Brigham Young University BYU ScholarsArchive

Theses and Dissertations

1976

Orem, Utah: A Study in Urban Land Use

George G. Shaw Brigham Young University - Provo

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BYU ScholarsArchive Citation Shaw, George G., "Orem, Utah: A Study in Urban Land Use" (1976). Theses and Dissertations. 5102. https://scholarsarchive.byu.edu/etd/5102

This Thesis is brought to you for free and open access by BYU ScholarsArchive. It has been accepted for inclusion in Theses and Dissertations by an authorized administrator of BYU ScholarsArchive. For more information, please contact [email protected], [email protected]. 2 C 1 97& OREM UTAH i A STUDY IN

URBAN LAND USE

A thesis presented to the department of geography brighamBrighaldhaidharn young university

in partial fulfillment of the requirements for the degree master of science

by

george G shaw april 1976 this thesis by george G shaw is accepted in its present form by the department of geography of brigham young university as satisfying the thesis re- quirementquirement for thee degreeagreeegree of master of science 4 y JL richardardlyH jacjackson ctbmmismitteemmitteetteeatee chairman ric ksontcsont

robertaRobertlrobertlerobertl11 layton aifimitt&e member

FU c-a n date robert L Layt6n D rtmeht chairman

ii TABLE OF CONTENTS

LIST OF TABLES e 9 s e e s v LIST OF illustrations vi acknowledgments vii chapter I1 introduction 1 statement of the problem the study area limitationsdelimitationsDe of study II11 REVIEW OF literature 5 land use theories forty eight selected cities milwaukee wisconsin salt lake city utah provotprovoprovos utah lilliiIII111 historical background AND GROWTH OF OREM UTAH 0 12 site and situation settlement urban growth description of study area IV methodology EMPLOYED 19 field work classification of land use computation of acreage computerization of data data extraction cartographic representation V LAND USE IN OREM stahlutahlUTAH 1975 272 residential commercial ililii111 iv chapter industrial public and quasi public streets agriculture vacant VI LAND USE BY CENSUS TRACT AND ZONE AND DENSITY 43 land use by census tract land use by zone developed land dwelling units population and density automobile space VII conclusions AND recommendations 74 land use comparisons land use summary the land use plan residential commercial industrial public and quasi public streets agriculture vacant

APPENDIX e 0 0 1 90 bibliography 96 LIST OF TABLES table page 1 land use in selected american cities by percentage of use 7 2 land use in oremiboremi 1975 28 3 residential land use in orems 1975 31 4 commercial land use in oremiboremi 1975 34 5 industrial land use in oremioremboremi 1975 35 6 public and quasi public land use in oremiboremi 1975 38 7 agricultural land use in oremiboremi 1975 41 8 acreage in orem by census tract i 1975 1.1 45

9 land use in orem by census tract i 1975 46 10 land use in orem city by zoneigonei 1975 54 11 dwelling units in oremiboremi 1975 62 12 estimated population of oremioremboremi 1975 66 13 added dwelling units and population in oremioremboremi 1975 68 14 dwelling unit and population density in oremiboremi 1975 70 15 automobile space in oremiboremi 1975 73 16 land use change in orem citticitycityi 196519751965 1975 76

v LIST OF illustrations figure page 1 orem city utah county utah 13 2 the 1975 land use map of orem utah 26 3 single and multi family residential land in orem utah 30 4 commercial and industrial land in orem utah 33 5 public and quasi public land in orem utah 37 6 agricultural and vacant land in orem utah 40 7 census tracts in orem utah 44 8 zoning map of orem utah 56 9 percentage of single and multiple dwell- ing units by census tract in orem utah 64 10 distribution of 1975 population in orem utah 67 11 population density in orem utah 71

vi acknowledgments

there are many to whom I1 am indebted for the completion of this thesis I1 am appreciative of randall deschamps direc- tor of orem city community development department and don W baird orem city zoning administrator for their assistance in the land use inventory for the geographical knowledge and cartographic skills which I1 have learned I1 am grateful to the fac- ulty of the department of geography of brigham young university I1 am especially grateful to the members of my committee dr richard jackson and dr robert layton for their help in bringing my research into final written form to my wife lorna I1 am grateful for support and c onstantconstantconstant enc ouraouragementencouragementgement

vii CHAPTER I1

introduction

orem utah is a good example of a community which is undergoing changes from rural to urban land uses where agricultural land is rapidly giving way to urban development A thorough land use inventory of the city is necessary in order to understand present land use characteristics an inventory was carried out and a land use plan was formulated from the data the urban environment is only one of the many areas of study that is of interest to geographers the study of spatial organization which has been em- phasizedphasized by modern geography makes the urban area a viable place for research geographers study the expansion and increasing reach of the metropolitan areas the spread of people and ideas from place to place and mansman own perception of the hazards and opportunities to be found in his environment with their concern for effective space management and through ap- plication of their scientific methods geographers provide a unique insight into mans status in his world taaffe 1970 many geographers have made contributions to the study of land use in urban areas land use theories have been proposed by burgess 1925 hoyt 1939 and

1 2 harris and ullman 1945 several contributions have been made in respect to urban location theories such as those of berry 1961967 1968 simmons 1964 gottman 1961 and murphy 19729-197219741974

statement of the problem it is no hidden fact that our nation is under- going rapid urbanization increasing demands are made on the land as raw acreage is converted to urban uses it is estimated that between 1974 and the year 2000 that approximately eighteen million acres in the united states will change to urban uses U S dept of agri- culture 1974 much of this acreage will come from present agricultural areas adjacent to urban centers the conversion of open space to urban uses pre- sents the problem of how to best use the new urban land poor urban land use can be found in most areas urban sprawl is stimulated by poorly distributed subdivisions with inadequate services construction in areas susceptible to natural hazards roads and land development on mountainsides and other environmentally sensitive areas and the reduction of open space and productive agricultural land germanow and grimsley 1973 the economic and social costsofcosts of poor use of land although not recognized by most people are appalling in respect to both communities and individuals 3 to combat these problems planners have sought to develop master plans to help direct urban growth an integral part of these plans is the actual land use plan to be implemented long range planning is impo- rtant and presents a major challenge in anticipating future growth in order to construct an urban land use plan a thorough inventory must be made of existing land use areas of probable growth and the best use of such land only by accomplishing this prerequisite can an accurate view of present land use be obtained and thus used in rational land use decision making log- ical land use change is then a greater possibility and many of the conflicts between land uses can be solved

the study area the city of orem utah was chosen as the study area for a variety of reasons orem city initially was a rural agricultural community but has undergone many changes in the past three decades resultant rapid growth is evidenced by the changes in land use the community is now undergoing changes that larger cities have gone through much earlier and thus a land use in- ventory may help avoid many of the problems that our urban centers are experiencing the city is presently facing land use decisions of importance and the residents are concerned about the growth and what it 4 brings and also are concerned about the reduction of agricultural land in the city randall 1961976 the accessibility of the area for study the cooperation of the city employees and the availability of research materials were also important in selecting the study area A considerable amount of useful information can be extracted from a land use inventory for example many questions can be answered about the basic cha- racteristicsacteristics of the city and the use of land the land can be classified into general areas for useful analysis of land use by type other data which can be extracted include the number of specific land use activities within the city and the acreages involved the land use of neighborhoods or specific areas of the city the interrelationship of land use and zoning the total developed land in the community the total and character of dwelling units population and density and automobile space CHAPTER II11

REVIEW OF literature

land use theories three basic land use theories have been used to explain urban structure they are the concentric zone theory the sector theory and the multi nuclei theory in the concentric zone model park burgess and mckenzie 1925 it was theorized that the american city was made up of five concentric rings with another ring outside the city limits the primary land use for each zone was as followfollowsfollowsisi 1 central business district with retail commercial functions 2 whol- esale commercial functions trucking and railroad depots 3 zone in transition with residential deter- ioration giving way to the expanding business district 4 working class residential 5 higher class resi- dentialdential and 6 muntingcommentingcommuntingCom zone the sector theory of urban land use was based upon the theorized movement of residential neighborhoods in cities hoyt 1939 the theory was centered upon the observation that high rent neighborhoods move outward from the citescitys center in sections as the 5 6 population and need for housing grows although the theory was essentially restricted to residential areas it was still a valuable theory in explaining land use in forming the multi nuclei theory the shortc- omings of the other two theories were taken into consideration harris and ullman 1951945 the theory stated that activities of a similar nature group to- gether in different areas because of potential cohesion other activities tend to be separated because of unlike characteristics decentralization of urban areas and the growth of suburbs have given this theory added significance although all three theories are relevant they are too simplistic in describing urban land use few cities could be placed in any of the categories while most cities could be described with portions of each forty eight selected cities niedercorn and hearle 1964 made a significant study in which they examined the land use of forty eight american cities they found that residential use of land was more common than any other type table 1 almost thirty percent of the total urban land was residential the mean proportion of commercial land for the forty eight cities was just under four percent and the industrial almost nine percent agriculture and vacant land in the selected cities which was 7

TABLE 1

LAND USE IN SELECTED AMERCIAN CITIES BY percentage USE

i E 4 M Q M cj 0 cliokdomdCIQ eiE 4i ma oosC- eiE i M H m0os Os c3ca CK 0 9 0 a c 0 M M cr1cra0 Q M c M K 0 c z 4 U 1 0 0 CCCO M M M OZ 4 3 0 t 0 S 3 03 1 single family residential 16 4 29629.629 6 27927.927 9.9 2 898.9 multi family residential 333.33 3 commercial 373.73 7 383.83 8.8 353.53 5 1 333.303oo industrial 868.68 6 lo410loeloa104 4.4 272.72 7 101.0iolo public and quasi public 15215.215 2 12312 3.3 110liollo11.011 0 1 383.8 2 streets 19919.919 9 21721.721212 7.7 24241124.11iai1

TOTAL DEVELOPED 770 0 261 1.1 gis610glogio61 0 LAND 77077.077 76176.176 61o 57057.0570520 agriculture 29529.5 23023 0 23923 9.9 39039.039 0 vacant 1 353.5

TOTALS 1000100.0loo100 0 1000100.0loo100 0.0 1000100.0loo100 0 1000100.0

Soursourcesisourcescesi adapted from the individual land use inventories of the selecteselectaselectedd cities

