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					                                                                                        REQUEST FOR COUNCIL ACTION
    Provo City Planning Commission                                                            Type of Action Requested: X
                                                                                                          Resolution  X
         Report of Action                                                                                 Ordinance
                                                                                             Formal Action/Motion    X
                 September 23, 2009                                                        Review at Study Session
                                                                                          Administrative; No Action

ITEM 1*         Provo City requests approval of the City's General Plan five-year update. City-wide Impact 09-0002GPA


The following action was taken by the Planning Commission on the above described item at its regular meeting of
September 23, 2009:


                                    RECOMMEND APPROVAL
On a vote of 4:0, the Planning Commission recommended that the Municipal Council approve the 2009 five-year update
to the Provo City General Plan.

The Planning Commission Made the Following Requests of Staff Prior to Forwarding this Recommendation to the
Municipal Council:
1. That various typographical errors are corrected.
2. That staff contact the North Timpview Neighborhood Chair, Bonnie Morrow, to clarify the intent of the her recommended
policy regarding minimum lot sizes for the neighborhood.

Motion By: Ron Madsen (Chapters 3, 4 and 10), Roy Peterman (Chapters 6, 13 and Land Use Map)
Second By: Roy Peterman (Chapters 3, 4 and 10), Coy Porter (Chapters 6, 13 and Land Use Map)
Votes in Favor of Motion: Pam Boshard, Ron Madsen, Roy Peterman, Coy Porter
Marian Monnahan was present as Chair.

Includes facts of the case, analysis, conclusions and recommendations outlined in the Staff Report, with any changes noted;
Planning Commission determination is consistent with the Staff analysis and determination.

PLANNING COMMISSION RECOMMENDED GENERAL PLAN TEXT AMENDMENT
The text and map of the proposed General Plan amendments for the five-year update is provided as attachment ‘A’.

STAFF PRESENTATION
The Staff Report to the Planning Commission provides details of the facts of the case and the Staff's analysis, conclusions,
and recommendations. Key points addressed in the Staff's presentation to the Planning Commission are included in the
Planning Commission Staff Report for this item.

CITY DEPARTMENTAL ISSUES
All city departments were invited to review and provide recommended updates to the General Plan. The Engineering
Department will provide recommendations to Chapter 8 - Transportation upon update completion of the Traffic Master Plan
update which is currently being conducted. The Public Works and Energy Departments have provided recommendations
that are included in Chapter 10 - Municipal Services.

NEIGHBORHOOD AND PUBLIC COMMENT
Staff hosted two public open houses in addition to meetings with neighborhood groups and Neighborhood Chairs. Public
comment from all sources was received, considered and incorporated within the staff recommendation when appropriate.
Text in the proposed amendments, highlighted in blue, indicate comments that were received from outside parties. Footnote
commentary indicate from whom the recommended policies originated. These footnotes will be removed upon adoption of
the recommended updates by the Municipal Council. Appendix ‘B’ of this report indicates all public comment received by
Community Development staff, whether or not it generated a recommended change.

CONCERNS RAISED BY PUBLIC
During the public hearing, the Planning Commission received the following public comment:
•       A resident of North Timpview neighborhood expressed her desire to see the neighborhood retain the existing rural
        character of the neighborhood along Canyon Road. She encouraged the policy be amended to develop the area in
        very-low density agricultural development.

PLANNING COMMISSION DISCUSSION
Key points discussed by the Planning Commission included the following:
•      The Planning Commission instructed staff to correct various typographical errors.
•      In response to public comment received during the hearing, the Planning Commission instructed staff to contact
       the North Timpview Neighborhood Chair, Bonnie Morrow, and clarify the intent of the density recommendations
       suggested by her for the neighborhood.*
•      * Staff contacted Bonnie Morrow after the hearing, and she indicated that the submitted language is what the
       neighborhood voted for.




             Planning Commission Chair



          Director of Community Development

See Key Land Use Policies of the Provo City General Plan, applicable Titles of the Provo City Code, and the Staff Report to the Planning
    Commission for further detailed information. The Staff Report is a part of the record of the decision of this item. Where findings
    of the Planning Commission differ from findings of Staff, those will be noted in this Report of Action.

Legislative items are noted with an asterisk (*) and require legislative action by the Municipal Council following a public hearing; the
    Planning Commission provides an advisory recommendation to the Municipal Council following a public hearing.
Administrative decisions of the Planning Commission (items not marked with an asterisk) may be appealed by submitting an
    application/notice of appeal, with the required application and noticing fees, to the Community Development Department, 330 West
    100 South, Provo, Utah, within fourteen (14) calendar days of the Planning Commission's decision (Provo City office
    hours are Monday through Thursday, 7:00 a.m. to 6:00 p.m.).
              BUILDING PERMITS MUST BE OBTAINED BEFORE CONSTRUCTION BEGINS
                                   Chapter Three
                                    Population

Introduction
Under the direction of Brigham Young, Provo City was settled by Mormon pioneers in the Spring
of 1849. John S. Higbee led 33 families (approximately 150 people) from Salt Lake City to the
Provo area, a difficult three-day travel. On April 3, 1849, the pioneers started construction of a fort
on the south bank of the Provo River, three miles east of Utah Lake. In 1850, the settlers moved east
toward higher ground. Blocks of four acres were surveyed and divided into parcels for home sites.
Provo City became the county seat for Utah County on January 31, 1850.



Demographic Profile of Provo
Since the 1849 settlement of Provo, the demographics have changed significantly. Provo City’s
demographic statistics are reflected in the U.S. Census Bureau’s Profile of General Demographic
Characteristics: 2000. They include population, sex and age, race, Hispanic or Latino and race,
household by type, and college student population. According to the U.S. Census Bureau Population
Estimates Program, Provo City has had a 2000 2008 population of 105,439 118,581. This chapter
will use this number as the base population, including it’s use for all population projections.
Alternatively, the U.S. Census Bureau 2005-2007American Community Survey (ACS) was used to
provide other demographic information where the Population Estimates Program does not. The ACS
estimates a 2007 base population of 115,163. This number includes an adjustment from the original
value, based on partial acceptance of a challenge filed by Provo City.



Population Tables
The tables on the following pages include data that describe the population of Provo, either as it
existed at the time of the most recent U. S. Census, or as projected to occur, or as recorded to exist
in past years.




                                          Chapter 3, Page 1
Population
Since the settlement of Provo City in 1849 by approximately 150 people, Provo City’s demographics
have changed significantly. Provo has experienced an average annual growth rate of approximately
3.31 2.75%. Table 3.1 Population by Year shows population numbers from 1860 to 2000.



                                  TABLE 3.1 POPULATION BY YEAR
           Year                      Population               Percent of Change            Average Percent of
                                                                                            Annual Growth
           1860                          2,030                         N/A                           N/A
           1870                          2,384                         17%                          1.7%
           1880                          3,452                         45%                          4.5%
           1890                          5,159                         49%                          4.9%
           1900                          6,185                         20%                          2.0%
           1910                          8,925                         44%                          4.4%
           1920                         10,303                         15%                          1.5%
           1930                         14,766                         43%                          4.3%
           1940                         18,071                         22%                          2.2%
           1950                         28,937                         60%                          6.0%
           1960                         36,047                         25%                          2.5%
           1970                         53,131                         47%                          4.7%
           1980                         74,111                         39%                          3.9%
           1990                         86,835                         17%                          1.7%
           2000                        105,439                         21%                          2.1%
     2008 (Estimate)                   118,581                         12%                          1.5%
U.S. Census Bureau Decennial Censuses , 2000 and 2003, U.S. Census Bureau, 2005-2007 American Community
Survey

In 2002, Provo City challenged the U.S. Census Bureau regarding the Census 2000 total population count for Provo of
105,166. Provo submitted documentation showing that the total population for Provo should be 110,289 as of April 1,
2000. The population difference of 5,123 would have had significant financial impacts on the City for federal and state
funding, including sales tax revenue. Provo City received subsequent confirmation from the U.S. Census Bureau that
Provo was granted an increase of only 273 people to its total population count for the official 2000 Census.


                                                 Chapter 3, Page 2
Sex and Age
As Table 3.2 Sex and Age shows, Provo City had a male population of 56,572 (48.1%) 56,070
(48.7%) and a female population of 54,594 (51.9%) 59,093 (51.3%) for the year 2000 2007. Provo
has a very young population with a median age of 22.9 23.3 years, compared to 35.3 36.4 years
nationally, although the median age does seem to be rising since the 2000 Census.

                   TABLE 3.2 SEX AND AGE OF TOTAL POPULATION
   Age Cohort             Male                 Male               Female            Female
                        Population           Percentage          Population        Percentage
  Under 5 years         4,671 5,887           4.44 5.11          4,468 5,133        4.25 4.46
   5 to 9 years         2,920 2,758           2.77 2.39          2,716 2,929        2.57 2.54
  10 to 14 years        2,578 2,564           2.45 2.23          2,514 2,341        2.38 2.03
  15 to 19 years        6,216 6,572           5.91 5.71          9,062 8,794        8.60 7.64
  20 to 24 years      14,010 15,299          13.32 13.28        16,500 16,331      15.69 14.18
  25 to 34 years       9,750 11,537          9.27 10.02          7,595 10,401       7.22 9.03
  35 to 44 years        3,544 3,516           3.37 3.05          3,546 3,540        3.37 3.07
  45 to 54 years        2,633 2,998           2.49 2.60          2,851 3,328        2.71 2.89
  55 to 59 years         954 1,406             .91 1.22          1,107 1,379        1.05 1.20
  60 to 64 years          753 906              .71 0.79           858 1,457         0.82 1.27
  65 to 74 years        1,321 1,336           1.25 1.16          1,629 1,455        1.55 1.26
  75 to 84 years          926 977              .87 0.85          1,322 1,448        1.25 1.26
 85 years & over          296 325              .28 0.28            526 557          0.50 0.48
       Total               56081                48.69               59,093           51.31
U.S. Census Bureau, 2000 U.S. Census Bureau, 2005-2007 American Community Survey




                                          Chapter 3, Page 3
Race
Approximately 102,600 (97.6%) people claimed one race, while 2,566 (2.4%) claimed two or more
races. Table 3.3 Race shows the various race categories and their numbers.

                                       TABLE 3.3 RACE
 Race                                                              Number       Percentage
 One Race                                                          102,600         97.6
    White                                                           93,094         88.5
    Black or African American                                        486            0.5
    American Indian or Alaska Native                                 846            0.8
    Asian                                                           1,924           1.8

        Asian Indian                                                 135            0.1
        Chinese                                                      661            0.6
        Filipino                                                      92            0.1
 One Race, Asian (continued)
        Japanese                                                     389            0.4
        Korean                                                       327            0.3
        Vietnamese                                                    76            0.1
        Other Asian                                                  244            0.2
    Native Hawaiian and Other Pacific Islander                       882            0.8
        Native Hawaiian                                              144            0.1
        Guamanian or Chamorro                                         6              0
        Samoan                                                       253            0.2
        Other Pacific Islander                                       479            0.5
    Some Other Race                                                 5,368           5.1
 Two or More Races                                                  2,566           2.4
U.S. Census Bureau, 2000




                                       Chapter 3, Page 4
Hispanic or Latino and Race
According to the U.S. Census Bureau, being of Hispanic or Latino origin is not classification as a
race. The Hispanic and Latino population belongs to several races. The Hispanic or Latino
population in Provo City has more than doubled since the 1990 Census. The Hispanic or Latino
population and its categories are listed in Table 3.3 Hispanic or Latino and Race.

                       TABLE 3.4 HISPANIC OR LATINO AND RACE
 Race                                                                 Numbers       Percentage
 Hispanic or Latino (of any race)                                      11,013           10.5
    Mexican                                                             7,048           6.7
    Puerto Rican                                                         310            0.3
    Cuban                                                                 62            0.1
    Other Hispanic or Latino                                            3,593           3.4
 Not Hispanic or Latino                                                94,153           89.5
    White alone                                                        88,311           84.0
U.S. Census Bureau, 2000




                                        Chapter 3, Page 5
Households
Provo City has 29,192 is estimated to have 31,100 total households. Provo’s average household
size is 3.34 3.35 persons per household, while the average family size is 3.40 3.42 persons per
family. Table 3.5 3.3 Households by Type show the categories of family and non-family
households. Because Provo is home to Brigham Young University, the number of non-family
households is significant.

                         TABLE 3.5 3.3 2007 HOUSEHOLD BY TYPE
 Type                                                                      Number      Percentage
 Family Households (families)                                               19,948      68.3 67.5
                                                                            21,001
        With own children under 18                                       9,856 9,611    33.8 30.9
    Married-couple family                                                   16,628      57 56.4
                                                                            17,540
        With own children under 18                                       8,393 8,018    28.8 25.8
    Female householder, no husband present                               2,289 2,413    7.8 11.48
        With own children under 18                                       1,139 1,186     3.9 3.8
 Non-family households                                                      9,244       31.7 32.5
                                                                            10,099
    Householder living alone                                             3,447 4,780    11.8 15.4
        Householder 65 years and over                                    1,338 1,298     4.6 4.2
 Households with individuals under 18 years                                 10,627      36.4 33.9
                                                                            10,553
 Households with individuals 65 and over                                 4,042 4,123    13.8 13.3
U.S. Census Bureau, 2000 U.S. Census Bureau 2005-2007 American Community Survey

College Student Population
A large college student population resides in Provo due in large part to Brigham Young
University (BYU). However, Utah Valley State College (UVSC) Utah Valley University
(UVU), though located in Orem City, has also had an impact on the number of students living in
Provo. In addition to BYU and UVU, Provo also has several other institutions of higher
education that augments the college student population. According to the American Community
Survey conducted by the U.S. Census Bureau, Provo had 42,649 enrolled students over the age
of 18. Table 3.6 3.4 Fall 2000 Winter 2009 College Student Enrollment shows the number of
students living in Provo from BYU and UVSC UVU.


                                          Chapter 3, Page 6
     TABLE 3.6 3.4 FALL 2000 WINTER 2009 COLLEGE STUDENT ENROLLMENT
          Institution                     Enrollment                     Living in Provo
  Brigham Young University               31,080 33,145                26,344 28,232 (85%)
  Utah Valley State College                  20,946               4,108 4,343 (estimate) (20%)
   Utah Valley University 1                  23,214
             Total                    52,026 56,359           30,452 32,575 (59 58%)
                                                     1
BYU Institutional Assessment and Analysis, 2001 2009, UVSC Institutional Research and
Planning, 2001 2009

Based upon these numbers there are upwards of 10,000 persons living in Provo enrolled in
higher education at institutions other than BYU and UVU. Compared to Census Population
Estimates, 37% of the City is enrolled full or part-time in higher education.

Population Projections
Anticipating population growth and trends is essential to any long-range planning effort. This
section examines various population projection methods and includes projections for Provo
according to each method. A combination of these estimates is used to project a realistic future
population.

The accuracy of population projections depends upon the accuracy of existing population figures
and the sensibility of assumptions underlying the projections method. Methods used to calculate
present population consist of projections by the Provo City Community Development
Department and one outside projection by Mountainland Association of Governments.
Projections by the Provo City Community Development Department include the arithmetic,
historical growth, logarithmic extrapolation and building permit methods. Mountainland
Association of Governments uses the Transportation Traffic Analysis Zone General Plan
Analysis method.

Method One: Arithmetic Method Logarithmic Extrapolation Method
Using this method, the population increase of the previous decade is added to the decennial
census year to produce the projection for the next decennial census year. For example:

          2000 Population + (2000 population - 1990 population) = 2010 Population

This model estimates an annual growth rate of 1.74% and projects that the population in the
year 2010 will be 125,291. This method neglects fertility and death rates, economic conditions
affecting growth, and exponential population growth. Simple arithmetic projections are used for
quick and easy, but not necessarily accurate, projections.

This method is used to calculate the annual growth rate during a time period where population

                                        Chapter 3, Page 7
change occurred. The most recent population estimate from the United States Census Bureau’s
2008 population estimates as well as the 2000 population from the decennial census are used to
calculate the annual growth rate during that time period. The following formula was used to
calculate the annual growth rate:

               LN(2008 population/2000 population)/8*100=annual growth rate

Using the calculated annual growth rate, it is possible to project what the population will be in
the future. Based on the populations values for Provo in 2000 and 2008, Provo had an annual
increase in population of 1.47% during the eight year time period. Using the annual growth
rate, the following formula can be used to calculate future population values:

       Future Population=Base year population * exp(.014683 * number of years)

Based on the calculated annual growth rate, the formula used above calculates a 2010
population of 122,114. While this method is quick, easy and provides an annual growth rate
during the recent decade, but it also lacks the particular variables that may affect population
growth such as fertility, mortality, and economic conditions.

Method Two: Historical Growth Method
This method assumes a fixed yearly rate of growth based on the historical growth rate. This rate
is applied to current population figures. Projections can be made from one to N years into the
future. By adding the variable N (number of years into future), a compounding effect allows the
exponential population growth factor to be considered in the projection.

              Future Population = Current Population (1 + Annual Growth Rate)N

This model has used the historical growth rate of 3.31% since 1860 and projects the population in
the year 2010 will be 146,024. This population projection is extremely high and does not consider
economic factors such as recessions, trends of smaller household sizes, and land use policies.

Method Three Two: Building Permit Method
There are a couple of projections that can be used in the building permit method. The one that
Provo will use is based upon the average household size of a dwelling unit. There are different
averages for households in a dwelling unit depending on the type of dwelling unit. Provo will
use the U.S. Census Bureau’s average household size for Provo of 3.34 3.35 to project the
current and future population.

To project the current population, the average number of demolition permits are subtracted from
the average number of building permits. The net number of building permits is then multiplied
by the average household size. The annual population is then divided by the 2000 population to
get an annual growth rate. For example:

       1.      Average building permits for units - Average demolition permits for units

                                        Chapter 3, Page 8
       2.      Net units x average household size = Population
       3.      LN (Population with new Permits / 2000 population)/8*100 = annual growth rate

The annual growth rate based on this calculation is 1.44 1.49%. This growth rate projects that
population in the year 2010 will be 121,645 122,160. The building permit method described
above does not provide allowances for fertility, mortality rates or fluctuations in the economy
the affect residential construction.

Method Four Three: General Plan
Population estimates may be determined by evaluating the amount and type of residential
growth allowed under current or proposed policies. By doing so, a minium and maximum build-
out can be projected. Mountainland Association of Governments projected a middle build-out,
which resulted in a 1.22 0.91% annual growth rate. The projected population of 2010 would be
119,032 121,330.

Summary of Methods
Table 3.7 3.5 Population Projection Methods and Results presents a summary of growth rates
derived from the above methods and the resulting population projections from those methods
through the year 2020 2030.


            TABLE 3.7 3.5 POPULATION PROJECTION METHODS AND RESULTS
   Method        Growth        2000       2005        2010       2015       2020        2030
                  Rate                    2010        2015       2020       2025
  Arithmetic      1.74%      105,439     114,937    125,291    136,577     148,880
  Historical      3.31%      105,439     124,083    146,024    171,845     202,231
 Logarithmic      1.47%      105,439     122,115    131,417    141,428     152,202    163,796


   Building        1.44      105,439     113,252    121,645    130,659    140,341     164,469
    Permit        1.49%                  122,160    131,588    141,744    152,684
   General         1.22      105,439     112,030    119,032    126,473     134,378    138,450
    Plan1         0.91%                  121,330      N/A      131,258       N/A
    Total       1.92%    105,439 115,957 127,525 140,247 154,237 155,571
  Averages      1.29%              121,868 129,766 138,143 146,579
Provo City Community Development Department, 2002 2009, 1Mountainland Association of
Governments, 2002 2008

Population growth is influenced in part by land use policies which affect the amount of land set
aside for residential growth and development densities. The policies in this general plan reflect

                                        Chapter 3, Page 9
a conservative approach for additional multi-family housing. The various methods show growth
rates that may be interpreted as very low to very high. Therefore, averaging the various
methods probably provides a more realistic growth rate. The average of 1.92 1.29% annual
growth would result in a population of 127,525 121,868 by 2010. By 2020 2030, the planning
length of the general plan, the population would be 154,237 155,571. The Provo City Census
Tracts Map, on file in the Provo City Community Development Department, shows the census
tract boundaries for the 2000 Census. This map may be helpful for statistics at the census tracts
level.




                                       Chapter 3, Page 10
THIS PAGE BLANK – INSERTED FOR TWO-SIDED PRINTING




                 Chapter 3, Page 11
                                    Chapter Four
                                      Housing
Introduction
The term housing is defined as a dwelling, or dwellings in the collective sense, in which people live.
In analyzing and projecting future housing needs for Provo City, it serves the community well to
keep an obvious, but easily disregarded, fact in mind: every family or individual needs a place to
live. In Provo, housing is an especially important concern because of low vacancy rates, rising land
values that affect housing costs, and a steady growth in population. As the centralized location of
many public assistance services for Utah County residents, Provo also has a significant population
with a need to live in close proximity to those services. These factors can create challenges in
providing sufficient affordable housing while maintaining the framework of strong and diverse
neighborhoods. Strategies to meet housing needs and a process for the ongoing monitoring of needs
and supply are tools for managing those challenges.

Provo’s primary housing goal is to provide adequate housing that meets population demands and
supports the health, safety, and welfare of the public. To help achieve this goal, and to comply with
Utah Code, a moderate income housing plan is provided.



Definition of Moderate Income Housing
As previously defined in the Utah Code, “moderate income housing,” meant “housing occupied or
reserved for occupancy by households with a gross household income equal to or less than 80% of
the median gross income of the metropolitan statistical area (MSA) for households of the same size
(Utah Code, section 10-9-307).” In its 2004 General Session, the Utah Legislature adopted HB 111
which changed the latter part of this definition. Median gross income is now determined based on
households of the same size in the county in which the city is located, rather than households in the
MSA . “means housing occupied or reserved for occupancy by households with a gross household
income equal to or less than 80% of the median gross income for households of the same size in the
county in which the city is located.” (Utah Code 10-9a-103(25))

The information in this chapter of the Provo City General Plan, which chapter also serves as the
City's Moderate Income Housing Plan, is based primarily on the definition of “moderate income
housing” prior to the 2004 change, as an extensive review period for the 2002-2004 comprehensive
update to the General Plan was nearing completion at the time this new legislation was approved.
This Moderate Income Housing Plan will continue to be updated, over time, as needed to account
for any effects of the change in legislation. in compliance with the requirements of Utah Code 10-9a-
403.

The average household size for the Provo/Orem Metropolitan Statistical Area (MSA) (includes all
of Utah County) was 3.59 is 3.63 persons at the time of the U.S. Census in 2000, with this number

                                         Chapter 4, Page 1
being rounded to four (4) for statistical purposes1. The median gross income for a family of four in
the Provo/Orem MSA was $50,400 is $62,900 for the year 2002 2009, 80% of which equates to
$40,300 $50,3002. An average A household earning under 80% ($40,300 $50,300) of the
Provo/Orem MSA median income is considered to be in the need of moderate-income housing
category. Provo City’s actual median household income may be only as much as 67 to 70% of Utah
County household income. This lower median household income corresponds with the estimated
28% of the city’s population being 18 to 24 year old and enrolled in college. Additionally, 46% of
persons 18 and years and older within Provo are enrolled in college.3 Examining year 2000 Census
data median household income increased to 93% of Utah County Median Income when 18 to 24 year
olds were excluded from the calculations. For the purposes of this analysis we will assume that the
median household income excluding full-time college student more closely resembles the median
county household income.

The cost of housing includes mortgage or rent payments, utilities, interest, home owners' insurance,
mortgage insurance, property taxes, and other applicable fees, such as homeowners association fees.
The entire sum of these costs should not exceed 30% of a household's gross income in order for the
housing to be considered affordable for that household. Table 4.1, Maximum Purchase or Rental
Price Recommended Monthly Housing Expenditure and Purchase Price for Moderate Income
Housing Households in 2002 2009, gives a breakdown of the maximum purchase price or monthly
rental cost that households at 100%, 80%, 50%, and 30% of median income could afford for housing
in 2002 2009 without exceeding 30% of the household's gross income.




        1
         U.S. Census Bureau. Utah County, Utah, Selected Characteristics in the United States. 2005-2007
American Community Survey 3-Year Estimates. Retrieved 30 Mar 2009 <http://factfinder.census.gov/>.
        2
          U.S. Department of Housing and Urban Development. Fiscal Year 2009 Income Limits. 19 Mar 2009.
Retrieved 30 Mar 2009 <http://www.huduser.org/datasets/il/il09/index.html>.

        3
           U.S. Census Bureau. Provo, Utah, S1401. School Enrollment. 2005-2007 American Community Survey
3-Year Estimates. Retrieved 30 Mar 2009 <http://factfinder.census.gov/>.

                                             Chapter 4, Page 2
   TABLE 4.1 MAXIMUM PURCHASE OR RENTAL PRICE RECOMMENDED
 MONTHLY HOUSING EXPENDITURE AND PURCHASE PRICE FOR MODERATE
              INCOME HOUSING HOUSEHOLDS IN 2002 2009
                                           100% of           80% Percent           50% Percent          30% Percent
                                           Median             of Median             of Median            of Median
                                           Income              Income                Income               Income
       Household Income                    $62,900               $40,300              $25,200               $15,100
                                                                 $50,300              $31,450               $18,870
  Maximum Purchase Price                                        $130,900              $80,300               $46,600
   Maximum Monthly Rent                     $1,573            $940 $1,258            $560 $786            $310 $472
    Housing Expenditure
 Maximum Purchase Price*
  4.75% interest on loan                   $212,817             $176,623             $109,545               $63,057
   5.5% interest on loan                   $199,231             $165,348             $102,552               $59,031
  6.25% interest on loan                   $186,871             $155,090              $91,952               $55,369
*Based on the following assumptions: 30 year mortgage term and 10% down payment. Utilities, property tax, private mortgage
insurance and homeowners insurance rates adjusted to keep the total of all housing costs at the Maximum Monthly Housing
Expenditure (30% of household income).


Moderate Income Housing Plan
The Moderate Income Housing Plan as defined by Utah Code must contain the following:

    1.     An estimate of the existing supply of moderate income housing located within the
           municipality;
    2.     An estimate of the need for moderate income housing in the municipality for the next
           five years, monitored annually;
    3.     A survey of total residential zoning;
    4.     An evaluation of how existing zoning densities affect opportunities for moderate
           income housing;
    5.     A description of the municipality’s program to encourage an adequate supply of
           moderate income housing.

The following Moderate Income Housing Plan will examine each of the five requirements and
discuss policies and techniques designed to meet these requirements.

An Estimate of Existing Supply of Moderate Income Housing Located Within Provo City
An analysis was performed from Census 2000 2009, and other data sources, of Provo’s existing
housing stock that could potentially be purchased or rented by people in need of moderate income
housing. The number of households and housing units in Provo defined into income groups of 80%
to 51%, 50% to 31%, and 30% to 0% of median income were tallied according to data in Table 4.2,


                                                  Chapter 4, Page 3
Maximum Purchase or Rental Price for Moderate Income Housing in 2000 Estimate of Available
Affordable Housing in 2009.



                TABLE 4.2 MAXIMUM PURCHASE OR RENTAL PRICE
                   FOR MODERATE INCOME HOUSING IN 2000
  Percent of Median Income        80 to 51 Percent        50 to 31 Percent        30 to 0 Percent
     Household Income                 $37,200                 $23,250                $13,950
  Maximum Purchase Price              $120,500                $73,800                $42,700
  Maximum Monthly Rent                  $860                    $510                   $280

Table 4.3, Maximum Purchase or Rental Price for Households in Need of Affordable Housing in
2000, shows the number of households in need of moderate income housing and the number of
housing units that fall within their income brackets. This data shows that there are more housing
units than households in the 80% to 51% and the 50% to 31% income groups. There is a shortage
of moderate-income housing in the 30% to 0% income group, but this is to be expected as it is
difficult to find any housing in the nation within this income bracket. Many of the people within this
income category receive housing through federal, state and local housing assistance programs. It
would be difficult to find a significant amount of housing for purchase lower than $42,700 $63,057
or for rent at less than $280 $472 a month. Options for moderate-income housing for this income
range usually include manufactured homes, which are likely to account for the majority of purchase
units in this category.




                                         Chapter 4, Page 4
           TABLE 4.32 MAXIMUM PURCHASE OR RENTAL PRICE
   FOR HOUSEHOLDS IN NEED OF AFFORDABLE HOUSING IN 2000 ESTIMATE
              OF AVAILABLE AFFORDABLE HOUSING IN 2009
                                 80 to 51 Percent             50 to 31 Percent              30 to 0 Percent
       Households               6,060 6,176-6,938             4,386 4,822-5,739            4,269 7,519-8,307
     Housing Units                      8,215                        6,463                         2,243
         Rentals4                       3,007                        8,902                         3,341
   Owner-Occupied5                  3,874-5,462                   396 -1,115                     94 - 156
       Deficiency                      0 (0%)                        0 (0%)               2,026 (52.5%) 3,497
                                                                                            (42.1% - 46.5%)


According to this analysis, there is a sufficient supply of moderate-income housing. It is recognized,
however, that a shortage may still occur with the likely occurrence of excess housing stock in the
80% and 50% groups being inhabited by families exceeding 80% of median income or falling below
30% of median income. A number of families or individuals in these income groups are also
assumed Fifty-eight percent of households in need of moderate income housing are estimated to be
allocating more than 30% of the household income to housing costs.6 The analysis seems to
reasonably indicate, however, that a sufficient supply of moderate-income units are available, even
with Provo’s low housing vacancy rate of 4% in Provo.

Rental assistance programs are available for those households that truly are unable to escape the
30% to 0% income range, or for those who fall within this or other income groups below 80% of

         4
         U.S. Census Bureau. Provo, Utah, B250656. Contract Rent - Universe: Renter-Occupied Housing Units.
2005-2007 American Community Survey 3-Year Estimates. Retrieved 30 Mar 2009 <http://factfinder.census.gov/>.
         5
           Based on Utah Valley Board of Realtors (UVBR) statistics, Utah County 2008 median sales price was
20% less than median list price. UVBR reported that Provo City had a median sales price of $195,000 for 2008. If it
is assumed that the median listing for homes available for sale in Provo is 20% higher than median sales price, then
the median list price for Provo is $234,000. Home buyers in need of affordable housing options could start looking at
homes listed as high as 20% higher than their maximum purchase price in hopes that it could sell within their income
range. Considering this assumption, moderate income housing may list as high as $212,000. Based on a survey of
listings on www.realtor.com, 50% of Provo housing listed may be within the moderate income limits if purchasers
are able to negotiate a 20% reduction or less for homes listed between $212,000 and $176,000. According to the
Census Bureau’s American Community Survey, there is an estimated 13,777 owner-occupied households. Fifty
percent of those owners, or approximately 6,888 householders, may have housing available within the affordability
range should they choose to sell.
         6
        U.S. Census Bureau. Provo, Utah, B25074. Household Income by Gross Rent as a Percentage of
Household Income In the Past 12 Months - Universe: Renter-Occupied Housing Units. 2005-2007 American
Community Survey 3-Year Estimates. Retrieved 30 Mar 2009 <http://factfinder.census.gov/>.

                                                Chapter 4, Page 5
median income and must also devote more than 30% of the household income to housing. These
programs are discussed in a later section of this chapter, entitled Programs to Encourage Moderate
Income Housing.

