west, it is also boardered by the Sunset Neighborhood, generally following the rear property lines of the properties fronting the west side of 1100 West street.
Significant features of the neighborhood include a notable amount of wetlands on its southern edges, which include both lake and freshwater emergent wetlands; dikes built in 1983 to prevent flooding from that year’s Spring runoff; and the new Lakeview Parkway. The parkway provides a general boundary between developable lands to the north, and sensitive lands to the south which are generally intended to remain as agricultural and open space.
RESIDENTIAL DEVELOPMENT Prior to the development of the first subdivision in 1973, the neighborhood had about 50 homes, located primarily along 1020 South, 500 West and 1100 West. From that point, residential growth quickly surged, adding almost 47 percent of the current subdivision lots by the end of the decade. Although growth slowed during the ‘80’s, the next decade brought in an additional 26 percent of the existing subdivision lots.
The 2010 U.S. Census listed a total of 623 residential units and a population of 2,633 residents. Since the 2010 Census, two additional subdivisions have been approved, adding an additional 123 lots. For the most part, all residential units are single family PUBLIC USES / PARKS AND OPEN SPACE detached. The exceptions are five twin-homes and a few older units with accessory No schools or other public facilities are located within nor planned for the Lakewood apartments. Neighborhood. With the build-out of the southwest area, a third elementary school or even a new middle school might be considered depending on the total number of new About 161 acres of residentially designated land within the neighborhood remains units with school age children. However, it is likely the school would be more centrally unplatted. Those acres can be gouped as follows: Approximately 14 acres of infill located to the growth and not be within the boundaries of the Lakewood Neighborhood. development; 52 acres west of 1100 West; 58 acres between 1100 and 500 West; and 37 acres east of 500 West. However, without mitigation, existing wetlands would reduce At this time, the only park located within the Lakewood Neighborhood is Powerline the developable ground to roughly 138 acres. At four units per acre, that could mean #1, a neighborhood park. However, Footprinter Park, a regional park, does adjoin the up to 552 additional dwelling units in the Lakewood Neighborhood. Added to the 2010 neighborhood at its northwest border. On several Census numbers and the recently platted and planned lots, an ultimate build-out of occassions, neighborhood residents have expressed the neighborhood would total about 1300 residential units. However, with completion the desire for a more usable and more centralized of the new Lakeview Parkway, it is reasonable to consider alternative land uses for the neighborhood park. undeveloped 72 acres east of about 750 West and south the of the platted residential areas. Those alternatives land uses are included and discussed in the section “Future The construction of the Lakeview Parkway includes a Land Development.” pedestrial / bike / equestrian trail along its southern border. Dicsussions regarding additions to the trail system have included trails running through the COMMERCIAL DEVELOPMENT neighborhood and into the Lakeview Parkway Trail, and The Lakewood Neighborhood is unique among the four southwest neighborhoods in including a trail from Powerline Park #1 along the power that it has no commercial area. However, with the construction of the Lake View Parkway, line corridor, to the Parkway trail. reasonable possibilities for commercial development will exist at the 500 West and 1100 West Intersections. Further discussion and detail of those options are discussed in the section “Future Land Development.” 30 31 02 EXISTING CHARACTERISTICS Southwest Neighborhood Plan
SENSITIVE LAND AREAS All areas south of the Lake View Parkway are considered sensitive lands that should not otherwise be developmed. Those lands are currently zoned agricultural.
(In a strange occurance, some of the southernmost and wetter properties of that area are zoned with 15 acre minimums for lots, while lands which are slightly higher in elevation and more inland are zoned with 20 acre minimums.) General Plan Goals - Lakewood Neighborhood 1. See policies under the guiding principles for the SW Area. IDENTIFIED CONCERNS: 2. Continue to evaluate airport access and the potential impacts or benefits to existing residents resulting from »» Current traffic as well as traffic increase due to further development; planned road connections to the airport access road, taking into consideration a neighborhood recommen dation to connect 1600 West rather than 500 West. »» Traffic increase from 500 West connection to new parkway; a. The need for northbound and southbound access on 1-15 into the neighborhood should be evaluated »» Lack of recreational amenities; and implemented if warranted. b. The collector road system should seek to make minimal impacts on existing farming/agricultural prop »» Impacts of future non-residential uses on residential lands; erties. c. 500 West and 680 West should be carefully evaluated for their need to be developed as collector roads and appropriate design measures should be incorporated into the design of these streets to mitigate OPPORTUNITIES: detriments to the neighborhood. »» Commercial potential of land adjacent to Lakeview Parkway. 3. Continue to work toward infrastructure improvements to serve existing residents and to ensure that infra structure is in place, prior to new development, to provide adequate storm drainage, street connections and Various trail connections from parkway trail into neighborhood »» appropriately designed and located public park space. 4. New development should be appropriately incorporated to respect the rural feel of the Lakewood area, to complement and enhance the neighborhood, and to provide adequate living space for growing families that I. GOALS AND OBJECTIVES wish to relocate to or remain within the Lakewood neighborhood. 5. The lack of sidewalks in the Lakewood Neighborhood is a public safety concern particularly for school chil 1. Goal 1 dren. Providing sidewalks where they currently do not exist should be a high priority.
a. Objective 1 6. Applicable environmental impacts should be thoroughly evaluated prior to approving any new development 2. Goal 2 in the Lakewood Neighborhood. 7. The City should consider aesthetic improvements to the City owned property at 920 South, 770 West. This a. Objective 2 property should be improved to be a pleasing entrance into the Neighborhood. 3. Goal 3 8. The Lakewood Neighborhood should be evaluated for additional neighborhood parks. 9. Footprinters Park creates challenging neighborhood impacts regarding traffic and parking area. These con a. Objective 3 cerns have had a detrimental impact to the neighborhood and the City should take actions necessary to mitigate these issues.
32 33 03 FUTURE LAND USE Southwest Neighborhood Plan
The Provo City General Plan includes a land use map intended to reflect the Goals and farming operations that they be given been farmed and/or remained within Policies of that Plan as to the desired development for the underlying properties. The land the same treatment as others. As trusts of families that have been rooted use map includes five general classifications of land uses for the Southwest Area: farming has become less profitable, they in southwest Provo for many years. have looked to their land as providing for »» “PF” Public Facilities for areas such as the airport, schools, parks and public buildings such their retirement...... North of 600 South, are pockets of land as the fire station; that virtually become infill development One of the outcomes included a propsed projects. These infill areas are to be »» “C” Commercial for commercial areas; allowance for cluster subdivisions. compatible and sensitive to the adjoining areas, and will, in most cases, match the »» “R” for resdiential areas, irrespective of density; There are almost ___ acres of zoning of the neighboring properties. “undeveloped” land in this region of the »» “A” Agricultural for the sensitive land areas south of the Lake View Parkway and west of City, between I-15 and the Provo City The following sections describe the airport; and, Airport. Most of this land is south of 600 development constraints, developable »» “AR” Airport Related for the areas where airport operations will affect or be affected by South, with large tracts of land that have land, the adjacent land use.