2lincludeslIncincludesludes other transportation and utility linesiines streets wwereere excluded in the provo inventory 8 designated as undeveloped land made up twenty three percent streets comprised almost twenty percent and public land was over fifteen percent excluding agri- culture and vacant land the total developed land in the forty eight cities was seventy seven percent the dominant use of residential land in the forty eight cities was that of single family dwellings commercial industrial and public landureslandusesland uses in the selected cities were small in comparison to the other uses the direction of change in urban land use is also important in studying land use change in twenty two cities which covered an average period of 10210.2 years niedercorn and hearle 1964 found that the percentage of residential and public uses increased as did the total developed land they also found that the percentage of commercial and industrial land remained the same while percentages for transportation and vacant land decreased slightly they concluded that vacant land in central cities was disappearing except in areas where annexation was taking place there have been numerous land use inventories completed in cities nationwide as part of the planning process their contribution to the literature is ham- pered howhoweverhowevertevertevers because of the lack of comparable written conclusions the inventories which have been 9 printed are mostly a reproduction of raw data without useful commentary in order to generalize about the land use characteristics of a city the data must be analyzed closely another problem arises when comparing land use data for various cities because of the different methods of surveying the types of land use classifica- tion used and the human judgementjudgement involved the data can not be exact but although the data is not exact the general land use information is still very useful three land use studies will be citedcitedi a large urban city and two local urban areas

milwaukee wisconsin the city of milwaukee completed a land use in- ventory in 1962 milwaukee dept of community development 1964 almost twenty eight percent of the city was in residential use with almost one fourth of the city in either agriculture or vacant land table 1 commercial activity comprised almost four percent of the city and industrial use was over ten percent over twelve percent of the city was in the public and quasi public category and almost twenty two percent was in streets excluding agriculture and vacant land the city of milwaukee was found to be seventy six percent developed table 1 10 following the pattern of most cities milwau- kee had more land zoned for commercial and industrial uses than what was actually in use eleven percent of the city was zoned commercial and over nineteen percent was zoned industrial

salt lake cicityty utah salt lake city is the closest large metropoli- tan area to oremorero city thirty nine percent of salt lake city was found to be undeveloped being either vacant or in agricultural use salt lake city planning commission 1972 table 1 twenty four percent of the city was listed as streets which also included other transportation and utility lines the total residential use was almost twenty percent of the city and public land comprised eleven percent commercial areas comprised three and one half percent while industrial use was under three percent of the city sixty one percent of salt lake city was considered developed 1

provotprovoprovos utah the land use characteristics of provo are im- portant because of the citescitys close proximity to orem

ithethe percentage of developed land in salt lake city may be somewhat low when the large amount of vacant mountain side within the city limits is considered 11 the initial land use inventory of provo was completed in 1973 provo city community development dept 1974 almost thirty percent of the entire city was found to be in agricultural usesuse with almost twenty nine percent in residential table 1 the categories of commercial public and quasi public and vacant land in provo were each over thirteen percent industrial use in the city was just over one percent combining all uses except agriculture and vacant land the developed area of the city talledtotalledto fifty seven percent knowing the land use situation of other cities and their various stages of development will be useful in comparing data with the land use of orem the his- torical background of orem utah will be traced before actual land use will be discussed CHAPTER liiIII111

historical background AND GROWTH OF OREM UTAH

site and situation orem city is located in central utah valley utah county utah fig 1 it lies at the base of mt timpanogosTimpanogos which is northeast of the city orem is bordered on the north by the community of lindon on the west by geneva steel works and utah lake on the south by provo city and on the east by the provo river bottoms much of orem lies on a bench which buttsjutts out from the wasatch mountains the bench is an elevated area which is essentially flat which is a good descrip- tion of the city the geologic background of the bench is associated with ancient lake bonneville the bench area was originally a delta formed by the provo river as it emptied into the lake orem is approximately 4004700bo-o feet above sea level and much of the city is eighty feet above the rest of the valley orem com- munity development dept 1941974 although the provo bench as it was first called is flatflatfiat and there are no natural flowing streams the soils are such that drain- age iiss good utah county soil survey 1921972 12 13 h

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settlement following the pattern of mormon colonization various towns were established by pioneers in utah valley during the 1850s it was customary to locate the settlements near streams in order to have an adequate supply of water because the bench area lacked water it was passed over for more favorable areas of settlement in the valley weeks 1961 the first activity recorded in the area was the movement of pioneers along the state road which ran diagonally across the bench from northwest to south- east the steep grade of the hill on the south side was a challenge for wagons traveling the road partic- ularly during muddy conditions this road was opened for travel in 1848 by explorers sent by brigham young and later became state street and a national highway in 1861 the first settlers came to the bench from nearby settlements because of the water situa- tion however early settlers were initially summer farmers while living elsewhere culinary water that was used had to be drawn from the provo river or from utah lake increased population in the valley and the need for more land brought about attempts to farm higher land by building new canals coffman 1944 in 1863 15 a canal was built which carried water ffromrom the provo river to over two thousand acres of land on the bench with available water and later canal improvements settling of the area on a larger scale was possible alfalfa was the first crop raised on the bench which was later followed by strawberry and raspberry plants in 1885 the first peach trees were planted and they were soon followed by cherry pear apple and apricot trees with the rise of fruit orchards per- manent residences were established on the bench signs of growth were slow howhoweverevertevers as the first log cabin school was not built until 1883 which was located at 800 south and state street the first permanentpermpermamentament church was the timpanogosTimpanogos LDS chapel which was also built on 800 south the initial business establishment was a country store which opened at 560 north state street in 1890 in 1900 the first blacksmiths shop was established on the southeast cor- ner of 400 south and state street the first fruit stand was built in 1913 at 1301 north state street and the first cafe was built at 597 north state street in 1928 weeks iggi1961 because of the need for services and in par- ticular more water a movement for incorporation was started in 1919 a committee distributed a petition calling for the incorporation of the area known as 16 provo bench this was accomplished in 1921 when the town was organized and called orem after walter C orem president of the salt lake and utah railroad daughters of the utah pioneers 1953 it was hoped that this might aid in getting the railroad to pass through the city to facilitate the movement of fruit which it did in part in recent years howhoweverevertevers the trackage was abandoned and has since been removed although a few highway oriented businesses located along state street growth in residential areas was slow as there were few tracts of land that were subdivided for residential expansion out of the two hundred and twenty four subdivisions presently in orem only two were platted before 1901940 orem city subdivi- sion records 1975 thisthlethie howhoweverevertevers was the last decade before urban growth would be experienced in the city

urban growth the decade of world war II11 brought many changes in orem because of the need fforor steel in the war effort the steel industry was expanded an area along utah lake was chosen as the site of geneva steel works because of its location in respect to needed raw materials and transportation with the need for workers at the nearby plant came also the need for more housing several 17 subdivisions at approximately 400 north and 800 west were platted in an effort to build homes adjacent to the steel plant this began a trend from rural to urban land uses which is still continuing after the war the growth continuecontinueddg as evi- denced by population statistics while orem city had less than two thousand people at the time of incorpora- tion by 1950 the figure was well over eight thousand with most of the growth coming in the last decade orem city 1968 residential expansion began to cut into the agricultural land as additional acreage was needed for new homes with the increase of population came the stimulus for commercial expansion the postwarpost war era brought an influx of new businesses to the city which expanded the business district along state street because of lack of controls commercial uses were spread along the highway from 2000 north to 2000 south residents along the street requested that the entire highway be zoned commercial which precluded any hope of having a centralized business district layton 1962 commercial land along with other uses became scattered and urban sprawl was the result residential expansion iinn particular was scattered as sections of land devoted to agriculture were converted into subd- ivisions 18 in the past several years orem has experienced even more rapid growth as evidenced by population sta- tistics the 1960 population was set at 18394 and the 1970 population at 256025760252-60 orem community develop- ment dept 194lgb1974 another indication of growth is the actual number of subdivisions platted during this time of orems two hundred and twenty four subdivisions forty two were platted during the 1960s19601s and over a hundred were platted in the first five years of the 1970s the increased urban growth can be attributed to the job multiplying effect of geneva steel the increased faculty staff and studentstudentbodybody of Brigbrighamharohamohamm young university and the return of former valley residents because of recent commercial expansion many outside people have also moved into the area to take advantage of the increased business related jobs today the city is characterized by many scat- tered subdivisions interspersed among cherry and apple orchards several shopping centers along state street and dispersed parks schoschoolsoistolst and churches the city with its present development still however maintains much of its rural atmosphere this is orem city today a grawigrowigrowingng city changing from an agricultural community to an urban center along with nearby provo city CHAPTER IV

methodology EMPLOYED

in order to conduct a thorough land use inven- tory specific data about the land in question must be obtained the land parcels must be identified geo- graphically by such means as addresses and political boundaries the nature of the parcels use must be identified along with the number of dwelling units if any and last of all the acreage of each parcel of land must be computed in order to determine aggregate levels of use

field work to facilitate work in the field property plats of acreage within orem city were obtained from the county tracing overlays were placed over each plat map and organized into plat books by census tract plat maps for each census tract were numbered for easy reference and future identification the actual field work was accomplished through visual inspection in a windshield survey commercial areas and land inaccessible by automobile were inspect- ed on foot and through the use of aerial photographs 19 20 several items of importance were recorded on the overlays during field inspection street addresses were labeled for each lotslot with those parcels of land lacking buildings being assigned an approximate address parcels were subdivided if more than one use was found on the same property for example resident- ial property was divided up if the lot was larger than usual and if other land use such as agriculture was 0 found present on the same property 2 buildings were considered under construction only if they had not reached the stage where doors and windows were install- ed if a residentialnonresidentialnon function had more than seventeen parking spaces it was separated as a parking lot in order to determine both uses the standard land use coding manual 1965 distributed jointly by the urban renewal administration and the U S depart- ment of commerce set the criteria for parking lots it was determined in the manual that seventeen parking spaces equalledequalled approximately five thousand square feet and deserved to be classified as a separate activity garden plots in residential areas were generalized unless they were larger than backyard proportions basic map symbols were placed on the parcels to indicate the type of use and written identification

g athe2thethe average size of a building lot in orem is between one fifth and one fourth of an acre 21 of specific activities were made finally land use parcels were systematically numbered for later identi- fificationcation this completed the actual fleidfield work which as intended provided detailed land use information acreage for each parcel and the streets were scaled off and recorded in a separate research activity as was the identification of land parcels by zone

classifclassiaclassificationicationmication of land use A logical way of classifying land use is very important if the uses are to be examined and analyzed properly because of the wide variety of uses some systematic method of classifying land use is essential in order to make sense of a great deal of information chapin 1965 A detailed coding system can be used which will enable tabulation through the use of the computer through classification and coding land use of similar types may be grouped together for data analysis the standard land use codincodingwa manual 1965 was used in the land use inventory of orem the manual contains 772 four digit codes for identifying the gamut of land use activities the ffirst digit of each code corresponds basically to the followfollowingfollowingifollowingsingi 1 housing of all types 2 and 3 manufacturing and other indu- stries 4 transportation 5 commercial functions 22 6 institutional 7 recreational 8 agriculture and 9 vacant approximately 230 different codes were used in the inventory with a few additional ones added to help adapt the system to the study area appendix

computerization of land use data the next step entailed transferring the large amount of land use information from the plat maps to the computer the following information was placed on the computer sheets the address of the parcel the census tract numbernumbersnumberg plat number parcel number traf- fic zone census block number standard land use code number of dwelling units and zoning once on the com- puter a land use master fileliefileflie of the city was formulated which tabulated and talledtotalledto the data totals were given fforor land use activities acreage dwelling units and also totals of the same data by census tract and by zone

data extraction to make the data easier to analyze and to map the various land use codes were sorted into eight catecategoricategorycategoriesgorigorl es they included single family residential multi family residential commercial industrial public and quasi public streets agriculture and vacant land 23 single family residential included all single dwelling units and subdivided mobile homes temporary quarters such as motels were categorized as comme- rcial multi family residential included dwellings of two or more units mobile home parks were included in multi family residential because the number of trailers per acre was as high or higher than dwelling unit densities in multi family areas storage space new Q homes under construction and vacant hom-homesed were considered as a separate category of residential land commercial uses included wholesale retail ser- vices entertainment vacant floor space storage parking and buildings under construction industrial use included various industries railroad trackage storage and parking public and quasi public land in- cluded schools parks and other recreation public facilities utilities and parking street acreage was calculated as a separate land use category irrespective of adjacent land uses streets in planned unit developments and mobile home parks were included in residential use agricultural land included alfalfa grains fruit vegetables livestock farms general farms and

3vacantvacant homes did not include temporary vacancies but homes that had been left vacant andor abandoned because of dilapidation or other reasons 24 pasture farmhouses associated with these activities were included with residential land open land wood- landsland vacant land held for speculative purposes and water areas were all considered vacant after cate- gorization was completed the data was ready to be analyzed in more general terms and to be mapped

cartcantcartographicaphiaaphic representation maps are a very useful tool for the geographer because of the potential for data storage in the sense that they compress abstract and simplify reality maps serve as models that retain the spatial relationships and juxtapositjuxtapositionsions relevant for articularparticular purposes of analysis taaffe 197019 0 A land use inventory is incomplete without mapping the resultant data in order to get an areal idea of the study area and to identify land use patterns A land use map not only shows areal patterns but also isolates land use in time and space which can then be compared with future studies the 1951975 oremorero city land use map was made by transferring the information from the property plats as land use categories to overlays which were prepared for printing A base map was inked first showing streets names and legend A separate overlay for each land use was inked so that the map could be printed in six color separation which colors conform to the standard land use colors goodman 1968 the 25 result of the printed overlays was a small scale map of the city showing land use in detail with very little generalization fig 2 the dashed area on the map in the northeastern section of the city is still in the county where the property owner has resisted annexa- tion into orem the production of the individual black and white land use maps was completed through photographic techniques and thus offset printing of the overlays was unnecessary I1 I1