Students account for a significant proportion of Provo’s residents and could reasonably expect to
spend more than 30% of the collective income for the household (for example, multiple single
students sharing a dwelling, but not sharing an income) for housing, in exchange for the benefits of
an education. Housing costs are typically figured into the overall cost of obtaining higher education,
particularly when incomes at this stage of life are often low due to limited working hours while
studying and attending classes. These populations can reasonably expect to rise above these income
levels after leaving the educational system and often have options for adjusting the balance between
their employment and school workloads when the need arises. This capability distinguishes them
from many others in these income brackets. When these student households are excluded, the
percentage of Provo’s households in need of moderate-income housing is reduced to 22% – a
smaller number, but still significant within a community the size of Provo.

An Estimate of the Need for Moderate Income Housing in Provo City for the Next Five Years
In order to project housing needs for the next five years, the anticipated population should be
considered. The number of housing units necessary to accommodate the population is derived by
dividing the total population by 3.34 3.35 (the average number of occupants per housing unit in
Provo). The results of these two projections are shown in Table 4.43, Moderate Income Housing
Needs Projection Total Estimate of Housing Units.




                                         Chapter 4, Page 6
                     TABLE 4.43 MODERATE INCOME HOUSING NEEDS
                    PROJECTION TOTAL ESTIMATE OF HOUSING UNITS
                        Year                  Population7                 Housing Units


                        2001                     107,185                       30,532
                        2002                     109,243                       31,118
                        2003                     111,341                       31,716
                        2004                     113,478                       32,325
                        2005                     115,657                       32,945
                        2010                     122,115                       36,452
                        2011                     123,921                       36,991
                        2012                     125,754                       37,539
                        2013                     127,614                       38,094
                        2014                     129,502                       38,657
                        2015                     131,417                       39,229

Excluding student households with the householder under 25 years of age and enrolled in school,
22% 38.7% of Provo households are in need of moderate-income housing.8 Whereas between 44
to 51% of housing units are affordable, and only 39% of households are in need of moderate income
housing, supply is 5% to 13% greater than demand. Those within the 0-30% of median income can
find housing through federal, state and local housing assistance programs. This suggests that at least
22% of new housing should be within the income limits for purchase or rent by households falling
within the targeted income brackets that no additional moderate income housing is currently needed
with in Provo. Of the projected 3,753 new housing units needed to be constructed if growth meets
the projected demand between 2000 and 2005, approximately 825 units should be available to
moderate-income families.

Housing costs in Provo are increasing due to population growth and the finite amount of developable
land. The already-high housing costs in Provo are expected to generally increase due to land

        7
            From Chapter 3, Population

        8
          U.S. Census Bureau. Provo, Utah, B19037. Age of Housholder by Household Income in the Past 12
Months (in 2007 Inflation-Adjusted Dollars - Universe: Households. 2005-2007 American Community Survey 3-
Year Estimates. Retrieved 30 Mar 2009 <http://factfinder.census.gov/>.


                                           Chapter 4, Page 7
scarcity. Even with land use policies and regulations that limit growth, the population is projected
to reach 154,237 155,571 by 2020 2030. Without special provisions, many residents may no longer
be able to afford to live in Provo. Anticipated higher-density redevelopment for student housing
near the Brigham Young University campus may, however, help to make other units – currently
occupied by students – available to meet some of these needs. This shift in student housing to the
immediate south campus “student village” area is also expected to help stabilize land values in
neighborhoods near BYU as the demands for student housing are shifted away from these areas.

Within Provo, owner occupancy has remained fairly stable over the last twenty thirty years. As
shown in Table 4.54, the percentage of owner-occupied housing stock has risen 2.6 4% – from
40.0% in 1990 to 42.6 44% in 2000 2007.9

                   TABLE 4.54 HOUSING OCCUPANCY, 1940 - 2000 2009
               Year                              Owner                               Renter
               1940                                58%                                 42%
               1950                                62%                                 38%
               1960                                60%                                 40%
               1970                                49%                                 51%
               1980                                41%                                 59%
               1990                                40%                                 60%
               2000                                43%                                 57%
               2007                                44%                                 56%
Data from US Census Bureau Decennial Census and American Community Survey 2005-2007 three-year estimates.
*Margin of Error +/! 2.2%

Owner occupancy is encouraged because it contributes to preserving neighborhood integrity. It will
continue to be encouraged through a number of tools, including the purchase and rehabilitation of
homes for resale, the use of zoning to stabilize areas with structures that are – or could be – returned
to one-family use, the use of home mortgage programs, and other strategies to increase the
desirability of homes and neighborhoods for home ownership and long-term residency. One tool
that continues to have value is use of accessory apartments in appropriate locations. These are
located primarily in the R1.6A (One-Family Residential, Accessory Apartment Overlay) Zone,
applied primarily to properties previously zoned for two-family development. Other locations
allowing accessory apartments are the RC (Residential Conservation) Zone, applied to properties


        9
         U.S. Cenusus Bureau. Provo, Utah, B25003. Tenure - Universe: Occupied Housing Units. 2005-2007
American Community Survey 3-Year Esitmates. Retrieved April 14, 2009<http://factfinder.census.gov/>.

                                           Chapter 4, Page 8
previously zoned for higher-density, multiple-family development, and the S-overlay to certain R1
zones, which recognizes student-oriented accessory apartments within owner-occupied dwellings
east of the BYU campus. These zones allow an accessory apartment to be established on the
condition of owner occupancy in either unit and the ability to meet certain building codes and
parking standards. This policy is further discussed under “Programs to Encourage Moderate
Income Housing.”

The current housing supply inhabited by renters is estimated to comprises 57% 56% of all housing
units. With the creation of the RC (Residential Conservation) zone and limitations of other zones
regarding apartments, this percentage is unlikely to increase in established one-family residential
neighborhoods. Options are, however, available for zoning to create higher-density, multiple-family
development in appropriate areas, such as downtown and the transit-oriented development district,
with most available land requiring redevelopment; there has been some trend for these to develop
for one-family owner occupancy (condominium dwellings). These units, whether rentals or owner-
occupied, are also expected to relieve pressures on central area neighborhoods and allow some
structures currently owned by off-site landlords to be made more attractive and affordable for one-
family owner occupancy, thereby improving the balance of rental versus ownership in the City and
providing greater neighborhood stability while increasing options for more moderately priced
homes.

Table 4.65, Survey of Provo City's Total Residential Zoning, represents a survey of residential
zoning within Provo and the approximate number of acres allocated to each zone. At the time of this
survey, the Project Redevelopment Option (PRO) was a new zoning tool; the number of acres
converted, primarily from the RC (Residential Conservation) Zone, to the PRO zone will shift as
properties are approved for redevelopment.

      TABLE 4.65 SURVEY OF PROVO CITY’S TOTAL RESIDENTIAL ZONING
             Zone                      Minimum Lot Size                 Total Acres Zoned
              RA                          One-half Acre                       353 325
             RAPD                        Not Applicable                        46 54
             A1.1                             1 Acre                          453 410
             A1.5                            5 Acres                        3,431 3,354
             A1.10                          10 Acres                          434 389
             A1.20                          20 Acres                          953 977
             A1.40                          40 Acres                        7,316 7,718
             R1.6                       6,000 Square Feet                     248 241
             R1.6A                      6,000 Square Feet                     441 461

                                        Chapter 4, Page 9
TABLE 4.65 SURVEY OF PROVO CITY’S TOTAL RESIDENTIAL ZONING
     Zone             Minimum Lot Size       Total Acres Zoned
   R1.6APD             Not Applicable              1 0.5
    R1.6PD             Not Applicable              50 57
     R1.7             7,000 Square Feet            12 15
     R1.8             8,000 Square Feet         1,223 1286
    R1.8A             8,000 Square Feet            15 16
    R1.8PD             Not Applicable             238 246
    R1.8S             8,000 Square Feet           181 185
     R1.9             9,000 Square Feet             0
    R1.10             10,000 Square Feet        2,506 2648
   R1.10PD             Not Applicable             179 199
    R1.15             15,000 Square Feet            0
    R1.20             20,000 Square Feet           23 95
    R2PD               Not Applicable             130 133
    R2.5PD             Not Applicable              9 16
     R3                     6,000                   9
    R3PD               Not Applicable             109114
     R4                     6,000                   3
    R4PD               Not Applicable               9
     RC                     None                1,033 1041
     RM               4,500 Square Feet            119
     PRO                None Various              0* 81.5
     CBD              5,000 Square Feet           217 219
    SDP 1           Not Applicable Various         12 47
    SDP 2              Not Applicable               3
    ITOD                   1 Acre                   72

                      Chapter 4, Page 10
* Since this data was compiled in 2002, several projects have received approval for the PRO zone
or other multiple-family zone, and several projects were under consideration as of the time of
adoption of this plan in 2004, either as PRO applications or as schematic-level (SPRO) reviews.

An Evaluation:
       How Existing Zoning Densities Affect Opportunities for Moderate Income Housing
Current zoning allows moderate income housing to exist in Provo City. Moderate income housing
opportunities may be found in all zones in which there is housing. Each zone may have existing
moderate income housing units if the maximum selling price is within the affordability range of
those making less than 80% of median income, as defined in the Utah Code.

Certain zones are more likely to have moderate income housing. These zones include the RM, RC,
PRO, R1.6, and R1.8 zones and Performance Developments (PD Overlay applied to an underlying
Residential zone to accomplish certain desired design standards). The RM (Residential
Manufactured) zone, which also includes mobile homes, offers many affordable housing choices.
This moderate income housing option is a necessary component of Provo’s ability to provide
housing for households making 30% to 0% of median household income. The RC zone and many
of the R1 zones encompass numerous apartments and smaller homes that are within the affordability
range of households earning 80% to 30% of median household income.

Provo City’s Program to Encourage an Adequate Supply of Moderate Income Housing
Due to market demand and limited buildable acreage in areas designated for possible moderate
income housing, housing costs will continue to increase on a community-wide basis, although new
student-oriented housing south of campus should help to bring down artificially-inflated land prices
that have made neighborhood homes cost-prohibitive for families in recent years. New moderate
income housing may be located within the R1, RC, CBD, and PRO and ITOD zones.


Moderate income housing will continue to be encouraged by using a variety of tools, such as the
Project Redevelopment Option (PRO), accessory apartments, manufactured homes,
clusterdevelopment patterns, housing assistance programs, and special housing for the elderly,
disabled, and other special groups.

Central Business District Zone
The Central Business Commercial District (CBD) zone allows for the construction of high-density
mixed-use projects. The only limitation on residential density is that ground floor level must contain
a commercial component and that the number of residential units is dictated by the amount of
available parking. Coupled with provisions that allow for reductions in required parking, the CBD
zone provides a significant option to produce affordable housing options within 221 acres of
Provo’s core district.

Interim Transit Oriented Development (ITOD) Zone
In February, 2009, the Provo City Council adopted an Interim Transit Oriented Development
(ITOD) zone. The 200+ acre zone, if enacted, would be centered around the proposed UTA

                                         Chapter 4, Page 11
intermodal hub at 600 South 100 West. This intermodal hub will house facilities for FrontRunner
Commuter Rail, UTA Bus-Rapid Transit (BRT) and local bus service by 2012. The ITOD zone is
tailored to allow for significant high-density residential development within walking distances of
the intermodal hub. A significantly reduced parking requirement per unit coupled with less need for
residents to provide personal transportation alternatives may greatly decrease cost-of-living expenses
and increase affordability of housing options within the proposed district within the goal of
accommodating a broad spectrum of income levels, including higher-end units.

Project Redevelopment Option (PRO) Zone
The Project Redevelopment Option (PRO) process will allow new, one-family and multiple-family,
moderate-income housing to be built in residential and mixed-use settings when determined to be
in conformance with the City’s goals and objectives. Since 2003 up to 429 new units may be
available to moderate income housing through PRO zone project.s

 TABLE 4.6 PROJECT REDEVELOPMENT OPTION ZONES THAT MAY INCLUDE
                   AFFORDABLE HOUSING OPTIONS*
 Year        Project                                                 Units
 2003        Franklin Commons (PRO-R-1)                              17
 2004        Pinetree Place (PRO-R-3)                                4
 2004        Taylor Place (PRO-R-4)                                  6
 2004        Canyon Village (PRO-R-5)                                38
 2005        Historic Maeser Neighborhood (PRO-R-6)                  56
 2005        Huntington Condominiums (PRO-A-8)                       61
 2005        Bayview Manor (PRO-R-9)                                 6
 2005        Pioneer Neighborhood (PRO-R-9)                          2
 2005        Twin Home at 300 North (PRO-R-9)                        2
 2006        Independence Avenue (PRO-A-12)                          159
 2006        Place on Ninth (PRO-R-14)                               5
 2006        Brentwood Condominiums (PRO-A-16)                       28
 2007        Century Town Homes (PRO-A-18                            4
 2007        McClellan Court (PRO-A-19)                              15
 2008        Del Coronado (PRO-A-20                                  2
 2008        Franklin Fields (PRO-A-21)                              2

                                         Chapter 4, Page 12
 TABLE 4.6 PROJECT REDEVELOPMENT OPTION ZONES THAT MAY INCLUDE
                   AFFORDABLE HOUSING OPTIONS*
 Year       Project                                                 Units
 2008       Franklin Heights (PRO-R-23)                             20
 2009       Brimhall Estates (PRO-R-24)                             2
           TOTAL                                                   429
*PRO zones that have been created for the purpose facilitating student or higher end housing have
been excluded from this list.

Accessory Apartments
An accessory apartment is a subordinate, semi-independent living area created within a one-family
home. The home maintains its one-family character by including a physical interior connection
between the home and the accessory apartment.

Accessory apartments were originally allowed in certain areas adjacent to BYU to accommodate a
growing student population. In recent years, former high-density areas were down-zoned to
encourage home ownership, as called for in the previous General Plan. The new zones were
structured to allow accessory apartments to be established in recognition of the many multiple-unit
dwellings allowed under the earlier zones on these affected properties.

Accessory apartments should not be allowed in existing, stable, one-family areas, other than those
that were already designated for such purposes through earlier down-zoning actions. Allowing
accessory apartments in R1 zones located in these stable, one-family areas undermines their stability
by introducing uncertainty about the future of one-family neighborhoods. Established A and S
overlay zones will continue to meet a need in the housing supply. There were established, however,
as a means to help stabilize neighborhoods that were being adversely impacted by conversion of
one-family structures to higher-density uses and a growing trend for off-site ownership. Conversion
of existing R1 areas to allow accessory apartments would not meet the same objectives for restoring
one-family use, as that use is already established by virtue of the existing R1 zone. 1,700 acres of
the city are zoned to accommodate accessory/supplemental living units in owner-occupied
one-family dwellings.

Elderly Persons - Extra Living Space
In September, 2008, the Municipal Council enacted the Elderly Persons - Extra Living Space
ordinance. This act authorizes persons age 65 or older to allow up to two adults and their minor
children to use extra living space in a one-family dwelling located in an A1, RA, R1 or RC zone.
This ordinance provides an option for elderly home owners to reduce existing mortgage/rent burdens
by leasing extra living space to two (2) additional persons over eighteen (18) years old and their
minor children. Additionally the ordinance may also provide those living within the extra living
space with an affordable housing option. This opens affordable housing options on this limited basis
throughout most residential areas of the City.

                                        Chapter 4, Page 13
Manufactured Homes
Manufactured homes (or mobile homes) are factory-built, one-family dwellings which are built on
a permanent chassis. Each home is designed to be used as a dwelling, with or without a permanent
foundation, when connected to the required utilities. Manufactured homes include plumbing,
heating, air conditioning, and electrical systems and are constructed in accordance with building
codes specific to this type of housing. Provo City considers manufactured homes to be one-family
dwellings.

As manufactured homes and modular homes (dwellings assembled on site from pre-manufactured
components) are typically less expensive than site-built one-family homes, they are included in the
Provo City zoning and development ordinances to provide additional affordable housing options.
Modular homes may be placed on any lot within a zone where one-family units are permitted,
provided that they meet the CC&R’s (conditions, covenants and restrictions) of the subdivision. At
present, placement of a manufactured / modular home is subject to the Community Development
Director’s approval. A change in this approval authority from the Community Development
Director to the Design Review Committee has been suggested as a means to help ensure the
compatibility and harmony of manufactured homes with existing structures in the vicinity; this
proposed change warrants further study.

Cluster Development Patterns
To reduce the costs of one-family homes, land needs to be developed with economy. One way to
develop land economically is through efficiency. Clustering housing on smaller lots with common
driveways is one way to accomplish this. The linear feet of roads, asphalt, concrete, water lines, and
sewer lines are reduced, thereby lowering development costs. Patterns that, today, would be
innovative need to become the norm rather than the exception. Ordinances regulating land
development should facilitate such innovations by making this type of development as simple and
low risk as possible. Land consumption patterns resulting in high improvement costs should be
made more difficult to approve.

Elderly Housing
Elderly housing is considered to be housing units that can be afforded by older or retired persons
living on fixed incomes and which sometimes incorporate design elements that address some of the
physical constraints or social preferences that may be more common in an elderly population. The
number of elderly housing units currently available in Provo does not satisfy demand. Rising
housing costs cause the elderly’s fixed incomes to become increasingly inadequate for their housing
needs. Federally subsidized housing is in great demand. The Provo Housing Authority currently
manages 138 housing units for the elderly. Those permitted to inhabit the units must have an
income below 80% of the median household income. The rents paid by tenants are based on a
percentage of their fixed monthly income after adjusting for monthly medical costs – a sum not to
exceed 30%.
The Provo Housing Authority reports that subsidies typically account for 1/4 to 1/3 of total operating
expenses for elderly housing. The Housing Authority also reports that its waiting list is always filled
and that demand continues to rise. The Provo Housing Authority has actively pursued opportunities
to construct another low-cost housing development for Provo's elderly population. At the time of

                                         Chapter 4, Page 14
adoption of this plan in 2004, The Housing Authority is sponsoring an sponsored the adaptive use
reuse of the historic Maeser School building, purchased from the Provo School District, in a
conversion project to provide senior housing. This 44-unit project will significantly helps to meet
the 2002 projected deficiency of approximately fifty additional, low-cost housing units needs for the
elderly.

Incentives and tax breaks could be given to developers to encourage them to build quality, low-cost
housing targeted for special populations, such as the elderly. Another alternative would be to
establish a committee to create a non-profit organization that would accumulate funds for the a
portion of the cost to construct construction of new, low-cost housing developments. In the case
of the Maeser School conversion, the grounds of the former school are being have been subdivided
for one-family lots, which will be sold to help finance the senior housing project. Purchased by the
Rural Housing Development Corporation, these one-family units are being developed for
households in need of affordable housing. As more elderly housing becomes available and inhabited
by qualifying elderly persons, individual private housing units currently occupied by elderly
residents will be vacated, increasing the housing stock available for the growing demand of
one-family residences for the general population.

Disabled Housing
Housing for disabled (or “specially-abled”) adults is needed in Provo City. A number of specially-
abled disabled adults live below the poverty line, making it difficult for them to rent an apartment
on their own; many live with aging parents or with roommates. As with typically-abled individuals,
disabled individuals often need roommates to be able to pay their rent, but may have a desire or
particular need to live independently. As the practice of concentrating disabled housing within an
area may limit the desirable process of integrating the specially-abled disabled into the community
and may not meet the desires of an individual to select a neighborhood with particular attributes,
such housing should be dispersed throughout the city. The location of disabled housing is important.
It should be located near bus routes to provide transportation alternatives for access to shopping,
health services, and agency offices where support services for this population can be obtained.

To help specially-abled disabled persons obtain quality, affordable housing, Provo City seeks funds
which are available for housing disabled persons from the federal government, State government,
and private agencies. To encourage the construction of low-cost housing for the disabled, incentives
and tax breaks for developers may be tools for the City to investigate. At the time of adoption of
this plan in 2004, the Neighborhood Housing Service of Provo has recently begun completed work
on a development of universally-accessible, one-family homes using the Project Redevelopment
Option to accommodate these homes, which are clustered within a smaller land area for increased
density and easier management of the outdoor landscaped yards. Construction of these homes was
funded, in part, through a program that requires that at least one resident in each dwelling meet the
program requirement of having a disability or age-related limitation that would enable the person
to benefit significantly from a universally-accessible dwelling.

Housing for Special Groups


                                        Chapter 4, Page 15
As housing needs arise for special groups, the City should continue to pursue the capabilities to
house these populations with public funds. Such housing should be dispersed, rather than
concentrated, to the degree possible while considering public transit routes and ease of access to
medical and social services, in order to mitigate perceived or actual negative impacts of public
housing on the surrounding neighborhoods. The concentration of group housing or other housing
for individuals that would be otherwise homeless, that are involved in substance abuse programs,
or that struggle with mental illness, has created difficulties for some neighborhoods that feel
overwhelmed in accommodating populations that provide often difficult behavioral challenges.
Provo City should seek any funds which are available for public housing for special groups from
federal and State agencies and private foundations. Housing for this demographic should not be
concentrated in one development but rather should be interspersed through typical residential
neighborhoods.

Rental Assistance
The Provo Housing Authority, the Neighborhood Housing Service of Provo, and the Provo
Redevelopment Agency offer – collectively – over sixteen various programs to assist households
in low-income to moderate-income situations in their ability to purchase or rent housing. A list of
current housing programs can be obtained through the following contacts:

Housing Authority of Provo
650 West 100 North
Provo, Utah 84601
(801) 852-7080
http://www.haprovo.com/index.htm

Provo City Redevelopment Agency
425 West Center, Lower Floor
Provo, Utah 84601
(801) 852-6160
http://www.provo.org/redev/index.html

Neighborhood Housing Services of Provo, Inc.
39 West 300 North
Provo, Utah 84601
(801) 375-5820
http://www.nhsofprovo.org




                                       Chapter 4, Page 16
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              Chapter 4, Page 17
                                                   Chapter Six
                                                    Land Use
Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-2

Relationship between the General Plan Map and Land Use Element . . . . . . . page 6-2

Relationship between Land Use Policies and Zoning . . . . . . . . . . . . . . . . . . . . . page 6-3

Urban Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-4

General Plan Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-6

Zoning and Development Policy Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-7

Key Land Use Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-1213
      How to Use these Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-1213
      Neighborhood Structure in Relation to Land Use Policies . . . . . . . . . . . . . page 6-1214

          Key Land Use Policies by Area Council and Neighborhood . . . . . . . . . page 6-1214
              Central Area Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-1214
                   Central Business District ˜ Dixon ˜ East Bay ˜ Franklin ˜
                   Franklin South ˜ Joaquin ˜ Maeser ˜ North Park ˜ Timp
              Northeast Area Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-2938
                   Edgemont ˜ Indian Hills ˜ North Timpview ˜
                   Rock Canyon ˜ Sherwood Hills
              Northwest Area Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-3242
                   Carterville ˜ Grandview North ˜ Grandview South ˜
                   Riverbottoms ˜ Rivergrove ˜ Riverside
              Southeast Area Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-3546
                   Foothills ˜ Oak Hills ˜ Pleasant View ˜ Provost ˜
                   Provost South ˜ Spring Creek ˜ University ˜ Wasatch
              Southwest Area Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-4055
                   Fort Utah ˜ Lakeview North ˜ Lakeview South ˜
                   Lakewood ˜ Provo Bay ˜ Sunset

Additional Tools for Urban Growth and Land Use . . . . . . . . . . . . . . . . . . . . . . page 6-4864
       Annexation Policy Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-4864
       Project Redevelopment Option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-5369
       Specific Development Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . page 6-5470



                                                         Chapter 6, Page 1
Purpose
The Land Use Element establishes policies regarding urban growth, annexation, General Plan
Map designations, and key land use policies for individual neighborhoods and groups of
neighborhoods within Area Councils. The Land Use section is organized:
    • to plan for sufficient land for residential, industrial, commercial and public uses;
    • to appropriately locate land uses in order to enhance community character;
    • to preserve important natural resources and sensitive lands; and
    • to enable the City to efficiently ensure that adequate municipal services are provided.

This element of the Plan – in conjunction with other chapters of this Plan – provides a guide to
the future use of undeveloped land, to the use and maintenance of the built environment, and to
the redevelopment and in-fill policies where the existing built environment no longer makes the
best use of a limited resource in Provo: land. This element helps to define the neighborhoods’
visions for changes that may occur within their boundaries and for preventing changes that they
feel may threaten their neighborhoods. It provides a framework for use by policy makers,
commissions, and City staff, to assist in the evaluation of land development proposals and the
legislation that guides land use in Provo.

As it is difficult to include informal visioning documents as part of the General Plan policies,
some of this information will be placed on file in the City Recorder's Office. While not a part of
the adopted General Plan, these statements can provide a useful reference to Plan users.

Relationship between the General Plan Map and Land Use Element
The General Plan Land Use Map is not intended to be used as a stand-alone reference. The
neighborhood policies in this chapter are intended to be used in conjunction with the map.
Where there seems to be a discrepancy between the two, the written policies are generally
considered to carry the stronger weight.

At times, however, what appears to be a discrepancy between the map designation and written
policy is an intentional choice about policies related to a particular parcel or area. Where there
may be significant issues related to the use of property, the General Plan Land Use Map may
carry a more restrictive designation than implied by the written policy. If the written policy is
intended to govern a specific use of that land, and that use does not occur, the more restrictive
map designation should then govern the intent of policies applying to this land.

In some cases, a map designation serves as a “flag” to put prospective purchasers, land
developers, and City representatives on notice that there may be physical limitations or hazards
associated with development of these lands. These are often found in the areas designated as
Developmentally Sensitive (DS), described further in Chapter 9 Environment, although a parcel's
location outside the DS boundaries cannot be taken as assurance that similar characteristics do
not exist on that property. Any lands with specific characteristics, whether located within this
generally defined DS boundary or outside the boundary, will be subject to the Sensitive Lands
ordinance of Title 15.

                                         Chapter 6, Page 2
Likewise, the broad-brush application of the DS map designations does not, in itself, indicate
that a specific parcel of land within this boundary is not suitable for development – or even that
there will be problems associated with the development of a specific area within or comprising
one parcel or multiple parcels. It does indicate a higher likelihood that additional studies may be
required prior to determining whether the land can or should be developed. It also indicates a
higher likelihood that special requirements and restrictions may apply to any development that is
approved on at least some portion of these lands.

Existing zoning designations govern the current and continued use of land currently lying within
Provo City limits until a change in land use is approved through the rezoning of property.
Written policies in this element provide additional insight and guidance for evaluating proposals
for changes in the land use of some of these areas. This relationship is explained in greater
detail, below.

Relationship between Land Use Policies and Zoning
Land use designations on the General Plan Land Use Map are often not indicative of the current
zoning on the land and may or may not be clearly indicative of an appropriate zoning for future
use. The Council may use discretion in determining the most appropriate zone district in relation
to the guidance available.

Zoning is legislation that regulates the use and development of property. Where zoning exists,
the General Plan Map designation does not change current zone regulations. If there are special
use provisions under a zone, such as uses that may be approved conditionally based on certain
evaluation factors, the General Plan Map designation may be reflective of issues that should be
considered in approving or disapproving a conditional use. The written policies of this element
are consulted in the analysis of such proposals, but with consideration for the uses and the
development parameters of the current zone applied to the property.

General Plan Map designations and General Plan policies included in this element may strongly
influence requests for changes in the zoning of property. The rezoning of property is a
legislative act that amends the Zoning Map, which is an integral part of Title 14 Zoning of the
Provo Municipal Code. As a change in the zone district attached to property is a change in
policy, the General Plan is an appropriate tool to serve as guidance for the appropriate long-term
use of that property and will be consulted as an advisory document in the decision-making
process. This is further discussed in Chapter 2 Administration of the General Plan.

The Provo Municipal Council has maintained a policy that proposed changes in zoning that do
not comply with the recommendations of the General Plan will be considered only after making
a decision on an application to amend the General Plan. The Council’s intent is that the General
Plan should be substantially reliable as a guide to land use to those who may reside in an area or
who may be considering purchasing or investing in an area of the city affected by certain plan
policies. A significant change warrants review of the General Plan as a guide for the area so
that the change in permitted land use – granted through the change in zoning – is evaluated for
its broader impacts to the future of Provo.

                                        Chapter 6, Page 3
General Plan land use map designations are, however, more general or more specific depending
on areas of the city and the level of concern over specific parcels of property. These differences
may be influenced by the density of the area, the special character of an area, a development
aspect unique to a parcel, or some other concern that warrants a greater level of specificity in
defining land use boundaries. For this reason, there may be times when the Council will use its
discretion in determining that a parcel complies with the generalized boundary of a
recommended land use designation, or with the overall guiding principles of the General Plan,
and may make zoning decisions without the requirement for a General Plan amendment.

Urban Growth
Provo's population growth, and the resulting demands for growth in the built environment,
continue at a steady rate. Much of Provo is developed, with limited areas for new construction
(particularly east of I-15). Redevelopment (replacing or rehabilitating existing development) and
infill development (making use of confined parcels of land surrounded by existing development)
are useful tools in these areas for meeting the City’s current and expanding needs for housing,
businesses, schools, medical facilities, recreational spaces and other uses. These tools may
include adaptive reuse of existing buildings and lands, particularly where historic resources
contribute character to the city, or the replacement of homes and commercial buildings that no
longer make the best use of available land. In some cases, this may involve an increase in
housing density. In other cases, it may involve providing homes with amenities that appeal to
today’s families.

Provo is not an unbounded plain with limitless development potential as are some communities.
Physical geography has already set definite limits on growth. The Wasatch Range blocks the
city’s growth to the east, and Utah Lake blocks it to the west and southwest. Orem and
Springville block growth to the north and south, though there are still some areas within Provo’s
influence that can be annexed to Provo.

Provo is a mature city with an established infrastructure. The threat of runaway growth out-
pacing the ability to provide municipal services is not as great as many of the newly expanding,
high growth communities. Nevertheless, it becomes necessary and desirable to set some limits
or benchmarks for growth. The City must balance demands for development of privately owned
land and cost efficiency in meeting the needs of developed land for water, sewer, storm drainage,
flood protection, fire protection, police services, street construction and maintenance, and other
aspects of public support for the City’s residents and businesses. In-fill development may be
more timely and appropriate, in comparison to developing new areas and converting agricultural
lands to new residential development, in order to provide for logical growth of the built
environment and control of costs to taxpayers for expansion of municipal services. In Provo,
those constraints on new growth are important on the mountainous bench areas to the east and on
the agricultural lands of west Provo.

The 5200-foot elevation from mean sea level is generally considered to be the approximate
boundary for urban development along the eastern benches of the city. This corresponds roughly


                                        Chapter 6, Page 4
with the Questar Gas easement which traverses the city. A system of trails for recreation and
access to the canyons is being developed along the easements and service roads through this
area, and the Bonneville Shoreline Trail is envisioned to someday provide nearly continuous trail
access from Logan to Spanish Fork along the ancient “shoreline” of the Wasatch Front. Efforts
should be made to ensure that public access to these trails and canyons is maintained where new
development can be supported and well integrated with this transitional boundary.

But for the most part, lands above these elevations become too steep for development (usually 25
percent slope and greater) and are fraught with geologic hazards and natural drainageways that
should not be disturbed. Slopes of 30 percent or greater are restricted from development by the
Sensitive Lands ordinance of Title 14 Zoning. These areas are designated as Developmentally
Sensitive (DS) in the General Plan. Providing services to these areas brings inordinate costs or,
in some cases, is simply impossible. Residents in these areas may be at risk because of the
natural hazards and the City’s limited capability to provide services to these areas. The DS
designation and related physical constraints of the land are further discussed in Chapter 9
Environment.