The intent of this section is to focus on particular types of land use and their future development. Most of the focus is based on the current goals and polices of the General A. EXISTING GOALS AND POLICES Plan and the Vision 2030 document. However, some conflicts exist ...... The following goals and polices are the unfinished goals and policies listed in the Provo others are downright stupid City General Plan, the Vision 2030 Document and the various Master Plans reviewed for the Southwest Area Plan. Their direction forms the pricipal basis for the recommended Since some of the proposed land uses future land uses. would be dependent upon certain policies which either exist or have been mentioned for consideration, , as PARKS AND OPEN SPACE well as propose es on proposing the The Parks and Recreation Master Plan future land use of properties within the Southwest Area. Developing New Opportunities But although a large portion of »» Trails that improve connectivity to and and/or sports complex with broad age the Southwest Area is considered around the city and activity appeal undeveloped, it must also be rememebered there is also a large »» Improving the distribution of parks »» Developing access to the Provo River portion of the Southwest Area which to accommodate areas of residential and improved recreatioanl features is either developed or else constrained growth and increased density within the river from development. The area of the airport and the flood plane and »» Developming more non-traditional »» Develop new types of parks that serve sensitive areas south of the Lakeview sports and recreational opportunities unique need (i.e. universal playground, Parkway are the obvious exemptions. dog park, etc. »» Devleoping an additional regional park The vision 2030 document ....
is area of the city as a residential reserve for future devleopment. While zoned agricultural, Visionary projects which might be located within the Southwest Area: the agricultural zone was perceived as a “holding zone” until residential development was »» Regional Sports Complex »» Botanical Garden or Arboretum and proposed. Outdoor Concert Facility However, in recent years, some residents are questioning whether at least some of the agricultural areas should be preserved. Historically, the southwestern area of Provo has In survey, the percentage of respondents who selected the item as one of their top three served as a vibrant agricultural area. With some of the regions and even the state’s best choices visited listed walking and hiking trails as 49% - the next closest, playgrounds, was soils, 36%. For percentage of respondents that listed the Parks, trails and recreation facilities that households have a need for, walking and biking trails was at the top, with 82%. However, there is also expressed concern by several of the families involved in the existing
34 35 03 Future Land Use Southwest Neighborhood Plan
Prioritize new develpment projects relavant to the community’s focus, interests and 8. Subject to documentation that the public street and utility systems can support a new development, it needs, and because they feature a high probability of success: is the intention of the Planning Commission and Municipal Council to encourage private Footprinters Park is regional property owners interested in the develop- ment of land to cooperatively assemble Fort Utah and Sunset are community multiple parcels to allow for large-scale, uni- Powerline Park #1 is Neighborhood Park fied and cohesive development through the application of a Specific Development Plan Powerline Park #3 is Pocket Park (SDP).
»» Lands between 1150 south and Lakeview Parkways are recommended for a future c)The City may amend the General Plan expansion of Footpritners Park, with the intent to integrate existing drainage and to outline general goals for Specific Devel- wetland areas as park amenities; opment Plans in targeted areas. owner-occupied units, which might »» Create a new trail loop that runs north of Lakeview Parkway, connecting at the 500 consist of either single-family West/Lakeview Parkway intersection, from the trail south of the new roadway, and detached housing and single family again at Lakeview Parkway (3110 West). This would in essece provide a usable open attached units such as twin homes space park/trail amenity through the developable portions of the Southwest area; and townhomes. Do we need to »» The Southwest Linear Park/Trail is to be a minimum 40 feet wide, and be included with also included apartment buildings in proper locations? the collector street dedications as mapped in this chapter;
»» Linear Park/Trial is to be a minimum 10 feet wide, and meander, with a minimum 10 OPPORTUNITIES foot setback from the street curb. »» Development of a commercial shopping area along the eastern portion the Center »» The 10 foot space between the curb and the trail is to be composed of grass/turf only. Street corridor area; The remaining park space, on the interior of the walk may be of a water wise design, Enhancement of the Center Street corridor to encourage development and provide a but have ample trees, approved by the City Arborist; »» gateway to the area; »» Create tributaries, from this Linear Park/Trail loop, incorporating lowlands, wetlands, Development of a trail system connecting residential areas with area parks and and drainage areas as appropriate; »» schools, along with the Provo River Trail and the new Southern Shoreline Trail. »» Allow the integration of development exclusive open space, into the required Linear Connection of the southwestern Linear Park Trail to Lakeview Parkway (3110 W) Park/Trail or it’s tributaries »» through the Airport expansion area;
POLICIES TO BE DETERMINED »» Extension of the 1150 South Collector, west of 1600 West; »» Agricultural Preservation - If so, where and how much? »» Change the 2530 & 2470 West Collector designations to a 2770 West Collector street, and re-align to follow the east boundary of the Provo Airport expansion area »» Regional Park - If desired, land should be purchased/reserved sooner than later as new (approximately 2600 West); development proposals could restrict the size and location? »» Protect and enhance the existing State Park, and boat docks to Utah Lake; »» Parks / Trails - Listed in General Plan and other documents as a desired amenity, but what are the costs of development and ongoing maintenance, and who pays for it? »» Development of regional park;
»» Density Allowances - What are the advantages/disadvantages of density? Will the »» Enhance and incoporate drainage/wetland areas into future open space and linear park density allow for desired commercial development? Will a variety of lot sizes allow trail amenities; better lifestyle adjustments? »» Realignment / Consolidation / Creation of neighborhoods: Creation of a separate »» Residential Development Types - Currently, the Southwest area goals and polices state Airport Neighborhood, and ???