26

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flofiofig 2 the 1975 land use ivaaivap of orem utah CHAPTER V

LAND USE IN OREM utahtutachtUTAH1 1975

As a result of the land use inventory of orem utah the following information is gainessgainedigaineds there are 109-10296296 acres within the city table 2 almost four thousand acres are in agricultural use which is almost thirty nine percent of the city vacant land is the next highest use of land with twenty one percent of the city single family residential comprises seventeen percent of the city and two percent is in multi family residential use which makes the total in residential use over nineteen percent the other categories of land use are very low in comparison to those mentioned public and quasi public land total five percent of the city commercial land is over three percent and industrial is jjustust over one percent by tallingtotallinghotallingto all categories except agri- culture and vacant land the amount of developed land within the city is over forty percent table 2 the summary of subgroupssub groups under each land use category are analyzed below 27 28

TABLE 2

LAND USE IN OREMOREMs 1975

PERCENT OF LAND USE CATEGORY ACREAGE TOTAL ACREAGE single family res- identialidential 1760lv-760 17117.1 multi family res- identialidential 241 232.3 commercial 342 333.3 industrial 118 121.2 public and quasi public 518 515.1 streets 1189 11511.5

TOTAL DEVELOPED LAND 41684.16841-68 40540.5boshos agriculture 3975 38638.6 vacant 21532.15321-53 20920.9

TOTALS 10296 1000100.0 29 residential areas of residential use devoted to single family dwellings are scattered through the city in clustered neighborhoods mostly away from state street fig 3 there is also more residential development on the east side of state street than on the west side land devoted to single family dwellings and subdivided mobile homes is by far the highest use of resireslresidentialidentialIdentidenticaliallallai land with over eighty five percent in that category table 3 multi family residential areas are concentrated adjacent to state streetstreets with mobile home parks along both state street and the east side of the freeway fig 3 twelve percent of total residential land is de- voted to multi family units two family dwellings and land devoted to mobile home parks each comprise just under four percent of residential land four alexesplexes total under three percent of residential landalandpland and another one and one half percent is occupied by apart- ment complexes with nine units or more apartment buildings with threethrees sixsixt sevensevens and eight units each comprise under one percent of residential land thetherere are no fivelvefive unit apartment complexes in the city two percent of the coded residential land is occupied by homes under construction new homes are classified as dwelling units only if they have reached 30

ll 1- 4lilillUL 11010 olfulf orlfraia D itntiinllrlf l1flaf fr-i 4 detol0 EJ cretceetcootc o ot L DQisitfeiddqitf1 dffaf-tf f a jqE f t t QI criiff

OREM CITY i UTAH d 1975 lon- use L I- rnear

flefiefigfi 3 single and f-ruitipultiulti family residential land in orem utah 31

TABLE 3 residential LAND USE IN OREMs 1975

M0 en incn en PL M PL plapl4F MW M 0 0cc WZM 3 010140 M4 14 M 4 0 oft4i 4 cg i ea 9994 Uc300 eiE E eiE M e4 19.19 dmm X M Z 4 M 0 S 0 M m0ma0 W Q I1 QM OEIMOEoellE 4IM M 0 4 0 4 z PQ S EA KM E K 0CC 3 WralonaloMPLOplapl4 WWO0 300 pa 0 0 4I 1 UC z p00 K 99 aletoletPLEPLEIale E single family dwellingsdwellings68666866 89889.8 19-1706706 85285.2 subdivided mobile homes 11 1.1 2 1.1

TOTAL SINGLE FAMILY 6876877 89989.9 17081008 85385.3 duplexerduplexesDuplexes 318 424.2 72 363 6 three alexesplexes 25 3.3 6 3.3 four alexesplexes 201 262.6 52 262.6 five units 0 0 0 0 six units 7 1.1 2 1.1 seven units I1 o- li01.01 1 o- il01.01 eight units 9 1.1 5 2.2 nine units and above 23 3.3 30 151.5 mobile home parks 13 2.2 73 373 7

TOTAL MULTI FAMILY 597 787.8 241 12012.0

storage 34 1- 5.595 9 5.5 under construction 116 151.5 38 191.9lg vacantavacantabandonedVacant bandoneebandonedbandoAbandonedned houses 22 3.3 5 3.3

TOTALS 7646 1000100.0 2001 1000100.0 32 the stage in construction where the doors and windows are installed residential storage and vacant houses each comprise less than one percent of residential uses

commercial the commercial uses as mentioned before are along state street since an access road to the free- way cut through orem at 1300 south however commercial development is occurringthereoccurring there also fig 4 this is evidenced by the university mall various discount stores profprofessionalessiessl onalonai offofficesices and a new shopping center under construction other shopping centers in orem are located at center street and state street and 400 north and state street the highest single use of commercial land is fforyoror parking which totals just under thirty six percent of commercial acreage table 4 over twentyfivetwenty f ivelvefive per- cent is devoted to retail business under the commercial category and another twenty two percent is fforor ser- vices such as doctors dentists barbers beauty salons washing and dry cleaning services and attorneys all other commercial functions are very small in comparison to the above uses just over four percent of commercial land is in commercial storage including storage rental units and almost another four percent is commercial land with commercial structures under construction wholesale and entertainment functions y vy

33

jp fig 4 commercial and industrial land in orem utah 34

TABLE 4 commercial LAND USE IN orectoremt 1975

LAND USE NUMBER OF PERCENT OF PERCENT SUBGROUPSUB GROUP activitiesactivitiesacreageactivities activities ACREAGE OF TOTAL wholesale 22 292.9 11 323.2 retail 272 36436.4 86 25225.2 services 253 33933.9 77 22522.5 entertainment 14 191.9iglg 11 323.2 vacant floor space 49 656.5 8 232.3 parking 95 12712.7 122 35735.7 storage 34 464.6 14 41al4.1bi under construction 8 ii111.1 13 383.8

TOTALS 747 1000100.0 32342 1000100.0

each comprise over three percent of commercial land this subgroupsub group includes indoor and outdoor theaters and indoor recreation centers vacant floor space is the smallest subgroupsub group with over two percent of comme- rcial land

industrial industrial land is located mainly to the west of the freeway which runs north and south along the western side of the city fig 4 other industrial 35 areas are along 1300 south near the university mall and along 800 north near the mouth of provo canyon the subgroupssub groups under industrial land are quite specific because of the small percentage of total in- dustrialdustrial land in the city two sand and gravel pits west of the freeway account for almost thirty five percent of industrial acreage with the next closest being railroad trackage with over twenty one percent table 5

TABLE 5 industrial LAND USE IN orensOREMs 1975

PERCENT LAND USE NUMBERNUMBER OF PERCENT OF OF TOTAL SUBGROUPSUB GROUP AC activitiesTIVITIES activities ACREAGE ACREAGE manufacturing 14 41241.2 14 11911.9 sand and gravel quarry 2 595.9 41 34834.8 sawmill 1 292.9 7 595.9 grist mill 1 292.9 5 424.2 auto wrecking 6 17717.7 19 16116.1igi railroad trackage 4 11811.8 25 21221.2 storage 5 14714.7 3 252.5 parking 1 292.9 4 343.4

TOTALS 34 1000100.0 118 1000100.0 36 sixteen percent is in the subgroupsub group of auto wrecking and twelve percent is in manufacturing there are several manufacturing industries in the city but the largest by far is signetics an electronics firm the only sawmill in orem comprises six percent of indu- strial land a grist mill comprises over four percent industrial parking over three percent and industrial storage over two percent

public and quasi public most of the subgroupssub groups under public and quasi public land are well dispersed throughout the city particularly churches and schools fig 5 both educational and recreational public land have the same acreage with each comprising just over twenty nine per- cent of public and quasi public land in the city table 6 elementary schools comprise the most acreage under educational use followed by the new technical college on 1200 south and the junior and senior high schools recreational use is devoted primarily to athletic fields and the citescitys nine hole golf course they were followed by parks and miscel- laneous recreation over seventeen percent of public land is listed under public facilities which consists of government buildings the library senior citizens center and maintenance buildings almost ten percent of the trvttt

le

37

ID

t UHII ittorfort

i-i fiiifli I1 diamilmiaf I1 U ritaitrie ii iitnkiif tweitlimniiilimniiiasiaei Q ttimifii qiiiir hiiiihijii funpahpan sj0trlti qnrini

OREMA CITYC 1 7 Y UTAHT A H 4 16 land use 1975

fig 5 public and quasi public land in orem utah

4T 38

TABLE 6 PUBLIC AND QUASI PUBLIC LAND USE IN oremiboremiOREM 1975

M0 enc inc in pi M p4pa r&4& M M CC 1 1 0 WZM 0 lm 4i 4 0 UM 0 6 1 M cc cc K M SZ P M 0 z 0 M WOM 44 wmh4 1 0 Q I PQ M PE M W C 4 0 4 0 4 ZE PQPCI 2 E K K ff M fc M 0 C 140 CL 0 0 Z 14.14 0 c4ca E 4 elementary schools 9 545.4 82 15815.8 junior high schools 3 181.8 22 424.2 senior high schools 1 6.6 20 393 9 colleges 1 6.6 27 525.2

TOTAL IN EDUCATION 14 848.4 151 29129.1 parks 9 545.45 4.4 30 585.8 athletic fields 8 484.84 8.8 56 10810.8loe golf courses 1 6.6 47 919.1gigl miscellaneous recreation 13 797.97 9.9 18 343.433.

TOTAL IN recreation 31 18718.7 151 29129.1 churches 30 18118.1 43 83 public facilities 17 10310.3loo 89 17217.217 2 utilities 15 909.0go 19 37 parking 43 25925.9 50 97 under construction 3 18 3 6 miscellaneous public 13 787.8 12 23

TOTALS 166 1000100.0 518 1000100.0 39 public acreage is devoted to parking mainly fforyoror city hall schools and churches church buildings comprise over eight percent of public land and utilities just under four percent miscellaneous public land which comprises over two percent of public acreage includes community organizations 9 unions and other similar functions public and quasi public structures under construction total less than one percent of all public land streets acreage for streets is not analyzed by percent- age because of the difficulties in scaling them from the county plat maps they are howhoweverevertevers primarily of a fifty foot standard width main thoroughfares such as state street 1300 south and the freeway are ex- ceptions as they have widths greater than fifty feet private streets and lanes in planned unit developments and mobile home parks are included in residential acreage agriculture land in agricultural use is well dispersed but is in much greater concentrated acreages the north and west sides of the city are the primary areas of intense agricultural use in orem fig 6 land de- voted to the growing of fruit is by far the largest 40

whowaowaw 7vav

fig 6 agricultural and vacant land in orem utah 41 single agricultural use with almost forty five percent of agricultural land table 7 fruit production is

TABLE 7

agricultural LAND USE IN OREMs 1975

PERCENT LAND USE NUMBER OF PERCENT OF0P OF TOTAL SUBGROUPSUB GROUP activities activitiesACTIVITIE S ACREAGE ACREAGE alfalfa 118 525.2 323 818.1 grains 81 363.6 621 15615.6 fruit 86876 38838.8 19-17771.77717-77777 44744.7 vegetables 603 26726.7 335 848.4 livestock farm 19 8.8 30 8.8 general farm 200 898.9 93 242.4 pasture 361 16016.0igolgb 796 20020.0

TOTALS 29-2258258 1000100.0 39-39753.97597575 1000100.0 almost entirely from orchardorchardsorchardstorchardistst particularly cherry orchards the next highest subgroupsub group under agriculture is pasture with twenty percent followed by grains with over fifteen percent of agricultural land alfalfa and the growing of vegetables each total eight percent of agricultural land livestock farm is the smallest of the agricultural subgroupssub groups comprising less than one percent of agricultural land 42

vacant vacant land is primarily along state street the northeast foothills the hillside along the western elevated part of the city and near expanding resi- dential neighborhoods fig 6 the vacant land along state street is mainly held for speculative purposes awaiting commercial development this is evidenced by the many orchards with dead trees in the area CHAPTER VI