The natural boundary to urban growth on the west side corresponds roughly with the Federal
Emergency Management Agency’s (FEMA) definition of the “AE” flood zone, as defined on the
Flood Insurance Rate Map (FIRM). Policies intended to ensure that infrastructure for
development can be extended in a logical manner without “leap-frogging” (expanding to non-
contiguous properties by jumping over undeveloped land and areas without municipal services)
will continue to influence decisions about the use of agricultural lands and properties along the
shoreline of Utah Lake within the foreseeable future. These areas include those designated as
Developmentally Sensitive ( DS) in the General Plan. These policies are also appropriate to
consider for areas within the Agricultural land use designation and may even be appropriate
when rezoning land (actions within the short term for immediate development) within areas
designated to develop for Residential use within the longer-term planning horizon.

To be a truly “sustainable community,” the demands on our natural and man-made resources
should be in balance with the ability of those resources to be replenished. This does not mean
that the City needs to create some kind of closed or self-sufficient ecological system. It does
mean that the City needs to wisely use the resources it has, conserving where necessary and
replenishing where possible. Having a strong agricultural base may become extremely important
to the city if normal inter-urban or interstate lines of transportation are disrupted, if weather
conditions adversely affect major agricultural suppliers, or if the supply of fossil fuels is
suddenly disrupted.

The protection of some rural, natural, and even “wild” places in urban areas is something
Provo’s residents seek, almost as a refuge from the urbanization taking place all around us.
Many communities that have set out to preserve significant open spaces on their periphery, and
to guide development into more compact urban corridors, have found that their communities
have become even more attractive places to live and work. Many high-tech companies gravitate
to those types of communities for the quality of life.

                                       Chapter 6, Page 5
General Plan Designations
Table 6.1 General Plan Land Use Designations shows the names and acronyms of the land use
designations as used on the General Plan Land Use Map. It also shows the zoning districts
which may be allowed in the various land use designations. When property is annexed to the
city, the property annexed is zoned to the lowest density or intensity zone allowed under that
land use designation.

For order of lowest to highest density or intensity of zones, please refer to Table 6.1 General
Plan Land Use Designations.

                TABLE 6.1 GENERAL PLAN LAND USE DESIGNATIONS
          Designation                                           Zones
   Developmentally Sensitive        A1.40 when annexing to Provo City. Lands currently within
            (DS)                     City limits retain their current zoning designations, but are
                                     designated as DS on the City General Plan Map to denote
                                     the need for additional studies to determine if lands can or
                                        should support new development or redevelopment.
        Agricultural (A)                     A1.40, A1.20, A1.10, A1.5, A1.1, and RA
         Residential (R)            R1.20, R1.15, R1.10, R1.9, R1.8, R1.7, R1.6, RC, RM, R2,
                                     R2.5, R3, R4, R5, SDP1, SDP2, and PRO-R or PRO-A
      Public Facilities (PF)                                     PF
        Commercial (C)                SSC, PO, SC1, SC2, SC3, CA, CBD, CG, MP, CM, PIC,
                                                          and PRO-C
          Industrial (I)                                  PIC, M1, and M2
        Mixed-Use (MU)              PRO and future zoning districts tailored for this designation
 Transit Oriented Development       ITOD and future zoning districts tailored for this designation
             (TOD)
   Downtown Planning Area           CBD and future zoning districts tailored for this designation
          (DPA)
   Airport Related Activities           PIC, M1 and future zoning districts tailored for this
            (ARA)                                          designation




                                        Chapter 6, Page 6
Using the above General Plan Land Use Designations in Table 6.1, Table 6.2 Acres of General
Plan Land Use Designations shows the acres of land for each category as proposed on the
General Plan Map.

         TABLE 6.2 ACRES OF GENERAL PLAN LAND USE DESIGNATIONS
                  Designation              Acres without Seven       Acres with Seven
                                            Peaks Annexation         Peaks Annexation
           Developmentally Sensitive           10,265 (39%)             17,486 (52%)
                    (DS)
                Agricultural (A)             1,355 (5%) 9,508        1,355 (4%) 16,734
                                                 (36.4%)                  (50.2%)
                 Residential (R)            8,007 (31%) 8,748        8,007 (24%) 8,748
                                                 (33.5%)                  (26.2%)
             Public Facilities (PF)         3,327 (13%) 3,594        3,327 (10%) 3,594
                                                 (13.8%)                  (10.8%)
                Commercial (C)                1,562 (6%) 821           1,562 (5%) 821
                                                  (3.1%)                   (2.5%)
                  Industrial (I)             1,610 (6%) 1,651         1,610 (5%) 1,651
                                                  (6.3%)                   (5.0%)
                   Mixed-Use                    528 (2.0%)               528 (1.6%)
         Transit Oriented Development           350 (1.3%)               350 (1.0%)
           Downtown Planning Area                268 (1%)                268 (0.8%)
           Airport Related Activities           651 (2.5%)                651 (2%)
                     Total                     26,126 26,120           33,347 33,345
       Provo City Community Development Department

The Developmentally Sensitive (DS) Overlay described on page 2 is overlaid on 39.8% of
General Plan designations within and without the City, not including the Seven Peaks
Disconnection Area.

Zoning and Development Policy Changes
Issues
This element goes beyond managing projected growth. It seeks to address several major issues
the community is currently facing. The plan sets forth goals, objectives, and specific actions to

                                        Chapter 6, Page 7
deal with these issues. Refinements in overall build-out have been modified downward as a
result of the scarcity of developable land, politically unacceptable changes in the quality of life,
and the adequacy of public facilities. This plan is shaped by the following key issues.

Protecting Viable One-Family Neighborhoods, while Meeting the Need for Affordable
Owner-Occupied Housing
Past City policies of rezoning older neighborhoods for multifamily housing created a
hodgepodge of densities in some central city neighborhoods. Potential home owners have to
compete with outside investors who are willing to pay duplex, triplex, and fourplex prices for
homes. As a result, these once affordable homes are being priced outside the reach of most
home buyers. Families feel high density zoning leaves them unprotected by the City. Many
families are moving from central neighborhoods because they do not want to live or invest in
unstable, congested, and declining areas. Property maintenance is declining while crime is
increasing. This cycle is being reversed with recent changes that are helping to help stabilize
this situation.

Apartment Licensing was started in 2003 and is starting to make a difference. The object of
apartment licensing is to make sure all rentals are legal, safe, and have sufficient parking.
Zoning verification is part of the licensing process, and this is identifying units that were
illegally, and often unsafely, created. Landlords must also provide the name of a responsible
agent within 20 miles of the rental, which helps with any enforcement issues. In the end, legal
and safe rentals make things better for renters, as well as for home homeowners, both of whom
reside in the same neighborhood.

Neighborhood Housing Services, Provo Housing Authority, and the more recently appointed
Central Neighborhood Revitalization Coordinating Committee (CNRCC) have combined forces
and are working with our the Redevelopment Agency to provide new and refurbished housing
units for families desiring to stay in, or move to, the Pioneer neighborhoods. Residents of these
neighborhoods have also made a positive difference by working with the Community Oriented
Police Policing (C.O.P.) Program program and by forming Neighborhood Watch organizations.

These efforts will be are augmented by a the newly proposed Pride in Provo (PIP) program. PIP
looks to build on previous efforts, while highlighting all the good things that are in the Pioneer
neighborhoods. PIP aims to attract reinvestment by making these neighborhoods more
marketable and desirable to live in. PIP will mirror other “Healthy Neighborhood” initiatives
that have sprung up around the United States.

In addition to the Pioneer neighborhoods, other neighborhoods are also struggling and have
requested that 80/20 mortgages and other homebuyer assistance programs be made available
outside the current boundaries for these programs. Some neighborhoods have also chosen to
limit the number of unrelated individuals that may reside together as a family unit in a dwelling
that is limited to family occupancy (in contrast to baching singles occupancy, usually intended to
serve students who are often unrelated but reside together as house-mates). The residents of the
neighborhoods that have “opted in” to this occupancy provision hope this will remove the

                                         Chapter 6, Page 8
incentive for off-site investors to create new rentals within neighborhood dwellings.

Finally, the decision by BYU to limit where, in Provo, BYU will approve off-campus housing
will help to ensure that family-occupancy condominium developments and homes lying outside
the new BYU boundary will actually be marketed to families. The occupancy of these homes by
students has led to significant and ongoing issues with the enforcement of occupancy limitations
and parking, as these units are often more spacious and intended for larger families that can
legally increase the numbers of individuals living in the home due to the relationships and
relative ages of the residents. These units typically have parking more in character with two
adults of driving age, perhaps with younger family members who would not impact the available
parking.

Finding Ways to Reduce the Exponential Growth of Automobile Traffic
In many neighborhoods, the number of vehicle trips made by households exceeds national
averages. Provo’s development pattern has historically segregated land use activities, causing
reliance on the automobile. Since most of the development pattern in Provo is set, automobile
reliance probably will not change significantly unless area specific plans are adopted and
implemented that facilitate reductions in vehicle miles traveled (VMT). However, in developing
and redeveloping areas, changes in development patterns could help decrease automobile traffic.
Throughout the city, much can be done to encourage pedestrian travel, bicycle usage, and other
forms of transportation.

The greatest benefit in automobile trip reduction may be expected in the areas of commuter
traffic for reaching locations of employment or to access major educational institutions, such as
Brigham Young University (Provo, located in Utah County), Utah Valley State College (Orem,
located in Utah County) and the University of Utah (Salt Lake City, located in Salt Lake
County), and possibly even to Weber State University (Ogden, located in Weber County).
Secondary benefits are expected in the use of new transit options to access sporting events,
entertainment opportunities, and cultural events in the Wasatch Front region, as well as religious
conferences or other special events that draw large numbers of people throughout the region.

These transit trips may be made by Provo residents accessing locations within Provo or
elsewhere along the Wasatch Front or may be made by residents of other areas coming to Provo.
While transit users may be the greatest beneficiaries of improved transit, reduced traffic will also
benefit automobile travelers using Interstate 15 and other arterial and major collector streets and
will further improve the efficiency of transit modes (buses, van pools) using these travelways.

Downtown Planning Area
See Central Business District Neighborhood Goals and Policies.

Transit-Oriented Development
Commuter-Rail Transit (CRT) is under construction and is expected to be completed by 2012.
Additionally, Bus-Rapid Transit (BRT) is currently being studied for a proposed route between
the planned Orem Intermodal Center and Utah Valley University to the Novell Campus and

                                         Chapter 6, Page 9
future Southgate Commercial Area in Provo via a route that connects University Mall, Brigham
Young University, Downtown Provo, Provo Towne Centre and Provo’s Intermodal Center
amongst other stops. This route holds great potential to combine transit ridership and higher-
density residential and commercial development in a development pattern know as Transit-
Oriented Development (TOD) that may hold Provo’s greatest opportunity to decrease local and
regional vehicle miles traveled and traffic congestion. The Mountain Lands Association of
Governments – who helps facilitates regional transportation planning – has indicated that this
BRT line may be upgraded to light-rail in the future if the line proves successful and potential
ridership increases.

The recent enactment of a transit-oriented development zone around the intermodal center sets
the stage for this development pattern. Future TOD areas may be carefully planned and tailored
for selected bus-rapid transit station areas, such as Provo Towne Centre Mall, Downtown, the
South Campus Planning Area and the Plumtree/Brent Brown Automotive area. Special attention
should be given to each TOD plan and regulating zone to:
1.      Determine the appropriate mix and intensity of residential and commercial development
        to be centered around future BRT stations.
2.      Be cognizant of creating an appropriate transition from BRT stations to established
        neighborhoods through the use of transitional zoning standards in building form, mass
        and scale.
3.      Define the desired urban form with emphasis on enhancing the pedestrian scale and
        relationship to the planned environment through carefully articulated form and design
        standards.
4.      Enhance transit ridership through carefully cited retail locations, civic and open spaces
        and density.
5.      Reduce the need for parking and automobile ownership.
6.      Enhance additional alternative transit modes to CRT/BRT such as pedestrian, bicycle and
        bike and car-sharing facilities.

Transit-Oriented Planning Areas are identified on the General Plan Land Use map as TOD.

Mixed-Use Development Areas
Occasionally areas within the General Plan call out mixed-use (commercial and residential)
development areas. Some of these areas are not within or adjacent to future CRT/BRT areas, and
have limited access to alternative transit options such as bus and bike facilities. Therefore, not
being transit-oriented, these areas should not have drastic reductions in parking and automobile
facilities. However, these mixed-use planning areas, like TOD, should:
1.       Determine the appropriate mix and intensity of residential and commercial development
         to be centered around future determined neighborhood centers.
2.       Be cognizant of creating an appropriate transition from neighborhood centers to
         established neighborhoods through the use of transitional zoning standards in building
         form, mass and scale.
3.       Define the desired urban form with emphasis on enhancing the pedestrian scale and
         relationship to the planned environment through carefully articulated form and design

                                       Chapter 6, Page 10
       standards.
4.     Enhance transit ridership, where available, through carefully cited retail locations, civic
       and open spaces and density.
5.     Enhance additional alternative transit modes such as local bus service, pedestrian, bicycle
       and bike and car-sharing facilities.

Additionally, in developing and redeveloping areas, changes in development patterns could help
decrease automobile traffic. Within developed areas, a multimodal transportation center and
improved transit facilities help to focus redevelopment along transit corridors, with (a)
appropriate residential densities to support transit use, (b) mixing of uses to reduce the need for
vehicle trips, and (c) efficient use of infrastructure, in such a way as to further support a reduced
reliance on individual automobile trips. Within newly developing areas, careful attention to
placement of housing types, commercial and public services, and employment, in relation to
each other and in relation to key transportation corridors, help to reduce the resulting need for
excessive automotive trips. Throughout the city, much can be done to encourage walking and
bicycling as a means to access transit and for travel independent of transit.

Provo City will pursue Federal Transit Authority approval of a new or amended Environmental
Assessment (EA) for a multimodal / intermodal station, as the previously approved EA has
expired, and the location of the rail right-of-way requires a change in station location from the
north side of the railroad tracks to the south side (assuming the same general site alternative near
the 600 South / Freedom Boulevard intersection is selected as the final site). A review of current
development trends, established zoning boundaries that allows new development or expanded
development to occur, and possible changes in zoning boundaries and development regulations
to protect land from inappropriate or poorly timed development may help to ensure the
successful implementation of commuter rail and other transit options utilizing the intermodal
station.

Protecting Historic Neighborhood Character
The mix of land uses, density, and design within a neighborhood affects that neighborhood’s
character. Historically significant design themes should be preserved through rehabilitation and
protection of significant existing properties. New construction should be compatible with
existing design themes in an area. Provo City’s Design Review Committee is raising the level of
awareness of design issues, and quality projects are being constructed as a result of this
awareness. The Landmarks Commission is identifying properties worthy of preservation,
finding ways to provide preservation incentives, and protecting historic properties.

Promoting Safe Development, Promoting Open Space Preservation, and Protecting Public
        Access to Recreational Areas in the Foothills
When the City cannot provide fire protection or garbage collection in steep bench areas; when
homes are literally crumbling apart because of subsidence, landslides, and fault displacement;
when grading of hillside areas damages the integrity of off-site views; or when private
development interests are allowed to block public access to canyons, trails, and the mountains,
hillside development has gone too far. Current policies regarding hillside development should

                                         Chapter 6, Page 11
be re-evaluated and strengthened to avoid these problems.

Increasing the Tax Base through Commercial Development
Residential development requires more services than paid for through property taxes and user
fees. This is also true of many institutional land uses, such as churches and schools. To offset
this, new opportunities to provide revenue-producing commercial and industrial uses, or to
revitalize old uses, need to be found. Provo City should be a “full service” community,
providing consumer choices and convenient shopping opportunities.

Replacing and/or Consolidating Neighborhood Plans Adopted Since 1977
Lacking resources to revise the 1977 General Plan, the City adopted neighborhood plans. They
were substitutes for a comprehensive general plan and filled policy voids. The neighborhood
plans resulted in an amalgam of policies, codes, and requirements, that proved cumbersome to
administer and difficult to interpret. The creation of this General Plan in 1997 provided one
document, ensuring consistency within the document and with overall citywide needs. The
comprehensive update to the plan, adopted in 2004, addressed changing needs and circumstances
in a number of these neighborhoods, but through a comprehensive, citywide planning process.

Provo covers an area of approximately 39 square miles and, as of the 2000 Census, had a
population of 105,439 people. The City is bordered on the east by the Wasatch Mountain Range
and U.S. Forest Service lands, on the west by Utah Lake, on the north by the City of Orem, and
on the south by Springville City. Within these general confines, there are several islands of
unincorporated Utah County land.

Provo City’s population grew from 86,835 in 1990 to 105,439 in 2000, a 21% increase. This is
an average annual increase of approximately 2.1% or 1,860 people per year. Taking into account
the average Kindergarten class size of 1,100 new students each year, the City estimates that 59%
of our growth results from natural increase, without considering net in-migration.

In 1990, Provo’s average household contained 3.32 people. At the rate of 3.32 people per
household, providing housing for a population increase of 1,860 people per year means creating
719 new units each year. However, housing construction has been at the rate of about 274 units
per 1,000 people of population increase. This is the equivalent of an average household size of
3.65 people per unit. This suggests some families became bigger instead of forming new
households, and in other cases, housing units were illegally created, such as unauthorized
basement apartments. To account for this in housing projections, we assume new household
formation at the rate of one dwelling per 3.5 people of projected population.

Historically, Provo’s growth rate has been around 3%. From 1920 to 1990, the overall growth
rate was 3.092%, and 1960 to 1990 saw an overall rate of 2.974%. As explained above, the
annual rate of growth through the 1990s was 2.1%. There is reason to suggest the annual growth
rate will continue downward, due to the increasing scarcity of developable land, higher housing
costs, and a changing political climate that seeks responsible growth.


                                       Chapter 6, Page 12
These numbers seem to counter conventional wisdom. Most residents probably feel the amount
of growth in recent years has far out-paced anything experienced previously. There is some
justification for this perception. Although the rate of population growth has not reached record
levels, over the last twenty years automobile traffic has increased four times faster than the
population; transportation impacts from growth have become worse.

Based on natural increase alone, Provo will continue to grow by approximately 1.22% per year,
with a projected population by 2020 of 134,378 (population projection methods, range of results,
and averages are detailed in Table 3.7 of Chapter 3 Population). This is an increase of 28,939
people between 2000 and 2020. This means an additional 8,268 housing units must be built, or
about 550 units per year. Provo City’s population in the year 2020 could range from 134,378
people to 202,231 people. The lower figure represents the most reasonable estimate given
proposed policies and attitudes about growth and a growth rate of about 1.22%. The higher
figure represents the historical annual growth rate of about 3.31%.

It would appear, from the data presented in the above paragraphs, that this higher growth number
exceeds the inherent limitations of our roads and other infrastructure. Future planning efforts
and actions by legislators must take into account the impacts of future growth and the
implications for meeting the needs for water and other City services, for natural resources, and
for the urban infrastructure. In addition to these service-related needs, we should also consider
our quality of life as we speculate about how big Provo should be when completely built out.

Table 6.2 inventories existing land uses in Provo City.

For a discussion regarding the population and demographic characteristics of Provo City, please
see Chapter 3, Population.


Key Land Use Policies
How to Use these Policies
This element of the General Plan is intended to be used in conjunction with the General Plan
Land Use Map. The relationship between the General Plan written policies and land use map
and the relationship between zoning and land use designation are explained earlier in this
chapter. Additional vision statements submitted by neighborhood chairs, while not a part of this
adopted plan, are on file in the City Recorder's Office as a resource. These were difficult to fully
incorporate into the General Plan policies, given the level of review conducted with the
invitation to provide this input to the General Plan. Yet, these statements may provide valuable
insight and an understanding of the character of these neighborhoods and the desires and
expectations of the people who have worked to ensure that their neighborhoods will be desirable
places to live and work in the years to come.




                                        Chapter 6, Page 13
Neighborhood Structure in Relation to Land Use Policies
The City is divided into 34 neighborhoods within five area neighborhood councils. Map # 6.4
Provo City Neighborhoods Map shows the 34 neighborhood boundaries. Map # 6.5 General
Plan Map shows the General Plan land use designations for all of Provo. Area Neighborhood
Council Maps for the various area neighborhood councils can be found in the map document
accompanying the General Plan with its land use designations (Maps # 6.6 to 6.10). They
include the Central Area Neighborhood Council, Northeast Area Neighborhood Council,
Northwest Area Neighborhood Council, Southeast Area Neighborhood Council, and the
Southwest Area Neighborhood Council.

Land Use Policies by Area Council and Neighborhood

Central Area Neighborhood Council Map # 6.6
The Central Area Neighborhood Council consists of nine neighborhoods. They include the
Central Business District, Dixon, East Bay, Franklin, Franklin South, Joaquin, Maeser, North
Park, and Timp. Five of those neighborhoods are defined as Pioneer Neighborhoods; they are
Dixon, Franklin, Joaquin, Maeser, and Timp. The Pioneer Neighborhoods are being targeted for
neighborhood conservation by protecting one-family structures. By protecting these homes, the
City hopes that the real estate market will stabilize so these homes will be preserved for
residential uses and to make it possible and desirable for greater numbers of families to move
back into these neighborhoods.

Key policies for the Central Area Council are listed below, with policies to address issues
shared, to some degree, within all Central Area neighborhoods, followed by policies of specific
importance.

Central Area Guiding Principles, Policies and Goals:
The following policies and goals are considered to be shared, to some degree, by all of the
Central Area neighborhoods and apply in addition to the policies listed individually for each
neighborhood:

1.     Residents in the Central Residential Area strongly support establishing and encouraging
       healthy neighborhoods where residents and property owners live and invest their time,
       energy, and money because they are family friendly and because financial investment
       makes economic sense. City policies and daily administrative actions must strongly
       support, respect and encourage family friendly neighborhoods and investment in new and
       existing single family homes. The City's overriding focus in Central Residential Area
       neighborhoods is to increase owner-occupancy and balance the owner/renter occupancy
       ratio in Central Residential Area neighborhoods through:
       a.       Increase increasing owner-occupancy of dwellings, re-establishing and
       b.       establishing the one-family dwelling as the principal residential use except where
                in areas designated for higher-density, campus-oriented redevelopment in
                Joaquin's the Joaquin South Campus Planning Area, the Central Business District


                                       Chapter 6, Page 14
            zone, Transit-Oriented Development zones and areas identified as Transit
            Oriented Development, Downtown Planning Area or Mixed-Use on the General
            Plan Map.
2.   Accessory apartments within owner-occupied, one-family dwellings are acknowledged as
     one of a number of tools, where these accessory apartments exist legally, in support of
     achieving home ownership and owner occupancy.
     Within Central Residential Area neighborhoods the City must continue to strongly
     support and participate in revitalization programs such as, but not limited to:
     a.     NeighborWorks Provo activities;
     b.     purchase rehabilitation projects;
     c.     neighborhood projects such as Plant Your Heart Out and Paint Your Heart Out;
            and
     d.     loan programs that encourage owner occupancy.

3.   Ensure responsible management of non-resident owned properties through enforcement
     of the Rental Dwelling Business Licensing ordinance. Occupancy and parking
     challenges should be addressed in one or more ways, including but not limited to the
     following:
     a.      continue to enforce the occupancy and parking requirements of the rental
             dwelling business license ordinance;
     b.      relieve on-street parking shortages that negatively impact residents and property
             owners;
     bc.     evaluate the effectiveness of the rental dwelling business licensing in reducing
             over-occupancy and ensuring that sufficient on-site parking is provided for each
             vehicle operated and maintained by residents of a rental dwelling.;
     cd .    investigate the feasibility and desirability of implementing a parking permit
             program, by neighborhood;
     e.      effectively enforce RDL and parking permit programs as may be adopted by the
             Municipal Council; and
     f.      adopt fees that reflect administrative costs.
             i.      Fees should be sufficient to cover the cost of program management and
                     enforcement to avoid burdening taxpayers with the cost of administering
                     rental dwelling licensing and parking permit programs, as well as others.
             ii.     Privatizing parking enforcement should be considered to reduce costs and
                     achieve greater effectiveness in program management.

4.   Strengthen and enhance the Community Oriented Policing, mobile watch, and
     neighborhood watch programs, to increase crime awareness, provide key contact people
     and a process for reporting crime concerns, and to educate neighbors in neighborhood
     safety. Report back to the neighborhoods and maintain a responsive relationship between
     law enforcement and citizens.

5.   Pedestrian-friendly design is strongly encouraged to achieve standards of “livability”
     within urban corridors, with special concern for safety aspects of collector streets for

                                     Chapter 6, Page 15
      pedestrians and bicyclists, including children using these corridors to access schools,
      parks, libraries and community-oriented commercial services.

6.    Integrity in architecture is strongly urged for any new development or redevelopment; the
      styles that exist may vary between neighborhoods and within sections of a neighborhood.

7.    Consider development proposals, submitted through the Project Redevelopment Option
      (PRO), against the back-drop of the community goals to promote homeowner-occupancy,
      but also with consideration for the character and general scale of housing on surrounding
      and nearby properties. Projects should reflect the type of housing and architectural style
      of the surrounding neighborhood and be compatible with the density of the
      neighborhood. The benefits of redevelopment should be weighed against the current use
      of the property in order to achieve the most desirable result, but not as a substitute for
      good maintenance of existing uses through responsible property management and
      enforcement of the rental dwelling business licensing requirements.

8.    Ensure that businesses operate within the zoning laws, continuing enforcement efforts to
      prevent encroachment of business activities into residential areas and limiting impacts
      such as noise, light, pollution, odors, and hazards from outdoor business activities.

9.    Monitor and enforce truck routes for businesses that impact neighborhoods with illegal
      truck routing, stacking and standing. Continue to improve infrastructure to provide
      appropriate and adequate street access for trucking, as an alternative to unsatisfactory
      routes through residential areas.

10.   The need for social service clients to reside near public transit or within walking distance
      of social service agency offices, places of employment and shopping is acknowledged;
      yet there is concern with concentrating special populations within a particular
      neighborhood and the possible inequitable burden placed on a neighborhood’s residents
      as a result of this concentration of high-impact residents.

11.   Plan for the integration of a the future multimodal / intermodal transportation center in
      the Central Area located at 650 South between 200 West and University sufficient to
      serve with multiple public transit and trip reduction options. These options are
      anticipated to include some combination of modes such as local bus service, regional
      express bus service, bus rapid transit (BRT), light rail transit (LRT) and commuter rail
      transit (CRT), with parking and support facilities for these and other trip-reduction
      measures, such as RideShare (program for car-pooling and van-pooling), taxi-services,
      bicycle facilities, greyhound bus, car rental and Amtrak service.
      a.       Planning efforts will need to anticipate:
               I.      street access to and from the intermodal station for buses, automobiles,
                       bicycles and pedestrians (including those needing wheelchair or other
                       specialized access); and


                                      Chapter 6, Page 16
             ii.      sufficient areas for train passenger loading platforms, internal circulation
                      of buses and automobiles, passenger drop-off and pick-up, pedestrian
                      circulation and ticketing facilities, and automobile and bicycle parking.
      b.     Relationship to the railroad corridor will be key for resolving access and
             efficiency issues. Anticipated area based on Utah Transit Authority (UTA)
             projections is ten eight acres, with parking for approximately 1,000 800 cars.
             Transit modes may be phased in over a period of time, starting with commuter rail
             transit, bus service and park-and-ride facilities, expanding at a later time to
             incorporate rail transit other facilities.
      c.     Design criteria for integrating new commuter rail lines into the community should
             seek to mitigate visual and noise impacts to neighboring residential properties (for
             existing development and to encourage future transit-oriented housing).

12.   Plan for appropriate transit-oriented redevelopment (TOD), to focus new development
      and redevelopment along transit corridors, with (a) appropriate residential densities to
      support transit use, (b) mixing of uses to reduce the need for vehicle trips, and (c)
      efficient use of infrastructure, in such a way as to further support a reduced reliance on
      individual automobile trips.
      a.      Facility and neighborhood planning and design should encourage walking and
              bicycling as a means to access transit and for travel independent of transit.
      b.      Consider changes in zoning that may be needed to:
              I.      encourage appropriate land use development or redevelopment compatible
                      with future intermodal plans, and
              ii.     discourage development under the current zones where those
                      developments may conflict with the City's abilities to establish an
                      intermodal station and supporting development and infrastructure.

13.   Plan for new street connections to open up large blocks of land that have inadequate
      access for good development or redevelopment:
      a.      Consider needs related to development of an intermodal station, transit-oriented
              development and walkable communities, and
      b.      Consider needs related to emergency ingress and egress when at-grade street
              crossings of railroad tracks are blocked for periods of time.

14.   Consider possibilities for grade separation of streets (including pedestrian walkways) and
      railroad tracks to:
      a.      eEliminate access issues, related to trains blocking streets, for buses and
              automobiles using the intermodal station, and
      b.      fFacilitate pedestrian access between the Amtrak station (located north of the
              railroad tracks on 600 South, east of Freedom Blvd) and the intermodal station
              (anticipated location south of the railroad tracks, west of Freedom Blvd, pending
              Federal Transit Authority approval of amended EA that will consider additional
              potential sites), and


                                     Chapter 6, Page 17
       c.      iImprove safety and access for other walking and bicycling trips, such as
               connections between homes north of the tracks and the church located south of
               the tracks serving the residents of those homes.

15.    Work with the railroads to resolve issues impacting neighborhoods and feasibility for
       transit improvements:
       a.       Reduce impacts to traffic related to neighborhood access and related to
                scheduling of buses traveling to and from the planned intermodal station and
                providing local bus service.; and
       b.       Mitigate safety, noise and visual aesthetic issues for existing, new and
                redeveloped residential and business uses in the vicinity of the intermodal station
                through facility enhancement of the existing heavy rail lines (such as fencing,
                landscaping, walkways and bicycle paths) and through operations management
                related to heavy rail use and switching yards.
       c.       Work with UTA and railroad companies to construct quiet zone improvements in
                conjunction with the construction of commuter rail.
16.    Commercial development fronting an arterial or collector road should not be extended
       beyond existing property lines to include other lots that do not front on an arterial or
       collector road. The rear yard of a lot fronting on a local street should not be used to
       extend the depth of a lot used for commercial purposes.
17.    Study the feasibility of establishing a transferable development rights (TDR) program to
       increase owner occupancy in targeted areas. Potential TDR sending and receiving areas
       should include, but not limited to, the North Joaquin, Interim Transit Oriented
       Development and Center Street areas, including West Center Street to I-15.1

Key land use policies for individual neighborhoods within the Central Area Council are listed,
below, by neighborhood:

Central Business District Neighborhood
1.     See policies under the guiding principles for the Central Area.
2.     Establish a Downtown Planning Area to establish new zoning policies based upon the
       following guidelines:

The Downtown Planning Area is established to direct the creation of future zoning amendments
to the area currently zoned Central Business District and its periphery of surrounding residential
neighborhoods. Previous General Plan policies have called for a peripheral CBD zone,
addressing the need to create an adequate transition from protected low-density areas to
regionally centered business towers and envisioned high-density mixed-use development with
the existing Provo Central Business District. Additionally, the current CBD zone does not


       1
          Footnote commentary to be removed prior to adoption: Included at the suggestion of the
Central Area Neighborhood Chairs. Few changes have been made from the original recommendation. The
original recommendation can be found in the public comment appendix.

                                       Chapter 6, Page 18
provide the regulations necessary to ensure that future development facilitates a pedestrian
friendly, mixed-use regional center as envisioned by stated General Plan goals, related visioning
documents and recommendations from professional consultants.