2. Maintain the Residential (R) General Plan designation with one-family residential »» Push for the creation of an area Identity development. The aggregate gross density for any development or SDP should not exceed four units per acre. 36 37 03 Future Land Use Southwest Neighborhood Plan
B. DEVELOPMENT CONSTRAINTS and if unused, to the Great Salt Lake. However, following a rapid snow melt in the Spring of 1983, Vision 2030 it was found that water flow into the Jordan Development constrants are those physical and non-physical factors which may prohibit, Goal 9.6 Maximize our airport for business River backed up more than origianlly estimated. constrain, or else cause special considerations within areas of the Southwest Plan The and recreational traffic. following headings provide a synopsis of those identified constraints: Through the U.S. Army Corps of Engineers, a limited dike system was created as the lake was Objective 9.6.1 Promote the airport to the rising, which prevented flooding of the airport local business and tourism travel industry as and several residential homes, especially in the an economical and convenient alternative to Lakeview Neighborhood. The lake level entually using the Salt Lake International Airport. UTAH LAKE / UTAH LAKE FLOODPLAIN rose to an elevation of 4495 feet above sea level, Objective 9.6.2 Develop a business park six feet above the compromise level of 4489. around the Provo Municipal Airport that at- Beyond its recreational value, Utah Lake serves as the primary irrigation water storage tracts and promotes aviation-related busi- reservoir for Salt Lake County farmlands. In the late 1800’s a court decree guaranteed a An engineering study later showed a natural ness. certain flow of water through the Jordan River to Salt Lake County farmers. To address restriction at “Indian Ford,” south of Camp both the lakeside farmers and the Salt Lake County Williams impeded the flow of the Jordan River and General Plan - Southwest Area farmers, a compromise ..... for the water level of the the release of water from Utah Lake. lake was also determined which indicates at what 5. Development of wetlands and flood Following the 1983 flood and several resulting lawsuits, land owners along the lake plain south of the Utah Lake meander point Utah Lake is considered full. line should be prohibited or restricted, Since during drought times, the lake level would Policy Determination: Flood Plain Management subject to studies of potential wetlands, drop below the level of the river bed, a pumping flood plains or other conditions, as Every 4 to 5 years, The Federal Emergency Management Agency (FEMA) completes an audit of station was constructed in the early 1900’s to required by the City Engineer or by any the condition of the Provo River levees and Utah Lake dikes, the maintenance of which is the ensure a water flow into the Jordan River. Water State or Federal regulatory agency with responsibility of the City. Through the audit, FEMA determines the extent of floodplain boundaries, can be pumped into the Jordan River until the lake jurisdiction to ensure that sensitive lands which in turn establishes the flood insurance requirements for homes with Federally insured loans. is about 9 feet below compromise elevation. are appropriately developed or, where FEMA has recently made changes in determining whether a levee or dike is capable of protecting necessary to protect people, property or Up until 1983, it was generally believed that if the an area from flooding, the Public Works department has indicatedcertain Provo River levees and significant natural features, withheld from lake filled to where the water exceeded the top of the lake dikes would not meet the new FEMA criteria. development. the small dam created at the pumping station, the the denoted flood plain could expand to a much larger area. Current indications from Public Works excess water would flow down the Jordan River, is FEMA initiated a Local Levee Partnership Team (LLPT) to begin a five (5) year study to address the new standards and assist the affected cities in developing a new policy. At the end of the five years, City staff will be working with State FEMA reps to complete the levee studies, and clearly identify what it would require to bring the levees up to standard and Manufacturing & what it may take FEMA will update Industrial 8. Airport Expansion/Related Industry their flood plain policy for those 9. Mountain Vista Industrial Park areas impacted by the Provo River
and water users in Salt Lake County worked with the courts to established a compromise maximum lake level of 4,489.045 feet above sea level, at which point, the lake is considered full. Improvements were later made to eliminate 8 the physical impediments that caused the water backup in the Jordan River. The flow in the 9 Jordan River would not exceed 3,400 cubic feet per 38 39 03 Future Land Use Southwest Neighborhood Plan
General Plan - Provo Bay second measured at 2100 South. The new compromise elevation of 4489.0455 above sea C. DEVELOPABLE LAND level 8. Center Street, between Geneva Road and Interstate-15, should be studied and (USGS Survey datum) was established in 1985. When the lake is at compromise the Lakeview: 64 to 124 Developable acres / 50- planned to capitalize on the reconstruction storage resdiential of the Interstate 15 Center Street inter change. An analysis of appropriate mixed- Total Developable land (Existing General Plan) capacity is 870,000 acre-feet, of which 128,300 acre-feet is inactive storage, occurring at use and commercial land uses, densities and of the Interstate 15 Center Street inter about 9.2 feet below compromise. Airport Related Uses / Business Park = 620 ac change. An analysis of appropriate mixed- General Plan - Fort Utah The construction program consisted of a new outlet use and commercial land uses, densities Commercial Retail = 35.00 2. Encourage 100 feet of public open structure at Utah Lake, dredging and other factors should guide the develop ment of any zoning ordinances regulating space along the south side of the Provo Residential = 740.75 River with the development of each prop- in the lake and the Jordan River and modification to five this area. water control diversion structures. erty. Mixed Use In 2011, the spring season snowmelt waters rose to an elevation of 4492, the highest recorded mark since 1983. General Plan - Provo Bay It should be noted the 9. Conduct a study to identify appropriate new Lakeview Parkway may act as a barrier land uses within the Airport Related Activi- to slow the reach of the flood waters, but ties designation. The Airport Master Plan is it is not designed to be a dike. But, although an adopted sub-document of the General the City cannot control the lake from rising Plan and should be referred to in determin- with a very large or persistent storm event, ing land use policy for this neighborhood. improvements made at the mouth of the Jordan River should keep the elevation from reaching the 1983 levels.
LAND General Plan - Provo Bay USE General Plan - Provo Bay 5. Retail development should be encour- aged at proper locations within the neigh- Achieve a balance of sizes and types of borhood, such as along Center Street and one-family residential development. New the proposed West Side Connector. Retail developments should complement and should include but not be limited to grocery enhance the neighborhood, providing and banking services. adequate living space for growing families that wish to relocate to or remain within the neighborhood. AROUND THE AIRPORT As a federally subsidized airport, the Provo Municial Airport comes under the requirements of The Airport and Airway Devleopment Act of 1970. That act requires airport planning to be consistent with other adopted plans for the area where the airport is located. It also requires reasonable action be taken by the local municpality to limit land uses in the immediate vicinity of the airport, to those compatible with airport operations. Besides height limitations, zoning ordinances or other restrictions should address items such as smoke emmission, glaring lights and electronic distrubances which might constitute an obstruction or hazard to air navigation. Additionally, zoning should also prohibit or limit noise-sensitive development, such as residential uses.
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D. GENERAL DEVELOPMENT related and industrial growth for businesses requiring close General Development includes topical items ...... proximity to the airport and its facilities.