LAND USE BY CENSUS TRACT AND ZONE AND DENSITY

land use by census tract orem city a part of the provooremprovo orem standard metropolitan statistical area contains seven full census tracts and part of another tract twenty two fig 7 the land use in each census tract is impo- rtant because the tracts themselves largely conform to the individual neighborhoods designated as planning districts within the city census tract seven is by far the largest of the eight tracts in the city with over three thousand acres tract seven totals almost thirty percent of orem table 8 tract eleven is the second largest compris- ing eighteen percent of the total acreage the other tracts are smaller with tract thirteen having the least acreage comprising only seven percent of the city census tract seven covers most of the northern portion of the city north of 800 north on both sides of state street fig 7 the tract has the highest per- centage of agriagriculturalI1 cultural land with fifty three percent of the area table 9 the next highest use in tract 43 44

CENSUS TRACTS w22 A 8 9 l ij 1 I lii

13

OREM CITY italdUTAH

apo woff 1001v 5 0 oddoff 17t7576

fig census tracts in orem utah 45

TABLE 8

ACREAGE IN OREM BY CENSUS TRACT i 1975

ACREAGE PERCENT 1 CENSUS EXCLUDING street1streetaSTREET TOTAL OF TOTAL TRACT STREETS ACREAGE ACREAGE ACREAGE seven 28432t-843 187 30303.03030-30 29429.4 eight 796 149 945 929.2 nine 1026lg-026 115 114119-141 lillii11111.1 ten 660 115 775 757.5 eleven 16621.66216-19-62662 195 18571.85718-57 18018.0180 twelve 822 124 946 929.2 thirteen 596 115 711 696.9gg twentytwotwenty two 702 189 891 878.7

TOTALS 9109107gl-o 1189 10296 1000100.0

1streetsstreets and lanes in planned unit developments and mobile home parks are included with adjacent resident- ial acreage seven is vacant land located mostly in the foothills above the golf course and the cemetery the vacant land acreage added to the agricultural acreage leaves the tract largely undeveloped only ten percent of tract seven consists of single family dwellings and less than one percent is occuppied by multi family dwellings public land is over fivelvefive percent of the tract which largely consists of the golf course the 46

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a rtcd r 1 H cd03 0 3 H C P rh D C Q t3ta D 3 H T xi s ED0 H I1 ff D1 ED0 H 0 0 Q en0 Q 0 K cd Mw M s z 0-4 E 4 M cy 1 0 H rH h 1 D 0 E 1HI rirrtit t3ta d 6 rtcd rtcd rC MW PL rtcd Hi H rt M p UC PLdle C0 0 Q r D I1 P 0 P H aD cn0 H a i4 0 C Q bab1D P r HM aD cac4 r 1 rt S C r 1 rz 73 a 14 E 4 4 C0 EA 0 C 3 441l 0 bdD rtcd UCO S 0 M 0ateote UCO el-ek-e-4 1414.14 E 4 47 cemetery and the public works complex streets total over six percent of the tract commercial land is under two percenpereenpercentpercentstg and industrial land is close to zero census tract eight consists of the area between the freeway and state street and center street and 800 north the largest single use of land is again agri- culture but the total is much less than tract sevens with only twenty six percent table 9 over twenty two percent of tract eight is oc- cupied by single family dwellings and another twenty percent is vacant streets are almost sixteen percent of the tract multiple units comprise over six percent of the tracttracts which is above the city average because of the number of mobile home parks in the area public land is five percent of the tract which includes orem junior high school three shopping centers along state street albertsons orem plaza and K mart help push the commercial land in tract eight over four percent the industrial land in the tract is close to zero census tract nine includes all the land which is directly east of tract eighteights from state street east of the city limits again agriculture is the highest use of land comprising over thirty two percent of the tract table 9 single family housing is almost twenty eight percent of tract nine and vacant land is almost 48 eighteen percent streets comprise ten percent of the tract just under six percent of tract nine is in the public and quasi public category including sharon and city center parks and the municipal buildings on the corner of state street and center street multiple units are three percent of the total tract and com- mercial land is just over two percent industrial land in tract nine is negligible census tract ten is the second smallest tract in the city and includes the area east of state street between center street and 800 south its highest use of land is single family dwellings with over thirty five percent of the tract which is also the highest residential use of all tracts table 9 agriculture is the second highest use in tract ten with seventeen percent followed closely by vacant land with over sixteen percent streets comprise almost fifteen percent of the tract public and quasi public land in the tract is quite high with over twelve percent because of orem high school the old lincoln junior high school and sceraacera park commercial land is under three percent and multiple units are just over one percent of the tract there is no industrial land in census tract ten census tract eleven is the largest tract in acreage and is located between the freeway and state 49 street and center street and 1300 south agriculture is very high with fortyforty ffourour percent followed by vacant land with over twenty percent of the tract table 9 single family dwellings comprise over fifteen percent of tract eleven and streets total over ten percent public and quasi public land is another four percent of the tract which includes the new lakeridgeLake ridge junior high school and the technical college now underundenundear construction commercial land along state street ac- counts for over two percent of the tract and again industrial land is close to zero the area between the freeway and state street south of 1300 south is designated as tract twelve it has the highest percentage of vacant land of all tracts with almost twenty eight percent table 9 most of this land is on the west side along the edge of the hill where new residential neighborhoods are continuing to expand agricultural land is over twenty six per- cent and is located mostly in the western half of the tract over twenty one percent of the tract is occupied by single family dwellings and another thir- teen percent is in streets commercial land in tract twelve is somewhat high with over four percent because of shopping areas along state street and 1300 south multiple units are 50 almost four percent of the tract because of the many duplexerduplexesduplexes and four alexesplexes recently built in the area public and quasi public land is small with close to three percent of the tract because of only one park and one school in the area except forffonor small acreages in the tract devoted to billings research and bronactronac inc the amount of industrial is negligible census tract thirteen occupies the area south of 800 south and east of state street which is the southeastern section of the city over twenty four percent of its acreage iisI1 s devoted to agriculture table 9 which is located mostly along a river ter- race overlooking the river bottoms to the east single family dwellings total twenty two per- cent of the tract and streets total a high sixteen percent mainly because of the placement of 1300 south which intersects the tract through the center Ccom-om mercial land is the highest of any tract with over eleven percent because of the university mall located on 1300 south the land use in census tract twenty two is very different from that of the other tracts reasons for the difference include the freeway which is located within it the fact that it is all zoned industrial and its jurisdiction which is shared with the county the land between the freefreewayandwayand approximately 1600 west 51 is the portion of tract twenty two that lies within orem the largest single land use is agriagricultureculture wiwithth over forty two percent of the area but the other uses are much different table 9 over twenty one percent of tract twenty two is in streets which is predominantly acreage for the free- way and almost another twenty percent is vacant industrial acreage is understandably high with over eleven percent sand and gravel quarriguarriquarrieses milling ser- vices and auto wrecking are examples of the present industries another four percent of the tract is in commercial land while single family residential is practically nil with only one percent there are no multiple units nor is there any land in public or quasi public use in tract twenty two

land use by zone while the practice of zoning or restricting land use development of certain types to certain areas is criticized by some and lauded by others it is an important tool of the land use planner the history of zoning has played an important part in shaping the land use in american cities it was a means of strengthening the institution of private property in the face of rapid and un- settling changes in the urban scene that zoning won such remarkable acceptance in american communities babcock 1966 52 while protecting personal property it has also restricted the type of development in particular areas according to zoning ordinances employed because of the close relationship between zoning and land use an overviovervigoverviewew will be given of zoning in oremorero city before actual land use by zone will be discussed the five different residential zones in the city have various degrees of restrictions for develop- ment in order to control the character of each zone rlR l1 is the most restrictive in that single family dwellings are the only non conditional uses allowed in the zonezones A non conditional use is specifically per- mitted in a zone while certain conditional uses must be approved by the planning commission orem city zoning ordinanceordinancesordinancep 19741924197 conditional uses in character with residential zones such as churches and schools are permitted in the rlR l1 zone ri-R 1ka A is also restrict- ed to single family dwellings but farm animals may be kept if the property owner has at least one acre of ground and 160 feet of street frontage in all other respects ri-R 1ka A is the same as the rlR l1 zone two family dwellings may be built in the ri-R 1b B zone if there is enough frontage on the lot otherwise it is similar to the rlR l1 zone multiple units up to a four plex are allowed in R 2 as long as frontage and area requiaequirequirementsI1 rementscements are met in R 3 any number of units 53 may be built being restricted only by frontage and area requirements there are ffourour zones designated for commercial use within orem clC l1 is a neighborhood shopping zone which is characterized by small convenience stores C 2 is a restricted commercial zone designed to elimi- nate certain commercial functions of the general commercial zone C 3 the C 2 and C 3 zones also allow multi family housing sc2SC 2 is a special shopping center zone strictly reserved for such use the other zones in the city are specialized zones for the most part alA l1 is the agriculture zone where farm animals may be kept but also allows resi- dential development 11I1 1 is for industrial uses but also allows commercial functions hlH l1 is a highway service zone allowing motels service stations res- taurantstaurants and other commercial functions wlW l1 is for warehousing and also allows commercial development radradiradl 1 is a special research and development zone which is designed to help attract light industry the amount of land zoned for particular uses and their relative locations are important in determining land use relationships land zoned ri-R 1ja A is by far the largest of any zone with almost fifty percent of the city table 10 it has been designated as a transitional zone from agricultural uses to mainly E- 54 Z ovwdovw0 vinooo0 0 oi0o i 00co Vc 0 asvosv U cl oclooloomol-o00-oo0o 0 VDOWwdowvvowoo 000ocoooo ff oso TCOTwc-wo-o co vlvn allcll co1 ooo1 CJ C cli CM r 4 CM CM001d CM concomOCM

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M 1 cnen M 1 TIT I cli kno0 CYr v 0 01onyV 4 0 0 0 0 CCO0 0 E 4 M MU 0 000ooo C z Y S M Vcliasicsi C0 c-csjcaj r 4 C V 0 CCM c-z Q T 4 clovi pi

4 c C cy 9 141 4 clcs dlodvo Vvn t crr 00CO 0 001 l 0 TIT 4I 0 cr 0 0 0 MP 1 en 00 00 0 C onom X z S M 0000ooo0 COOac 0 j- s- VVOV 0CM CCD ceiCTcyl t c-CM C M S 0 xi-x t cjcli NJ cm clCM T 41 TITv 4I T 4 UcalCPL lt P i 4 COcoo000ooo0 d V & c Vn viv i CO 0 CONCVCMm M M 0 c- c-z mcoccoccocod0 doo co 0 0 000 CON CCM CM 0K 0 al414l 0 M t 0 PL 0 oy ob wviU S UC M IL s 0S 0 0Z cslasl 4 PQ 4 tata s TIT I 141.4iafa M I11 1 14 clCM IL 1 cac4 4t 4 C 4 11 i 0 I t I ttT r 4 T clJ n E TCMT CM 0 I Etiteii Uen tlT l TIT ttT TIT Q P 0 1 1 1 1 1 0 1 1 1 0 s 1 1 1 1 0cold 0 QC i 0C 4 dbr ct 0X Km PS 0 eiE 000 0 in P 4 FA K r ff E 55 residential development the zone itself includes much of the north easteasts and west central portions of orem fig 8 the other residential zones are primarily adjacent to the commercial zones along state street the residential zones together cover almost seventy percent of the city As mentioned beforebeyore state street is zoned co- mmercial for its entire length through the city the C 3 zone also runs the entire length of the street except where it is broken by C 2 at center street and sc2SC 2 at 1300 south together the commercial zones account for almost seven percent of the city with C 3 comprising most of that percentage table 10 only two other zones have substantial acreage over eight percent of the city is zoned agriculture which areas are located mainly along the eastern side of the freeway almost ten percent of orem is zoned industrial which includes all land west of the free- way and the area in the northeastern part of the city at the mouth of provo canyon the highway service zones are located along the freeway at the center street and 1300 south exits and total less than one percent of the city the land zoned wlW l1 is located in strips along the C 3 zone and near the freeway and totals over two percent of the city land zoned for research and 56