Future amendments to zoning for the Downtown Planning Area will not only focus on
appropriate land uses in different locations but seek to establish regulations that will require
development to facilitate the envisioned:
•      Height and mass of buildings
•      Location of buildings and parking, their relationship to each other and to the street in
       their respective locations
•      Architectural and lighting standards
•      Street and pedestrian way standards
•      Public open space and recreational amenities
•      Signage on public and private property
•      Housing diversity and types to accommodate various demographic backgrounds and life-
       cycle stages including higher-income, higher quality housing.

The goal is to provide for more predictability for the design of individual buildings to assemble
neighborhood/district centers and environments while increasing the ability to provide for
adequate transitions into neighborhoods conserved for one-family dwellings and low-density
residential use as envisioned by the General Plan. To facilitate appropriate development for a
regional mixed-use downtown in close proximity to protected historic neighborhoods, several
new zoning districts should be established. Appropriate sub-districts could also be established if
needed. Four planning areas have been identified so far: Transitional Urban, General Urban,
Urban Center and West Downtown Gateway.

Transitional Urban
The Transitional Urban Planning Area seeks to provide an appropriate scaled development
bridge between protected neighborhoods and high-density downtown developments. This should
be accomplished by reductions in building height and mass, more residentially based
architectural standards, increases in setbacks, with uses limited to those that are compatible with
the lower-scale nature of the adjacent neighborhood.

General Urban
The General Urban Planning Area, encompassing the traditional area of the Central Business
District – including Historic Center Street – seeks to provide a human-scaled pedestrian
environment suitable for the majority of the Downtown Planning Area. This planning area’s
mixed-use nature is intended to provide housing and business opportunities adjacent to public
transit and thereby facilitate increased use of public transit and reduce City-wide traffic and
congestion elsewhere. The General Urban Planning Area is characteristic of pedestrian oriented,
well-lit streets, ample pedestrian ways, landscaping and attractive, inviting, residential uses,
well-maintained shops, stores, offices, with buildings desigen to accomodate a mix of uses.




                                        Chapter 6, Page 19
A subdistrict planning area within the General Urban Planning Area for the unique
circumstances of Historic Center Street, between 100 East and 500 West should be addressed.
Center Street is the historic core of the City’s business and architectural legacy. To preserve the
historic integrity and nature of Center Street, zoning regulations should be tailored to be
compatible with historic buildings that are targeted for preservation.

Urban Core
The Urban Core should be the identifiable heart of the City with the largest scale of building
height, mass and uses. Rather than allow taller, regionally focused development in the entire
Downtown Planning Area, these structures should be concentrated to provide a visible and
identifiable center to the City. This center should be focused around the key transportation
corridors of University Avenue and Bus-Rapid Transit (BRT) on 100 West and other existing
regionally institutions, such as the district courts, Utah County government facilities, existing
and future hotel and convention centers and major office buildings.

Downtown Gateway Planning Area
The area between the Center Street I-15 interchange to 500 West is a gateway into the downtown
and should be planned, and ordinances developed, that enhance it’s supportive role to the
downtown. The area needs a comprehensive plan and ordinance tailored to redevelop the area
while maintaining appropriate transition to adjacent protected residential neighborhoods.

Goals of the Downtown Planning Area also include:
2.     Reserve ground floors in commercial buildings in the Central Business District (CBD)
       for commercial and office uses.
3.1.   Modify The residential standards in the Central Business District (CBD) Downtown
       Planning Area to should promote residential development with mixed uses such as retail
       and office. Residential development should not be on the ground floors on primary
       streets, but may should be developed on the remaining stories and as ground floor uses on
       secondary streets. Parking will be required, but The downtown planning area should
       require sufficient off-street parking yet should be flexible enough to allow residential
       development at lower than typical parking ratios without encroaching onto the street or
       business parking lots. Residential uses are recognized as being essential to providing a
       24-hour presence use of the downtown and for providing a strong residential base to
       support businesses within a walkable community.
4.2.   Establish The Downtown Planning Area should establish location requirements for
       parking lots and structures for Center Street businesses any development so that buildings
       are not demolished to provide parking structured parking is not immediately adjacent to
       street frontages. In no case should off-street parking be immediately fronting historic
       Center Street.
5.     Boundaries should be established for a core CBD and “peripheral” CBD (PCBD) with
       appropriate architectural, signage, landscaping and other design standards for
       commercial, residential and mixed use as appropriate to each subarea of the Central
       Business District neighborhood.


                                        Chapter 6, Page 20
3.     The Downtown Planning Area should identify primary streets that should be required to
       maintain and increase pedestrian oriented activity associated with ground floor
       commercial uses. Secondary streets should be identified where residential uses are
       permitted on ground levels.
4.     The Downtown Planning Area should be compact, pedestrian-oriented and mixed-use.
5.     Ordinary activities of daily living should occur within walking distance of dwellings,
       allowing independence to those who do not drive.
6.     An interconnected networks of streets should be designed to disperse and reduce the
       length of automobile trips. These streets should typially create relatively small blocks
       that encourage pedestrian walkability.
7.     Appropriate building densities and land uses should be provided within walking distance
       of transit stops, typically within 1/4 to 1/3 of a mile.
8.     Civic, institutional, and commercial activity should be embedded in neighborhood
       centers, not isolated in remote single-use complexes.
9.     A range of open space including parks, squares, and playgrounds should be distributed
       within neighborhoods and urban center zones.
10.    Buildings and landscaping should reinforce and define the streets role as a civic and
       public space for people.
11.    Development should adequately accommodate automobiles while respecting the
       pedestrian and the spatial form of public space.
12.    The design of streets and buildings should reinforce safe environments, but not at the
       expense of accessibility to buildings from the public street.
13.    Civic buildings and public gathering places should be provided in locations that reinforce
       community identity.
14.    Civic buildings should be distinctive and play a more prominent role than other buildings
       in constructing the fabric of the city.

Key Principles and Strategies Identified in the Center Focus Downtown Strategic Plan:
A large group of downtown stakeholders, facilitated by a consultant hired by the Provo City
Redevelopment Agency conducted a downtown strategic planning process in 2008. This process
involved a series of public meetings and input from a wide variety of stakeholders and interested
citizens. The end result of the Strategic Plan process was an extensive list of strategies to be
pursued by the City and a range of other stakeholders, that are intended to respond to key goals
and vision statements for Downtown. Vision statements and strategies that are pertinent to the
General Plan are summarized below.


1.       Downtown Provo as the County Center. Downtown Provo will continue to function as
the financial, civic, cultural, educational, and hospitality center of Utah County. In order to
fulfill this role, the City and other stakeholders must continue to promote Downtown for a wide
range of purposes including employment, residency, shopping, dining, entertainment, and a
variety of special events.

City Strategies:

                                       Chapter 6, Page 21
•      Work with UDOT and others to beautify the entrances to the Downtown area through
       landscaping, signage, decorative entrance features, and rigorous maintenance.
•      Continue to encourage and assist Utah County with the development of a new Downtown
       convention center.
•      Promote a variety of opportunities for high-quality Downtown office, retail, other
       commercial, and residential development through code updates and redevelopment
       assistance. Emphasize the redevelopment of high profile properties at Downtown
       gateways such as West Center Street and South University Avenue.
•      Support the development of additional hotels adjoining the new convention center.
•      Assist the Downtown Business Alliance and the real estate community to aggressively
       identify and recruit additional dining and specialty retail, focusing on Center Street. Give
       particular attention to the untapped young adult market.

2.      Preserving Downtown’s Sense of Place. As the Downtown grows to accommodate
many more people, the City must take actions necessary to preserve the distinctive qualities
which attract people and distinguish it from other places. Center Street between 500 West and
100 East in particular will maintain this distinctiveness in the form of a very pedestrian-oriented
scale of development with well-maintained historic buildings, mature and well-tended
landscaping, on-street parking, and a variety of unique dining and shopping opportunities. New
Center Street buildings will continue the traditional two-to-four-story scale, located at the right-
of-way line, with traditional-style front entries and fenestratrion. The more intensive office,
residential, and other growth necessary to sustain a strong Center-Street-type of environment
will take place very close by in the Downtown, on the upper floors of and behind the traditional
Center Street buildings and on the predominant streets such as University Avenue and Freedom
Boulevard.

City Strategies:
•       Work with business owners, the Downtown Alliance and others to establish an ongoing
        program for increased cleanliness and maintenance of both private properties and the
        public realm.
•       Review, update, and enforce development codes to ensure that they help to encourage,
        (and do not discourage), the qualities which give Center Street its distinctive character.
•       Establish the area around the Covey Center for the Arts as a Downtown arts sub-district.
•       Through regulations and incentives, encourage the preservation of historic buildings and
        building facades, and promote great urban design and architecture through development
        standards.
•       Promote immediate removal of graffiti with a 24 hour hotline.

3.      Enhancing Downtown’s Distinctive Sense of Place. Downtown’s long-standing
distinctiveness will be enhanced by adding a variety of well-designed new features.

City Strategies:
•       Extend decorative street lighting and power outlets for seasonal events beginning with
        West Center, University Ave., Freedom Blvd., 100 North, and 100 South.


                                        Chapter 6, Page 22
•      Install improved wayfinding signage and informational kiosks.
•      With other stakeholders, Identify the types of community events for which new
       community gathering space(s) are most needed, and develop outdoor public gathering
       place(s) suited to these events.
•      Encourage a private developer to undertake a landmark-quality interactive water feature,
       or assist private stakeholders to raise funds for a public water feature at a strategic
       Downtown location.
•      Encourage arts groups to continue to bring public art to Downtown locations, including at
       public transit stations (jointly with Utah Transit Authority).

4.      Circulation and Parking. If not planned for thoughtfully, the intensification of
development and traffic which is needed to support a thriving Downtown business district will
lead to self-defeating gridlock. In order to avoid this, access to, and circulation within, the
central business district must involve a full range of transportation modes: pedestrian, bicycle,
public transit (bus rapid transit and busses connecting to commuter rail), truck, and personal
motor vehicle. Downtown circulation needs to integrate all of these modes in a balanced system
in which transfers between modes are convenient, potential for conflict among modes is
mitigated, and the pedestrian experience is enhanced. The City needs to develop a well-
rationalized system of on- and off-street vehicular parking. Plans should include more parking
structures, strategically placed around the Downtown and governed by operating arrangements
which ensure their efficient use.

City Strategies:
•       Undertake and implement a multimodal Downtown transportation plan to maximize the
        level of service on streets and intersections.
•       Plan and design Downtown Provo streets as public spaces which are safe for all modes of
        transportation and which allow flexibility in use.
•       Through City capital improvement and regulatory processes, improve the quality and
        safety of Downtown sidewalks and mandate pedestrian-friendly urban design.
•       Develop and carry out a Downtown bicycle plan.
•       Work with transit providers to maximize the function, level of service, comfort, and
        quality of the public transit system serving the Downtown.
•       Develop a Downtown parking plan to optimize both the supply and the efficient
        functioning of parking.

Dixon Neighborhood
Goals of the Neighborhood
1.     See policies under the guiding principles for the Central Area.
2.     Increase owner-occupancy to build long-term owners by having permanent residents to
       support community, school and a mixed age of residents.
3.     To maintain the architectural integrity we find at the present time. History is important to
       Provo’s unique heritage.




                                       Chapter 6, Page 23
4.     Improvement of the two existing schools (Dixon Middle School and Timpanogos
       Elementary) to meet the demands of new population growth and to replace, or bring up to
       code, existing structures.
5.     Improve the pedestrian-friendly and safety aspects of our neighborhood.
6.     Improve and support off-street parking situations.
7.     Reduce crime and take steps to have a drug free neighborhood.

Dixon residents envision the neighborhood as being a family-oriented area with healthy family,
married and one-family households, residing in one-family dwellings, with or without accessory
apartments.

Architectural styles of value, to be reflected in redevelopment projects, include Victorian,
Victorian Classic, Modern Victorian, Tudor Revival, bungalow, Salt Box, Post War and Modern
Ranch in order to preserve the historic character of the community.

Dixon is one of the Pioneer neighborhoods of Provo and needs to continue the cooperative
efforts of the City and other resources, such as the Neighborhood Housing Service (NHS) to
achieve this goal. The 80/20 program, the CNRCC, and other programs should be maintained
and others added as they become available in order to accomplish this goal. Residential
neighborhoods should be protected from expansion of commercial businesses and manufacturing
through careful zoning and strong enforcement.

Key Land Use Policies to achieve the goals of the Dixon Neighborhood
1.    Protect viable, significant areas of one-family structures in areas designated as
      Residential (R).
2.    Designate the south half of the block between 1000 West and 1100 West on Center Street
      as Residential (R).
3. 2. Restrict commercial uses along Center Street from 500 West to 1000 West from
      extending into the Residential (R) General Plan designation.
4. 3. Study the feasibility of placing landscape medians in Center Street from 500 West to 900
      West to enhance the proposed design corridor.
5. 4. Study the feasibility of conducting a historic designation survey in the Dixon
      Neighborhood.
6.    The Dixon residents recognize the need and value of the Provo City Housing Authority,
      as it assists qualified low-income families, individuals, and persons with special needs to
      become economically self-sufficient, and recognize that the most appropriate General
      Plan Map designation for these PF-zoned facilities is Public Facilities. Limited office use
      for the administration of publicly-owned housing may be suitable as a free-standing reuse
      for the property formerly used for a church, and located within the 100 to 200 North and
      600 to 700 West block, through rezoning of the property to PF with development criteria,
      such as appropriate landscaping, to help integrate the facility into the overall Provo
      Housing Authority development and surrounding neighborhood.
7.    Participate in planning efforts to consider possible location of an intermodal / multimodal
      station serving some combination of buses, commuter rail, light rail and automobile /

                                       Chapter 6, Page 24
     RideShare traffic in the vicinity of the I-15 / Center Street interchange. At present, this is
     not the City's preferred location, but has been suggested by the UDOT I-15 Team as a
     possible location for consideration through a new Environmental Assessment (for
     obtaining Federal Transit Authority approval of a station site). The site will need to be
     assessed for technical feasibility, benefits to the downtown core, and impacts to nearby
     neighborhoods.
5.   Property generally located at 1280 West 220 North owned by the Provo Redevelopment
     Agency, Neighborhood Housing Services and others, as warranted, should be designated
     R - Residential on the General Plan Map. Development of this area my include one-
     family detached, semi-detached (twin homes) or attached (town homes).
6.   Commercially and Industrially zoned property on Center Street from the Interstate to 500
     West should be designated as part of the Downtown Planning Area on the General Plan
     Map in order to plan for a future Downtown Gateway zone. Development of this area
     may include commercial and residential uses.
7.   If and when redevelopment of the Albertsons commercial center – located between 600
     West and 500 West Center Street – should occur the plan should provide for a more
     appropriate transition between commercial and residential uses on 600 West. Loading
     docks, block walls and other uninviting design is strongly discouraged. Preferentially,
     residential development should front 600 West.

East Bay Neighborhood
1.   See policies under the guiding principles for the Central Area.
2.   Restrict the heavy commercial and heavy manufacturing uses from encroaching into the
     retail shopping areas.
3.   Evaluate the Planned Industrial/Commercial Zone to determine whether greater
     distinction should be drawn between the industrial park development and the commercial
     development, using East Bay as the foundation for the evaluation. Distinction in
     principal uses, conditional uses, sign standards and colors, and traffic circulation may be
     appropriate for greater distinction between the industrial and commercial areas.
4.   Evaluate the East Bay covenants, conditions and restrictions (CC&Rs) for conflicts with
     the PIC zone language and consider revisions that impact the City’s issuance of permits
     in conformance with City ordinances that may conflict with the East Bay covenants.
5.   The Neighborhood Chair will continue to serve on the East Bay Association Board of
     Directors during the development phase of East Bay and work toward establishing and
     maintaining long-term, successful businesses in the planned industrial/commercial park.
6.   That approximately 60 acres located south of 1860 South and east of the I-15 Freeway be
     developed as a Regional Shopping Center and zoned SC3. This project should be high
     quality and consist of retail and professional office uses that will complement the existing
     East Bay Center and the Provo Towne Centre Mall.
7.   Continue to encourage quality development and redevelopment near the Provo Towne
     Centre Mall, including an attractive, well landscaped frontage along University Avenue,
     to create a more significant entrance to this vital retail anchor. Uses that complement and
     support the shopping mall should be actively sought and encouraged. Ordinances should
     be reviewed for uses that could detract from the long-term success of the Provo Towne

                                      Chapter 6, Page 25
       Centre Mall. Design to facilitate traffic circulation between the mall and these University
       Avenue businesses should be required during the development process.
8.     Plan for anticipated location of a multimodal / the intermodal station south of the railroad
       tracks, in the area generally located southeast of the intersection of 600 South / railroad
       tracks / Freedom Blvd (200 West), as identified on the amended neighborhood visioning
       plan developed in association with the draft Pioneer Neighborhoods Plan (intermodal
       plan) by Peter Calthorpe and John Fregonese, but recognizing the expanded nature of the
       station since the 2000 - 2002 development of that visioning plan. This may include
       properties currently in use for commercial purposes, such as Western Metals Recycling,
       located in the East Bay Neighborhood. Planning for any new development, expanded
       development or redevelopment in this general area, including the Franklin Neighborhood,
       should be consistent with the Central Area Guiding Principles, Policies and Goals.

Franklin Neighborhood
Neighborhood Vision, Challenges and Goals
Franklin Neighborhood encompasses the first area permanently settled area in what is now Utah
County. This area has been partially preserved in Provo's 4.2-acre Pioneer Park as the original
city block from which the rest of Provo was laid out. Franklin is rich in both local history and
early architecture and includes Utah's oldest continuously occupied home at 677 West 200
South. Bordered by Center Street and 100 South to the north, Freedom Boulevard to the east,
600 South corridor to the south and I-15 freeway to the west, its residents can easily access a
range of educational institutions, shopping, and places of employment by major transportation
corridors along 500 West, Center Street, 300 South and I-15 and will have nearby access to
future transit opportunities associated with a the planned multimodal intermodal station in Provo.
The Franklin neighborhood's vision is to build upon the value of its central location and
historical context for Provo in order to enhance the living environment for its current residents
and to attract new residents with a long-term commitment to the neighborhood.

Franklin's challenges are that it is sometimes viewed as “old” rather than “historic.” Its housing
is currently As of the 2000 Census, its housing was 66% percent rental and should be a focus of
City efforts to reestablish an interest in home ownership and owner occupancy. While residents
have ready access to a range of social services, this creates a concentration of residency that can
present special challenges that impact the image of the neighborhood – a challenge shared with
other Pioneer neighborhoods, as well. The changing population creates special needs for
providing educational services in a bilingual community and to create an environment that is
supportive of the diverse community. Transportation issues and challenges associated with the
use and development of the west Center Street corridor and I-15 interchange will be of continued
interest.

Goals of Franklin neighborhood include:
1.     Increase home-ownership through financial incentives and rehabilitation efforts;
2.     Reduce cut-through traffic on neighborhood streets by accelerating the proposed freeway
       multi-access corridors, appropriate speed limit controls on major corridors, improved


                                       Chapter 6, Page 26
       pedestrian and bicycling access, and enhanced landscaping from 600 West to 900 West
       as a tool to calm traffic and enhance the transportation corridor's appeal;
3.     Rezone properties for appropriate residential and commercial development and to
       encourage quality, “new urbanist” mixed-use development in appropriate locations;
4.     Establish working groups with all social service agencies to examine their roles in
       Provo's central neighborhoods with the goals of improved services to those in need and
       decreased impacts to the living environment;
5.     Gain historic designations and landmark status to protect valuable architectural resources
       within the Franklin neighborhood.

Key Land Use Policies to address challenges and goals of the Franklin Neighborhood
1.     See policies under the guiding principles for the Central Area.
2.     Protect viable, significant areas of one-family structures in areas designated as
       Residential (R) on the General Plan Map.
3.     Restrict commercial uses along Center Street from 600 West to 1100 West from
       extending into the Residential (R) General Plan designation.
4.     Extend the Public Facilities (PF) General Plan designation for the entire Franklin
       Elementary School property.
5. 4. Study the feasibility of placing landscape medians in Center Street from 500 West to 900
       West to enhance the proposed design corridor.
6. 5. Study the feasibility of doing a historic designation survey in the Franklin Neighborhood.
7. 6. Encourage quality mixed use of commercial and residential from 1100 West to the
       railroad tracks to the west and from the Interstate 15 off-ramp to the north to
       approximately 250 South to the south. Residential development should not be on the
       ground floors, but may be developed on the remaining stories. Mixed-use rezoning is also
       recognized as a tool for redevelopment for properties along Center Street from 800 West
       to 1100 West. Prior to rezoning, a West Center Street redevelopment plan addressing
       long-term goals, design guidelines, preservation of quality housing along West Center
       Street, transition into one-family areas and other considerations should be developed and
       adopted by the City. The plan should also address the interface with the redeveloped
       Center Street interchange.
8. 7. New development should be coordinated with the ongoing planning for the intermodal
       center and related street network and redevelopment guidelines, including mixed use,
       transit-oriented development in appropriate locations.
9. 8. Develop a dialogue between citizens, the City and social service agencies to review
       concerns and complaints about social service clients living in the neighborhood.
       Evaluate the services agencies are providing, the degree of responsibility for clients by
       these agencies, and possible changes to reduce resident complaints resulting from these
       services.
10. 9. The need for social service clients to reside near public transit or within walking distance
       of social service agency offices, places of employment and shopping is acknowledged;
       yet there is concern with concentrating special populations within a particular
       neighborhood and the possible inequitable burden placed on a neighborhood’s residents
       as a result of this concentration of high-impact residents. Rental dwelling business

                                       Chapter 6, Page 27
       licensing requirements should be diligently enforced, and responsible property
       management set as the standard.
11.    Plan for anticipated location of a multimodal / the intermodal station south of the railroad
       tracks, in the area generally located southeast of the intersection of 600 South / railroad
       tracks / Freedom Blvd (200 West), as identified on the amended neighborhood visioning
       plan developed in association with the draft Pioneer Neighborhoods Plan (intermodal
       plan) by Peter Calthorpe and John Fregonese, but recognizing the expanded nature of the
       station since the 2000 - 2002 development of that visioning plan. This may include
       properties currently in use for commercial purposes, such as Western Metals Recycling,
       located in the East Bay Neighborhood. Planning for any new development, expanded
       development or redevelopment in this general area, including the Franklin Neighborhood,
       should be consistent with the Central Area Guiding Principles, Policies and Goals.

Franklin South Neighborhood
Goals of the Franklin South Neighborhood are as follows:
1.     Add another access across the railroad tracks;
2.     Develop intermodal plans and design all development around the plan;
3.     Develop better road infrastructure and access to the neighborhood;
4.     Add a community park of five acres;
5.     Increase homeowner-occupancy;
6.     Eliminate existing blighted, high-density properties and identify locations for
       appropriately located an d designed public recreational parks to serve this densely
       populated neighborhood.
7.     Complete sidewalks and off-site improvements to provide walkability throughout the
       neighborhood and adjoining communities.

Challenges for the neighborhood
Franklin South neighborhood struggles with high density population and lack of recreation
facilities for children and families in the neighborhood. Children are bussed to schools outside
the neighborhood, and park space is not available. A higher concentration of English as a
Second Language (ESL) families has occurred in recent years, with challenges for integration of
all families into the culture, laws and educational programs of the community in a way that
builds on the strengths of diversity and unifies the neighborhood.

Franklin South needs the cooperative efforts of the City and other agencies to achieve
appropriate new development and redevelopment, through a) planning, b) zoning to prevent the
inappropriate encroachment of new projects into areas that will disrupt future street connections
and redevelopment plans, and c) financial participation. The neighborhood could significantly
benefit from the 80/20 home loan program, CNRCC and NHS.

Franklin South is the gateway to the Provo Towne Centre Mall. Appropriate connections should
be made and maintained through residential and commercial uses that support each other and
through Transportation connections between this neighborhood and the mall and other
commercial services should that include walkways, bikeways, traffic calming measures, and

                                       Chapter 6, Page 28
transit. Improvements for pedestrian access from the neighborhoods to the mall, through the
mall parking lot, should be identified and implemented to encourage walking trips through
increased pedestrian safety, comfort and appeal.

Key Land Use Policies for the Franklin South Neighborhood
1.    See policies under the guiding principles for the Central Area.
2.    Protect viable, significant areas of one-family structures in areas designated as
      Residential (R) on the General Plan Map.
3.    Require any future proposals for multi-family housing to be pursued through the Project
      Redevelopment Option (PRO) process.
4.    Encourage an open public place or a small park for any large scale redevelopment within
      the neighborhood.
5.    New development should be coordinated with the ongoing planning for the intermodal
      center and related street network and redevelopment guidelines, including mixed use,
      transit-oriented development in appropriate locations. Residential development in
      mixed-use projects should not be on the ground floors, but may be developed on the
      remaining stories. Commercial development on ground floors within mixed-use zoning
      should be carefully sited to ensure maximum success and long-term viability with the
      neighborhood.
6.    Develop a dialogue between citizens, the City and social service agencies to review
      concerns and complaints about social service clients living in the neighborhood.
      Evaluate the services agencies are providing, the degree of responsibility for clients by
      these agencies, and possible changes to reduce resident complaints resulting from these
      services.
7.    Plan for anticipated location of a multimodal / the intermodal station south of the railroad
      tracks, in the area generally located southeast of the intersection of 600 South / railroad
      tracks / Freedom Blvd (200 West), as identified on the amended neighborhood visioning
      plan developed in association with the draft Pioneer Neighborhoods Plan (intermodal
      plan) by Peter Calthorpe and John Fregonese, but recognizing the expanded nature of the
      station since the 2000 - 2002 development of that visioning plan. This may include
      properties currently in use for commercial purposes, such as Western Metals Recycling,
      located in the East Bay Neighborhood. Planning for any new development, expanded
      development or redevelopment in this general area, including the Franklin Neighborhood,
      should be consistent with the Central Area Guiding Principles, Policies and Goals.

Joaquin Neighborhood
Vision, Challenges and Goals of the Joaquin Neighborhood
The Joaquin neighborhood has long been a desirable area to live in Provo due to its excellent
location, peaceful tree-lined streets and rich architectural history, but has experienced special
challenges due to its proximity to Brigham Young University. The campus influence both
energizes the neighborhood and creates particular pressures for the neighborhood. Considered at
one point for division into two distinct neighborhoods to reflect campus-oriented needs and
home-owner needs, area residents and City policy makers determined that Joaquin should be
respected as a single neighborhood with a range of needs.

                                       Chapter 6, Page 29
Not unlike other neighborhoods that address varying needs for housing, commercial services,
parks, schools, and infrastructure improvements, the Joaquin neighborhood can best thrive
through cooperative planning efforts and implementation steps to restore and conserve one-
family homes. Joaquin home owners want to attract additional residents with a long-term
commitment to the neighborhood and to reestablish an environment that encourages families and
others to make Joaquin their permanent home. Joaquin residents also recognize the need and
value of providing desirable housing in a walkable environment for students, through campus-
oriented redevelopment on streets within walking distance from BYU.

Through cooperative and coordinated planning efforts, appropriate transition between the South
Campus Planning and Neighborhood Conservation Areas of Joaquin can be established through
architectural and land development standards, zoning, and use. These changes can improve the
living environment in the Conservation planning area and help to overcome the impacts created
by pressures for student housing within the broader neighborhood. These impacts have included
the intrusion of multiple-family housing structures into one-family neighborhoods, with little
transition or neighborhood-friendly design, as well as the conversion of one-family homes into
multiple-unit student housing. These conversion units experience a high turn-over rate and, too
frequently, a decline in the standards to which these properties are maintained. Pressures due to
inadequate parking for the increased density and for students who commute to campus from
outlying areas have long been an emotional issue in Joaquin.

Goals of the Joaquin Neighborhood include:
1. Increase owner-occupancy to build the neighborhood community, by having more permanent
   residents to support schools and community efforts;
2. Preserve and maintain the historic homes in the neighborhood;
3. Retain schools for the children within the neighborhood;
4. Improve the pedestrian-friendly aspects of the neighborhood;
5. Improve the on-street parking pressures and the conflicts that result from those;
6. Provide appropriate campus-oriented redevelopment with suitable transition to the
   neighborhood conservation area through architectural and land development standards,
   zoning, and land use policies;
7. Provide family-oriented public recreational space within this densely populated area.

Joaquin residents envision their neighborhood a being family-oriented, but with a healthy mix of
both married and single students. The mix of historic homes and apartment buildings must be
maintained in good condition. Redevelopment should focus on property that is inconsistent with
the character and goals of the neighborhood, rather than removal of one-family homes with
historic character. As one of the Pioneer neighborhoods of Provo, cooperative efforts of the City
and other forces, such as Neighborhood Housing Services, can help to achieve these goals.

Encroachment of commercial businesses into residential areas should be discouraged; however,
appropriate mixed-use development to provide commercial services is recognized as potential
benefit within the walkable, campus-oriented village redevelopment, with zoning and design
controls to appropriately integrate the commercial uses into the overall redevelopment plan.

                                       Chapter 6, Page 30
Within the South Campus Planning Area, new development projects, including projects initiated
by Brigham Young University along its southern boundary, must be carefully reviewed to assure
compatibility with existing development and to assure transportation impacts are properly
mitigated.

Areas of specific interest to the neighborhood include:
• Center Street improvements to rebuild boulevards from 100 East to 900 East to enhance
   natural beauty;
• respecting residential use and efforts to reunite the Joaquin neighborhood when evaluating
   traffic patterns, infrastructure changes, and street designations (including 200 North and 400
   East);
• housing transition and redevelopment along 800 East to provide quality townhomes and
   other quality housing between 560 North and Memorial Park;
• long-term use of the Joaquin School and surrounding property, with a desire to maintain a
   neighborhood school and recreational open space being central to the neighbors' concerns;
• improved parking within the Neighborhood Conservation Area of Joaquin;
• enforcement of zoning with a focus on housing occupancy, as well as use of tools such as
   rental dwelling licensing and parking restrictions to minimize impacts of student housing and
   parking demands on homes within the Conservation Area of the neighborhood;
• improved public transit service along the corridor between Novell (East Bay) and Utah
   Valley State College (Orem) to help alleviate parking and traffic impacts to Joaquin and
   other city neighborhoods; and
• the need for commuter rail service between Provo and other communities along the Wasatch
   Front to increase employment opportunities for area residents.

Key Land Use Policies – Joaquin Neighborhood, Neighborhood Conservation Area
1.    See policies under the guiding principles for the Central Area.
2.    Protect viable, significant areas of one-family structures within areas designated as
      Residential (R) on the General Plan Map.
3.    Study the feasibility of placing landscape medians in Center Street from 100 East to 1000
      East to enhance the proposed design corridor.
4.    Create as many residential properties as possible eligible for 20% State Rehabilitation
      Tax Credits by forming a National Register Historic District extending from 100 East to
      600 East between 500 North and 500 South.
5.    Discourage encroachment of higher-density, student-oriented housing in the Joaquin
      Neighborhood Conservation Area.
6.    Promote the use of the adopted South Joaquin South Residential Design Standards to
      assist developers with infill development or redevelopment for one-family housing,
      adopted herein by reference and incorporated as Appendix A to the General Plan.
7.    Continue to evaluate infrastructure upgrades, designation of streets, and opportunities to
      provide appropriately designed and located public recreational space within the
      neighborhood and to retain the neighborhood school serving the children of the
      neighborhood, with the goals of encouraging a reestablishment of owner-occupied, one-

                                       Chapter 6, Page 31
       family homes for long-term residency. Impacts of traffic patterns and parking to
       residents from use and designation of city streets and the beneficial influence of services
       such as schools and parks that can attract long-term residents should be central to
       planning efforts that help to define and unite the Joaquin neighborhood.