PROVO AIRPORT The City’s current General Plan and Land Use map has these According to the 2000 Airport Master Plan, it is anticipated no additional property will areas already designated for need to be acquired to accommodate the full 20 year build out of the airport However, airport related uses. the plan does bring out the desire “to purchase, with FAA monies, lands identified for airport related uses or land use protection, where the owner is willing to sell their property.” There is no recommendation to The Airport Master Plan General notes aviation operations and based aircraft have change that current designation. increased steadily in recent years, and projects their continued increase. An expansion Recommended zoning would be of the general aviation apron has been planned to the north, which according to the plan, the RBP zone. should accommodate demand through 2018. Additionally, the plan identifies the location for a new passenger terminal at the southeast corner of the airport property. Both the Airport Master Plan and the City’s General Plan support the land being developed for non-residential uses such light With the commercial air service now available and the Lakeview Parkway providing a manufacturing of items related to the airport use, or a General Plan - Provo Bay more direct access, the construction of a new airport terminal building could become a business park. near term reality. With those changes, and because the 2000 Airport Master Plan only 3. Achieve a balance of sizes and types examines a 20 year period, an update to the Airport Master Plan will likely need to be Currently, land surrounding the airport is predominantly of one-family residential development. undertaken within the next few years. zoned and being used for agriculture purposes. New developments should complement and enhance the neighborhood, providing There is no recommended change to the current land use designation. adequate living space for growing families General Plan - Fort Utah RESIDENTIAL AREAS that wish to relocate to or remain within the However, it is recommended that the City rewrite the PF “Public Facilities” 4. New development should be appropri- Neighborhood; Zone to define and accommodate the airport as it has for Hospitals and ately incorrporated to respect the rural feel 2010 housing count of 3138 With additional as underway for the BYU Campus. Additionally, the PF zoned area should of the Lakewood area, to complement and 1139 units in Lakeview, 4277 total units. With include all hanger areas and businesses having direct runway access, which enhance the neighborhood, and to provide approved lots --- 6,000 units. Additional would thereby replace and eliminate the existing PIC “Planned Industrial adequate living space for growing families area would = ??? This would seeminly General Plan - Provo Bay Commercial” zoning designation in the that wish to relocate to or remain within the meet the 5,000 to 7,000 rooftops necessary area west of the Lakeview Parkway. to support a grocery store and associated Parks and Recreation Master Plan Lakewood neighborhood. 5. Retail development should be encour- shopping center. However, it must be aged at proper locations within the neigh- »» Airport Dike Trail / Develop a trailhead with remembered that single family detached is AIRPORT RELATED USES / borhood, such as along Center Street and kisk and information regarding distances the least stable type of developement in the number of the proposed West Side Connector. Retail and possible wildlife interpretation. BUSINESS PARK AREAS people per household. should include but not be limited to grocery A significant amount of the undeveloped and banking services. »» Center Street Connector Trail / Continue property in the Southwest Area is associated Development Plans in targeted areas. Or for the development west to Utah Lake. with lands currently identified for airport related Southwest Area Plan -- Shouldn’t necessarily need to amend plan for SDP’s »» Lakeview Parkway Trail / Develop activities. Airport related activies are business General Plan - Provo Bay a pathway in coordination with the and manufacturing uses which would utilize the »» Encourage owner occupancy or longterm residency Engineering Department and UDOT. convenience of the airport for either clientel or by creating healthy and balanced neighborhoods 6. The area west of 1600 West and South shipping. It also refers to ancillary airport and for schools, businesses, religious congregations, and of 600 South that borders the proposed »» Provo River Equestrian Trail / Develop and business park uses ranging from car rentals to hotels community organizations (Goal 1.5) West Side Connector road should be maintain equestrian access to this natural- to convience commercial. developed as a Specific Development surfac trail. »» Maintain and improve the physical appearance and Plan consisting of commercial, retail and There are two distinct areas set aside for airport beauty of neighborhoods (Goal 1.6) residential use. This Specific Development »» Provo River Parkway Trail / Further related activites. On the north side of the airport, Plan should be initiated by the City and develop the capacity of this trail, resurface, there are approximately acres »» Protect exisitng owner-occupied housing and not left entirely up to developers and land widen, and develop lighting systems along neighborhoods and encourage an increased owners. This property, if properly planned, areas of the route to enhance safety. On the east side of the airport, almost 300 acres percentage of owner-occupied or long-term . Those areas are intended to support airport could have a combination of retail and residential uses. 42 43 03 Future Land Use Southwest Neighborhood Plan
residency housing in Provo neighborhoods (Goal 2.1) Other Civic (ecclesiastical, government, school, to the new Lakeview Park- etc.) are likely to be added to the study area, and way. »» Identify opportunities for neighborhood amenities in established neigborhoods (Goal will be identified as needed, based on housing 2.2) growth and other factors. Considerations
d) The section of this chapter of the General Plan addressing Specific Development Park Standards: Plans provides additional information on the purpose, intent and method for this process. PUBLIC USES / PARKS AND OPEN Neighborhood Parks: SPACE 0.81 acres / 1000 COMMERCIAL AREAS »» Establish a system of attractive parks and residents The 500 West intersection holds the highest potential for commercial development recreational facilities that will provide a due to its direct connection to U.S. 89 to the north, as well as nearness and visability in complet range of activities for all age groups Community Parks: relation to the I-15 freeway. On the west side of the intersection, there are about 18 acres (Goal 3.1) 2.52 acres / 1000 that might be appropriate for for light office or light retail development. On the east side residents of the intersection, there are almost 37 acres between the flood control dike and Lake »» Augment the Provo City General Plan Expand Powerline Park #1 to the south and View Parkway. However, due to wetland areas, the true area might be closer to about 22 for pedestrian paths, trails, and on-street rename acres without wetland mitigation. Those 22 acres would still likely allow for somewhere bikeways, including multi-use trails for around 230-240,000 square feet of retail use. The potential commercial development is pedestrians, equestrian, and motorized Airport Dike Trail discussed further in the section on potential land development...... vehicles... (Goal 