ZONING r

1 I

r 1 1111

la el-rh-dr- J

A 1

R-D 1

H 1 OREM CITY 7 UTAH

e we zaozeozoo jacv stescesw i & tat776

fig 8 zoning map of oreinorem utah 57 development also totals over two percent and is located east of the university mall and east of the ffreewaybeewayreeway near 1200 south identification of the dominant land use in each zone gives a good indication of the amount of land zoned versus the amount of land used some zones have high percentages of use for which they were zoned while others are very low total percentages in table 10 are somewhat different than citycitywidewide land use to- tals in table 2 because streets are not included in land use by zone the highest use in rlR l1 is understandably single family dwellings whichcomprisewhich comprise over sixty per- cent of the zone and the only other significant uses are agriagricultureI1 culture and vacant land table 10 the reverse is true of the land zoned ri-R 1ja A over ffiftyifty four percent of the zone is in agriculture followed by vacant land single family residential and public land the ri-R 1b B zone is over forty three percent single family residential followed by agriculture vacant land public land and multi family dwellings much of R 2 is still in agricultural use with thirty one percent of teetotalthetotalthe total followed by single family residential vacant land multiple units and public land the highest use in the R 3 zone is vacant land with thirty nine percent the reason for 58 this is because the land will soon be converted to dwellings units which are presently divided evenly be- tween single and multiple units the totals of the residential zones show that although most of the city is zoned residential the zones are largely agricul- tural and vacant the commercial zones show higher development in uses for which they are zoned although clC l1 acreage is very small fifty percent is in commercial use table 10 forty six percent of the C 2 zone is vacant while only thirty five percent is developed commercially much of the vacant land is awaiting com- mercial expansion the only other significant uses are agriculture and longstandinglong standing single family dwellings the C 3 zone is thirty three percent commercial followed by agriagricultureculture vacant singleandsingsinglesingieleandand multi family residential and public land the percentage for multi family residential in C 3 is higher than all zones except R 2 and R 3 mainly because it is a permitted use in the zone the sc2SC 2 zone is the most highly developed commercially with over sixty percent because of the university mall agriculture and vacant land are the only other significant uses in the sc2SC 2 zone the totals for all commercial zones show that overall the commercial functions are the highest use 59 but there are still large proportions that are vacant or in agricultural use the alA l1 zone is over ffiftyifty percent agriculture followed by a large proportion of vacant single fam- ily residential and a relatively high percentage of multiple units which are primarily mobile homes table 10 although the 11I1 1 zone has the highest percent- age of industry agricultural and vacant land together total over eighty two percent of the zone table 10 the very small hlH l1 zone is primarily in agricultural useausequse followed by equal percentages of commercial and vacant land the wlW l1 zone is thirty nine percent vacant with significant percentages of public land commercial agriculture and single family residential table 10 the percentage of the zone in public use is high be- cause of the state road sheds and the orem city public works in the vicinity of 800 north and interstate 15 agriculture comprises fifty four percent of the radradiradl 1 zone and one half of that amount is vacant land table 10 other significant uses are public and quasi public land with the new technical college and some light industry 60

developed land the definition of developed land as used in this inventory includes all land use categories except agriculture and vacant land this follows the pattern of other inventories in that agricultural and vacant land are those uses which are being consumed by the expanding uses while the city is over forty percent developed the degree of development in different areas within the city vary greatly table 2 again using the census tracts the more highly developed areas of the city can be identified the area designated as census tract ten is one of the smallest tracts in the city but is the most highly developed with over sixty six percent in that category table 9 it ranks high mainly because of its large percentage of single family dwellings tract thirteen is also high in developed land with fifty eight percent because of its high percentages of com- mercial land and street acreage tract eight is fifty four percent developed and tract nine is almost fifty percent mainly because of residential percentages above the city averages table 9 forty six percent of tract twelve is developed and almost thirty eight percent of tract twenty two is 61 developed table 9 the percentage fforyoror the latter is somewhat deceptive however because of its high per- centage of streets census tract eleven is over thirty fivelvefiveyive percent developed and would be more so if not for a high per- centage of agricultural land table 9 tract seven is by far the least developed tract with only twenty four percent this is because of the low percentage of residential land and high percentages of agricultural and vacant land developed land by zone also gives an indication of development in different sections of the city all of the residential zones are more developed than the city average of forty percent except ri-R 1a A table 10 because of the zones large acreage and agricultural nature the amount of developed land in residential zones is reduced to thirty four percent commercial zones are all above the city average with over forty five percent because of relatively high percentages in commercial use table 10 the alA l1 zone is understandably largely undeveloped because of agri- cultural use the 11I1 1 hlH l1 and radradiradl 1 zones are also low in developed land with most of the acreage either in agriculture or in vacant land the wlW l1 zone is above average in developed land because of public and commercial uses 62

dwelling units with housing information obtained from the land use inventory the number of dwelling units and their characteristics can be accurately determined A total of 9209720 dwelling units are within the city with all census tracts having over a thousand units each except for tracts thirteen and twenty two table 11 census tract nine has the most dwelling

TABLE 11 DWELLING UNITS IN oremiboremiOREM 1975

SINGLES i NGLE MULTIPLE TOTOTALTAL PERCpercentageentagi OCCOCCUPIEDUPIED CENSUS DwELLINGDWELLING DWELLING DWELLINGDWELLING VACANCYVACANCY DWEDWELLINGLLING 1 TRACT UNITSUN ITS UNITS UNUNITSITS FACTORFACT OR UNIUNITSTS

1 1 3- 1lg19 .9 1 seven 107404 323 139739797.397 191.99 13703- 37070.370

1 1 .7 1 eight 961 596 15575- 55757.557 171.77 153115-5- 5310131.531 1 1 1 8.8 1 nine 1249249 482 1731731 181.8 16996- 69999.699

1 1 1 .3 1 ten 11531- 15353.153 119 19-2-27272.272 131.33 12552-25555.255 1 1 17 20 .0 1 eleven 1t-045 572 19-6- 617.617 2202.00 1585585

1 2 1.1 1 twelve 775 475 19-2- 25050.250 212.1 1224224 thirteen 597 274 871 181.81 8.8 885 twentytwotwenty two 25 0 25 0 25

TOTALS 6879 28412.841 9720 181.8 9544

ithethe vacancy factor is based upon estimates made in consultation with don W baird orem city zoning administrator 63 units with over seventeen hundred while tract twenty two has only twentyfivetwenty five units census tract nine also has the most single family dwellings followed by tract ten table 11 census tracts eight twelve thirteen and twenty two each have less than one thousand single family units all of the units in tract twenty two are single family dwellings census tract eight has the most multi family dwellings with almost six hundred table 11 tracts eleven nine and twelve each have over four hundred multiple units followed by tracts seven and ten with less than four hundred units each tract thirteen has less than three hundred multiple units and tract twenawen ty two has no multiple units tract ten has the highest proportion of single family units with over ninety percent fig 9 the mix of dwelling units in tracts seven and nine are also very high in single units the totals for tract twenty two are unreliable because of the small number of units tracts thirteen eleven twelve and eight each have over thirty percent of their units in the multiple unit category fig 9 tract eight has the highest proportion of multiple units with over thirty eight percent 64

DWELLING UNITS

7 Y

222 S 769696.976976.9gg IM 1 1 t tf a-l r J 7 8 9 j

s-sl1001f loo100 M 0

6 S singlesingie famicami 1yay units M multi 13 famicami 1yay units 68568.5 T OREMOREMCITC IT 31531.531 5 UTAH M 3838038.03805080380 05 7 PPCP 9 oyaoSACOgaco saijje f lumoLJL J 1j11 175 ajll

fig 9 percentage of single and multiple dwelling units by census tract in orem utah 65 with a vacancy factor of 181.8 percent for the city and the various percentages fforyoror the individual census tracts it is possible to determine the number of occupied dwelling units the vacancy factor estima- tions are very accurate when compared to a postal vacancy survey conducted in the area in september 1975 it was determined in the orem portion of the survey that 171.7 percent of all dwelldwellingng units within the city hud-a were vacant hud9HUD 9 1975 the postal survey also shows that multiple units have far more vacancies than single family dwellings the number of vacancies in the city brings the total of occupied dwelling units to 9544 table 11

Powpopulationpomlation and densidensity with an accurate idea of the number of occupied dwelling units current population and densities can be determined in 1974 RL polk & co completed a study which determined the average persons per house- hold by census tract the survey shows that the city average is a little under four persons per household table 12 by multiplying the average persons per house- hold by the number of occupied dwelling units an estimated population for each census tract is computed tracts nine and eleven each have over six thousand 66

TABLE 12 ESTIMATED population OF orectoremtOREM 1975

CENSUS OCCUPIEDaclcclUPIED AVERAGE PERSONS ESTIMAESTIMATEDTED 1975 TRACT DWEDWELLINGLI NG UNITS PER uniti POPUpopulationLATION

1 gg seven 19-370 3723.7237-3 722 50965 0-o- 96096.096 1 5 eight 19-531 3853.8538-3 85 58945 8- 89494.894 1 2 6 nine 16996- 69999.699 3823.8238-3 82 6490490 ten 19-1 255 4324 32 54225 422

1 6 3-0- .324 eleven 19-5- 58585.585 3993.99339-999 632424324

1 twelve 1224224 3943.94339-494 48234 8- 823.82323

thirteen 855 3633.63336-363 31043 l-i-ob104.104 twentytwotwenty two 25 3583.58335-858 90

8 TOTALS 95449 5- 54444.544 3883.88338-88 37379-0- 31031.031

ithethe persons per unit is based upon the inventory made by R L polk & co 194lgb1974

persons while tracts eight ten and seven have over five thousand persons each table 12 tracts twelve and thirteen have considerably less than five thousand perpersonssonst and tract twenty two has only ninety percentage wise tract nine has the greatest share of the city population with over seventeen per- cent fig 10 tract eleven has seventeen percent of the city population followed by tracts eight ten seven twelve and thirteen tract twenty twobecause 67

population 1975

2 13713.7

2.2

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15815.8 17417.4 a EMTW sr 10iollol101

14614.6 y

17017.0 13

12 somrqaq 838 3 OREMCITYOREM CITY UTAH 13013 0

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fig 10 distribution of 1975 population in orem utah 68 of its lack of substantial residential use comprises less than one percent of the citescitys population areas of the greatest residential development during 1975 can be identified by analyzing the building permits issued in orem for the same year tract nine added the most dwelling units during the year with 367 followed by tracts seven and eleven table 13 the

TABLE 13 ADDED DWELLING UNITS AND population IN OREM 1975

CENSUS AVG PERSONS PPERR 1975 ADDED 1975 ADDED TRACT DWELLING unitiUNIT DWELLING UNITS POPULATIpopulationON seven 3723.7237-2 247 919 eight 3853.8538-5 22 85 nine 3823.8238-2 jaj6367 14021.40214-1140202 ten 4324.3243-2 50 216 eleven 3993.9939-9 241 962 twelve 3943.9439-4 71 280 thirteen 3633.6336-3 5 18 twentytwotwenty two 3583.5835-8 1 4