Key Land Use Policies – Joaquin Neighborhood, South Campus Planning Area:
1.    See policies under the guiding principles for the Central Area.
2.    Create a vision for the planning area south of campus area, anticipated to redevelop for
      student-oriented housing and amenities within the South Campus Planning Area, as
      shown on Map # 6.4 Provo City Neighborhoods Map.
3.    Encourage any future redevelopment proposals for student or multi-family housing to be
      pursued through the Project Redevelopment Option (PRO) rezoning process to assure
      new development is compatible with the goals of the South Campus Planning Area and
      the Joaquin neighborhood. University-sponsored student housing projects must be
      similarly reviewed.
4.    When redevelopment occurs, have the developer consider the opportunity to relocate
      homes that may have historical significance.
5.    Inasmuch as the Provo City School District has closed the Joaquin Elementary School and
      intends to transfer has transferred the property into private ownership, it is expedient
      important to establish policies for the future development of the property. As a site of
      particular sensitivity to the neighborhood and location key to defining the future
      character of the South Campus Planning Area, this property should be required to
      develop through the Project Redevelopment Option (PRO) process and should consider
      the following goals:
      A.      Open public or semi-public space should be incorporated in the redevelopment of
              the Joaquin Elementary School property. This may include the park-block
              pedestrian plaza concept as outlined in the South Campus Area Master Plan
              (SCAMP) study report, which study document provided the basis of many of the
              principles and goals adopted within the Joaquin Neighborhood Key land use
              policies of the General Plan and may be important for future visioning documents
              for the area. If a park-block pedestrian plaza is considered for this property, careful
              attention should be given to its implementation as it will provide a standard for
              future phases of the park-block pedestrian plaza system that could extend from 500
              North to the BYU campus.
      B.      Planning for the site should be more comprehensive than the Joaquin School
              Elementary site alone. Properties immediately west of the site along 500 East and
              east of the site along 700 East should be planned in conjunction with the property.
              Future developers for the Joaquin Elementary School property need not control or
              develop these properties; however, prior to the adoption of any new zone for the
              Joaquin Elementary School properties, a conceptual plan should be prepared that
              illustrates how adjacent properties will integrate into an overall and unified plan
              for the block.
      C.      The modification of the streetscape on 500 North should be avoided. Existing
              trees and parkways should be preserved.

                                        Chapter 6, Page 32
     D.      As the neighborhood policies call for an adequate transition between the South
             Campus Planning Area and the neighborhood south of 500 North, buildings
             should not exceed two (2) and three (3) stories along 500 North.
     E.      A parking permit program as discussed within the General Plan should be
             implemented prior to the adoption of a rezone for development of this property.
     F E. The traffic impacts of any project in the Joaquin School area must be fully
             analyzed by the City Administration so that impacts of a particular project can be
             properly mitigated.
6.   Develop a campus oriented residential district, focusing on higher density housing within
     the general boundaries of 500 North to 800 North and from University Avenue to 900
     East, thereby providing a walkable district for student access to campus. Development
     and redevelopment should focus on larger assembly of property, such as full blocks,
     rather than smaller parcels. Also included is the area from 800 North to the indoor
     practice field and from 150 East to University Avenue.
     A.      Identify strategies to achieve the density recommendations of the South Campus
             Area Master Plan (SCAMP) Study, while achieving desirable parking ratios and
             encouraging a transition from vehicle-dependency to walking, bicycling, and
             transit use. Highest densities should be developed around future bus-rapid transit
             stations with less density between station areas.
     B.      Identify opportunities and implementation tools for larger-scale redevelopment,
             assembling parcels of sufficient size to incorporate pedestrian plazas and people-
             oriented spaces in conjunction with housing and possibly mixed-use buildings.
             These may include public or private incentives to attract a master developer, use
             of public-private partnerships, or innovative tools to encourage long-term
             investment in the SCAMP Study Area.
     C.      Use the Project Redevelopment Option (PRO) process for effective
             redevelopment of assembled parcels, encouraging integration of plans for future
             redevelopment of entire blocks or street frontages even where those may not be
             within the ownership of the developer requesting the initial redevelopment
             proposal. Encourage looking beyond the boundaries of a proposed development
             for more effective integration of redevelopment projects into the fabric of the
             surrounding neighborhood. Avoid use of streets as boundaries for change in
             development type or scale.
     D.      Require new housing initiated by Brigham Young University to be established in
             a “university housing” zone. Among other things, this zone should assure
             provision of adequate on-site parking and should incorporate transitional
             development standards to ensure compatibility with adjoining neighborhoods,
             such as those adjacent to the periphery of BYU.
     E.      Establish appropriate transition development guidelines to reduce conflicts
             between streets of higher density redevelopment and increased building heights
             and surrounding streets with traditional and revitalized one-family housing.
             Integrate transition areas across neighborhood boundaries.
     F.      Establish appropriate development and architectural design guidelines for both
             large-scale and infill redevelopment for the student-oriented residential district

                                    Chapter 6, Page 33
               and surrounding neighborhoods as a guide for developers in proposing
               redevelopment projects or for revitalizing homes within transition areas.
               Encourage use of New Urbanism elements, such as orienting buildings to a
               walkable streetscape, providing human scale architectural elements and
               landscaping along street frontages to create pedestrian-level interest,
               incorporating neighborhood retail and commercial services within mixed-use
               buildings, and the use of transit-oriented design.
       G.      Work with Brigham Young University (BYU), Utah Transit Authority, and
               private service providers to further opportunities for transit service to move
               students within the BYU campus and SCAMP Study Area and to provide access
               for students to shopping, recreation, and entertainment throughout the Provo
               community. Plan for appropriate transit, auto, pedestrian and bicycle connections
               between campus-oriented development and a future the intermodal station
               anticipated for future location within the Central Area neighborhoods (locations
               under consideration include the general vicinity of the 600 South / Freedom Blvd
               (200 Wes t) intersection and the I-15 / Center Street interchange).
       H.      Work with Brigham Young University to coordinate development efforts to best
               meet the needs of students within the student-oriented community of the SCAMP
               Study Area.

Maeser Neighborhood
Vision, Challenges and Goals of the Maeser Neighborhood
The Maeser neighborhood is one of the Pioneer neighborhoods of Provo, with a desirable central
location and pleasing architectural styles that reflect the history of the area. The Maeser School,
recently closed as a public elementary school, was felt to be a valuable historical architectural
resource and a reflection of community values; efforts to preserve this structure have resulted in
a proposal for an adaptive reuse of the school building, with some redevelopment of the
surrounding grounds to one-family dwellings.

Residents of the neighborhood have concerns about encroachment of multiple-family housing
structures that are not appropriately designed for transition and compatibility with one-family
homes. Residents of Maeser desire to reestablish the neighborhood as a location where long-
term residents choose to buy their homes and to attract families that can stabilize and energize
the neighborhood. Proximity to social services, while a benefit to residents, can also present
special challenges as in other Pioneer neighborhoods of the Central Area Neighborhood Council.
Residents feel it is important to establish a dialogue with social service agencies to evaluate how
best to provide services while reducing impacts to the neighborhood that may discourage a
resurgence in home ownership investment.

Residents desire improvements to the transportation system to promote better access to public
transit and improved walkability. They see a need for visioning studies to help identify desirable
redevelopment scenarios and standards in areas such as 600 South from University Avenue to
900 East.


                                        Chapter 6, Page 34
Key Land Use Policies to address the goals of the Maeser Neighborhood
1.    See policies under the guiding principles for the Central Area.
2.    Protect viable, significant areas of one-family structures within areas designated as
      Residential (R) on the General Plan Map. Promote owner-occupancy throughout the
      neighborhood by limiting new development to detached, one-family homes. Some
      exceptions, such as development along State Street, may be considered through the City’s
      established planning and development procedures.
3.    Maintain all existing one-family residential areas of the neighborhood as one-family,
      detached housing. Higher density residential housing, such as duplexes, twin homes,
      condominiums, and apartments, other than legal accessory apartments created in owner-
      occupied, one-family dwellings, are not compatible with the goals for this neighborhood.
      Some exceptions, such as development along State Street, may be determined throught
      the City’s established planning and development procedures.
4.    Promote use of existing neighborhood residential design standards to assist developers
      with infill development or redevelopment of one-family homes.
5.    Encourage responsible property management through enforcement of the rental Dwelling
      Business Licensing ordinance.
6.    Develop a dialogue between citizens, the City and social service agencies to review
      concerns and complaints about social service clients living in the neighborhood.
      Evaluate the services agencies are providing, the degree of responsibility for clients by
      these agencies, and possible changes to reduce resident complaints resulting from these
      services.
7.    The need for social service clients to reside near public transit or within walking distance
      of social service agency offices, places of employment and shopping is acknowledged;
      yet there is concern with concentrating special populations within a particular
      neighborhood and the possible inequitable burden placed on a neighborhood’s residents
      as a result of this concentration of high-impact residents. Rental dwelling business
      licensing requirements should be diligently enforced, and responsible property
      management set as the standard.
8.    Existing commercial development should not be allowed to expand to the degree that it
      encroaches into the Residential (R) General Plan designation.
9.    Create as many residential properties as possible eligible for 20% State Rehabilitation
      Tax Credits by forming a National Register Historic District extending from 100 East to
      600 East between 500 North and 500 South.
10.   The City and neighborhood should work with UDOT and Utah County to identify
      transportation alternatives, including better transit and walkability standards, that would
      prevent the need for widening of 300 South from University avenue to State Street.
11.   Study the feasibility of placing landscape medians in Center Street from 100 East to 1000
      East.
12.   Promote the use of a professional vision planning consultant to identify desirable
      development in areas such as 600 South, from University avenue to 900 East.
13.   The Maeser Elementary School has a General Plan designation of Public Facilities (PF).
      This property should be redeveloped using the Project Redevelopment Option (PRO)


                                       Chapter 6, Page 35
       process and should be developed as residential. A General Plan amendment should be
       required for private redevelopment not compatible with the PF land designation.

North Park Neighborhood
Vision, Challenges and Goals of the North Park Neighborhood
The North Park Neighborhood shares many of the characteristics of the other Central Area
neighborhoods. There is a desire to reestablish one-family occupancy and opportunities for
home ownership and residency by families and individuals who can make a long-term
commitment to the neighborhood. A high rate of rental properties and a general decline in the
condition of many properties provides a challenge for the revitalization of the neighborhood.
The architectural character of historic homes contributes character to the neighborhood, and
there is a desire to see these homes preserved and restored.

Vision, Challenges and Goals of the Neighborhood
1.      Increase the number of owner-occupants to stabilize and strengthen the neighborhood.
2.      Improve and support the availability of off-street parking and enforce current
        requirements.
3.      Improve the pedestrian-friendly and safety aspects of the neighborhood.
4.      Reduce crime and implement programs to have a drug-free neighborhood.
5.      Preserve and maintain the family-oriented public recreational facilities in the
        neighborhood, including, Exchange Park, North Park, Paul Ream Wilderness Park, and
        Riverside Park.
6.      Maintain the architectural heritage on University Avenue that is a unique part of Provo’s
        heritage.2

Key Land Use Policies to address the goals of the North Park Neighborhood
1.    See policies under the guiding principles for the Central Area.
2.    Protect viable, significant areas of one-family structures designated as Residential (R) on
      the General Plan Map. Promote owner-occupancy throughout the neighborhood by
      limiting new development to detached, one-family homes and the rehabilitation of
      existing one-family homes, where designated as Residential (R) on the General Plan Map
3.    Study the feasibility of doing a historic designation survey in the North Park
      Neighborhood with the goal of preserving homes and buildings of historic and
      architectural value that help to create the character of the neighborhood.
4.    Discourage the encroachment of higher density housing into the areas designated as
      Residential (R) on the General Plan Map.
5.    Should redevelopment occur, efforts should be made to incorporate historic structures
      into the development and/or relocate them.



       2
          Footnote commentary to be removed prior to adoption: These policies were suggested by
Northpark Neighborhood Chair, Jim Pettersson. Staff has reworded the suggestions yet have tried to keep
their spirit. The original suggestions can be found in the public comment appendix.

                                         Chapter 6, Page 36
6.     Encourage responsible property management through the enforcement of the Rental
       Dwelling Business Licensing ordinance and other applicable zoning ordinances.
7.     Develop a dialogue between neighborhoods, the City, landlords ad social service
       agencies to review concerns and complaints about social service clients living in the
       neighborhood. Evaluate the service the agencies are providing, the degree of
       responsibilities for clients by these agencies, and possible changes to reduce
       neighborhood resident complaints and concerns resulting from these services. 3

Timp Neighborhood
Vision, Challenges and Goals of the Timp Neighborhood
The residents of Timpanogos neighborhood seek to provide restoration and redevelopment of the
remaining homes, as well as the substandard multi-family apartment units. Approximately 80
percent of Timp residents live in apartment units. Restoring and maintaining one-family homes,
many of which are historic, in owner-occupancy will provide balance and stability to this
neighborhood.

Solutions
The residents believe that the zoning laws currently in place and their enforcement will hold the
solutions to the many difficult problems the neighborhood is facing. Residents envision a
neighborhood without blight, restoring the community feel that once existed, through careful
planning and zoning. Residents urge continued, aggressive enforcement of zoning laws ad
continued pursuit of effective rental dwelling business licensing implementation to ensure public
safety and the quality of residential properties.

Key Land Use Policies to address the goals of the Timpanogos Neighborhood
1.    See policies under the guiding principles for the Central Area.
2.    Increase homeowner occupancy in remaining one-family home structures to strengthen
      the neighborhood by having more permanent residents to support local central area
      schools and community efforts. Seek also to increase owner occupancy in the many
      condominium units that have come to dominate the neighborhood as a primary source of
      individual ownership opportunities.
3.    Preserve and maintain remaining historic homes in Timpanogos. Study the feasibility of
      doing a historic designation survey in the Timp Neighborhood.
4.    Where possible, redevelop and restore current multi-family/apartment dwellings.
5.    Through zoning and enforcement, begin to eliminate illegal and substandard housing.
6.    Enforce parking standards.




       3
           Footnote commentary to be removed prior to adoption: These policies were suggested by
Northpark Neighborhood Chair, Jim Pettersson. Staff has reworded the suggestions yet have tried to keep
their spirit. The original suggestions can be found in the public comment appendix.

                                         Chapter 6, Page 37
Northeast Area Neighborhood Council Map # 6.7
The Northeast Area Neighborhood Council consists of five neighborhoods, which includes the
Edgemont, Indian Hills, North Timpview, Rock Canyon, and the Sherwood Hills neighborhoods.
Key policies for the Northeast Area Council are listed below, with policies to address issues
shared, to some degree, within all Northeast Area neighborhoods, followed by policies of
specific importance, by neighborhood.

Northeast Area Guiding Principles, Policies and Goals
The following policies and goals are considered to be shared, to some degree, by all of the
Northeast Area neighborhoods and apply in addition to the policies listed individually for each
neighborhood:

1.      Protect viable, significant areas of one-family structures in areas designated as
        Residential (R) on the General Plan Map.
2.      Maintain the Residential (R) General Plan designation with one-family residential
        development with a goal of increasing the amount of owner-occupied housing units.4
3.      Any new development within areas with the Provo City General Plan Map designation of
        Developmentally Sensitive (DS) will be subject to studies of potential geologic hazards,
        geotechnical constraints, slopes or other conditions, as required by the City Engineer or
        State Geologist to ensure that sensitive lands are appropriately developed or, where
        necessary to protect people, property or significant natural features, withheld from
        development.
4.      Establish policies and ordinances that protect and enhance Rock Canyon as a city-wide
        recreational area. 5

Key land use policies for individual neighborhoods within the Northeast Area Neighborhood
Council are listed, below, by neighborhood:

Edgemont Neighborhood
1.      See policies under the guiding principles for the Northeast Area.
2.      Maintain all existing one-family residential areas of the neighborhood as one-family,
        detached housing. Higher density residential housing, such as duplexes, twin homes,
        condominiums, and apartments, are not compatible with the goals for this neighborhood.
        One-family housing should be developed within the scale of surrounding existing



        4
          Footnote commentary to be removed prior to adoption: Included at the suggestion of Nancy
Wilson, Indian Hills Neighborhood Chair. Staff has reworded the suggestions yet have tried to keep their
spirit. The original suggestions can be found in the public comment appendix.
        5
          Footnote commentary to be removed prior to adoption: Included at the suggestion of Bonnie
Marrow, North Timpview Neighborhood Chair and Nancy Wilson, Indian Hills Neighborhood Chair.
Staff has reworded the suggestions yet have tried to keep their spirit. The original suggestions can be
found in the public comment appendix.

                                          Chapter 6, Page 38
        development. The neighborhood may consider design regulations to control housing
        scale in established residential areas to prevent incompatible infill development.
2. 3.   Limit rural agricultural tracts south of Timpview High School to one-family residential
        development. If developed as performance developments, they should be limited to one-
        family dwellings.
3. 4.   Prohibit existing commercial and office nodes from expanding into the Residential (R)
        General Plan designation.

4. 5.   Designate Retain the auto repair service and gas station property on the northeast corner
        of 2950 North and Canyon Road as Residential (R) on the General Plan Map to reflect
        neighborhood concern that this property not be sold for commercial redevelopment or
        change in commercial use. The Council’s intent is, however, to allow the property owner
        to pursue an application for rezoning to an appropriate Project Redevelopment Option
        (PRO) zone and to apply for other City approvals, The City has approved a PRO (Project
        Redevelopment Option zone to allow facility expansion and redesign of the existing,
        nonconforming business within the original parcel boundaries, using the PRO process.
        This action recognizes that this business has provided a needed service to the community
        for many years, but is in need of modernization to compete economically and to better
        integrate into this substantially one-family residential area.

        a)      This action would allow the owner to pursue rezoning of the property through the
                PRO process and approval of a project plan for facility expansion and to bring the
                commercial use, located on the parcels fronting on Canyon Road, into conformity
                with zoning requirements and development standards, including such
                improvements as landscaping, transitional development standards (required for
                commercial businesses locating adjacent to residential uses), screening of storage
                areas, access control, appropriate parking and service bay expansion. It is not
                Council’s intent to require a General Plan amendment in conjunction with the
                PRO process.

        b)      This action is not intended to encourage or facilitate further commercial
                development at this intersection, but to allow this nonconforming use to establish
                as a conforming business through the PRO process. It is not the Council’s intent
                to amend the General Plan Map upon rezoning, but to maintain the R map
                designation.

        c) b)   The adjoining lot(s) under the same ownership, fronting 2950 North, would
                remain designated as Residential (R) for the purpose of one-family residential
                use. The General Plan boundary for expansion of the existing commercial use is
                considered to be the existing property line.
5. 6.   The property located generally at 3645 North Canyon Road, now used for a car wash, may
        be redeveloped for low density residential use (R110 zone) with areas exceeding 30 percent
        slope restricted from development. Any development must be compatible in density, scale


                                        Chapter 6, Page 39
        and design with adjoining residential development. Consolidating the property with
        additional property is encouraged.
7.      The Fire Station should be designated as Residential on the General Plan Map. Should the
        property be sold by the City, the property should be developed with a zoning designation
        comparable to the R1.10 zone. 6

Indian Hills Neighborhood
1.      See policies under the guiding principles for the NE Area.
2.      Prohibit development in the unincorporated USDA Forest Service land east of Indian
        Hills within the Provo City General Plan Map designation of Developmentally Sensitive
        (DS).
3.      Work with the Provo City Traffic Engineer to explore the possibilities of developing a
        traffic-calming improvement plan to address issues of traffic speed concerns, particularly
        on Navajo Lane and Indian Hills Drive.7
3.      Any new development within areas with the Provo City General Plan Map designation of
        Developmentally Sensitive (DS) will be subject to studies of potential geologic hazards,
        geotechnical constraints, slopes or other conditions, as required by the City Engineer or
        State Geologist to ensure that sensitive lands are appropriately developed or, where
        necessary to protect people, property or significant natural features, withheld from
        development.

North Timpview Neighborhood (previously Little Rock Canyon Neighborhood)
1.      See policies under the guiding principles for the NE Area.
2.      Prohibit new Agricultural (A) designations, within the City limits, which grant animal
        rights, except where agricultural use is established on property that may be annexed into
        City limits.
3.      Strive for increased owner-occupancy. Development should consist of R1.10 zoning
        densities or greater. Densities higher than R1.10 zoning is not within the goals of this
        neighborhood. Established residential areas should be protected from any increase in
        density above R1.10. Unincorporated areas north of Canyon Crest Elementary School
        should be limited to R1.10 zoning densities.8



        6
           Footnote commentary to be removed prior to adoption: Included at the suggestion of Marian
Monnahan, Edgemont Neighborhood Chair. Staff has reworded the suggestions yet have tried to keep
their spirit. The original suggestions can be found in the public comment appendix.
        7
          Footnote commentary to be removed prior to adoption: Included at the suggestion of Nancy
Wilson, Indian Hills Neighborhood Chair. Staff has reworded the suggestions yet have tried to keep their
spirit. The original suggestions can be found in the public comment appendix.
        8
          Footnote commentary to be removed prior to adoption: Blue sections included at the
suggestion of Bonnie Marrow, North Timpview Neighborhood Chair. Staff has reworded the suggestions
yet have tried to keep their spirit. The original suggestions can be found in the public comment appendix.

                                           Chapter 6, Page 40
3. 4.    Designate the island of property in Utah County’s jurisdiction as Agricultural (A) to
        reflect the existing agricultural use and the request of the property owners to maintain
        that use during a proposed annexation in 2003 after future annexation.
4.      Any new development within areas with the Provo City General Plan Map designation of
        Developmentally Sensitive (DS) will be subject to studies of potential geologic hazards,
        geotechnical constraints, slopes or other conditions, as required by the City Engineer or
        State Geologist to ensure that sensitive lands are appropriately developed or, where
        necessary to protect people, property or significant natural features, withheld from
        development.
5.      The areas east and north of the East Lawn Cemetery should receive the Provo City
        General Plan Map designation of Developmentally Sensitive (DS). Although not shown
        on the map as PF - Public Facilities, the anticipation is that the East Lawn Cemetery will
        expand in a manner consistent with the PF designation. Provo City recognizes the need to
        appropriately expand the East Lawn Cemetery to provide services for Provo’s population
        and does not intend this expansion to require an amendment to the Provo City General
        Plan.
6.      Work to establish a infrastructure improvement plan that focuses on the implementation of
        installing, replacing or repairing sidewalks, street lights, and sewer laterals to private
        residences to replace the use of septic systems.9

Rock Canyon Neighborhood
1.      See policies under the guiding principles for the NE Area.
2.      Any new development within areas with the Provo City General Plan Map designation of
        Developmentally Sensitive (DS) will be subject to studies of potential geologic hazards,
        geotechnical constraints, slopes or other conditions, as required by the City Engineer or
        State Geologist to ensure that sensitive lands are appropriately developed or, where
        necessary to protect people, property or significant natural features, withheld from
        development.

Sherwood Hills
1.      See policies under the guiding principles for the NE Area.
2.      New development above the 5200 foot elevation within the Provo City General Plan Map
        designation of Developmentally Sensitive (DS) may be restricted due to conditions
        described in Chapter 9 Environment of this General Plan. Any new development within
        areas with the Provo City General Plan Map designation of Developmentally Sensitive
        (DS) will be subject to studies of potential geologic hazards, geotechnical constraints,
        slopes or other conditions, as required by the City Engineer or State Geologist to ensure
        that sensitive lands are appropriately developed or, where necessary to protect people,
        property or significant natural features, withheld from development.


        9
          Footnote commentary to be removed prior to adoption: Blue sections included at the
suggestion of Bonnie Marrow, North Timpview Neighborhood Chair. Staff has reworded the suggestions
yet have tried to keep their spirit. The original suggestions can be found in the public comment appendix.

                                           Chapter 6, Page 41
Northwest Area Neighborhood Council Map # 6.8
The Northwest Area Neighborhood Council consists of six neighborhoods, which includes the
Carterville, Grandview North, Grandview South, Riverbottoms, Rivergrove, and the Riverside
neighborhoods. Key policies for the Northwest Area Council are listed below, with policies to
address issues shared, to some degree, within all Northwest Area neighborhoods, followed by
policies of specific importance, by neighborhood.

Northwest Area Guiding Principles, Policies and Goals
The following policies and goals are considered to be shared, to some degree, by all of the
Northwest Area neighborhoods and apply in addition to the policies listed individually for each
neighborhood:
1.     Protect viable, significant areas of one-family structures within areas designated as
       Residential (R) on the General Plan Map.
2.     Maintain the Residential (R) General Plan designation with one-family residential
       development.
3.     Supports the creation of design corridor standards and alternative land use controls for
       property along Columbia Lane in the Rivergrove Neighborhood.
4.     Supports alternative land use designations – such as commercial, residential, or mixed-
       use – for the existing mobile home park on the southwest corner of Columbia and
       Grandview Lanes in the Rivergrove Neighborhood.10


Key land use policies for individual neighborhoods within the Northwest Area Neighborhood
Council are listed, below, by neighborhood:

Carterville Neighborhood
1.      See policies under the guiding principles for the NW Area.
2.      Designate the property along 550 West from 1850 North to 1975 North as Commercial
        (C). This also includes the second house in from 550 West on 1850 North.

Grandview North Neighborhood
1.      See policies under the guiding principles for the NW Area.


        10
        Footnote commentary to be removed prior to adoption: These policies were suggested by
Grandview South Neighborhood Chair, Kay VanBuren:

“Support the Rivergrove Neighborhood in the alternative land use designations for the mobile park at Columbia
Lane and Grandview Lane intersection.” and “Support redevelopment of Columbia Lane so that land use, though
commercial, would be more consistent in design and landscaping with residential designation.”

Staff has included these suggestions within the Northwest Area Guiding Principles as this policy affects
multiple neighborhoods, including Rivergrove and Grandview North.

                                             Chapter 6, Page 42
2.       This neighborhood is well established and is expected to remain consistent in its uses and
         continue to meet the guiding principles for the Northwest Area.

Grandview South Neighborhood
1.       See policies under the guiding principles for the NW Area.
2.       This neighborhood is well established and is expected to remain consistent in its uses and
         continue to meet the guiding principles for the Northwest Area.
3.       Plan, adopt, and implement a landscaping plan for property adjacent to the 1375 West
         corridor in order to beautify the area and mitigate safety hazards created by vegetative
         overgrowth into the sidewalk and right-of-way.11

Riverbottoms Neighborhood
1.       See policies under the guiding principles for the NW Area.
2.       Maintain the Residential (R) General Plan designation with one-family residential
         development; except as otherwise provided, all new residential developments along
         University Avenue should be one-family residential development..
3.       Except for the Heritage School property, extend the Commercial (C) designation to all
         property north of 4800 North and west of University Avenue. Any properties north of
         4800 North and west of University Avenue that consists of 20 acres or more in size may
         develop as independent research and business park. Land assembly may be required for
         smaller parcels. Individual lots along 50 West or Edgewood Drive should be redeveloped
         for research and business park uses. The entire residential uses that are currently zoned
         A1.1 should be redeveloped, or none of it should. It is an already isolated residential
         enclave, and should not be further encroached upon, making it more difficult and costly to
         redevelop as research and business park. This area should be developed to the same
         standards as those required in the Riverwoods Research and Business Park.
4.       Designate the property located at approximately 5600 North east of University Avenue
         and Canyon Road as Residential (R). Approximately two acres of the site are flat and
         developable if adequate access can be provided, subject to the Sensitive Lands ordinance
         as it may apply to property proposed for development or access. The remaining four acres
         are too steep to develop, and are in the middle of a natural drainage channel.
5.       Development of properties east and north of the property listed above in #4 and the power
         substation, which are within the Provo City General Plan Map designation of
         Developmentally Sensitive (DS), may not be possible. While there are some flat lands on
         top, access to these areas will require roads anticipated to be well in excess of 12% grades.
         Cutting and grading required to develop those roads could also be excessive, and contrary
         to Provo City’s Sensitive Lands Ordinance. Natural and man made hazards exist
         throughout this bench: fault lines, slide areas, unstable soils, and high power electric

         11
         Footnote commentary to be removed prior to adoption: This policy was suggested by
Grandview South Neighborhood Chair, Kay VanBuren:

“Study the feasibility of a landscape plan along the 1320 West corridor that will eliminate the safety hazard created
by the large shrubbery along sidewalk and create a more pleasing entrance to the Grandview Hill Neighborhoods.”

                                               Chapter 6, Page 43
     transmission lines. Providing adequate water pressures, fire protection, and garbage
     collection services would be difficult, if not impossible, to provide. Any new
     development within Provo City’s General Plan Map designation of Developmentally
     Sensitive (DS) will be subject to studies of potential geologic hazards, geotechnical
     constraints, slopes or other conditions, as required by the City Engineer or State Geologist
     to ensure that sensitive lands are appropriately developed or, where necessary to protect
     people, property or significant natural features, withheld from development. Lands
     currently farmed are anticipated to remain in agricultural use, but may be designated DS
     to note concerns for potential investors seeking more intensive redevelopment comparable
     to residential neighborhoods to the south, such as Sherwood Hills.
6.   Designate the University Avenue frontage between 3700 North and 4800 North as
     Residential (R), excluding the convenience gas station on the Northwest corner of 3700
     North and University Avenue.
7.   Designate the northeast corner of 4800 North University Avenue, containing approximately
     two (2) acres, as Residential (R) to be developed as high density. The appropriate units per
     acre will be determined through the Project Redevelopment Option approval process and
     should not exceed 32 units per acre.
8.   The proposed design corridor along 4800 North should be extended to Canyon Road.
9.   Development of the properties along the east frontage of University Avenue, from 5000
     North to the intersection of University Avenue and Canyon Road, should include
     components of residential and mixed-use buildings that include retail, professional office
     and one-family residential uses. Residential development within the mixed-use portion of
     a project should not be on the ground floors, but may be developed on the remaining
     stories. The development of these parcels must conform, in scale and quality, with the
     Shops at Riverwoods development, be architecturally compatible with the Riverwoods
     development, and not include any gas stations, drive-through fast-food restaurants, or
     mini-mart convenience stores. Landscaping should be consistent with the Shops at
     Riverwoods. This property will need to develop using the Project Redevelopment Option
     (PRO) process.