3.2) Center Street Connector Trail / Extension of The General Plan states .... There are currently approximately 4500 housing units in the »» Examine the possiblities to relocate the East Center Street Linear Park area (Southwest and Lakeview Bay Golf Course ... (Goal 3.4) Expand Footprinters into regional softball Establish a recreational beach near the Utah Neighborhood Commercial Center »» complex Lake boat harbor (Goal 3.5) If a grocery store neighborhood commecial development is desired (grocery store), a Regional Sports Complex - Suggest expansion of range of 5,000 to 7,000 rooftops would be needed. This number would include not only »» Create walkable areas throughout the Footprinters or entirely new location. Possible the southwest area, but the Lakeview neighborhoods as well. This number should be city. Walkable areas should be attractive, site of Botanical Garden or Arboretum taken into account in consideration of future residential areas and their allowed density. providing adequate lighting, a sense of safety, appropriate crossings, and social nodes (Goal Relocation of golf course? In addition to heavy traffic anticipated for Lakeview Parkway, West Center Street and 12.4) Geneva Road (2050 West) corridors should show significant increases with traffic as developments occur. This could lead to increased non-residential/retail developemnt »» Provide street connections from Provo opportunities in the southwest Provo area. City Staff and the Southwest Steering Municipal Airpot to the inter-modal hub and the I-15 freeway (Goal 12.6) Committee, recommend that these West Center Street and Geneva Road corridors, be Provo Boat Harbor / Utah Lake State Park further evaluated for commercial/retail development, and to what depth from these right Based on the exisitng elementary school of ways should this commercial development extend? »» Recognize that Utah Lake is a focal point of boundaries, each elementary school includes local natural resources sytems that contribute Intersection Nodes 1500 to 2000 residences. to the environmental health, economic prosperity, and quality of life of area residents »» Prioritize areas within the city for economic development (Goal 2.4) Public Uses and visitors. Through collaborative restroation, »» Maximize our airport for business and recreational traffic (Goal 9.6) protection, and sustainable-use efforts, the lake and its miltiple-use amenities are fully »» Create walkable areas throughout the city. Walkable areas should be attractive, Parks recognized, enjoyed, and protectred for p[roviding adequate lighting, a sense of safety, appropriate crossings, and social nodes A stated goal of the current General Plan is to expand current and future generations (Goal 4.5) (Goal 12.4) the existing Footprinters Park. The intent of the expan- sion could likely happen in one of two ways. The first Provo River PUBLIC/CIVIC USES would be through adding additional acreage at the cur- The Fire Marshall has recommended a minimum 1-acre piece of land off Lakeview rent location. The second would be though the creation Parkway, between 1600 West and the Airport. of a regional park in a near-by location, preferably close 44 45 03 Future Land Use Southwest Neighborhood Plan
General Plan - Lakewood General Plan - Sunset General Plan - Sunset 9. Footprinters Park creates challenging 3. Evaluate opportunities to expand public 2. The area between 600 South and neighborhood impacts regarding traffic and park services to better serve the Sunset 1150 South from 1100 West to 1600 West parking area. These concerns have had a neighborhood and to re solve traffic, parking should be developed with uses compatible detrimental impact to the neighborhood and and light pollution impacts to neighborhoods with the Residential (R) land use designa- the City should take actions necessary to in the vicinity of the ball park. tion. The following guide lines should be mitigate these issues. considered in the development of this area: a. The area should be developed (al- lowably in phases under multiple owner- ship) as a whole and integrated plan us- Vision 2030 General Plan - Southwest Area ing the SDP process as described in the Goal 3.5 2. Maintain the Residential (R) General SW Area Guiding Principles and Goals. Plan designation with one-family residen- Establish a recreational beach near the b. Those currently wishing to maintain tial development. The aggregate Utah Lake boat harbor. animal rights should do so through the gross density for any development or SDP application of a Residential Agricultural Objective 3.5.1 should not exceed four units per acre. Include necessary infrastructure and (RA) zone on their property. facili ties such as restrooms, clothing c. The area should develop with a rural changing stations, picnic areas, etc. character in mind and should incorporate a balanced distribu tion of lot sizes, which should be interspersed amongst each other and should not exceed density limita tions expressed in the SW Area General Plan - Lakewood Guiding Principles and Goals. General Plan - Provo Bay 8. The Lakewood Neighborhood should be d. Equestrian based facilities and trail 8. Center Street, between Geneva Road evaluated for additional neighborhood parks. systems are highly encouraged. and Interstate-15, should be studied and planned to capitalize on the reconstruction e. Footprinters Park should be ex- of the Interstate 15 Center Street inter- panded to add additional neighborhood change. An analysis of appropriate mixed- recreational facilities is encour use and commercial land uses, densities aged. and of the Interstate 15 Center Street inter- f. Commercial and non-recreational change. An analysis of appropriate mixed- public facilities are currently not en- use and commercial land uses, densities couraged but may be considered if and other factors should guide the develop- designed as part of the SDP process and ment of any zoning ordinances regulating demonstrates that it will be an asset to this area. the development and surrounding neighborhood. g. Road connectivity is encouraged in the design of the SDP. Cul-de-sacs will be highly discouraged unless it is demon- strated that alternatives do not exist.
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similar programs;
»» Create a Transfer of Development Rights program.
Wetlands The US Department of Agriculture National Resource Conservation Service, Utah Open Lands, and The Trust for Public Lands, have programs to assist local municipalities and farmers in the preservation of prime farmland. This program requires local participation, WETLAND AREAS but helps ensure that the prime food producing lands may continue from generation to The are several wetland areas located in the southwest Provo area which, if not mitigated, generation. would affect certain future development patterns. A second alternative is to allow the transfer of development rights (TDR’s) to other Some mitigation has occured in association with the construction of the new Lakeview areas more suitable for development. TDR’s are authorized by State Statute and have Parkway, with new wetlands being constructed south the roadway. been implemented in some areas of the state, but with mixed result due their need for a somewhat intensive management process.
Counter Argument: Although having prime soils, the area has not been used for high value crop production for some time. Instead, it currently serves mostly as grazing land cattle. Farmers (property owners) may also not want to be forced into preserving their E. DEVELOPMENT SCENARIOS land as much as those who are not actually doing the farming.