TOTALS 3883.8838-8 100219-002 38883088

ithethe persons per dwelling unit is based on the in- ventory by RL polk & co 1974 number of added units in other tracts is very lowslow with tract twenty two actually losing a dwelling unit 69 the added population fforor each tract in 1975 closely parallels the added units except that tract eleven added more population because of a higher aver- age persons per household the 1002 dwelling units represents 3888 persons added to the citescitys population during 1975 table 13 knowing the number of dwelling units and pop- ulationulation densities fforor total city acreage developed acreage and residential acreage can be calculated the number of units per acre is obtained by dividing the number of acres into the number of dwelling units for each tract units per acre range from a high of 1 5 1651.6516-65 units per acre in tract eight to a low of 0- 03.033 units per acre in tract twenty two table 14 the number of units per acre is 9-g- 4b94.94 fforor the city as a whole the census tracts are essentially in the same order when considering the units per developed acre the high is in tract eight with 4334.3343-3 units per develop- g ed acre and the low is l-i-16.16 units in tract twenty two table 14 the city average is three and a quarter units per developed acre the rank order for units per residential acre is much the same tract eight is high with 5775.7757-7 units per residential acre and tract twenty two is low with only two and one half units table 14 the city is 4864.8648-6 units per residential acre 70

TABLE 14 DWELLING UNIT AND population DENSITY IN oremioremtboremi 1975

UNITS UNITS UNITS PERSONSpersonspersonsPERSONS PERSONS CENSUS PER PER DEV PER RES PER PER DEVDEVPERRESPER RES TRACT ACRE ACRE ACRE ACRE ACRE ACRE

seven 4- 466.46 2562.5625-6 4224.2242-2 1681.6816-8 6966.9669-6 154015.40154-0 eight 1651.6516-5 4334.3343-3 5775.7757-7 6246.2462-4 115811.58 218321.83218-3 nine 1521.52 3823.8238-2 4904.9049-09 5695.6956-9 1143lib-11.43o 183918.39 ten 1641.64lg-b 3183.1801-8 4464.4644-6 7007.0070-0 105310.53105-3 190219.02190-2 0 0 eleven 8- 877.87 3483.4834-8 4764.7647-6 3413.41 9609.6096- 186018.60186- twelve 1321.3213-2 h-b-4014.01oiol 5235.2352-3 5105.1051-0 ilo-110611.06110-6g 201820.18 thirteen 1231.23 2922.9229-2 5035.0350-3 4374.3743-7 7527.5275-2 179417.94179-4 twenty twtwo 03 17 250 10 27 900

g- 89- TOTALS 9- 944a.94 3263.2632-6 4864.8648-6 3623.6236-06-2 8948.944 186118.61186-1

the city average for persons per acre is 36-36236293.62929 with the high being in tract ten with seven persons per acre table 14 A map showing which tracts are above and below the city average gives a good indication of population density in the city of orem fig 11 tracts twenty two seven and eleven all fall below the average city density the city average for persons per developed acre is just under nine with the high being in tract eight with 115811.58 persons per developed acre table 14 0

71

population DENSITY z 2 1

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 P 0 0 0 0 0 0 0 p 0 0 0 1 useuso 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 j 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 lwe140 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 t 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0

s 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 belog alryclry VU 4 A venaVERA GE 0 0

ABOVE cryCITY AAVERAGEvenaVERA SE 300soo joursour OREM CITY 1 0 0 11 I 0

0 UTAH 0 0 11 1.1 0 0 0 0

p p 0 0 0 0 0 0 0 1- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ep IMdoopoo 1pop bopp&uppaupp 0 0 0 0 0 0 0 0 0 0 0 P 0 0 00 o 0 0 sadresadeesytjes4tje 0 0 0 0 0 0 0 0 0 0 0 0 0 0P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 aa 0 0 0 0 0 0 0 0 0 0 a7 P 0 0 0 0 0 0 lj 757 0 0 0 0 0 iffaf75 0 0 o- o 0 0 0 0 0 0 r j

fig 11 population density in orem utah 72 tract twenty two again is the lowest with only 2- 2727.27 per- sons per developed acre the range of persons per residential acre is from a high of almost twenty two persons in tract eight to a low of nine in tract twenty two table 14 the city average is 186118.61186-1 persons per residential acre

automobile SPspacece in todays society the automobile reigns su- preme much of the land in our cities is devoted to automobiles for travel servicing repairing and storage it has been suggested by some geographers that the survival of mankind may be determined by our control of machinekindmachine kind bunge 1973 the amount of land devoted to the automobile it being the largest use of machine space can be ex- tracted from the data obtained from the land use inventory automobile space is divided into the subgroupssub groups of streets parking and other auto space which together comprise fourteen percent of orem table 15 almost eighty three percent of that total is in streets which comprises over eleven percent of the city parking lots for automobiles total over twelve percent of total auto space and almost two percent of the city the uses in other auto space range from manufacturing of transportation equipment to drive in theaters all together they total five 73 TABLE 15 automobile SPACE IN oremiboremi 1975

PERCENT LAND USE NUMBER OF OF TOTAL PERCENT SUBGROUPSUB GROUP activities ACREAGE AUTO SPACE OF CITY STREETS 1189lt-l89 82782.7 11511.5 PARKING 139 17177 12312.3 181.8 OTHER AUTO SPACE

trans equip mfgmag i1 1 freight terminals i1 14 other trans serv i1 1 new car sales 2 5.5 used car sales 3 1 auto parts 8 2 service stations 25 15 other automotive 2 2 auto rental 1 5.5 car wash 6 1 auto repair 20 5 auto wrecking 6 19 driving school 1 2 drive in theater 1 7

TOTAL OTHER AUTO 78 71 505.0 7.7

TOTALS 217 19-1437437 1000100.0 14014.0 percent of total auto space and less than one percent of the city the only significant uses under other auto space are motor freight terminals service sta- tions and auto wrecking yards CHAPTER VII

conclusions AND recommendations

the general conclusions that can be drawn from the land use inventory of orem are many and varied most important of all these conclusions can be used in making a land use plan wherein accurate information and conclusions are vital

land use comparisons like most cities orem does not fit neatly into any of the land use theories although it does resemble portions of the sector and multi nuclei theories orem city is particularly set apart by the strip of businesses along state street and the scatter- ed development of residential areas in comparison with the study of forty eight selected american cities orems land use is largely undeveloped the city is more than a third less developed than the average of the selected cities this fact helps to identify orems stage of development through time because the forty eight study cities included the oldest and largest metropolitan areas of the nation 74 75 all individual land use categories in orem are below the selected cities except for the undeveloped uses of agriculture and vacant land residential land streets and public land are each below the selected cities by approximately ten percent industrial use in oremorero is over seven percent below the selected cities but commercial land is within one half of one percent the amount of undeveloped land is proportionately over thirty six percent higher in orem than in the selected forty eight cities after incorporation as a city orem grew very slowly until the steel industry stimulated growth dur- ing the 190s1940s since that time the city has changed rapidly from rural to urban land uses land use change is very important in understanding patterns of use

9 urban land use is in a continual state of f-fluxlux 9 though some parts of urban areas tend to row and change at a greater rate than others ffrowyeates and garner 1971 the changes in urban land use in orem are somewhat different than the forty eight cities while the selected cities on the average increased in percentage only in the residential and public land uses orem in the last ten years increased in all uses classified as developed table 16 while the selected cities de- creased slightly in total percentage of streets and undeveloped land orem increased slightly in percentage f

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ordoed en s4sa PTT VNv avoanonno vn VN cn clc co coCQ 77 of streets vacant land and greatly decreased in agri- cultural land it can be seen from table 16 that land convert- ed to single family residential use since 1965 comprised most of the decrease in agricultural land for the same period also in contrast to the selected cities orem is not losing its proportion of vacant landsland particularly in areas zoned for commercial use the city of milwaukee being one of the forty eight cities examined is very close to the average percentages of the selected cities the only significant differences in percentage of use are in industrial and public land industrial use is somewhat higher than in the selected cities and public land is somewhat lower with similar land use proportions as the selected cities and only one percent less in total developed land milwaukee is much more developed in comparison with the city of orem salt lake city and provo are less develondeveloneddevelopeded than the selected cities but still considerably more developed than orem salt lake city and orem have similar percentages in residential usesuse while provos amount is ten percent higher orems percentage of commercial land is slightly under that of salt lake city but much less than provos salt lake citys percentage of industrial land is twice that of both 78 orem and provo the percent of public land in orem is much lower than both salt lake city and provo salt lake citys percentage of streets is twice the percent- age of orems only in the categories of agriculture and vacant land are orems percentages of use higher orems stage of development then will take several more years to reach the level of salt lake city and provo

land use summasummary the most dominant use of residential land in orem is that of single family dwellings which conforms to the study of neidercornneiderkornNeidercorn and hearle 1964 the most common type of commercial function in orem is that of retailing which includes department and discount stores and other businesses selling merchandise on a retail basis of the uses under industrial the sand and gravel quarries comprise the highest percentage of use because of their extensive nature both education- al functions and recreational use have equal percentages of public and quasi public land the grow- ing of fruit which is primarily orchards is by far the dominant use of agricultural land of the more than ten thousand acres in orem census tract seven comprises the largest portion of the city with over three thousand atresacresanres tract ten has the highest percentage of single family dwellings and 79 tract eight has the highest percentage of multiple units commercial use is by far the highest in tract thirteen because of the university mall because tract twenty two is completely zoned industrial it has the highest percentage of industrial use the percentage of streets is also highest in tract twenty two prima- rily because of the inclusion of the freeway the census tract with the most developed land is tract ten because of its high percentage of land devoted to single family dwellings tract seven which is the least developed tract in the city has the high- est percentage of agricultural use because of its vast orchards because of undeveloped land along the west- ern hillside tract twelve has the highest percentage of vacant land orem is zoned mostly for residential use which is overwhelmingly designated for single family homes the city conforms to other communities in over zoning land for industrial use in order to help attract more industry only eleven percent of the land zoned industrial is actually in that use and the zone is the least developed in the city the disparity between land zoned commercial and land in commercial use is almost as great as that fforyoror industrial land both the C 2 and C 3 zones have significant portions which are vacant mostly awaiting 80 development the C 3 zone is also one fourth agricul- ture which further shows the over zoning of commercial land in the city much of the warehousing zone and radradiradl 1 zone is either in agriculture or vacant which may also indicate over zoning As mentioned before most of the dwelling units in the city are single family dwellings of the 97209t-720 dwelling units in the city only 2841 are multiple units and many of these are mobile homes census tract nine because of many single family dwellings and a good share of the multiple units in the city has the most dwelling units of any tract because of the present demand for housing in oremorems the current vacancy factor for dwellings in the city will probably not increase at presentpresents most of the vacancies are in multiple units HUD 1975 when the vacancy factor is applied tract nine also has the most occupied dwelling units tract nine has the highest estimated current population and also added the most dwelling units and population during 1975 itif the approximate ten percent increase in city population in 1975 continues the city will outstrip even its latest population projections the population of orem has been placed at 44000 by 1980 and 5000050t-ooo by 1990 orem community development dept 9 1974 if the city adds the 1975 ffigure to its 81 population each year by 1980 there will be an estimated 564156471 persons in the city and 95351 by the year 1990 while these figures may seem high population projbrojprojectionsectionssections for the city have consistently underesti- mated the actual growth A good example is the 1968 master plan for orem city the population forecast for 1980 was placed at 30000 persons and 33000 for 1985 orem city 1968 both of these figures however were surpassed before 1970 with or without a high rate of growth there will be a great need to plan fforroror increased population and the changes in land use that future growth will bring the density figures are relatively low par- ticulticularlyarly when the total acre figure is considered even the figures for units and persons per residential acre are not high suggesting that overcrowding is not a problem in oremorero at present ninety five percent of the automobile space within the city is devoted to streets and parking other activities concerned with the automobile are many but comprise a small percentage of total auto- mobile space