Rivergrove Neighborhood
1.   See policies under the guiding principles for the NW Area.
2.   Provide alternative land use designations for the mobile home park at Columbia Lane and
     Grandview Lane as Commercial (C), or Residential (R), or Mixed-Use (MU). Either Any
     of these two designations could be appropriate at that in this location, and would facilitate
     the redevelopment of that parcel. Whatever is approved on this site should have
     landscaping along the street frontage consistent with the residential developments on the
     northeast and southwest corners, and commercial buildings should be designed to fit in
     with the residential character.
3.   Encourage the commercial redevelopment of Columbia Lane from State Street to the
     residential development just south of Grandview Lane. Sidewalk, curb, and gutter should
     be installed for safety and to prohibit parking backing out onto Columbia Lane. Land uses
     should be better screened in the future or promote retail rather than automotive related


                                      Chapter 6, Page 44
        uses. The Council may consider a design corridor for this area. Bike lane planning should
        be included in the development of a design corridor plan and ordinance.
4.      Undeveloped property northwest of 820 North and Independence Avenue may develop at
        higher residential densities provided that the product type remains one-family dwellings,
        attached or detached, or one-family semi-detached (twin homes). Efforts should be made
        to unify new development with the existing Park Ridge Performance Development to the
        east by incorporating architectural themes, well-planned open space, and a diversity of
        floor plans and sizes. Consideration should be given to a community focal point which
        brings the two developments together, such as a commons, monument, landscaping
        features or other design elements. Appropriate project design measures should be taken to
        help mitigate sound disturbances for residents from adjacent Interstate 15 and rail lines.
5.      Encourage the improvement of the neighborhoods and by supporting policies and
        ordinances that attract a mix of family types, including retirees and singles, increasing
        owner-occupancy, encouraging neighborhood activities and require the proper
        maintenance of homes and landscaping.
6.      Work with law-enforcement programs, such as Community Oriented Policing (COP) to
        decrease illegal activities within the neighborhood.
7.      Work to develop and implement a infrastructure improvement plan to install sidewalks in
        areas that do not have them.
8.      Preserve and maintain park and open space by working with the Parks Department to
        repair, maintain, improve and increase recreational facilities within the neighborhood.
9.      Commercial uses should not encroach into established residential areas. 12

Riverside Neighborhood
1.      See policies under the guiding principles for the NW Area.
2.      All undeveloped land along the University Avenue corridor, lying between 50 West and
        100 East, may be developed for professional offices within the Commercial designation,
        while any land west of 50 West and any land east of 100 East should be one-family
        detached homes. This presents a consistent University Avenue business corridor, while
        providing high-quality, low-density housing for Provo residents, and supports Provo’s
        goal to encourage new neighborhoods of one-family detached homes.
3.      All undeveloped land lying between 3300 North and 3080 North, and east of 100 East,
        may be developed for professional offices within the Commercial designation.
4.      All new professional office use must be consistent in architecture and style to existing
        office buildings to provide a planned presentation.
5.      All efforts must be made to preserve the natural trees, foliage and land topography in
        order to maintain a mature, natural look and feel to the Riverside area.




        12
         Footnote commentary to be removed prior to adoption: These policies are based upon a
recommended policy by Kristi Jensen, Rivergrove Neighborhood Chair. Staff has reworded the
suggestions yet have tried to keep their spirit. The original suggestions can be found in the public
comment appendix.

                                          Chapter 6, Page 45
6.     In order to prevent excessive traffic in residential areas, direct and indirect access should
       not be permitted or accommodated between University Avenue and 3700 North through
       residential neighborhoods.


Southeast Area Neighborhood Council Map # 6.9
The Southeast Area Neighborhood Council consists of eight neighborhoods, which includes the
Foothills, Oak Hills, Pleasant View, Provost, Provost South, Spring Creek, University, and the
Wasatch neighborhoods. Key policies for the Southeast Area Neighborhood Council are listed
below by neighborhood. Key policies for the Southeast Area Council are listed below, with
policies to address issues shared, to some degree, within all Southeast Area neighborhoods,
followed by policies of specific importance, by neighborhood.

Southeast Area Guiding Principles, Policies and Goals
The following policies and goals are considered to be shared, to some degree, by all of the
Southeast Area neighborhoods and apply in addition to the policies listed individually for each
neighborhood.
1.     Viable, significant areas of one-family structures within the Residential (R) should be
       protected for continued one-family use.
2.     Maintain the Residential (R) General Plan designation with one-family residential
       development, except where specified otherwise.
3.     Any new development within the Provo City General Plan Map designation of
       Developmentally Sensitive (DS) will be subject to studies of potential wetlands, flood
       plains or other conditions, as required by the City Engineer or by any State or Federal
       regulatory agency with jurisdiction to ensure that sensitive lands are appropriately
       developed or, where necessary to protect people, property or significant natural features,
       withheld from development.

South State Street Corridor Development Policies
South State Street is the main entrance into southeast Provo City and traverses from the
intersection of State Road (SR) 75 (Springville City Limits) to 300 South. From approximately
900 South to the city limits, State Street divides the Provost South and Spring Creek
Neighborhoods from each other.

The intent of this policy is to create a mixed use corridor with uniform public and private property
design and development standards that are conducive to both of the adjacent neighborhoods and
that will enhance the character of South State Street. The policy encompasses all properties
located between the existing railroad tracks west of State Street and all properties adjacent to
State Street on the east side.

Due to the length and character of South State Street, the corridor is divided into two large areas
for discussion of land use policy. These areas are described as Area A (North of 1860 South) and
Area B (South of 1860 South). The Public Way Design Standards are for the entire length of
South State Street.

                                        Chapter 6, Page 46
Public Way Policies
Policies should address uniform public way improvements for the entire corridor including the
following:
        1.     All new and existing utilities should be placed underground when development
               occurs where feasible.
        2.     The street design (acceptable to UDOT and Provo City by mutual agreement)
               should include, but not be limited to: uniform curb, gutter, sidewalks, street width,
               street lighting, landscaping, street signage, etc. and provide for efficient movement
               of traffic and pedestrians.

Private Property Policies
Prior to considering the adoption of a PRO Zone or similar zoning regulation for South State
Street, the South State Street Design Corridor (SSSDC)(Chapter 14.34.290) should be amended to
reflect appropriate guidelines for the development of private properties. The amended SSSDC
should address the following:
         1.    Development design elements to assure that all future development in the SSSDC
               will adhere to a consistent design theme. The design theme should address both
               site and building design and should focus on a Village type concept rather than the
               conventional “strip mall” layout.
         2.    Inter connectivity between the various phases of development, rather than isolated
               development pods.
         3.    Appropriate land use types and mixed use requirements;
         4.    Appropriate lot area, yard area and building height standards;
         5.    Appropriate buffering requirements adjacent to the railroad right-of-way;
         6.    A circulation system within new projects that will link the various villages into a
               continuous, harmonious neighborhood, without being dependent on State Street for
               access.
         7.    Building materials that will help assure a high standard of quality.
         8.    Signage
         9.    Area A should consist of a mix of uses, including residential, retail and offices,
               with a focus on residential. Area B should be developed with a mix of light
               industrial and limited residential uses with a master development plan. This area
               includes the Mountain Vista Business Park development.

Key land use policies for individual neighborhoods within the Southeast Area Neighborhood
Council are listed, below, by neighborhood:

Foothills Neighborhood

Vision, Challenges and Goals of the Foothills Neighborhood
Over time, the Foothills neighborhood has become a diverse neighborhood including homes
ranging in size from small, post-war starter homes to large luxury homes. The neighborhood



                                        Chapter 6, Page 47
includes a small, but distinct commercial zone and a strip of high density student housing. This
mix of uses creates advantages and challenges for the neighborhood.

Foothills is an ideal place for young couples just starting out to rent or even own a small home,
duplex, or basement apartment as they transition toward permanent housing. At the same time,
there are a significant number of families that have lived in the neighborhood for decades. New,
larger homes on the east side of the neighborhood are also very attractive to established families
that are looking for a place to sink roots. Additionally, batching singles rent student housing along
450 North.

The vision for this neighborhood is to maintain the current delicate balance of residents and uses
in a way that is sustainable economically and socially. Some of the keys to making this viable:

1. Attracting families that intend to be permanent residents of the neighborhood is a critical focus
of the neighborhood. Having permanent residents provides community stability and support for
those that are just starting out.
2. Encourage policies that encourage batching singles to reside in the South Campus Planning
Area and reclaiming former one-family dwellings for one-family occupancy.
3. Ensuring that all property owners are aware of the neighborhood rules and municipal
regulations that help maintain this balance so that new investors are working in the same
direction.
4. Strict enforcement of occupancy and rental dwelling licensing rules.

Past efforts to maintain this balance have focused on stricter enforcement of zoning requirements,
modification of parking requirements and zones, and the implementation of restrictive covenants
in new developments. The intent of these efforts has been to make family housing pleasant and
attractive to families appropriate to the size of the home as well as to providing adequate usable
and attractive housing in areas designated for batching singles.

It is the goal of the neighborhood to work with owners of condominium complexes in the heart of
the neighborhood to encourage the unit owners to abide occupancy limitations and other noise,
nuisance, and parking issues as regulated by Provo City Code.

The neighborhood encourages that city-owned property near 1480 North is maintained, kept weed
and junk free and becomes developed as a park in the future.

Goals of the Foothills Neighborhood

1. Increase owner occupancy within the neighborhood.
2. Increase the stability of the neighborhood by attracting longer-term residents.
3. Increase a sense of neighborhood and belonging.
4. Find a permanent resolution to the occupancy violations and concerns within the condominium
complexes.
5. Ensure that existing designated student housing remains an attractive option for batching
singles.
                                        Chapter 6, Page 48
Foothills residents envision their neighborhood as being a family-oriented, yet diverse area,
including a mix of single and married students, working families, and retirees. In order to keep
this balance healthy and sustainable it is important that family homes remain attractive and
available. As homes and complexes in the neighborhood begin to age, it is important to make sure
that properties are maintained and kept up to present a desirable image to potential residents.
Redevelopment in this neighborhood should focus on preserving this character and should not be
allowed to displace current one-family homes with multiple occupancy units.

New residential developments should focus exclusively on creating residences that appeal to
families that will intend to become permanent owner-residents of the neighborhood. Every effort
should be taken to ensure that new developments limit or prohibit the opportunity for creating
situations that appeal to renting or batching singles.

1.     See policies under the guiding principles for the SE Area.
2.     Promote owner-occupancy throughout the neighborhood by limiting new development to
       detached, one-family dwellings.
3.     Maintain all existing one-family residential areas of the neighborhood as one-family
       detached housing. Higher density residential housing such as duplexes, twin homes,
       condominiums, and apartments are not compatible with the goals for this neighborhood.
4.     It is the intent of Council that a boundary between the higher density uses of Brigham
       Young University (BYU) on the west side of 900 East and the one-family residential uses
       of the Foothills neighborhood be maintained. This plan designates 900 East as the
       boundary that best respects existing uses and protects both uses from the incompatibility
       of having high density residential or commercial uses next to one-family residential uses.
       Because 900 East provides the most logical buffer between these two incompatible uses,
       this plan designates that residential properties on 900 East, where currently zoned and
       used for one-family detached homes, should be maintained as one-family detached
       housing. Higher density residential housing such as duplexes, twin homes,
       condominiums, and apartments are not compatible with the goals for this area.
5
..     It is the intent of the Council that existing commercial development not be allowed to
       expand to the degree that it encroaches into the Residential (R) General Plan designation.
6.     It is the intent of the Council that new non-residential uses such as commercial, public
       facilities, and professional offices not be allowed within the residential area on 900 East
       between Cedar Avenue and the PF (Public Facilities) zone to expand.
7.     It is the intent of Municipal Council that the Meridian School property be developed as
       a high-density, mixed-use project redevelopment option zone. It is anticipated that the
       property will be developed in a manner that will encourage the long-term stability of the
       one-family neighborhood located to the south of the property and enhance the vitality of
       the commercial area located to the north of the property. The property must have a high
       ratio of parking to minimize any on-street parking. Access to the property must be from
       the northern half of the property with no access from 300 North. After development is
       completed, the property must remain under one ownership in accordance with Brigham
       Young University housing rules.
       The former Meridian School property should be developed in a way that is compatible
       with adjacent properties. One acceptable use would be a public facility that benefits the
                                       Chapter 6, Page 49
       neighborhood, such as a church or park. An alternative acceptable use would be a
       mixed-use project redevelopment option zone, as long as the proposed project is
       structured in a way to create a buffer between any high density elements and the one-
       family uses that border the property. It is anticipated that the property will be developed in
       a manner that will encourage the long-term stability of the one-family neighborhoods near
       the property. Any residential or mixed use development of the property should have a high
       ratio of parking to minimize any on-street parking. If the development includes any high
       density elements, after such a development is completed, the property should remain
       under one ownership in accordance with Brigham Young University housing rules.
       Regardless of the final use, there should be no access from 300 North.13
8.     Residential project plans for property under the Residential (R) General Plan Map
       designation east of the Seven Peaks Water Park Resort may develop with a variety of
       housing types, including one-family detached, one-family semi-detached (twin homes), or
       one-family attached (townhomes or condominiums not stacked above or below each
       other). Multiple-family configurations incorporating stacked units may be suitable if
       designed with dispersed massing (not centrally located in a few buildings). Any project
       should be designed with sensitivity to the adjacent hillside and should integrate with
       existing residential development to the north. The project design should not draw attention
       to itself but rather seek to blend the new residential use with the surrounding land uses.

Oakhills Neighborhood
1.     See policies under the guiding principles for the SE Area.
2.     Limit development above 1550 East to one row of homes one lot in depth, with no flag or
       panhandle lots.
3.     Development of properties east of 1550 East that are within the Provo City General Plan
       Map designation of Developmentally Sensitive (DS) may be restricted or prohibited. Any
       new development within areas within Provo City’s General Plan Map designation of
       Developmentally Sensitive (DS) will be subject to studies of potential geologic hazards,
       geotechnical constraints, slopes or other conditions, as required by the City Engineer or
       State Geologist to ensure that sensitive lands are appropriately developed or, where
       necessary to protect people, property or significant natural features, withheld from
       development.

Pleasant View Neighborhood
1.     See policies under the guiding principles for the SE Area.
2.     Restrict the Supplementary Residential overlay zone from expanding beyond its current
       boundaries as shown on the September 5, 2002, Provo City Zoning Map.




       13
        Footnote commentary to be removed prior to adoption: Changes to the Foothill
Neighborhood Policies in blue are based upon a recommended policy by Norm Thurston, Foothill
Neighborhood Chair. Except for some minor word choices, the suggestions have been include verbatim.

                                         Chapter 6, Page 50
Provost Neighborhood
1.      See policies under the guiding principles for the SE Area.
2.      Maintain the Public Facility (PF) General Plan designation for the detention basins along
        Slate Canyon Drive.
3.      Maintain the one-family character of the neighborhood by:
        a.      Limiting development in the R designation to detached, one-family dwellings;
        b.      Appropriately and consistently enforcing relevant zoning laws to resist conversion
                of owner-occupied, one-family homes into rental units;
        c.      Appropriately and consistently enforcing applicable zoning ordinances following
                the neighborhood vote to “opt in” to the change in “family” designation to include
                up to two, rather than three, unrelated individuals residing in a one-family home as
                a family unit;
        d.      Developing a process by which the older segments of the neighborhood may
                request and be included in neighborhood revitalization initiatives currently limited
                to the Pioneer neighborhoods of Provo City.
4.      Property to the east of the existing and proposed developments east of Slate Canyon Drive
        within the Developmentally Sensitive designation is of notable concern for protection
        from inappropriate development due to the characteristics of the land.
5.      Continue implementation of the South State Street Design Corridor, with application of
        appropriate design standards to new development and redevelopment within this vital
        business and residential corridor serving as the southernmost entry to Provo City.

Provost South Neighborhood
1.      See policies under the guiding principles for the SE Area. For all properties located
        adjacent to South State Street, see the guiding principles for the South State Street
        Corridor Development Policies.
2.      The property east of the existing and proposed developments located east of Slate Canyon
        Drive, to be included within the Provo City General Plan Map designation of
        Developmentally Sensitive (DS), will be subject to studies of potential geologic hazards,
        geotechnical constraints, slopes or other conditions, as required by the City Engineer or
        State Geologist to ensure that sensitive lands are appropriately developed or, where
        necessary to protect people, property or significant natural features, withheld from
        development.
3.      Except for the Bicentennial Park and the power substation, change all City-owned
        property along Slate Canyon Drive and Nevada Avenue from Public Facilities (PF) to the
        Residential (R) designation.
4. 2.   New, quality, one-family homes should be developed to provide adequate living space for
        growing families that wish to relocate to or remain within the Provost South
        neighborhood, including detached homes. Focus for new development for mixed housing
        types suitable for owner-occupancy should develop using the Project Redevelopment
        Option or other appropriate rezoning tools and provide adequate open space, family-
        oriented amenities, buffering from non-residential uses, and such architectural styles and
        orientation as to not give the appearance of multiple-family housing.


                                        Chapter 6, Page 51
5. 3.   Strategies to encourage and maintain owner-occupancy of homes should be implemented,
       with particular focus in the Bay Harbor and Jodel areas, the area bounded by South
       Nevada, South California, State Street and Dakota Avenue, and within the residential
       development locating on or near the former Pioneer Drive-in Theater property. Strategies
       may include changes to zoning and occupancy and continued enforcement of zoning and
       occupancy, as well as other appropriate strategies.
6. 4. Continue to evaluate the designation of roads within the South Provost neighborhood in
       relation to impacts to existing residents, taking into consideration neighborhood concerns
       voiced over collector designations. Continue to evaluate the impacts of new development
       and on-street parking in constrained areas such as the east bench and implement traffic
       calming measures and parking restrictions as determined appropriate.
7. 5. Provide and upgrade infrastructure to improve services for existing residents and new
       development, including appropriately designed and located, family-oriented public
       recreational space.
8. 6. Continue to implement the South State Street Design Corridor from the south City limits
       to 300 South for new development and redevelopment. Educate owners of existing
       buildings about the goals and standards of the Design Corridor and encourage them to
       comply with the design corridor standards to the extent possible, given the limitations of
       building location and configuration. Require compliance with Design Corridor standards
       for expansion and exterior remodeling of existing businesses to the extent possible, given
       the limitations of building location.
9. 7. Properties along the South State Street corridor should develop for quality businesses that
       are compatible with adjoining and nearby residential development, with focus on retail
       commercial and shopping center uses within a planned, well-designed configuration with
       quality architectural and landscaping details to enhance this redevelopment corridor and
       gateway to the city. New heavy commercial uses should be discouraged along the State
       Street frontage, and existing heavy commercial uses should be evaluated for appropriate
       zoning and upgrades consistent with the desired character of this gateway corridor.
10. 8. The Slate Canyon Specific Area Plan has been adopted as Key Land Use Policy for the
       area of the Provost South Neighborhood encompassed by the Plan. The Slate Canyon
       Specific Area Plan is included in Appendix C of the General Plan.

Spring Creek Neighborhood
1.      See policies under the guiding principles for the SE Area. For all properties located
        adjacent to South State Street, see the guiding principles for the South State Street
        Corridor Development Policies.
2.      Restrict development of wetlands, flood plains, and accretion lands controlled by the State
        of Utah and/or the Army Corps of Engineers which have a Provo City General Plan Map
        designation of Developmentally Sensitive (DS). Any new development within the Provo
        City General Plan Map designation of Developmentally Sensitive (DS) will be subject to
        studies of potential wetlands, flood plains or other conditions, as required by the City
        Engineer or by any State or Federal regulatory agency with jurisdiction to ensure that
        sensitive lands are appropriately developed or, where necessary to protect people, property
        or significant natural features, withheld from development.

                                        Chapter 6, Page 52
3.   Ironton should be developed as an upscale business park, with industrial and commercial
     uses within a park-like atmosphere. The City should look for an anchor project, which
     may include a significant civic or recreational facility, to establish an identity for the
     planned commercial/industrial park. Ironton Boulevard should be connected to Larsen
     Parkway, and a traffic control signal should be placed at Ironton Boulevard/Mountain
     View Parkway and South State Street, for the benefit of both the Spring Creek and Provost
     South businesses and residents.
4.   Mixed-use development should be considered for the property along the west side of
     South State Street (US 89), between 900 South and 1860 South, with mixed-use
     commercial uses on the ground floor and residential uses above (vertical mixed-use), or
     with commercial uses along street frontages and residential uses to the rear (horizontal
     mixed-use). Multi-family housing may be developed within this area with or without the
     commercial elements if developed as part of a project redevelopment option (PRO),
     performance development (PD), or specific development plan (SDP) zone.
     a)      Flexibility in interpretation of these use boundaries and careful planning in
             establishing uses within the corridor, based on need and the desire to “soften” the
             frontage with limited areas of residential, is encouraged.
     b)      This policy will guide the location and development of appropriate residential uses
             within the Commercial land use designation of the General Plan Map for these
             properties. Mixed-use neighborhood centers with the heaviest emphasis on
             commercial/residential vertical mixed-use should be focused near the intersections
             of 1320 S State and 1860 S State. The highest vertical mixed-use intensities should
             be closest to these mixed-use Neighborhood centers with residential density and
             commercial intensities tapering off between the general centers.
     c)      Exceptions to this policy should be made for existing businesses, developed within
             the M-1 zone, that have made significant investment in the area and have upgraded
             their properties to more closely comply with the expectations of the adopted design
             corridor through enhanced landscaping, architectural improvements, and other
             standards.
5.   Continue to implement the South State Street Design Corridor from the south City limits
     to 300 South for new development and redevelopment. Educate owners of existing
     buildings about the goals and standards of the Design Corridor and encourage them to
     comply with the design corridor standards to the extent possible, given the limitations of
     building location and configuration. Require compliance with Design Corridor standards
     for expansion and exterior remodeling of existing businesses to the extent possible, given
     the limitations of building location.
6.   Properties along the South State Street corridor should develop for quality businesses that
     are compatible with adjoining and nearby residential development, with focus on retail
     commercial and shopping center uses within a planned, well-designed configuration with
     quality architectural and landscaping details to enhance this redevelopment corridor and
     gateway to the city. New heavy commercial uses should be discouraged along the State
     Street frontage, and existing heavy commercial uses should be evaluated for appropriate
     zoning and upgrades consistent with the desired character of this gateway corridor.


                                     Chapter 6, Page 53
7.     Provide family-oriented public recreational space, possibly at the neighborhood park level
       as defined by the Parks and Recreation element of the General Plan, to service the
       residents of this neighborhood.

University
1.     The University is an exception to the guiding principles of the Southeast Area
       Neighborhood Council as there are no significant areas of one-family housing within its
       boundaries.
2.     Due to its magnitude and unique characteristics, Brigham Young University (BYU) is
       significantly different from other public facility land uses. In particular, BYU owned
       properties that lie within or in proximity to the boundaries of the adjoining Joaquin
       Neighborhood South Campus Planning Area should be reviewed for compatibility with
       key land use policies for campus-oriented student housing, mixed-use development, and
       ancillary services in the areas south and west of the BYU campus.

Wasatch Neighborhood
1.     See policies under the guiding principles for the SE Area.
2.     Do not allow the Supplementary Residential overlay zone to expand beyond its current
       boundaries as shown on the September 5, 2002, Provo City Zoning Map, with the
       exception of areas identified for special consideration due to long-standing use of
       accessory apartments for many years, generally north of 820 North and between the
       Kiwanis Park and 900 East.14
3.     Promote owner-occupancy throughout the neighborhood by limiting development to
       detached, one-family dwellings.
4.     Maintain all existing one-family residential areas of the neighborhood as one-family
       detached housing. Higher density residential housing such as duplexes, twin homes,
       condominiums, and apartments are not compatible with the goals for this neighborhood.
5.     It is the intent of Council that a boundary between the higher density uses of Brigham
       Young University (BYU) on the west side of 900 East and the one-family residential uses
       of the Wasatch neighborhood be maintained. This plan designates 900 East as the
       boundary that best respects existing uses and protects both uses from the incompatibility
       of having high density residential or commercial uses next to one-family residential uses.
       Because 900 East provides the most logical buffer between these two incompatible uses,
       this plan designates that residential properties on 900 East, between Cedar and the PF
       Public Facilities zone, should be maintained as one-family detached housing. Higher
       density residential housing such as duplexes, twin homes, condominiums, and apartments
       are not compatible with the goals for this area.
6.     It is the intent of the Council that existing commercial development not be allowed to
       expand to the degree that it encroaches into the Residential (R) General Plan designation.


       14
          Footnote commentary to be removed prior to adoption: The elimination of this policy is
based upon a recommended policy by the Wasatch Neighborhood Chair as the area described is not
within his neighborhood, but Foothills Neighborhood.

                                        Chapter 6, Page 54
7.     It is the intent of the Council that non-residential uses such as commercial, public
       facilities, and professional office not be allowed within the residential area on 900 East
       between Cedar Avenue and the PF (Public Facilities) zone.


Southwest Area Neighborhood Council Map # 6.10
The Southwest Area Neighborhood Council consists of six neighborhoods, which includes the
Fort Utah, Lakeview North, Lakeview South, Lakewood, Provo Bay, and the Sunset
neighborhoods. Key policies for the Southwest Area Neighborhood Council are listed below by
neighborhood. Key policies for the Southwest Area Council are listed below, with policies to
address issues shared, to some degree, within all Southwest Area neighborhoods, followed by
policies of specific importance, by neighborhood.


Southwest Area Guiding Principles, Policies and Goals
The following policies and goals are considered to be shared, to some degree, by all of the
Southwest Area neighborhoods and apply in addition to the policies listed individually for each
neighborhood:
1.     Protect viable, significant areas of one-family structures in areas designated as Residential
       (R) on the General Plan Map.
2.     Maintain the Residential (R) General Plan designation with one-family residential
       development. The aggregate gross density for any development or SDP should not exceed
       four units per acre.
3.     Restrict the conversion of agricultural lands to urban development until the majority of
       vacant land in the Residential (R) area is developed in order to provide logical sequencing
       of development where infrastructure is available to support increased density and to avoid
       leap-frog development.
4.     Land within the Federal Emergency Management Agency’s (FEMA) definition of the
       “AE” flood zone, as defined on the Flood Insurance Rate Map (FIRM), should be included
       within the Provo City General Plan Map designation of Developmentally Sensitive (DS)
       and will be subject to studies of potential wetlands, flood plains or other conditions, as
       required by the City Engineer or by any State or Federal regulatory agency with
       jurisdiction to ensure that sensitive lands are appropriately developed or, where necessary
       to protect people, property or significant natural features, withheld from development.
5.     Development of wetlands and flood plain south of the Utah Lake meander line should be
       prohibited or restricted, subject to studies of potential wetlands, flood plains or other
       conditions, as required by the City Engineer or by any State or Federal regulatory agency
       with jurisdiction to ensure that sensitive lands are appropriately developed or, where
       necessary to protect people, property or significant natural features, withheld from
       development.
6.     The Southwest Area encompasses the majority of Provo City's significant undeveloped
       tracts of land. Development of many of these areas will have a direct impact on Provo
       City’s existing utility and street systems. Some of these areas were not included in the
       current Transportation Master Plan or the Wastewater Collection System Master Plan.

                                        Chapter 6, Page 55
       Updates to these planning documents will need to be made in order to evaluate and
       respond to the impact of new development on critical infrastructures.
7.     It is the intent of the City to update these master plans in the near future. No development
       (including annexation, preliminary plan approval, rezoning, etc.) should occur in areas
       where development will place a burden upon Provo City and the ability to service the
       areas, and the City should process requests for additional development west of I-15 only
       after the City Public Works Department confirms that the street and public utility systems
       can comfortably absorb the additional development.
8.     Subject to documentation that the public street and utility systems can support a new
       development, it is the intention of the Planning Commission and Municipal Council to
       encourage private property owners interested in the development of land to cooperatively
       assemble multiple parcels to allow for large-scale, unified and cohesive development
       through the application of a Specific Development Plan (SDP).
                a) Undeveloped tracts of land, other than those deemed as infill to the development
       of a general area, should not be annexed into the City, or be rezoned, until a Specific
       Development Plan addressing that area has been adopted.
                b) In most instances, private parties, rather than the City, will be responsible for
       the preparation of a Specific Development Plan. Private parties are expected to work
       closely with the planning division staff to ensure that General Plan and other goals are
       incorporated into the plan.15
                c) The City may amend the General Plan to outline general goals for Specific
       Development Plans in targeted areas.
                d) The section of this chapter of the General Plan addressing Specific
       Development Plans provides additional information on the purpose, intent and method for
       this process. Title 14 Zoning, of the Provo Municipal Code, provides the regulatory
       framework for the SDP Overlay Zone.
                e) The adoption of a Specific Development Concept plan does not guarantee the
       development of properties if the utilities and street systems need to be upgraded as
       described in Number 5, 6 and 7of this policy.

Key land use policies for individual neighborhoods within the Southwest Area Council are listed,
below, by neighborhood:

Fort Utah Neighborhood
1.     See policies under the guiding principles for the SW Area.
2.     Encourage 100 feet of public open space along the south side of the Provo River with the
       development of each property.




       15
          Footnote commentary to be removed prior to adoption: This policy has been incorporated at
the suggestion of Provo Bay Neighborhood Chair, Harry McCoard. His original suggestion ask to amend
the policy to read “Private parties will work together with the City planners to prepare a Specific
Development Plan.”

                                        Chapter 6, Page 56
3.      The property along the south side of the Provo River located between Geneva Road and
        Interstate 15 tracks, known as the KOA campground, may be considered for one-family
        development subject to compliance with Chapter 14.33 (Flood Plain Zone), Provo City Code.
4.      The property located between the Provo River and Center Street and between Geneva Road
        and Interstate 15 currently zoned for mobile homes, and may be developed pursuant to the
        requirements for a Specific Development Plan, Project Redevelopment Option or Performance
        Development as set forth in Title 14 of the Provo City Code.
5. 4.   The area bounded by Center Street and the Provo River, west of the Lakeside Village
        Subdivision, within the Residential (R) designation of the Fort Utah Neighborhood, should
        develop as one-family detached homes with lot sizes of one-half acre or greater, and may
        include limited animal rights unless a proposed subdivision is designed as a "cluster" type
        development wherein smaller lots enable the developer to provide a significant amount of
        common open space. It should be noted that a future collector road is proposed by UDOT to
        connect into Geneva Road (approximately 2000 North, Provo) and connect to Center Street
        (Provo) west of 3110 West. The minimum width of right-of-way required will be 100 feet.
        The exact alignment of the collector road is unknown, therefore, prior to approval of any future
        development including rezoning of any property in this vicinity, the location of the proposed
        collector road should be determined. Right-of-way dedication for the proposed road may also
        be required.
6. 5.   The Pelican Creek Concept Specific Development Plan, adopted by Municipal Council
        Resolution 2006-104, should be included as Appendix A to the Southwest Area Neighborhood
        Council Map #6.10 ‘D’ of the General Plan in order to guide development of this area as a
        when the Specific Development Plan zone is adopted.
7.      a)      The three (3) acre parcel identified in the Pelican Creek Concept Specific Development
        Plan as open space should develop with recreational uses such as an equestrian center, riding
        park or other similar uses.
8.      b)      The Master Street Plan indicates that 3110 West, designated as a collector road, will
        eventually cross northward over the Provo River via a future bridge linked to Lakeshore Drive.
        The timing of this element will be addressed with each successive phase of the Pelican Creek
        Specific Development Plan.
9. 6.   The River’s End Concept Specific Development Plan, adopted by Municipal Council
        Resolution 2007-72, should be included as Appendix B to the Southwest Area Neighborhood
        Council Map #6.10 ‘E’ of the General Plan in order to guide development of this area as a
        when the Specific Development Plan zone is adopted.

Lakeview North
1.      See policies under the guiding principles for the SW Area.
2.      The property west and parallel of Geneve Geneva Road from Lakeshore Drive to 2000
        North should be developed for uses compatible with the Residential (R) land use
        designation.
3.      Property within and to the west of land located within the “AE” flood zone of the FEMA
        Flood Insurance Rate Map (FIRM) should receive the Provo City General Plan Map
        designation of Developmentally Sensitive (DS) and be subject to the same provisions as
        defined under the guiding principles for the SW Area.