From the input of the Steering Committee, the Community Development Department Because cities are highly dependent on tax revenue, they are not generally in the business has developed possible four development scenarios. Each scenario presents the premise of preserving agricultural lands within their own borders. For most cities, such lands for the scenario, a generalize zoning map, and a counter argument to the scenario. serve only as holding areas until they can be serviced and utilized for development. Projections of Housing Units and the ultimate population are also given, based on the scenario. Depending on the desire for neighborhood commercial development, residential development could still take one of two approaches. Higher density in selected areas if commercial is desire / continue current development densities if commecial not desired. OPTION 1 AGRICULTURAL PRESERVATION Alternative Premisis: If required by FEMA to repair or extend the levees and dikes in Policy Decision: Restrict development on prime order to meet new requirements, the City will face the prospect of either a multi-million Option 1 - Key Emphasis farmland or/else substantially dollor cost, or else allowing nearly the entire southwest area to be placed in a designated The preservation of farm land and restrict development areas due to location within a flood plain. Residents within those areas may then beforced, by their lenders, to open space in ares of prime soils flood plain. purchase flood insurance. and/or areas subject to flooding. No exemptions made for large lot de- Premise for Policy: Due to this area having prime velopments or even farm dwellings. agricultural soils, it has historically been important for food production. Nationally, residential sprawl to meet housing OPTION 2 AG / FLOOD PLAIN PROTECTION WITH DENSITY Option 1 - Projections demands and a lack of policy to protect prime agricultural lands, has Total Units: 4,000 led to a depletion of local food TRANSFER Population: 13,480 producing areas. Policy Decision: Option 2 - Key Emphasis Do Ag and/or Flood Plain projection, but in order to The current General Plan looks to preserve only those agricultural Preserve Open Space, but main- at least maintain unit counts, transfer densidty which areas south of the Lakeview Parkway, and in the area of the restored Provo River Delta. tain current residential density at a whould have occurred, onto more buildable areas. All other agricultural areas are considered “holding zones” allowing agricultural uses until maximum of 4.0 units per acre for such time as residential utilities are available. Premise for Policy: any residential project. The two largest problems regarding agricultural preservation are first, the means to restrict development, and second, finding alternative properties for desirable, tax Option 3 - Projections producing development. Total Units: Population: »» Include the preservation of prime food growing lands as a first resort; »» Develop a funding mechanism to participate in the USDA Finance program or other
48 49 03 Future Land Use Southwest Neighborhood Plan
OPTION 3 STATUS QUO maximum density possible. And, without qualiifiers, As called out in the current policies for both the Provo Bay and the Sunset communities, the most desirable developments Policy Decision: Continue with Current Density Cap of 4 Units per Acre would be those which provide for a variety of housing types in a unified development The current General Plan land use pattern .... Therefore, it would seemingly be better allow higher densities for those designations are sufficient to meet all goals projects meeting certain qualifications, with a lower maximum density for smaller and policies. The projection of 4,000 total Southwest Area’s Guiding Principles, properties. residential units, added to the [ ] total Policies and Goals This adoption would provide a better incentive the desired master planned developments, residential units anticipated in the Lakeview 2. Maintain the Residential (R) General and reduce the unwarranted pricing for small properties -- small properties would create North and Lakeview South Neighborhoods Plan designation with one-family residential more piece-mill development...... results in a total market count of [ ] units development. The aggregate gross density for any development or SDP should not A key to this scenario would be setting the qualifications to realize the higher densities. preserve only those agricultural areas south exceed four units per acre. In keeping with the current goals of the area, the largest factor would be the size of the of the Lakeview Parkway, and in the area of project. the restored Provo River Delta. All other agricultural areas are considered “holding zones” allowing agricultural uses Option 3 - Key Emphasis until such time as residential utilities are available. Maintain current residential density Premise for Option: No need for change OPTION 5 HIGHER DENSTIY FOR LARGE SCALE PROJECTS at a maximum of 4.0 units per acre for any residential project. Counter Argument: Although the ultimate unit count Policy Decision: Allow large scale projects to increase their average may be [ ] residential units, residential density up to 6 units per acre, while also limiting buildout will not occur the density of smaller scale projects. Option 3 - Projections Total Units: The Southwest Area’s Guiding Principles, Policies Southwest Area’s Guiding Principles, Population: and Goals include limiting the average gross density Policies and Goals for any developent or SDP to no more than four 8. Subject to documentation that the pub- units per acre. lic street and utility systems can support a new development, it is the intention of Premise for Option: Because small properties are the Planning Commission and Municipal allowed the same gross density as larger projects, Council to encourage private property OPTION 4 AVERAGE DENSITY FOR AREA there is no incentive to assemble properties “to owners interested in the development of Policy Decision: Allow 4 unit per acre maximum to apply to the entire cooperatively assemble multiple parcels to allow land to cooperatively assemble multiple residential area rather than to each individual project. for large-scale, unified and cohesive development parcels to allow for large-scale, unified through the application of a Specific Development and cohesive development through the The Southwest Area’s Guiding Principles, Plan (SDP),” as called out in the Southwest Area’s application of a Specific Development Policies and Goals include limiting the average Guiding Principles, Policies and Goals.. Plan (SDP). gross density for any developent or SDP to Option 4 - Key Emphasis no more than four units per acre. At the same Increase overall residential density Option 5 - Key Emphasis time, an emphasis on a commercial grocery to 4.0 units per acre as a gross Increase overall residential density center would likely require a somewhat higher density for all resdiential areas to 4.0 units per acre as a gross density to assure its success. combined. density for all resdiential areas Premise for Option: Setting a maximum of 4 combined as well as bonus densi- units per acre without a set means to qualify for Option 4 - Projections ties for large scale planned commu- the maximum density, can create problems of inconsistency Total Units: nities. Increase would make com- and result in the least intended development scenario: Population: A mercial area viable. repeated, nondiscript look which would add nothing positive to a community’s identity. Option 5 - Projections Total Units: Unless there are set qualifiers or standards to determine an allowable density for a Population: particular project, an assumption must be made that almost every project will seek the
50 51 03 Future Land Use Southwest Neighborhood Plan
52 53 04 URBAN DESIGN Southwest Neighborhood Plan
A. PARAGRAPH
Dolorerspe ant, officienessi si doluptium quidendae porpor simoloris dolorepudi nonserf erferumquid es milit et etusam alis cus eos solupta nos consecerum rent re con et is molupta dolor a ernam que nimporem sum volume nimpero deribus, im hicipie nitius nos doluptatio.
Num doluptae labo. Ut omnistrum et fugiae nos qui aut fugia aliquis aut as eictasit, a volorpos essit eium alit est volecum dolorero event vitam remodis si to custemporit, to dolut fugit elitia con et estrum ex est lant.Zones B, C, and X are the flood insurance rate zones that correspond to areas outside the 100-year floodplains, areas of 100-year sheet flow flooding where average depths are less than 1 foot, areas of 100-year stream flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 100-year flood by levees. No BFEs or depths are shown within this zone. (Shaded Zone X is used on new and revised maps to replace Zone B and C) Areas outside the 1-percent annual chance floodplain, areas of 1% annual chance sheet flow flooding where average depths are less than 1 foot, areas of 1% annual chance stream flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 1% annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone. Insurance purchase is not required in these zones.