the land use plan with the land use inventory completed and after conclusions have been made from the resultant 82 data specific recommendations can be made and formed into a land use plan areas of growth can then be identified and the best use of the land can be deter- mined the main objective of the land use plan fforor orem is to control urban sprawl which also means changing the attitude of growth at any cost with respect to cities we have followed a simplistic goal of bigger is better with bigness measured in two dimensional terms of acres and people it has been good to grow and growth in the final analysis was a simple matter of the bodycountbodycount raup 1975 since the residents through a citycitywidewide survey favor less growth randall 1961976 efforts should be made to curb expansion or to at least slow it down even if growth does continue through better land use various development requirements higher fees for services and re zoning some of the rural atmosphere can be main- tained even if the population doubles its present size specific recommendations of the plan will be discussed under the various land use categories residential many changes should be made in the use of resi- dential land instead of using agricultural land especially orchards for residential expansion a priority should be set for developing vacant land first land adjacent to already developed areas should 83 be considered first in order to avoid increased scat- tering of services A point system could be devised which would limit new construction if sufficient points were lacking the development of agricultural land would be delayed without taking away anyones right to develop their land points could be awarded based upon present land use location available services and environ- mental factors in this way the expansion of new subdivisions could be controlled and the advance upon agricultural land and its consumption could be postponed although not popular increased fees for new services could help slow down growth an increase in sewer and water hookuphook up fees in the summer of 1975 brought critizismcriticism from developers and has not notice- ably slowed down growthgrowths but could do so if further steps were taken A moratorium on all building in the city could be eafenfenforcedarcedorced while efeffortsforts were made to provide more services in order to keep pace with rapid urban expansion A major shift needs to take place in the classification of residential zones with the ri-R 1a A zone making up almost fifty percent of the city parts of this transitional zone should be re zoned to their intended uses neighborhoods in ri-R 1ka A that consist of 84 single family dwellings should be zoned as such and areas adjacent to state street should be re zoned to allow multiple units growth near the new technical college should be anticipated by zoning land fforor multi- ple units in that area more two family units in the city would be particularly effective considering the trend towards higher housing costs and land values some type of cluster development would also be desirable densities could be increased and yet much of the atmosphere of a zone with single family dwellings could still be main- tained

commercial the commercial zones in the city should also undergo changes no more commercial land needs to be addeaaddeo to the already over zoned commercial areas in the city current proposals for re zoning along 1300 south should be ignored until present commercial areas are developed or commercicommerciocomcommercialmercimerclal concessions are made in other areas of the city some effort should be made to consolidate present commercial activities along state street if possible the highway north of 1200 north should be re zoned making present commercial functions either conditional or legal conformingnonconformingnon uses if not 85 possible a moratorium on commercial development should be carried out or some incentive should be initiated to have vacant areas along state street develop firstarstfirst the C 2 zone along center street particularly needs to be developed re zoning other land fforyoror commercial uses will only further scatter present development to encourage more development west of the free-freew- aysway the highway service zones should be extended to the west side of the freeway exits commercial func- tions are allowable in the industrial areaareas as stated by the zonizoningng ordinanceordinances but highway service zones would help restrict development to services such as motels service stations and restaurants industrial new industries attracted to the city should be located in the industrial zone west of the freeway or in the research and development zoneszone instead of re zoning new land for such purposes the freeway in particular constitutes an effective barrier to potential conflicting uses in the same area the following conditions should be considered in the location of manufacturing indusindustriesindustriestindustriesitriesti 1 level land with not more than fivelvefiverive percent slope 2 A wide choice of development sites 3 access to needed transportation facilities 4 easy access from residential areas for the labor force 5 availability 86 of utilities 6 compatibility with surrounding cond- itions and other factors chapin 1965 overall the present industrial zones meet these conditions and thus no acreage should be re zoned for industrial use

public and quasi public recommendations for public and quasi public land are concerned mainly with schools and recreation new schools should conform to larger land requirements recommended acreages for schools aretares 1 ten acres for elementary schools 2 twenty acres for junior high schools and 3 forty acres for senior high schools mckeever 1968 at present many of the schools in the city are below these figures because of the rapid development of orem open space will be threatened unless steps are taken to slow down present growth and to preserve portions of the citescitys open space almost too late planners have come to see that open space since it can rarely be recovered once lost is one resource that should shape and guide development greenwood and edwards 1973 in order to preserve open space it must ffirst be ac- quired this is particularly true for parks and other recreational activities farming as open space will be discussed under agriculture future needs for parks should be anticipated and the land acquired the com- munity plan of developing neinelghborhoodneighborhood parks adjacent 87 to elementary schools should be completely carried out as well as other community recreational goals streets with increased population and intensification of land use transportation becomes more of a problem lasteast west traffic flows in the city are good because of the freeway access streets of 1300 south center street and 800 north access along center street will be in- creased with its extension to the easteasts and curb and gutter improvements north south traffictraffics howehoweverversverg is hampered because of state street being the only major route except for the freeway the streets of 800 west and 800 east would make good alternate routes if needed improvements and widening took place to justify speeds over twentyfivetwenty five miles per hour the vacated railroad trackage that runs paral- lel to state street should be reserved for some type of mass transit or possibly a bike path this would give orem an alternate form of transportation to the auto- mobile agriculture one of the best ways to preserve open space is to use it for economical uses such as farming land values and the demand for more urban space have caused a remarkable reduction of agricultural land in orem 88 which parallels the reduction of agricultural land in most american cities although rich in land resources the united states is vulnerable to increasing losses of agri- cultural land through uncontrolled urban expansion and distorting influences of urban demands in rival land markets raup 1975 the transfer of rural land to urban use not only creates problems for the planner but also for the owners of agricultural property as they are involved in the eventual transfer of their land barlowe 19219721922 people living in agricultural areas should have a choice as to the future of their properties so that urban expansion and the resultant rise in land values will not affect their taxation adversely determining which areas that should be pro- tected in the city will be difficult because of the scattered residential neighborhoods in agricultural areas and because of the present allowable uses of land zoned for agriculture presently the alA l1 zone allows the development of subdivisions and mobile home parks which significantly change the character of the zone either green belts which preserve farmland or more stringent uses iinP n the present agricultural zones would be effective in any casescase more agricultural land in the city needs to be protectprotectededo areas of prime concern should be acreage in the north westwestt and eastern portions of 89 the city that are devoted to orchards the fruit trees being the dominant use that gives orem its rural atmosphere

vacant As mentioned befbeabeforeore vacant land should have a priority for development this is particularly true for vacant land along state street and in expanding residential neighborhoods vacant land purchased by the city for future recreational purposes should be leased for agricultural ur until the time of develop- ment residential development in the vacant foothills above the golf course should be banned unless thorough environmental studies show that construction will not adversely affect the environment through incorporating the recommendations made from the conclusions of the land use inventory along with other proposals orem city can effectively prepare for and manage future growth in doing so rational land use decisions will result in better use of the land and therefore a better life for the citizens of orem APPENDIX

90go 91

OREM utahimutahiUTAH 1975 LAND USE INVENTORY STANDARD LAND USE CODE LISTING

SSLULU CODE NUMBER OF NUMBER OF CODE description activities UNITS ACRES

66 866 1 1110 house 68666.86668-69-866 6t-6866 1-19-7- 70561705.610561970561 1120 duplex 318 636 720372.03720-3 1130 three plex 25 75 6336.3363-3 1140 four plex 201 804 521552.15 1150 five plex 0 0 0 1160 six plex 7 42 1891.8918-9 1170 seven plex 1 7 0-o- 300.30o 1180 eight plex 9 72 5015.01 1190 nine plex and above 23 537 296429.64296-4 1290 other group quarters 1 0 3- 3727.37 1300 residential hotel 1 0 1091.09lo-10-1 099g 1400 mobile home park 13 670 731573.15 1410 subdivided mobile home 11 11 1511.51 1510 hotels and motels 2 0 2-7- 744.74 2421 sawmills and planing 1 0 6896.8968-9 mag 1 2510 household furn mfg 0 0-o- 344b.34 2710 newspaper publishing 1 0 i- il11.11 .62 2740 printing services 3 0 6- 622 2820 synthetic mfgmag 1 0 1.0810-8 fibers 108g 3230 cement manufacturing 1 0 6-g- 666.66 mag 1 g 3251 vitreous fixtures mfg 0 l-i-16.16 3259 other pottery mfgmag 1 0 1061o61.06lo-10-6og 3263 ready mix concrete 1 0 2612.6126-1 g- .66g 3315 pipes and tubes mfgmag 1 0 6- 666 1 34903390 other metal industries 0 5- 533.53 3370373 37 electronic components 1 0 5395.3953-50-9 3449 other trans equip mfmfglmaglg1ga 0 1021.0210-2 3494 fabricated struc metals 1 0 l- il11.11 3990993499ogg other fabricated metals 1 0 5- 544.54 3913 lapidary work 3 0 5- 533.53 3997 advertising signs mfgmag 2 0 3- 388.38 4111 railroad right of way 4 0 254125.41 4221 motor freight terminals 1 0 139013.90109-log-0o 4600 parking 139 0 17708177.081770-8 4711 telephone exchange 1 0 8- 888.88 4739 other radio communication 1 0 2- 288.28 4812 electric generation plant 2 0 6296.2962-9 4814813 electricity substation 2 0 2312.3123-20-1 4824824 gas pressure control sta 2 0 i-l-14b.14 4831 pipeline right of way 2 0 6106.10gl-gi-o 4833 water storage 4 0 4- 488.48 4835 water press control sta 1 0 2- 25.255 92 4839 other water utilities 1 0 2142.1421-4 4854 sanitary land fill 1 0 103110 31 4921 freight forwarding serv 1 0 4oobo-40-0o 4923 travel bureau 1 0 0- 05.055 4929 other trans services 1 0 1471.4714-7 5151311 dry goods wholesale 1 0 l- il11.11 5151411 groceries wholesale 5 0 1881.8818-8 5142 dairy prod wholesale 1 0 1391.3913-9 5143 poultry and products 5 0 1161.1611-6 5146 meat prod wholesale 1 0 71.71 5147 fruits & veg wholesale 6 0 4794.7947-9 5149 groceries whole 1 0 0- 022.02 other g 5156 livestock wholesale 1 0 4-w- 466.46 5161 electrical supplies whoawho2 0 9- 988.98 5195 alcoholic bev whole 1 0 3- 333.33 o 5198 const mat wholesale 2 0 l-i- 13.13 5212 building mat retail 3 0 1921.9219-2 5220 plumbing & heating equip 3 0 1161.1611-6 5230 paint & glass retail 6 0 8- 844.84 5240 electrical supplies 2 0 2- 211.21 5310 department store 4 0 7227.2272-2 1 5320 mail order houses 0 2- 288.28 5330 variety store 2 0 3 3 5391 dry goods retail 3 0 8 5392 general store 1 0 5- 533.53 5410 groceries retail 9 0 4274.2742-7 5405430 fruits & veg retail 10 0 3213.2132-1 5440 candy retail 2 0 2102.1021-0 5461 bakeries 1 0 2- 20.200 5499 other food retail 8 0 1221.22 & .26 5511 new used cars 2 0 2- 266 5512 used cars only 3 0 9- 933.93 5513 mobile home sales 4 0 8108.1081-0 5520 auto parts retail 8 0 1501.5015-0 5530 service station 25 0 154o154-0 5591 marine craft & access 2 0 1541.5415-4 5599 other auto retail 2 0 1591.5915-9 & 5610 mens boys clothes 2 0 0- 088.08 5620 womens readytowearready to wear 8 0 5- 544.54 5630 womens accessories 2 0 04 5640 childrens wear 2 0 i- il11.11 5650 family wear 1 0 5- 5727.57 g- .60o 5660 shoes retail 9 0 6- 600 & 5690 other apparel access 12 0 7- 722.72 5711 furniture retail 4 0 1941.94lg-b 5712 floor coverings retail 5 0 66 5713 draperies retail 1 0 12.12 5719 other fumfurn & Furnishingsfumishingslofurnishings1010 0 3553.5535-5 5720 household appliances 6 0 9-g- 944b.94 & .41 5731 radios televisions 3 0 4- 411 5732 music supplies 5 0 3 5810 eating places 35 0 6 1 93