                                          Chapter 6, Page 57
4.    Infrastructure needs should continue to be evaluated in order to resolve issues for existing
      and future residents, particularly where road conditions may be hazardous. Evaluate
      potential to extend 1390 North to 2770 West and continue to evaluate designation of
      roadways to limit impacts to current residents.
5.    Continue to review for appropriately siting the airport access road and consider potential
      impacts to current residents along Lakeshore Drive.
6.    Newly annexed properties west of the railroad should be changed to a Provo City zone
      equivalent to the Utah County zoning and uses existing on the properties at the time they
      were annexed into the City.
7.    The area between 1680 North and 2000 North, and between Geneva Road and I-15, should
      be developed as a Specific Development Plan comprised of: high density multifamily units
      to be located at the southeast corner of Geneva Road and 2000 North, where density and
      design are determined at the time of approval of the Specific Development Plan, and one
      family subdivision development comprised of approximately 135 lots in the areas
      designated as R (residential). No commercial uses shall be permitted east of Geneva Road.
8.    Existing properties which are designated as light industrial and currently zoned M1 are to
      be considered for rezoning to the Freeway Industrial zone.
9.    The properties located west of 2800 West and east of the railroad tracks, between 1680
      North and 2000 North, should be designated as agricultural reflecting the existing land use.
      When the property is ready to be developed, consideration should be given to modifying
      the General Plan Map to an appropriate designation.
10.    The area between Geneva Road and Utah Lake, and between 1390 North and 2000 North
      (approximately 287 acres) should be developed as a Specific Development Plan (SPD
      SDP) comprising of Village commercial with retail and professional office uses located at
      the southwest corner of 2000 North and Geneva Road together with a mix of housing units,
      parks and open space on the remainder of the property as generally shown in the attached
      concept plan. The concept plan provides for commercial and residential uses that are
      appropriate for the area. Density should be highest adjacent to the Village commercial and
      reduced in density as development moves away from the town center.
11.   Single family subdivision lots may range from 5,000 square feet to more than 10,000
      square feet in area and be designed in a proportional method to provide a wide range of
      housing sizes, style and variety. Single family detached units will be permitted on these
      lots.
12.   Single family attached units and multi-family units will be permitted in the SDP
      development. The Planning Commission and Municipal Council will determine the
      densities as part of the preliminary plan and rezoning approval process.
13.   The adoption of a conceptual plan is to assist with the revision of the Master Street Plan
      and the Wastewater Collections Master Plans and to lay the foundation for future
      development. The eventual adoption of a preliminary Specific Development plan and
      ordinance text amendment for the SDP will determine the final design of the project.
14.   The architectural theme for the SDP may include colonial, cottage, country, craftsman,
      farmhouse, French country, prairie, ranch and Tudor styles. Individual neighborhoods
      within the SDP including the commercial center must contain a variation of the above
      architectural styles.

                                      Chapter 6, Page 58
15.   There must be at least three distinct design elements carried throughout the entire SDP
      project as part of an overall theme.
16.   All proposed parks and open space areas will be installed by the developer in conjunction
      with each phase. Amenities are to be provided with each park or open space area such as
      sport courts, amphitheaters, play fields for soccer, football, baseball, other sports activities,
      family and group picnic areas including pavilions, barbeques, playgrounds, tot lots, trails,
      walkways for walking, jogging and bicycle riding, in addition to nature trails. In
      cooperation with Provo City, parks may be considered for dedication for public use.
      Maintenance of dedicated parks will be provided by the City. Maintenance of all remaining
      open space, trails, paths, amenities and parks will be provided by a homeowner’s
      association.
17.   Consideration must be given for the development of a future fire station and a public
      facility structure which may include a pump house and/or other facilities which may be
      deemed important to service this area.
18.   Because this area is located in unincorporated Utah County, it has not been included in the
      design of future streets and utilities and cannot be properly serviced without the upgrading
      of the existing infrastructure. The City recognizes that the current public utility
      infrastructure will not support this project. The Master Street Plan and the Wastewater
      Collections Master Plans must be revised, factoring in the proposed development. Until the
      Master Street Plan and the Wastewater Collections Master Plans are revised and adopted,
      development in this area may be premature.
19.   Any development of this area may require off site improvements beyond the proposed
      development to existing systems at a developer’s expense. The extent of the required
      upgrades has not been yet determined.
20.   Limitations on development (including annexation, preliminary plan approval, rezoning,
      etc.) should occur in the area until the Master Street Plan and the Wastewater Collections
      Master Plans are revised, adopted and funded or the overall infrastructure issues can be
      addressed and resolved to the satisfaction of Provo City.

Lakeview South
1.    See policies under the guiding principles for the SW Area.
2.    An infrastructure improvement plan should be considered for improvements to
      sidewalks, drainage, parks, landscaping and traffic conditions.
3.    All development within the Residential (R) designation should develop as one-family
      detached homes with lot sizes of one-half acre or greater, and may include limited animal
      rights unless as proposed subdivision is designed as a “cluster” type development where in
      smaller lots enable the developer to provide a significant amount of common open space.
      Development should complement and enhance the neighborhood.
4.    Retail development should be discouraged within the Lakeview South Neighborhood.
5.    The neighborhood supports the mobile home park known as Leisure Village to redevelop
      under the guidelines of a Specific Development Plan (SDP) or PRO to consist of one-




                                        Chapter 6, Page 59
        family detached, one-family semidetached (twin homes), and/or one-family attached (town
        homes).16

Lakewood
1.      See policies under the guiding principles for the SW Area.
2.      Continue to evaluate airport access and the potential impacts or benefits to existing
        residents resulting from planned road connections to the airport access road, taking into
        consideration a neighborhood recommendation to connect 1600 West rather than 500 West.
        A. The need for northbound and southbound access on 1-15 into the neighborhood should
        be evaluated and implemented if warranted.17
        B. The collector road system should seek to make minimal impacts on existing
        farming/agricultural properties.
        C. 500 West and 680 West should be carefully evaluated for their need to be developed as
        collector roads and appropriate design measures should be incorporated into the design of
        these streets to mitigate detriments to neighborhood.
3.      Continue to work toward infrastructure improvements to serve existing residents and to
        ensure that infrastructure is in place, prior to new development, to provide adequate storm
        drainage, street connections and appropriately designed and located public park space.
4.      New development should be appropriately incorporated to respect the rural feel of the
        Lakewood area, to complement and enhance the neighborhood, and to provide adequate
        living space for growing families that wish to relocate to or remain within the Lakewood
        neighborhood.
5.      The lack of sidewalks in the Lakewood Neighborhood is a public safety concern
        particularly for school children. Providing sidewalks where they currently do not exist
        should be a high priority.
6.      Applicable environmental impacts should be thoroughly evaluated prior to approving any
        new development in the Lakewood Neighborhood.
7.      The City should consider aesthetic improvements to the City owned property at 920 South,
        770 West. This property should be improved to be a pleasing entrance into the
        Neighborhood.
8.      The Lakewood Neighborhood should be evaluated for additional neighborhood parks.


        16
           Footnote commentary to be removed prior to adoption: The basis of these amendments are
from as a recommendation by Kevin Garner, Lakeview South Neighborhood Chair. Staff has eliminated
several polices that were suggested. A policy to recommend planning for Lakeshore Drive southward
continuation to Center Street has not been included because the planning is complete and the right-of-way
has been obtained by the City. Another recommended policy to obtain lands for the “area south of 390
North and north of the Provo River should be reserved for open space with the potential of becoming an
extension of Provo River Parkway” is not included as this area is already developed as part of the Provo
River Parkway. The full recommendation is included in the public comment appendix.
        17
          Footnote commentary to be removed prior to adoption: This policy was forwarded from
Terry Herbert, Lakewood Neighborhood Chair, from residents Scott and Cheryl Taylor. The full
recommendation is included in the public comment appendix.

                                           Chapter 6, Page 60
9.     Footprinters Park creates challenging neighborhood impacts regarding traffic and parking
       area. These concerns have had a detrimental impact to the neighborhood and the City
       should take actions necessary to mitigate these issues. 18

Provo Bay Neighborhood

Goals of the Provo Bay Neighborhood:
1.     Preserve the current open feel of the neighborhood. New development should always
       enhance not detract from our neighborhood.
2.     Achieve a balance of sizes and styles when new one-family homes are developed.
3.     Provide better recreational opportunities and take advantage of recreational opportunities
       afforded by Utah Lake.
4.     Evaluate and encourage retail development in appropriate areas that would provide needed
       neighborhood services.
5.     Evaluate the feasability of locating new arterial roads – such as the proposed West Side
       Connector – to not be adjacent to current residential development.


Key Land Use Policies – Provo Bay Neighborhood
1.    See policies under the guiding principles for the SW Area
2.    Discourage residential development west of 3110 West to avoid airport flight paths and the
      airport protection area.
3.    Achieve a balance of sizes and types of one-family residential development. New
      developments should complement and enhance the neighborhood, providing adequate
      living space for growing families that wish to relocate to or remain within the Provo Bay
      Neighborhood.
4.    Enhance recreational opportunities and take advantage of the proximity to Utah Lake.
      These include, but are not limited to: developing recreation access to Provo Bay and trails
      along the proposed West Side Connector. The purchase of Utah Lake State Park from the
      State should be evaluated and considered. Access from the proposed West Side Connector
      to Provo Bay for canoeing, bird watching and fishing, along with a paved trail system to
      provide residents with biking, walking and other activities along the Provo Bay shore line
      should be considered.
5.    Retail development should be encouraged at proper locations within the neighborhood,
      such as along Center Street and the proposed West Side Connector. Retail should include
      but not be limited to grocery and banking services.
6.    The area west of 1600 West and South of 600 South that borders the proposed West Side
      Connector road should be developed as a Specific Development Plan consisting of
      commercial, retail and residential use. This Specific Development Plan should be initiated


       18
          Footnote commentary to be removed prior to adoption: This policy was forwarded from
Terry Herbert, Lakewood Neighborhood Chair. Staff has used this recommendation as the basis for the
proposed amendment. The original recommendation is included in the public comment appendix.

                                          Chapter 6, Page 61
        by the City and not left entirely up to developers and land owners. This property if
        properly planned could have a combination of retail and residential uses.
7.      The West Side Connector alignment should be located away from existing development but
        should also not jeopardize environmentally sensitive areas.
8.      Study the feasability of maintaining 3110 West as a residential arterial road and align the
        West Side Connector road to the edge of the airport development area as it proceeds north.
9.      Conduct a study to identify appropriate land uses within the Airport Protection Zone.19

Sunset Neighborhood
1.      See policies under the guiding principles for the SW Area.
2.      The area between 600 South and 1150 South from 1100 West to 1600 West should be
        developed with uses compatible with the Residential (R) land use designation. The
        following guidelines should be considered in the development of this area:
        a.      The area should be developed (allowably in phases under multiple ownership) as a
                whole and integrated plan using the SDP process as described in the SW Area
                Guiding Principles and Goals.
        b.      Those currently wishing to maintain animal rights should do so through the
                application of a Residential Agricultural (RA) zone on their property.
        c.      The area should develop with a rural character in mind and should incorporate a
                balanced distribution of lot sizes, which should be interspersed amongst each other
                and should not exceed density limitations expressed in the SW Area Guiding
                Principles and Goals.
        d.      Equestrian based facilities and trail system is highly encouraged.
        e.      The expansion of Footprinters Park to add additional neighborhood recreational
                facilities is encouraged.
        f.      Commercial and non-recreational public facilities are currently not encouraged but
                may be considered if designed as part of the SDP process and demonstrates that it
                will be an asset to the development and surrounding neighborhood.
        g.      Road connectivity is encouraged in the design of the SDP. Cul-de-sacs will be
                highly discouraged unless it is demonstrated that alternatives do not exist. 20
3
..      Evaluate opportunities to expand public park services to better serve the Sunset
        neighborhood and to resolve traffic, parking and light pollution impacts to neighborhoods
        in the vicinity of the ball park.
4.      An infrastructure improvement plan should be considered for improvements to
        sidewalks, drainage, parks, landscaping and traffic conditions.


        19
          Footnote commentary to be removed prior to adoption: With one exception, these policies
have been incorporated at the suggestion of Provo Bay Neighborhood Chair, Harry McCoard, although
they have not been included verbatim and have been adjusted. The original suggestions will be found in
the public comment appendix.
        20
          Footnote commentary to be removed prior to adoption: This policy is based upon a
recommended policy by Brian Taylor, Sunset Neighborhood Chair. Staff has reworded the suggestions
yet have tried to keep their spirit. The original suggestions can be found in the public comment appendix.

                                            Chapter 6, Page 62
Chapter 6, Page 63
Additional Tools for Urban Growth and Land Use
Annexation Policy Plan
       Provo City's Annexation Policy Plan was brought to the Planning Commission for a
       public hearing in 2002 and was approved by Resolution 2003-15 of the Municipal
       Council on February 4, 2003. This plan has received subsequent review through
       public hearings of the Planning Commission and Municipal Council in association
       with the Comprehensive Update to the 1997 General Plan, initiated in 2002 and
       approved in 2004. As the changes effected through recent annexations reflect
       policies of the Municipal Council and elements of agreements with Utah County,
       Springville City, Orem City, and the U.S. Forest Service, the plan incorporated
       herein as part of the Provo City General Plan retains the 2003 Annexation Policy
       Plan, but notes which annexations have been completed at the time of adoption of
       this update to the General Plan on November 9, 2004 in Fall 2009.

Need for an Annexation Policy Plan
As pressures for development and expansion continue within the city and its environs, it is
necessary that the City maintain an annexation policy plan to assure orderly growth and
development of the community. An annexation policy will also protect the general interests of the
taxpaying public, as well as those individual property owners who wish to annex to the City to
enjoy the benefits which accrue from being within the City limits. In order to assure this mutual
protection, there must be specific policy guidelines or criteria by which the annexation
requirements of the City, as well as each individual annexation, may be judged and evaluated. The
following constitutes the guidelines established for the Provo City annexation policy plan.

Annexation Policy Plan Guidelines
Each annexation under consideration should be expanded to include the greatest amount of
property possible, within the limits shown on the attached map, to assure that:
  1.     Public reaction in and around the annexation area is appropriately balanced with the
         needs of the community;
  2.     Duplication of services is eliminated;
  3.     City standards related to improvements are maintained consistently on a contiguous
         block face and on adjoining properties to the greatest extent possible;
  4.     Piecemeal annexation of individual small properties does not occur which would
         diminish the potential for later annexation of small pockets or “islands” of opposing
         unincorporated area;
  5.     Expansion of city boundaries will include some unimproved land which will provide an
         inventory for future development;
  6.     The circulation system of streets and highways is enhanced by placing a system in one
         jurisdiction to eliminate maintenance confusion;
  7.     There is an increased ability to plan for orderly community and area-wide development
         through orderly and logical boundaries for the incorporated areas of Provo City, the
         unincorporated areas of Utah County, and the boundaries of adjacent communities;



                                       Chapter 6, Page 64
  8.      The ability exists to better control fire, police, and other safety-oriented problems through
          more logical development and more reasonable political boundaries;
  9.      There is greater efficiency and economy in supplying utilities and other public services in
          areas of more orderly and systematic city boundaries;
 10.      The City’s right of self-determination and local home rule is enhanced through the
          realization of ultimate city boundaries which are more desirable and more orderly;
 11.      The City is able to exercise greater regulation over improper and undesirable land uses
          and development in the fringe areas, thereby protecting the city taxpayers against future
          costs which may occur to correct such uses and development.

The Character of the Community
The character of Provo City consists of agricultural, residential, commercial, public/institutional,
and industrial land uses. Annexation proposals should be evaluated based upon the compatibility
of the proposed land use with the character of the overall surrounding neighborhood and city.

The Need for Municipal Services in Developed and Undeveloped Unincorporated Areas
Provo City utilities and services shall not extend into unincorporated properties on the fringes of
the city nor to “islands” of unincorporated properties, except to other units of government. In
order to provide for the orderly growth and development of Provo City and to avoid undue costs to
taxpayers, Provo City utility and service hook-ons shall not be provided to unincorporated areas,
but shall only be made available to those areas which are annexed to Provo City. The only
exception shall be those extensions which are made to other units of government under the
Interlocal Government Cooperation Act, as deemed appropriate by the Municipal Council.

The Municipality’s Plans for Extension of Municipal Services
Utilities, such as water, sewer, and electrical should be extended to annexed areas as soon as
practicable after annexation. Residents of urbanizing areas require increased municipal services,
which the City should provide immediately upon annexation. These include garbage collection,
snow removal, paramedic services, and police and fire protection, which are financed by general
fund revenues and service fees. The requirements for extension of such utilities are set forth on an
area by area basis, which areas are described in “Areas Proposed for Future Annexation,” below.

The City feels the responsibility of developing the backbone of the various utility distribution and
collection systems in newly developing areas. This work includes the development of new water
wells, reservoirs, and utility trunk lines. However, specific commitments and the construction
time frame for such utilities will be dependent upon development demand and sufficient capital
budgets. Such commitments and time frames will be determined at the time annexation occurs and
will be a part of the impact report required by the Provo City Code.

How the Services will be Funded
Provo City’s policy is to participate with developers in the cost of improvements for which
benefits do not accrue directly to developers. For instance, when utility mainlines are required to
be a certain size to serve an entire area, but that size is larger than that required to service a given
subdivision, the City will fund the difference in the cost of providing the larger size. In this way,

                                          Chapter 6, Page 65
costs of improvements benefitting the City, at large, are borne by the taxpayer; and costs
associated with the particular development are borne by the developer, who passes these costs onto
individual property buyers. Adopted as part of the subdivision ordinance is the breakdown of
costs in the respective portions to be paid for by the developer and the City. The City’s share is
financed by the general fund, gas tax road funds, and connection and user fees.

An Estimate of the Tax Consequences to Residents Both Currently within the Municipal
        Boundaries and in the Expansion Area
Tax consequences and interests of affected entities, relative to a proposed annexation, should be
considered. Present mil levies in Provo City are comparable to adjacent County areas, including
Utah County residents in the Nebo and Alpine School Districts. Utility costs, particularly for
electricity, are less expensive in the City than in the County. Thus, many times it is economically
beneficial for property owners to annex to Provo City. Additionally, such property owners receive
many benefits in return for higher tax assessments. These include snow removal, increased police
and fire protection, and other City services.

The Interests of All Affected Entities
Areas proposed for annexation are logical expansions of Provo City’s corporate limits and will not
unduly affect the tax revenues of adjacent entities. Utah County has the policy of not providing
urban services to rural areas, and minimal services are now provided by the county to such areas.
It is felt that Provo City can most efficiently deliver the urban services which will be required as
urbanization occurs. The City of Springville and the City of Orem may also be impacted by land
annexed into and developed in Provo City. Noticing and coordination with these jurisdictions,
along with noticing and coordination with special improvement or service districts and school
districts, should also occur.

Areas Proposed for Annexation Policy Plan Map # 6.1
Area One:    Area one is bounded by existing Provo City limits on the north and west. No
             serious water or sewer constraints exist in this area. There are gravity flow sewers
             in the immediate vicinity, and the culinary water supply to the area was extended
             with the East Mountain development. The General Plan calls for Residential (R)
             and Commercial (C) development in this area. However, a portion of this area is
             currently being used for a sand and gravel mining operation with permits issued in
             the county. Any significant development here would first require the reclamation
             of the sand and gravel operation. There is also an auto salvage operation just south
             of the East Mountain development and Utah County’s Public Works buildings.
             Since South State Street is one of the major entries to the city, having this property
             in the city gives Provo some control over how it develops, and the image created as
             one enters Provo. South State Street is one of the “design review” corridors
             proposed along major entrances to the city.

Area Two:      Area two is bounded by I-15 on the west, existing Provo City limits on the north
               and east, and the Provo/Springville City Boundary Agreement Line on the south.
               The General Plan calls for a combination of light and heavy industry (I) in this area,

                                        Chapter 6, Page 66
              between the railroad tracks and between Kuhni Road and I-15. Provo City has
              electrical lines in this area, and has extended sewer lines as far south as the Kuhni
              rendering plant. Water and sewer line extensions would be required to continue
              annexation south of the rendering plant and east of the railroad tracks.

Area Three:   Area three is bounded by existing Provo City limits on the north and by Utah Lake
              on the south and west. The Central Utah Project calls for the eventual diking and
              drainage of Provo Bay, thus providing the potential for urban development. Should
              this occur, Provo City would be in the best position to service this area. The
              General Plan currently designates this area as Developmentally Sensitive (DS)
              because of the flood plain and wetlands. A General Plan amendment would be
              required to determine land use and other policies in this area, if it were reclaimed,
              and significant capital investment in utility systems would also be required to
              service this area. A frontage road west of I-15 between the University Avenue and
              Springville interchanges would also be necessary to provide access to this area.

Area Four:    Area four is bounded by existing Provo City limits on the south and east, Utah Lake
              on the west, and 2000 North on the north. The development of this area will require
              additional water distribution system capacity as well as the construction of waste
              water lift stations. Present land uses in this area are agricultural and residential
              types. The General Plan designation is Residential (R) on most of the land in this
              area. A future commercial shopping center is proposed in the vicinity of 2000 North
              Geneva Road; the commercial center is dependent upon improved access to I-15 in
              the vicinity of 2000 North, possibly through the use of a collector-distributor
              system along I-15.

       Annexation Ordinance 2004-1, annexing approximately 139 acres of real property, located
       generally between 1552 North, 2000 North, Geneva Road and I-15, Lakeview Neighborhood,
       was approved by the Municipal Council February 3, 2004. 03-0002(A). This represents the
       northeast portion of the Area Four proposed annexation.

Area Five:    Area five is bounded on the west and south by existing Provo City limits, and on
              the east by the Uinta National Forest boundary. Existing water pressure zones can
              serve this area to an elevation of approximately 5,200 feet. Area 5 can be served by
              gravity waste water systems, but main lines would have to be extended into the area
              from existing lines several thousand feet away. Development in most of this area
              (over 10% slope) would be controlled by the Hillside Development Standards of the
              Subdivision Ordinance. The General Plan calls for Residential (R) development in
              this area.

       A petition to annex 4.6 acres, known as the Loveless Annexation, within Area Five,
       generally located at 5001 N. Canyon Road, between Canyon Road and University
       Avenue, application 04-0002 A, was pending action by the Municipal Council at the time


                                        Chapter 6, Page 67
       of adoption of the Comprehensive Update to the General Plan in 2004. [Approved
       11/9/2004, Annexation Ordinance 2004-2]

       An annexation of 1.18 acres, known as the Gillespie Annexation, within Area Five,
       generally located at 5290 N. Canyon Road, application 05-0001 A, was approved by action
       of the Municipal Council on 10/18/2005, Annexation Ordinance 2005-1, in response to a
       petition to annex 0.93 acre.

Area Six:     Area six is bounded on the west, south, and north by Provo City limits and on the
              east by Utah County. The area encompasses the Forest Service land east and north
              of Sherwood Hills and north of Little Rock Canyon. Even though this area contains
              steep slopes that would limit development, it would be annexed into Provo to
              preserve the hillsides from future mining uses.

Area Seven:   Area seven is located between 4400 North and 4600 North from University Avenue
              to Canyon Road. This property is an island of Utah County which is completely
              surrounded by Provo City limits. Most of these properties receive Provo City
              municipal services.

       A City-initiated petition in 2003 to annex 26 acres within Area Seven for the purpose of
       street improvements did not meet the requirements of annexation due to protest by more
       than 50 percent of the property owners living in the area. The petition to annex was
       withdrawn. 03-0001(A). Based on the intended use stated by the property owners, the
       land has been designated on the General Plan Map as A - Agricultural rather than its
       previous designation of R - Residential.

Areas Proposed for Municipal Boundary Adjustment Map # 6.2
Area One:    Area one is located in Provo along 1700 North 2100 West and should be adjusted
             with the City of Orem to allow for the Ercanbrack property to be developed in
             Orem. The railroad right-of-way that Provo City owns should be purchased by the
             Ercanbracks and should also be adjusted to Orem’s boundary. Completed by
             agreement with City of Orem

Area Two One:        Area two one is located in Provo just before the Carterville Road bridge
                     northeast of University Parkway. The City of Orem owns a lift station on
                     this property, which is located in Provo City, and should be adjusted to
                     Orem’s boundary.

Area Three Two:      Area two two is located in Orem just north of 3700 North and just east of
                     the Provo River. Provo City owns a deep well on this property, which is
                     located in the City of Orem and should be adjusted to Provo’s boundary.

Area Four Three:     Area four three is located in Orem east of the Provo River at the entrance of
                     Provo Canyon and should be adjusted to Provo’s boundary. The property is

                                      Chapter 6, Page 68
                      very steep and probably will not develop, but it should be in Provo to
                      establish U.S. Route 189 as the common boundary between Provo and Orem
                      in Provo Canyon.

Areas Proposed for Municipal Disconnection Map # 6.3
Area One:    Area one is the Heritage Mountain Ski Area Annexation and was annexed into
             Provo City in 1978 to construct a world class ski resort. After review of the
             Environmental Impact Statement, the U.S. Forest Service denied the permit, and the
             facility was never built. Therefore, Provo is proposing a disconnection of 7,035
             acres, which is most of the 7,515 acres of the Heritage Mountain Ski Area
             Annexation.

Project Redevelopment Option
The Project Redevelopment Option, or PRO, was adopted in 2002 as an element of Title 14
Zoning to provide a flexible zoning tool, primarily for redevelopment and infill development
within Provo. The evaluation factors for use of a PRO as a development tool for land within Provo
is detailed in Title 14 Zoning of the Provo Municipal Code. The General Plan is consulted as a
guide, but recognition is given to the PRO as a tool intended for flexible and creative development
that will better meet the needs of the immediate community, and the greater community of Provo,
than would be produced through use of standard zone districts.

Approval of a PRO zone is a legislative action, as it includes three approval steps, two of which
require action of the Municipal Council. The PRO involves (1) Council approval, following a
recommendation by the Planning Commission, of an ordinance text amendment to Title 14 Zoning
to create the development parameters of the new PRO zone; (2) Council approval, following a
recommendation by the Planning Commission, of a request to rezone a specific tract of land to the
new PRO zone, and (3) approval by the Planning Commission of a preliminary project plan for the
new development.

The best use of the PRO is being evaluated over time and may continue to change to meet
concerns related to administering the Provo City Zoning Ordinance. At present, the PRO is
considered a new zone; at the time of adoption of this plan in 2004, discussion is continuing over
the possible use of the PRO as an overlay zone to resolve some of these difficulties. A long-range
planning effort should be undertaken to develop and adopt zones tailored to the unique needs of
the neighborhoods. Once appropriate locations for the specialized zones have been determined and
the standards adopted, the PRO should be used limitedly to facilitate redevelopment of
exceptionally difficult properties or to allow development of an exceptionally unique project that
cannot be modified to accommodate the zone standards.

An alternative possibility would be to establish four or five PRO zones that had enough flexibility
to regulate existing and newly proposed PRO zones. These zones could be developed in such a
way to also eliminate the Performance Zoning standards (which have been identified in the
General Plan to be updated or absorbed into the PRO format).


                                        Chapter 6, Page 69
The PRO is now the principal tool used for multiple-family residential developments or one-family
attached developments, as a city-wide rezoning of multiple-family residential districts to the
Residential Conservation (RC) zone necessitated that a rezoning occur to construct or expand
multi-family housing projects. The PRO can also be used for one-family detached homes where
the development parameters do not comply with the standard R1 zones and where use of the
Performance Development (PD) overlay zone is not possible or preferable. This is more likely to
occur for redevelopment projects that replace a single home or several homes with new homes,
whereas a PD is more likely to be used for new development on larger tracts of previously
undeveloped land.

It is intended that a PRO will be used for assembling multiple parcels into a larger development
area and that the PRO will look beyond its own boundaries and consider how adjoining lands
could be incorporated in the future, particularly within a single city block. The PRO may be
applied by the Council, at its discretion, to a larger boundary than the area owned by or under
contract for purchase by the developer. Again, the PRO is envisioned as a redevelopment tool,
whereas the Specific Development Plan may be more appropriate for new development or larger-
scale, master-planned projects with multiple components.

Use of the PRO tool is not limited to residential development. Although not yet widely used for
commercial or other non-residential proposals at the time this General Plan was adopted, the PRO
has been used for mixed-use proposals that will combine residential and commercial uses in a
new-urbanist design. In this application of the ordinance, the PRO has also been used for new
development on previously undeveloped land (in contrast to its expected use for redevelopment or
infill development) due to severe constraints that made development within standard zone district
parameters difficult. These have not yet been constructed, so it will take some time to evaluate the
long-term usefulness of the PRO, particularly where it is applied to previously undeveloped land.
This use has also raised issues related to deviations from design corridor standards, which must be
further evaluated over time.

Specific Development Plans
A primary problem of growing cities and towns is piecemeal, uncoordinated development.
Undeveloped land is often parceled into many separately owned holdings, each with a variety of
sizes and configurations. If such properties develop independently, coordinated features, such as
an overall network of connected streets or neighborhood parks, may be difficult to obtain.
Standard subdivision requirements that prescribe open space requirements and street connections
attempt to address this problem but may not always go far enough, resulting in uncoordinated,
patchwork development, rather than a coherent neighborhood.

Different goals between property owners or a simple lack of communication can unnecessarily
fragment new development. The design of development projects is left largely to landowners and
prospective developers. Plans are then reviewed by the City for compliance with existing policies
and standards. Often, little design cooperation exists between neighboring property owners
involved in a prospective development. As a result of different goals, many fractious hearings
may be held concerning development proposals and associated rezonings zone map amendments.
                                        Chapter 6, Page 70
These kinds of problems may be addressed by developing and adopting a Specific Development
Plan (“SDP”) for a given area. An SDP describes in more detail the type of development planned
for a specific area than is typically found in most general plans, zoning ordinances, or public-
facilities plans. Unlike a project plan, which is typically applied to a land area assembled within
single ownership for the purpose of development, an SDP can apply to a large area with multiple
landowners. An SDP may require more detailed planning, but also allows for more innovation in
design and organization of land uses.

The SDP is intended to promote coordinated planning concepts and pedestrian-oriented, mixed-use
development. Establishing an SDP in a particular area in advance of a development proposal can
help to ensure that an area is built in a coherent fashion. An SDP can also provide a framework for
locating creative, smart development features such as a connected network of safe streets,
neighborhood parks, open space, efficient development patterns, and better neighborhood design.

The SDP provides greater certainty for all parties (the City, developers, and the neighbors) as a
detailed, overall plan is approved, as a General Plan amendment and rezoning may be approved ,in
accordance with this plan, in advance of development. The Council may a) rezone the entire
property at the time of approval of the Specific Development Plan, b) rezone only a portion of the
property, or c) defer the rezoning until such time as application is made for project plan or
subdivision approval. Thus, all the stake-holders will know what will be built and the quality of
development expected. As a result, individual owners, developers and interested citizens will
likely spend less time in hearings on a particular project located within an SDP area.

The City and/or property owners should prepare SDPs for large or critical areas of the city.
Undeveloped or developed tracts with inadequate facilities may be considered for inclusion within
an SDP so that the timing of critical infrastructure can be coordinated with development. Specific
Development Plans may include residential development, commercial development, or a
combination of the two in mixed-use projects. In some areas, such as those designated in the
General Plan for "urban residential" or "commercial development," a Specific Development Plan
may be initiated by the land owner or may be required by the City for large, undeveloped tracts of
land or where greater flexibility and creativity of design is desired, such as in a mixed-use
development involving residential and commercial uses.