»» Capitalize on local natural resources and neighborhood amenities (Goal 1.2) »» Help neighborhoods establish their own identity and sense of place (Goal 1.3) »» Maintain and improve the physical appearance and beauty of neighborhoods (Goal 1.6) »» Identify opportunities for neighborhood amenities in established neigborhoods (Goal 2.2) »» Create walkable areas throughout the city. Walkable areas should be attractive, p[roviding adequate lighting, a sense of safety, appropriate crossings, and social nodes (Goal 12.4)
Use illustrations of the following to replace southeast trail illustration on opposite page and within section
--- Center Street / Center Street Commercial Area Ideas
--- Entryway Ideas
--- Trail Cross sections
--- Residential Development / Housing Design
Dynamic Envelope Varies Utility Corridor Paved Trail Transition Buffer Roadway
12’ min. 13’ 12’ 10’
35’ Trail Right-Of-Way
Figure 5.3 - Future Greenway Cross-Section 54 55 04 Urban Design Southwest Neighborhood Plan
56 57 05 TRANSPORTATION Southwest Neighborhood Plan
B. TRANSPORTATION BIKEWAYS
The City’s Master Transportation Plan is developed to create a unified street and transporation system and to anticipate future needs. The Transporation Plan especially identifies the existing and proposed system of Arterial and Collector Streets, as well as an adopted bikeway plan to provide transporation options between residential, employement, Linear Park/Trail Loop entertainment, and recreational areas. Further description and detail of these transportation Create a trail loop, north of Lakeview Parkway, connecting from the trail south of the new elements are given in the subsections below. roadway, at 500 West. This would in essece provide a open space park/trail amenity through the developable portions of the Southwest area. ARTERIAL STREETS Next to the freeway system, arterial streets are the streets designed to handle the largest SOUTHWEST LINEAR PARK/TRAIL LOOP: volume of vehicular traffic. This linear park/trail is intended to be a minimum The current arterial street system includes the new 40 foot wide landscaped space, with a 10 foot Vision 2030 wide meandering path or sidewalk, used for Lakeview Parkway, Center Street as it runs east from Goal 1.1 Vision 2030 bicycles and pedestrians. Its course is intended the Lakeview Parkway, and Geneva Road as it runs Improve neighborhood connectivity. Goal 12.6 northward from Center Street. The new Lakeview to be primarily adjacent to a Collector Street Objective 1.1.1 Encourage a pedestrian- Provide street connections from the Provo Parkway is the major improvement occuring in the right of way, for greater visibility of users, and is friendly environment throughout Provo. Municipal Airport to the inter-modal hub and Southwest Neighborhoods. The roadway will provide a to function to bring greater connectivity to the the I-15 freeway. direct connection between I-15 and the Provo Municipal southwest Provo area. Please see Figure 7.3. Objective 1.1.2 Create and maintain bike trail and sidewalk systems that connect all Objective 12.6.1 Provide direct routes to Airport, as well as a possible expansion route for the Trail space is to be dedicated to the City, and parts of Provo. and from the airport and alternative meth- Bus Rapid Transit system. The Lakeview Parkway will improvements are to come by the developer, have significant effect on the area’s transportation ods for public transporation. who will receive a density bonus toward their system ..... development. Once the installation of the park and trail are completed, the City’s Parks Department has agreed to maintain it. COLLECTOR STREETS The City’s current Street Master Plan shows the Vision 2030 existing and future system of collector streets. C. SUMMARY OF RECOMMENDATIONS Goal 1.1 Basically, existing and future east/west collector streets include: 600 South; 1150 South; and Improve neighborhood interconnectivity. »» Extend the 1150 South collector to the west, in a northwest trajectory; Center Street west of 3110 West. Existing and Goal 3.2 future north/south collector streets include: »» At West Center Street, re-designate the 2530 West collector to start at 2770 West 500 West; 1100 West; 1600 West; 2050 West; Augment the Provo City General Plan for instead, and follow a course to the west of the Amelia Earhart School to connect with generally 2470 West; and Lakeshore Drive as it pedestrian paths, trails, and on-street bike- 560 South; runs north from Center Street. ways, including multi-use trails for pedestri- ans, equestrian, and motorized vehicles... »» As noted by the subcommittee, one collector street that may need to be reconsidered is the Livable Street Standards Policy Statements noted 2470 West. The current alighment shows it running south from Center Street at 2530 1. Provo City will support measures to increase the efficiency and utilization of the West, and after it passes Amelia Earhart Elementary School, turning east at 560 South and existing and future arterial and collector roadway system. then South again at 2470 West. An alternative alignment could head west from Center Street at about run at about 2750 West, on a more direct line south. The street would be on the 2. Traffic volumes on collector and arterial roadways in Provo shall not exceed 90 percent west side of the elementary school, and form a border between the business park area and of the maximum physical capacity of the roadway. Two-lane residential collector roads the adjacent residential areas further south as it connects to the Lakeview Parkway. that fall within R-1, R-2, and R-3 zoning designations shall not be changed to higher lane configurations without council approval. This extension could also provide an extension of the Southwest Linear Park/Trail to both the business park area and the school, thus helping to meet the goal of providing connecting 3. To maintain the safety and livability of Provo’s residential streets, a threshold of trails between schools, parks, and employment centers. maximum acceptable traffic volumes is hereby adopted. The maximum desired traffic volume on a local residential street in a single family neighborhood is 1,800 vehicles per day. Furthermore, means of controlling or reducing traffic shall be considered when 58 59 05 Transportation Southwest Neighborhood Plan
traffic volumes on these local streets reach 1,400 vehicles per day.* The above residential threshold values shall apply to streets within R-1, R-2, and R-3 zoned classification areas. However, recognizing that some lower density areas do not have an adequate spacing of collectors, achievement of this standard may be difficult.
4. The average daily traffic volumes should not exceed 4,200 vehicles per day for local streets in multi-family residential or commercial areas of Provo. The 4,200 vehicle per day threshold shall apply to R-4, R-5, RM, PO, PF, SC-1, SC-2, SC-
3, CBD, CG, CH, CM, CA, MP, M-1, M-2, and PIC zones. However, recognizing that some areas do not have an adequate spacing of collectors, achievement of this standard may be difficult.