5820 drinking places 6 0 9- 988.98 5910 drug retail 3 0 5- 500.50 5915931 antiques retail 2 0 32 5959411 books retail 3 0 1- 17.177 5951 sporting goods 7 0 4 06 g 5952 bicycles retail 2 0 l-1- 19.199 5953 motorcycles retail 7 0 1571.57 & 5969 other farm garden sup 1 0 0- 05.055 5970 jewelry retail 5 0 39 5991 florist 3 0 3- 377.37 & o- 5994 camera photo supplies 1 0 0- 03.033o 5995 gifts & novelties 6 0 4- 477.47 5996 optical goods 2 0 04 5999 other retail trade 15 0 3343.3433-4 6111 bank 5 0 1131.13 6112 bank related services 3 0 2- 211.21 6121 savings and loan 3 0 2- 222.22 & g- g 6122 business pers credit 2 0 9- 966.96 6142 insurance services 14 0 7- 722.72 6152 realtor 15 0 1461.4614-6 6154 real estate developer 3 0 5 6155 real estate builders 1 0 0 6160gigo holding & invest co 1 0 04 6190 other fin services 2 0 31.31 6211 dry cleaning & dyeing 5 0 g- il91.91 6214 selfserveself serve laundry etc 3 0 51.51 & 6215 rug cleaning repair 1 0 o- il01.01 6220 photographic services 6 0 g- li61.61 6231 beauty salon 13 0 1351.3513-5 6262322 barber shop 8 0 4- 455.45 6262411 funeral home 2 0 1171.1711-7 6242 cemetery 2 0 216221.62216-2 6253 shoe repair 1 0 0- 022.02 6331 mailing advertising serv 1 0 l-i- 14h.14 & 6342 infectingdisinfectingDis eltermextermexterroExtedroterrotermo 2 0 2- 266.26 6360 employment services 1 0 0- 05.055 6371 farm prod warehousing 2 0 7- 777.77 1 6373 refrigerator warehousing 0 2- 211.21 6375 household goods ware 2 0 1461.4614-6 6376 storage 73 0 274727.47274-7 6391 research & dev serv 6 0 1571.5715-7 6394 equip rental & leasing 3 0 1481.4814-8 1 o- .04 6395 photofphotosphotofinishinginiinishingfinishingshingehing services 0 0- h404 & 1 6397 truck auto rental 0 3- 333.33 6411 auto repair 20 0 5155.15 6412 car wash 6 0 82 6420 auto wrecking 6 0 190719 07 6491 electrical repair serv 4 0 3- 388.38 6492 radio & TV repair 4 0 31.31

& o- 6493 watch jewelry repair 1 0 0- 044b.04 g 6494 furniture repair 2 0 i-l- 16.16 o 6499 other repair services 7 0 4-a- 4o0 94 6511 physician 9 0 56 6512 dentist 15 0 46 6514 medical laboratory I1 0 07 6515 dental laboratory 2 0 06 6516 nursing home 5 0 5735.7357-5 373 6517 medical clinic I1 0 69 6519 other medical services 5 0 28 6520 legal services 7 0 39 6591 engineering services 10 0 1671.6716-1 767 6593 accounting services 6 0 40 6599 other professional serv 3 0 08 6611 building const services 7 0 3 5 6621621 plumbing & heating serv 5 0 2 3 6623 electrical services 2 0 55 6625 carpentry & wood flooring 1 0 82 6626 roofing & sheet metal 1 0 40 6629 other const services 5 0 121512.1512 15 6710 executive & judicial 1 0 2822.8228-2 282 6721 police station 2 0 99 6722 fire station 2 0 1521.521 52 6730 postal services 1 0 22 6811 nursery school 2 0 1611.61ig-1 il61 6812 elementary schools 9 0 818481.84818-81 484 6813 secondary schools 3 0 419341 93 6831 vocational & trade sch 1 0 55 6833 barber & beauty schools 1 0 21 6835 dancing school 1 0 08 6836 driving school 1 0 2002.0020-2 000 6839 other special training 1 0 06 6911 churches 27 0 4o92409-40 292 6919 other religious activitactivinAc tivit 3 0 2302.3023-2 030 6920 charitable services 2 0 66 6996993 labor unions & fac 1 0 1081 08 6994 civic & social alsocassoc 4 0 4494.494 49 6999 other discmisc services 2 0 08 7111 library 1 0 22 7212 motion picture theater 3 0 1 47 7213 drive in movie 1 0 7427.4274-7 242 7239 other public assembly 1 0 23 7291 public maintenance fac 7 0 508650 86 7391 penny arcade 1 0 04 7392 miniature golf 1 0 42 7937393 golf driving range 2 0 105910 59 74117 11 golf course 1 0 470247.02470-2 7413 tennis courts 6 0 242.42452.4524-5 7416 riding stable 1 0 2322342.3420-23-34 7417 bowling 2 0 6- 65.655 7422 playgrounds 3 0 2142.1421-4 7423 athletic fields 8 0 562256.22562-2 7424 recreation center 1 0 2- 222.22 7425 gym & athletic clubs 5 0 1231.2312-3 7432 swimming pool 2 0 1681.6816-8 95

1 4997499 other recreation 0 5- 511.51 7610 park gen recreation 8 0 284128.41 & 1 7620 park leisure Orornamentornamennamen 0 2- 200.20 8120 cash grains 81 0 62091620.91 813081 0 alfalfa 118 0 3224322.432247322.473224-7 814181 1 growing fruit 876 0 1776461776.461-19-776.46977646 8143 growing vegetables 603 0 33521335.213352-1 8150 dairy farm 3 0 3863.8638-6 8161 cattle farm 4 0 5955.9559-5 8163 sheep farm 6 0 139513.95139-5 1 8169 farms other livestock 0 2- 29.299 8180 general farm 200 0 882788.27882-7 8191 pasture 361 0 79605796.057960-5 1 8192 horticulture specialties 0 2- 222.22 8199 growing flowers 10 0 3513.51 8212 grist milling services 1 0 4714.71 8222 animal hospital 2 0 9- 955.95 8229 other husbandry services 4 0 4784.7847-8 1 8314 timber prod mixed 0 7- 755.75 8321 commercial nursery 1 0 1251.25 8543 sand & gravel quarrying 2 0 407940.79407-9 9100 vacant land 19131vav 913 0 14344143.442143442143.4421-2 g 4044 9200 vacant house 22 0 5215.21 93909 90 other water areas 13 0 8518.51 94009 00 vacant floor space 49 0 8288.2882-8 9510 under const res 116 0 7957.95379537.95379-79-5 9520 under const non res 11 0 421342.13421-2132.1321-3 streets 1189001189.00 TOTALS 1278612.786127-86 972099-720 102965810296.58102-9658 bibliography

96 bibliography

books babcock richard F the zoning carneigarneigame municmunicipal practices and policies madison wisconsin university of wisconsin press 1966 barlowsbarlowc raliegh land resource Economiceconomicssi the economics of real property englewood cliffs NJNJIs prentice hall inc 1972 berry brian JL gegeographyopraphv of market centers and retail distribution englewood cliffs NJ I1 prentice hall inc 1961967 berry brian JL theories of urban location wash- ington DCDCI association of american geographers 1968 chapin F stuart jr urban land use planpianplanning urbana illinoisiillinoiseIllinoistisi university of illinois press 1965 illinois germanow andrew and grimsley donnie H workbook in land use planpianplanning logan utahstahlutahl utah state university environment and man program 1973 goodman william I1 ed principles and practice of urban plannplanning washington ac-t international city managers association dct1968 gottman jean megalopolisiMegalopolisi the urbanized northeastern seaboard of the united states new yorkyorki the twentieth century fund 1961 greenwood ned H and edwards JMB human environ- ments and natural systems belmont californiacalifornlai wadsworth publishing co inc 1973 hoyt homer the structure and growth of residential neighborhoods in american cities washington DCDCI federal housing adminsitration 1939 97 98 hoyt homer where the rich and poor people live Tthehe loeLoclocationaltion of residential areas occupied by the highest and lowest income families in american cities washington DCDCI urban land institute 1966 mckeever J rossrosst ed the community builders hand- book washington DCDCIi urban land institute 1968 murphy raymond E the american citycityi an urban geo- new mcgraw citti prapgraphyranh-phph-vy yorkiyorke hillhilihillahill9 197t197 murphy raymond E the central business district chicagoChicachicagoigoigot aldine atherton 1972

E W park robert 9 burgess ernest and McKenmckensiesietsieg roderick D the city ChichicanotchicagolchicagotChicagolcagot university of chicago press 1925 reprinted in 1967 pynepynes martha T camp timpanogosTimpanogos historieshistoriesii eaearly provo bench histohistory orem utahstahlutahl daughters of the utah Pioneerpioneerssp 1953 S immonssimmons jamejames s the changing pattern of retail loca- tion university of chicagoChicachicagoigoigot department of geography 1964

taaytaaffef e edward J t ed geography englewood cliffs njtnjin-ajt prentice hall inc 1970 weeks clyde E jr sagebrush to steel orem Ccityity utah 1961 neatestyeatesyeatest maurice H and garnergarners barry J the north american city new yorkyorki harper & row publishers 1971

articles bunge william E the geography of human survival annals of the association of american georgeographerraahersphers volvoivo-li 63 no 3 1973 PP 275295275 295 harris chauncy D and ullman edward L the nature of cities annals of the american academy of political science vol 242 19459195 PP 7177 17 99 niedercorn john H and hearlehearie EFR recent land use trends in 48 large american cities land economicsec ono vol 40 no 1 1964t1964 appp 1051101051-105 iloiio110100 raup phillip M urban threats to rural landslandsi back- ground and Beginningbeginningsso journal of the american institute of Planpianplannersnerso vol 41 no 6 1975t1975 PP 371378371 378

offorfofficialicialacial documents federal housing administration postal vacancy survey provo orem utah department of housing and urban development news november 14 1975 milwaukee department of community development mil waukeeswaukeenwaukees land use reporto existing land use and housing summary milwaukee wisconsin 19641 orem utahlt A master plan for orem utah orem utah 196819680 orem utah orem cityolty community development plan orem utah 1974 orem utah orem city subdivision records orem city engineering department 1975 orem utah orem cityV zoning ordinance orem utah 1974 cit provo utah initial land use element provo city community development department provotprovoprovos utah 1973 salt lake city utah A report of land use in salt lake cityv the community improvement program salt citlake city planning commission 1972 profiles of chanchangefelFreteelel oreoremm ututahaht map Sseriesserleserieerle s bvby census tract 1173741973741173017319731 03737-744 detroitDetroitiroitt RL polk & co 1974 ao-uo-USs department of agriculture soil survesurveyv of utah count-countcountyyv utah central part soil conservation Serviserviceservicescescep washington DCDCIDCss US government printing office 1972 100 US department of commerce and urban renewal admini- trastrationtion standard land use coding manual washington DCI US government printing office 1965

unpublished materials coffmancoffman william elmo the georgeographyraphy off the utah val- ley cresentpresent unpublished dissertation ohio state university 1944 layton robert L an anaianalknaianalysisysis of land use in twelve communities in utah valleyvailey utah county utah ununpublishedublishedpublished dissertation syracuse university 19-196292 randall scott D residents perception of future cityC growthgrowthigrowthy A case study of orem city utah unpu- blished thesis brigham young university 1961976

other sources orem city community development departmentdepartments orem utah provo city community development department provo utah OREM UTAH i A STUDY IN

URBAN LAND USE

george G shaw department of geography MS degree april 1961976

ABSTRACT orem utah is a rapidly growing city that is changing from rural to urban land uses A present inventory of land is important in determining the land use characteristics of the city the degree of develop- ment and future use of land A field survey was made of the city and the resultant land use information was computerized for data analysis although orem city is rapidly changing to urban uses the city is still largely undeveloped especially when compared to major urban centers agriculture is still the most dominant use of land comprising almost thirty nine percent of the city approximately forty percent of orem is developed and land occupied by single family dwellings is the dominant use of devel- oped land because of urban sprawl and reduction of agricultural land in orem a land use plan for the fu- ture is vital it should include classificationreclassificationre of zoned land in the city and steps to control growth and preserve open space COMMITTEE APPAPPROVALROVALi 0 y v d d-z-aaaza r vax richard H jackson committeelix chairman 1 vtx

Y c- robarrobbrrobertC Lij laytonlay ton cmitteeamitteec&1wm1tte& member

roljertil lavronlayron ite pptunair n