5. In the event that one of the above standards is exceeded by a proposed project, an improvement or mitigation plan should be developed to meet the standard. The Municipal Council may elect to require one of the following methods of mitigation:
a. The council may elect to increase the number of lanes on an over capacity road to allow for additional capacity along the alignment. The increase in the number of lanes will likely require a Capital Improvement Project or elimination of on-street parking to widen the road and may delay any development projects until the capacity is available.
b. The Municipal Council may choose to restrict development that contributes to an overloaded road by denying or delaying additional rezoning or development proposals.
c. The Municipal Council may elect to increase the percentage of open space or reduced density until volumes are attenuated under the designated threshold requirement.
d. The Municipal Council may accept proffered improvements along the corridor that will mitigate contributing traffic generation along the over-threshold road segments.
e. The Municipal Council may allow development to continue and accept congestion over allowable limits if they deem the project to be in the best economic development interest of the City.
f. The Municipal Council may elect to focus the Capital Improvement Program in specific areas to upgrade these facilities where growth is occurring, or where growth is wanted.
60 61 IMPLEMENTATION Southwest Neighborhood Plan 06 STRATEGIES
A. RESOURCES C. IMPLEMENTATION SCHEDULE
Phase Phase 1 Phase 2 Phase 3 PROCESS Priority 1 2 1 2 1 2 This document is a guide for future development for a specific area. It should be added to Adopt Franklin Neighborhood Plan (City Council) Land Use regulatory checklists to ensure plans incorporate the ideas in this document and help achieve Update General Plan for Future Land Uses (Com. Dev.) the vision laid out within its pages. Funding for the plans in this document can be achieved Establish New Mixed-Use Zone (Com. Dev.) through the following means. Amend Zoning Map (Com. Dev.) Update Parks Plan to Address New Open Space Locations (Com. Dev./Parks) Urban Design CAPITAL IMPROVEMENT PLAN (CIP) Designate New Pedestrian Crossing Locations (Com. Dev/P.W./UDOT) It is intended that a proposed series of improvements be included in the city’s Five-year Revise Capital Facilities Plan (Com. Dev./Admin.) Capital Improvement Plan during future budget meetings in order to allocate funding for Install New/Improved Pedestrian Crossings (P.W.) specific projects within the Neighborhood. This plan helps the City to know what funding is Install Traffic Calming Devices at Key Gateways (P.W.) Develop a Street Furniture Program (Com. Dev./P.W.) needed in the future and will ensure a budget for proposed changes in the Neighborhood Install and Upgrade Street Furnishings (P.W.) Plan. Amend Residential Design Standards and Guidelines (Com. Dev,) Amend Standard Street Design Cross-Sections (P.W.,/Com. Dev.) Install Improvements on 500 West (P.W./UDOT) INCENTIVES Develop a Maintenance Plan for Street Furnishings (Com. Dev./ P.W.) In addition to City budgets, creating an impact-free zone or implementing tax break plans Historic Resources to encourage development within the Franklin Neighborhood can help fulfill the plans in this Produce and Mail Information Pamphlet on Landmarks Register (Com. Dev.) document. Publish a Public List of Eligible Historic Sites (Com. Dev.) Nominate unlisted structures (Com. Dev./Landmarks Commission) »» An Impact Fee Reduction Zone dismisses some costs associated with developing and may Develop an Inventory of Historic Features and Design Elements (Com. Dev.) persuade developers to create the projects that the neighborhood wants to see. Investigate Establishing Historic Design Guidelines (Com. Dev.) Implement Historic Marker Program (Com. Dev.) »» Tax Increment Financing is another way to reduce costs by subsidizing desired projects. This can be done by offsetting initial development costs.
B. PROSPERITY
To ensure that the Neighborhood Plan continues to be a guiding document in City planning, it is important to make it widely available and visible to City Administrators and the public. This document should be available on the City website and at the front counter of City offices.
62 63 07 PLAN Southwest Neighborhood Plan RECOMMENDATIONS
RECOMMENDED CHANGES TO THE CITY’S GENERAL PLAN PERTAINING TO populated County in the State; Goal 3.3.3 (a) identifies locations for public venues. THE GOALS AND OBJECTIVES FOR THE SOUTHWEST AREA: »» Recommendation – Clarify that the west side location is a possible entertainment The goals and objectives for the Southwest Neighborhood Plan reflect the needs of the area, facility such as ...... , but nothing to compete with the Downtown venues. and are based on a set of guiding values that were defined by the 2014-2015 Southwest Steering Committee, local residents, and City staff. The subsequent pages will address, SECTION 4 – Natural Resources in detail, the following goals by showing concepts, laying out specific objectives, and » Recommendation – If the Council wishes to include agricultural protection as a recommending courses of action. The guiding principles are as follows: » desirable policy, the Committee felt it may be best in this Section, possibly under Goal »» Maintain an overall residential density of 4.00 units per acre, but allow higher densities in 4.4/Objective 4.4.1 (d) Industry. POLICY select areas or as a result of bonus densities. Bonus densities might be obtained though combinations of project location, size, preservation of critical lands, or the dedications and/or development of lands for parks, trails, and similar community amenities; POLICY »» Enhance connectivity through a well desgined linear park trail and pockets of open spaces S integrated into a linear park system. POLICY
»» Create a neighborhood identity and enhance a sense of community through: adoption of a community name which can be used in project names and entryways; development of distinctive entryways into the community; and .
»» Develop a 100-acre regional park. This might be accomplished through the expansion of Footprinter Park; POLICY
»» Identify appropriate and economically feasible locations for commercial/retail and other non-residential developments;
»» Develop lands around the Provo Municpal Airport to avoid any conflict with th use of the airport or its associated facilities;
»» Provide a clear understanding and future expectations for the area pertaining to flooding, and the anticipated change by FEMA to the floodplain designation;
»» Restrict development south of the Lakeview Parkway to existing agricultural related activities or appropriate outdoor recreational facilities;
RECOMMENDED CHANGES TO THE VISION 2030 PLAN: SECTION 2 – Land Use and Growth; Goal 2.1.1(a) refers to a list of streets, with the intent to protect owner-occupied housing, to encourage long-term residency. The last of these streets listed is West Center Street, from I-15 to Utah Lake.
»» Recommendation – Remove West Center Street from this list and allow for alternative development such as office or planned residential clusters, especially for senior housing along this corridor.. (Refer to Goal 2.4)
SECTION 2 – Goal 2.4 – Prioritize areas within the City for Economic Development; Goal 2.4.1(a) refers to small area plans to pursue economic development.
»» Recommendation – Add West Center Street (from I-15 to Utah Lake) and nodes along the new Lakeview Parkway.
SECTION 3 – Goal 3.3 – Provide enhanced opportunities and facilities for the arts, entertainment, and museums, reflecting Provo’s status as the County seat of the second most
64 65 PROVO CITY | Southwest Neighborhood Plan