Once an SDP is approved, however, no building permit should be issued unless subdivision
applications, project plans and other development approvals are consistent with the SDP. Where
separate SDPs are proposed on adjoining or nearly adjoining tracts of land, there should be no gaps
or islands of land not covered by the plans. The City may request the inclusion of properties
needed to avoid such gaps and islands.

Use of the SDP versus the PRO as a Development Planning Tool
While the Project Redevelopment Option (PRO), previously discussed in this Chapter, may be
used for new development on previously undeveloped land, it is primarily intended as a
redevelopment tool where assemblage of multiple, smaller parcels is desired for encouraging a
more cohesive plan for redevelopment of land previously developed as discrete parcels, typically

                                        Chapter 6, Page 71
unrelated to each other in any way other than general use and zoning. The PRO envisions that
these properties will be redeveloped as a whole and typically under single ownership.

For raw land or land formerly used for agricultural and very low density housing – and in
particular for large areas of land suitable for master planning with varied housing types, localized
commercial uses, and church and school uses and other public services such as fire stations – the
SDP is a better tool. The SDP creates an overall plan for an area, which may include parcels that
remain under control of multiple land owners. It addresses General Plan issues and allows the
overall plan to guide individual applications for rezoning and project development on parcels in
separate ownership. This helps to overcome the lack of coordination that may occur when
separate land owners pursue plans at different times and with little concern for the course of
development on adjoining or nearby parcels.

The SDP Process
The process to establish a SDP may be initiated by the Mayor, the Municipal Council, or interested
property owners who represent a majority of the land area, and at least 1/3 of the value of real
property within the planned area. Property owners who initiate SDP requests should pay the cost
of preparing the plan. Similarly, an SDP fee should be imposed on persons seeking approvals
required to be consistent with a specific plan initiated by the City in an amount that is proportional
to the applicant's relative benefit derived from the SDP.

SDPs should be prepared in consultation with the land owners and neighbors. The Mayor may
appoint a steering committee to guide development of the plan, when it involves more than one
property owner, and it is undertaken by the City. The steering committee should include persons
representing affected property owners, neighbors, Planning Commission, Municipal Council, and
City departments. If a consultant is hired by the City to prepare the specific plan, the Steering
Committee may assist in evaluating the proposals and selecting the consultant.

A specific plan must have enough detail so that individual projects can be reviewed and approved
administratively if the proposal conforms to the plan. Stakeholders, including landowners,
developers, existing businesses and area residents need to be involved in the planning process to
set and support these standards. With input from stakeholders, a set of objectives for each SDP
should be identified. For example, the plan may encourage a certain type of development or may
endeavor to protect open space.

The adoption of a specific plan does not necessarily vest development, but its entitlements may be
defined by development agreement. Specific plans themselves are dynamic documents and may
be subject to future revisions.

A principal purpose of each SDP is to provide administrative approval for projects consistent with
the plan. Thus, each SDP, rather than a project, requires close scrutiny. Each SDP should:
        • Be consistent with General Plan policies;
        • Meet identified objectives;
        • Be compatible with the surrounding community;

                                         Chapter 6, Page 72
       •   Identify specific uses and detailed site and building design guidelines, including street
           designs and locations; and
       • Identify the location, timing, and financing of public facilities.
Draft SDPs should be submitted to the Planning Commission and Council for review,
modification, and approval. Application requirements are included in Title 14 of Provo Municipal
Code. The hearing process is essentially the same as for amending the General Plan.

Once approved, a specific SDP should be added to the General Plan’s appendices with a reference
in the specific policies of Chapter 6 for that area. Each SDP area should be rezoned to a new
Specific Development Plan Overlay zone that requires all future development in the area to
conform to the adopted SDP. If an SDP plan applies to land outside the City limits, the plan
should indicate where the SDP overlay zone will be applied upon annexation. New construction
under site review or building permit review should be required to meet the special development
and design standards of an applicable SDP. Finally, allowed uses, standards, and procedures of an
SDP zone should supplement and supersede standards and procedures of the underlying zone.

Special Considerations for Use of the SDP as a Long Range Planning Tool
This new level of planning in the City will solve problems for both the City and developers. It
empowers the City to exert greater control and coordination over the development process,
promotes more liveable neighborhoods, creates a more predictable development process, and
achieves greater consensus in the process. A thorough specific plan can enable planners to
effectively implement selected long term General Plan objectives in a relatively short time frame.
This policy is to be flexible, allowing the City to create standards for the development of a wide
range of projects or solutions to any type of land use issues. The plan may present the land use
and design regulations which guide the development of a new civic center or incorporate land use
and zoning regulations, infrastructure plans, and development approval processes for the
development of residential, office, commercial and open space uses.

The City may need to budget monies for the preparation of SDPs for areas determined to be of
critical need, with reimbursement from individual property owners within the SDP as development
occurs. Development within areas targeted for SDPs should be restrained to the extent possible
until such plans are prepared. The Administration, Council, and Planning Commission must be
included in the process of prioritizing areas where SDPs will be prepared. SDPs that have not
been developed within five years of their adoption should be reviewed by the Planning
Commission to determine whether such SDPs remain viable or need to be amended.




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                            Chapter 6, Page 74
                       Chapter Ten
              Municipal Services and Facilities

Introduction
Citizens depend on government and private agencies to provide essential and desirable services and
facilities which benefit the community. The Municipal Services and Facilities chapter includes the
Energy Department, Fire Department, Library Department, Police Department, Provo City School
District, and the Public Works Department, which includes Engineering, Public Services, Storm
Water, and Water Resources.

Municipal services are the backbone of the City. Without certain services, the City cannot develop,
grow, or service citizens or businesses located within the city boundaries. The needs and desires
of citizens should determine which facilities or services should be expanded to accommodate
growth.

Population growth demands increased services and maintenance of existing services. By looking
at projected growth rates, City departments can identify needed service and maintenance
improvements. Departments which provide municipal services need the capabilities to ensure that
improvements can keep pace with residential and commercial development.

Provo City Center is located at 351 West Center Street and houses administration and staff offices
of the municipal government. These offices include the Mayor, Municipal Council, Police,
Community Development, Legal, Information Systems, Finance, City Recorder, Human Resources,
and Parks and Recreation. The City Center is also the location for the Council Chambers, which
provides a large meeting space and technical support capabilities for public hearings and other
meetings of general interest to the public in conducting the business of the City. The present
building, completed in 1971, is no longer adequate to provide the current level of service. Several
departments have had to be relocated in order to provide better services.

The Public Works Department consists of the Engineering, Public Services, Storm Water, and Water
Resources Divisions. These four divisions are responsible for the delivery of important services
for the residents of Provo. These four divisions are headquartered at 1377 South 350 East, in the East
Bay Business Park. Operational facilities for these four divisions are located in the immediate
vicinity. As the city continues to grow, it is anticipated that some expansion of these Public Works
facilities will be necessary.

The Fire Department is located at 80 South 300 West. The Provo City Library is located at 550
North University Avenue. The Energy Department is located at 251 West 800 North; the City has
relocated some storage of materials to other locations throughout the city to make better use of space
within the existing facility. The Eldred Center is located at 450 West 500 North and is the


                                         Chapter 10, Page 1
recreational and cultural center for Provo’s senior citizens; facilities include space for dances,
lectures, musical interests, hobbies, and administrative offices. “The Center” is a recreational center,
located at 222 West 500 North, that anyone can schedule for special events. The Provo City Airport
is located at 3100 West 1200 South.



Energy Department
Municipally Owned Electric Utility
The City established its own electric utility in 1940. Since that time, the people of Provo have
enjoyed the benefits of owning their own electrical system. The primary benefit revolves around
the ability of the citizens to have a direct voice in the operation of the utility and the allocation of
derived benefits. The Mayor and Municipal Council are responsible for policy, rates, procedures,
and all other matters concerning the operation of the municipal electric utility.

Local control allows the City to transfer 10% of gross retail sales (as the resident-owner’s return on
investment) to the City’s general fund. This transfer of nearly $4.5 million annually helps to defray
the costs associated with the general operations of the City and reduces the City’s need for additional
tax or fee revenues. The decision has also been made to provide street lighting as a general benefit
to Provo citizens without a direct charge being assessed on each customer's account. Local control
of the electric utility system must be maintained to further economic and competitive benefits that
accrue to the public.

Physical Facilities
During the early years, most of the energy required within the city was generated by the power plant
located at 200 West 700 North in Provo. Since those days, the City has entered into numerous
contracts, agreements, and purchases with various agencies to provide for the power needs of city
residents, businesses, municipal facilities and other electric power customers.

Currently, the City is a member of the Utah Municipal Power Agency (UMPA). Through
contractual agreements, Provo has dedicated all of its generating capacity and sells all of the
electrical energy it produces to UMPA. Provo then purchases back all of its electrical requirements
from UMPA. The total generating resources available to UMPA which are either owned by Provo,
other members of UMPA, or by UMPA itself include (1) coal-fired power plants, (2) hydroelectric
power plants, (3) a diesel engine power plant, (4) a natural gas power plant, (5) a wind generating
station, and (6) extensive interchange agreements with many utilities and municipal power systems
throughout the western United States.

The department maintains two interconnection points with Utah Rocky Mountain Power (a map of
the Transmission System Master Plan and other related system maps are maintained in the Energy
Department). The Hale Switchyard and Gillespie Substation facility is located near the entrance to
Provo Canyon in the north, and the Tanner Substation is on 1600 S. State St. in the south. These
substations receive electric energy at 138 kilovolts (kV). They convert the voltage from 138 kV to
46 kV and protect a new 138 kV line completed in 2002 through west Provo. There are 13.5 miles
of 138 kV lines and 24.5 miles of 46 kV lines within the city.

                                         Chapter 10, Page 2
The Energy Department maintains twenty-two eighteen substation transformers which are located
throughout the city in substation locations. Four transformers convert 138 kV to 46 kV, two convert
138 kV to 12 kV, twelve and fourteen convert 46 kV to 12 kV and finally four more convert 12 kV
to 4 kV. These voltages are then converted for use by the City’s residential, commercial, and
industrial customers.

Future Facilities
Periodically updating the twenty-year plan, and through the five-year CIP budgeting process, the
department plans for future facilities to upgrade the electrical system and plans for new growth.
Example projects in the future are the east side 46 kV to 138 kV conversion, with associated
distribution substations, and a new 138 kV distribution substation in the Ironton area, also with
associated transmission and distribution lines a new west side 46 kV source with associated 46 kV
transformers, breakers and 46 kV transmission reconductor through the middle of town . We are
also looking at energy efficiency and conservation programs and smart grid technology projects.

Public Information
A primary goal of the Energy Department is to provide the best customer service possible, with the
highest level of reliability and low rates. The department has programs strives to communicate with
customers about electrical safety, energy services and conservation, project planning, construction,
and operating improvements.

Power Customers
Customers may receive information on electric products and on conservation of electric energy. To
help promote the conservation of energy, free shade trees are available annually to Provo residents
with central air conditioners. Information and resources for conducting energy audits are also
available.

i Provo Communications System
The Energy Department conducted a successful pilot program for the planned citywide i Provo
communications network system. The i Provo system will provide computer networking and
individual Internet access to homes and businesses throughout Provo. Funding and implementation
will continue to be addressed to make this technology available to city residents and businesses and
as a continuing improvement in the incentives to technology-based and communications-based
business and industry to locate and maintain operations in Provo.



Fire Department
The City is responsible for ensuring public safety. Minimizing loss of life and property through
adequate and efficient fire protection is a service the Provo City Fire Department provides the city
and contracted areas, including Provo Canyon and adjoining areas. The Fire Department provides
the essential services of fire protection, emergency medical service, hazardous material control,
rescue, public education, and fire code enforcement.



                                        Chapter 10, Page 3
Fire Department services also benefit Provo citizens financially. The City has a Class 3 Insurance
Services Office rating. Lower insurance rates based on this factor save the community millions of
dollars each year on fire insurance. The Fire Department will continue to broaden its service
coverage and capabilities to reduce the insurance rating factor even further.

Emergency Response
National standards for emergency response times to all areas of a city are measured in increments
of minutes. Central areas of Provo are serviced within a three-minute to four-minute response time.
Response times to outlying areas vary from five to ten minutes. Areas with especially lengthy
response times are found in the southeast area adjoining the Springville border, the southern part of
East Bay, and the northern boundaries of the city. Response times in these areas and the extreme
northeast of the city did not meet the national consensus response time standards at the time of
adoption of the General Plan. The City’s recent addition of a fifth operational station, which is
located in southeast Provo, brings the fire and Emergency Medical Services (EMS) responses into
compliance with current standards for this area.

Traffic congestion contributes to lengthy response times. Traffic concentration on arterial streets,
particularly during peak travel time, creates a barrier, thereby increasing response times. The flow
of traffic north and south is relatively smooth, but traffic flowing east and west often stops for traffic
signals. Steps to control traffic or to better facilitate emergency response capabilities will continue
to be pursued in order to provide safe emergency response for the entire community. Equipment for
emergency vehicle preemption of traffic signals continues to be evaluated based on efficiency,
effectiveness, and feasibility.

Roads with grades greater than 12% also increase response times; steep grades decrease the travel
speed of emergency vehicles. During freezing weather, such grades may prohibit access to certain
areas. Future roads should not have more than a 12% grade. The Fire Department will continue to
participate in the review of project development proposals to ensure that emergency response and
public safety concerns are considered in the design of new land development.           Continued
evaluation of emergency response operations will be needed to ensure that response times are
adequate to meet the needs of the community.

Public safety is being brought closer to citizens through a neighborhood-based emergency
preparedness program. Community Emergency Response Teams (C.E.R.T.) are organized, trained,
and equipped to respond to disasters and emergencies requiring trained manpower to assist in
providing public safety. C.E.R.T. volunteers are found through contacts with businesses, clergy
groups, civic clubs, and similar organizations.

Fire Prevention
Future fire and emergency medical service needs are governed by factors such as type and size of
population, residential, commercial, and industrial growth, political philosophies, and government
mandates. However, the Fire Department can control some impacts of growth and politics by being
proactive in response to fire safety. A ten percent reduction in fire related problems is realized for



                                          Chapter 10, Page 4
each ten percent increase in fire prevention efforts. Fire prevention can be achieved through fire
education, code enforcement, efficient dispatch, and adequate, well-maintained equipment.

Education
Fire prevention is the most economical way to fight fires. Public education is an effective way to
prevent fires. The Fire Department actively provides fire and life safety education to the primary
education system of the Provo School District. The fire education trailer, designed to provide
“hands on” fire safety training for young people, will aid in teaching children to save lives and
property. For the near future, the fire prevention efforts will focus on these and additional programs,
including “Remembering When,” an injury prevention and education program for the elderly, and
“Risk Watch,” a program specifically designed to reduce injuries in the younger population.

Code Enforcement
Strict fire and building code enforcement prevents fires. Fire and building codes ensure firefighting
equipment can be effectively used in buildings. All commercial and multi-residential buildings need
to be fire-sprinkler protected. Fire sprinkler systems in all new residential construction should be
mandatory. Incentives for retrofitting existing structures should be implemented. Penalties for
noncompliance with nuisance ordinances, such as weed abatement, trash, illegal dumping, and
unkempt properties, should be increased, as these violations may also increase risk of fire.

Dispatch
Fire dispatch is a vital link to the community and needs to be a top priority. With the relocation of
the dispatch center and the addition of up-to-date equipment, the emphasis can now be focused on
training and maintaining an edge, utilizing available updates to technology. Employee turnover can
contribute to less reliable service; incentives offered to employees may encourage stability in the
department and discourage turnover, improving service capabilities of the department.

Equipment
The Fire Department will continue to maintain and replace equipment needed for fire response
services. The replacement of emergency vehicles is provided for by a five- to a seven-year
replacement schedule. Plans should be implemented to install a computer system which provides
for area-wide data communication with dispatch, portable computer information links from stations
to response vehicles for conveying dispatch data, incident reporting, global positioning, automatic
statistics generation, and additional GIS information availability.



Library Department
The library is located at 550 North University Avenue in the old Brigham Young Academy
Building, which was remodeled and expanded in order to house Provo City's library. This 96,000
square-foot library provides a 300-seat auditorium, a children’s library, 400 personal computers,
1,200 square feet for Project Read, 1,000 square feet to educate parents, a browsing library, covered
parking, a full floor reference library, seven conference and meeting rooms, 100 multimedia stations,
and room for holdings of 450,000.


                                         Chapter 10, Page 5
Seventeen elementary and secondary schools of the Provo City School District act as network sites
for the library. Computer access and interlibrary loans are available from these locations. Extensive
interaction with school libraries in the Provo City School District is ongoing. Interlibrary loan and
other cooperative services to other public and private academic libraries in the area are provided.

Brigham Young University and Utah Valley State College make their library catalogs available from
public access terminals.



Police Department
Provo’s Police Department is a multifaceted law enforcement agency committed to meeting the
constant and changing needs of the community. The Police Department strives to serve the
community and promote an environment of mutual respect between citizens and police officers. The
department’s mission is:

       To provide high quality, community-oriented police services with sensitivity; to
       protect constitutional rights; and to provide leadership for the law enforcement
       profession.

Crime
Provo has long been regarded as a safe place to live. To meet the changing needs of the city, the
Police Department continually assesses the safety of the community.

Law Enforcement and Other Services
The Police Department employs approximately ninety-two officers, twenty-two dispatchers, and
thirty-nine support personnel. Thirty-two crossing guards are also employed to assist children on
their way to and from school.

The Police Department currently consists of three divisions and one bureau. The Patrol Division
is the most visible. Patrol officers, on bikes and in police vehicles, investigate criminal activity,
respond to the emergency calls, and monitor traffic to free the streets of hazards. The
Communications Center, more commonly known as dispatch, works closely with patrol officers to
provide rapid radio and telephonic communication.

The Support Services Division provides officers with the latest in law enforcement training in areas
such as computer-aided composite sketching, criminal profiling, legal updates, and crime analysis.
Highly trained, specialized teams are assigned to this division to enhance response to unique needs
in the community. These teams include a Mountain Rescue Team, Hostage Negotiation Team,
Special Response Team, Dignitary Protection Team, and Accident Investigation Team.

The Criminal Investigative Division is composed of several units including investigative detectives.
The division is in the process of creating a state-of-the-art crime laboratory to analyze evidence
collected at crime scenes.


                                        Chapter 10, Page 6
The Public Safety Information Bureau develops and coordinates community relations and crime
prevention programs to educate the public.

New Programs
Many new programs have been implemented in the department in preparation for the next century.
Among them are the Warrants Program, Special Operations Services (SOS), Victim Assistance
Program, School Resource Officers Unit, Community Oriented Policing Unit, and Community
Emergency Response Teams.

Warrants Program
The Warrants Program, also called the Judicial Enforcement Team (JET), aggressively pursues
outstanding warrants for people who have chosen to ignore court orders.

Special Operations Services
The Special Operations Services (SOS) are established as a proactive unit to address serious
offenders, major cases, and gang related crimes.

Victim Assistance Program
In response to increasing trends of domestic violence, the Police Department created the Victim
Assistance Program to assist domestic violence victims. A specially trained assistant provides
support to adult and child victims through the judicial system during an emotionally turbulent time.

School Resource Officers
The School Resource Officers Unit assigns an officer to every middle school and high school in
Provo. The intent of the School Resource Officers Unit is to encourage troubled youth toward a
personally productive life.

Community Oriented Policing Unit
The department has organized a progressive Community Oriented Policing Unit which focuses on
forging an interdependent relationship between police and the community.

Community Emergency Response Training
The Provo Police Department reaches out to the community in a variety of ways. Successful
community programs, such as Community Emergency Response Training (C.E.R.T.), help to
educate people within the community to respond and function appropriately during a community
emergency.



Provo City School District
Facilities and Enrollment
Public education for school-aged children is provided through the Provo City School District. As
of the 2004-2005 school year, the district operates twelve elementary schools, three middle schools,
three high schools, one young mothers school, and one school for students with disabilities.
Enrollment has fluctuated in different parts of the city, with a loss of middle and high school-age

                                        Chapter 10, Page 7
students, in particular, in some schools within the neighborhoods east of I-15 and an increase in
elementary school-age students in some schools within the neighborhoods west of I-15, where
growth in family housing continues to occur with the transition of former agricultural lands. The
locations and structuring of the schools within the system will be changing in upcoming years, based
on facilities planning work underway during the 2004-2005 school year.

Provo City made a number of changes in zoning during 2002 and 2003, primarily affecting areas
previously zoned for high density redevelopment or experiencing a loss of owner-occupancy. The
principal goal of these changes is to reclaim one-family housing in downtown neighborhoods that
have been impacted by campus-oriented housing conversions in past years. The impact of these
efforts to restore housing opportunities for families in these neighborhoods, and the possible
resurgence in school-aged children needing school facilities, may take some time to realize;
predicting the future need for school buildings that have experienced declining enrollment is
difficult.

City Involvement
The City will continue to work regularly with the Provo City School District in anticipating and
planning for growth and shifting populations. The successful partnership between the district and
the Parks and Recreation Department in the creation of school parks is also expected to continue into
the future. The Provo School District initiated a long-range planning process in 2003, with a
planning advisory committee – comprising the many stakeholders in public education – established
to meet periodically throughout 2004 to prepare a master plan for facilities planning. The goals of
the Provo School District Master Plan Committee were to:

       a.      Identify issues related to changing student enrollment and demographics in Provo
               School District; and
       b.      Analyze options for effective utilization and maintenance of existing schools and the
               possible need for consolidation and/or construction of new schools.

Public input will continue to be actively sought as the District constructs a ten-year master plan for
building utilization. The Board of Education will continue to consider and monitor a variety of
options as changes in enrollment and the financial needs associated with educational programming
and facility maintenance generate the need to further consider building rehabilitation, consolidation
and/or construction. An evaluation of the findings of the committee by the Board of Education in
November 2004 called for some school facilities to be closed or consolidated; some new schools and
remodeled schools are also part of the long range plan. The current facilities master plan is on file
with the Provo School District, 280 West 940 North, Provo.

The City’s Community Development and Parks and Recreation Departments were participants in
the planning advisory committee for this process and will continue to work with the School District
as plans are implemented, monitored and adjusted through the coming years.




                                         Chapter 10, Page 8
Public Works Department
The Public Works Department consists of the Engineering, Public Services, Storm Water, and Water
Resources Divisions. These four divisions are responsible for the delivery of important services
for the residents of Provo.

Engineering
The Engineering Division provides professional engineering support (design, survey, drafting,
development review, construction inspection, records maintenance, and public information) services
to the City Administration, the Municipal Council, the Planning Commission, and other City
departments, and the public. These services include the following: design, survey, drafting, traffic
engineering, development review, construction inspection, records maintenance, public information,
professional transportation engineering services and traffic signal maintenance and operation for the
City. The division also holds responsibility for provides administration, design and construction
management of public works improvement projects and professional transportation engineering for
the City.

Key Objectives & Outcomes:
•     Construct 820 North, Phase II from Independence Avenue to Geneva Road.
•     Coordinate with UDOT for intersection modifications 300 South & University Avenue,
      University Parkway & University Avenue and 500 West & Center Street.
•     Coordinate the EIS Study with UDOT, FHWA and a consultant for West Side Connector
      project. This study is project to be completed in 2010.
•     Represent Provo City’s interest in I-15 design for widening with additional connections
      through Provo.
•     Coordinate & manage the street resurfacing and sidewalk replacement programs.
•     Continue working toward a fully functional GIS system for infrastructure management.
•     Coordinate bridge design for Lakeshore Drive Bridge over the Provo River.
•     Complete update to the Transportation Master Plan.
•     Provide support as needed to other Departments.

Public Services
The Public Services Division consists of the airport, fleet management, sanitation, and streets.

Airport
Provo City’s Municipal Airport has been in operation at its present location since 1943. It provides
complete General Aviation (GA) service for the Utah Valley area and the southern portion of the
Wasatch Front. Construction of the Provo Air Traffic Control Tower began December 17, 2003,
and is scheduled to be operational by March, 2005. The Airport has an Air Traffic Control Tower
that has been operational since July, 2005. Currently a Beacon Interrogator 6 (BI-6), which is a radar
system, is currently under design by the Federal Aviation Administration (FAA) and is scheduled
to be operational in early 2010. Airport capabilities are further discussed in Chapter 8,
Transportation and Circulation, of this General Plan.



                                         Chapter 10, Page 9
Fleet Management
Fleet Management provides maintenance for Provo City’s fleet of vehicles and equipment. The
Fleet Management office also orders new vehicles and equipment. Fleet is also responsible for
managing the fueling site for all City vehicles.

Sanitation
Sanitation currently operates four pick-up routes servicing 14,900 17,600 one-family residences each
week. Residences larger than two-family dwellings and all commercial and industrial sites are
serviced by private sanitation companies.

Previous to Provo’s landfill in East Bay being capped in 1992, a special services district was formed
by Provo City, Springville City, Mapleton City, Spanish Fork City, and Salem City. Together they
developed a landfill and transfer station. Solid waste from the five cities The district has grown to
eight cities and solid waste from the member cities is transported to the transfer station in
Springville. From there it is trucked to the Bayview landfill on the west side of Utah Lake, where
the district has leased land from the State. The landfill has a capacity of ten million tons of
municipal solid waste (MSW). This capacity will be adequate to service the district for the next 75
years. This capacity will be adequate to service the district for the next 75 years. Since 1991, the
City has offered curbside yard waste weekly pickup. This is a subscription program and currently
has over four-thousand residents subscribing to weekly pick-ups. In 2003, te City contracted out a
curbside recycling program. This is also a subscription program that has over 3,700 residences
subscribing to the service. Between the yard waste and recycling program, the City is saving over
two hundred thousand dollars per year through reduced tipping fees by diverting the yard waste and
recyclables from the landfill.

Streets
The Streets Division of Public Services provides maintenance and repair of City roads and
manufactures traffic and street signs for the City. This includes street and gutter cleaning and snow
and ice removal in the winter.

Storm Water
While storm drain planning and funding should be motivated by a prudent desire to “be prepared,”
they are often motivated by the fear of flooding due to storms or spring runoff. Flooding creates a
real cost in property damage. Literally millions of dollars are lost, and millions more must be spent
to prevent damage.

The Storm Drainage Master Plan was prepared in 1986, largely in response to the high water and
flooding in the springs of 1983 and 1984. At that time, storm drains were inadequate. Presently,
storm drains are still not adequate. Capital improvements of $30 million were recommended to
bring the system up to par.

The Storm Water Service District maintains a map of storm water projects as part of the City’s
Capital Improvements Plan. Thirty to thirty-five years will be needed to complete the work. The
map indicates completed drains (of the $30 million in work, $25 million remains) and prioritized


                                       Chapter 10, Page 10
projects, which represent $11 million of the remaining $25 million. While that represents 45% of
the cost, these improvements will solve an estimated 60% to 65% of the system’s problems.
Funding for these projects comes from two sources: user fees and federal funds. In recent years, a
dozen major Storm Drain capital improvement projects have been completed throughout the City.
These were funded primarily by a $9 million revenue bond. A major update of the Storm Drainage
Master Plan will be completed in 2010. This will include identification and prioritization of future
capital improvement projects.

User Fees
User fees are charged at an established rate per month per equivalent service unit (ESU). An ESU
is the impervious surface area of the average one-family residence. At the 2002 2009 rate of $3.50
$4.03 per month per ESU, these fees produced total annual revenues of approximately $1.6 1.9
million. Half of the revenue goes to operations and maintenance, with the other half going to capital
improvements projects.

Impact Fees
Storm water impact fees were adopted in 2000 (currently $890 per equivalent residence per unit).
These funds generate approximately $250,000 per year to fund storm drain capital improvements,
which are impacted by new development.

Federal Funding
A large portion of the runoff in Provo comes from Forest Service lands east of Provo. A February,
1997, report by the United States Army Corps of Engineers included preliminary consideration for
federal contributions to municipal storm water facility construction; available opportunities for
federal participation, based on the need to address runoff from federal lands, will continue to be
pursued.

Recommendations
In addition to acquiring funding for the intended projects, the following recommendations should
be implemented to benefit the community and to protect the City and public welfare:

1.     Prohibit development where high water tables exist or require either flood proofing of
       basement walls or pumping mechanisms which will be connected to canals or storm drains
       (as opposed to being connected to the sewer lines). The developer and/or homeowners'
       associations should bear the ongoing costs of these systems.
2.     Protect the public from surface flooding and runoff from public rights-of-way, especially that
       caused by obstructed gutters. As it is impractical for Provo City to clean all the gutters in
       the city, section 9.15.230 of the Provo City Code should be amended to resemble 9.16.030
       by making owner, tenants, or lessees responsible for removal of debris from the gutters and
       liable for any damages or injuries resulting from failure to do so.
3.     Pursuant to the above ordinance being amended, a public education program should be
       funded to inform the public of these preventative measures.

Water Resources


                                       Chapter 10, Page 11
The Water Resources Division provides comprehensive culinary water and sanitary sewer services
to the community. The division’s budget is funded entirely by water and sewer user fees, service
connection fees, and some minor revenue sources such as interest earned and billings for
miscellaneous services.

As the Water Resources Division is dependent on water and sewer service sales to support
operational and capital improvement programs, water and sewer rates are a very important and
sensitive issue. Provo’s water and sewer rates have historically been very competitive and remain
among the lowest in Utah County and the State of Utah. This competitive position will allow the
City to make moderate rate increases as necessary to support an ongoing operations, maintenance,
and capital improvements program sufficient to meet the needs of a growing community while, at
the same time, providing the citizens of Provo with an excellent value for their water and sewer
utility dollar.

Water
The primary supply source for Provo City’s culinary water system is represented by spring areas in
Provo Canyon and Rock Canyon. In addition, eleven deep wells scattered throughout the city
provide additional water to meet peak demands during the summer months.

In 1995, the Alpine Aqueduct Reach IIB was completed in a cooperative effort between Provo City,
the Bureau of Reclamation, and the Central Utah Water Conservancy District. This aqueduct runs
from the Central Utah Water Conservancy District’s Northern Utah County Treatment Plant in north
Orem to Provo’s 48-inch aqueduct on North Canyon Road. The completion of Alpine Reach IIB
allows the City to divert Provo River water for treatment at the Northern Utah County Treatment
Plant and then return it to the City system for culinary water.

Provo City presently uses more than 30,000 acre-feet (9.8 billion gallons) of water annually. It is
estimated that a build-out population in Provo of approximately 170,000 will require approximately
45,000 acre-feet of culinary water per year. Recent acquisition of additional water rights allows the
City to drill eleven new wells. This and the gradual conversion of irrigation water to municipal
supply should allow the City to comfortably meet those build-out demands.

Wastewater Collection and Treatment
Provo’s water reclamation plant was upgraded and expanded in 1979. This project was intended to
increase plant capacity, as well as to improve treatment processes in order to meet emerging water
quality regulations. Since that time, the plant has been recognized by the Environmental Protection
Agency (EPA) on three different occasions as the “Best-Operated Advanced Treatment Plant” in
EPA’s Region VII. Since the 1979 expansion and modernization, considerable additional
investment has been made in plant facilities in order to add capacity and make operations more
efficient, as well as to enhance the treatment process.

In 1996, average daily flows at the Water Reclamation Plant were 15.3 million gallons per day,
which represents an average per capita daily flow of 151 gallons. Since average per capita daily
flows should be approximately eighty gallons, it is evident that the intrusion of ground water into


                                       Chapter 10, Page 12
the sewer collection system is a serious problem. Ongoing efforts to reduce ground water
infiltration, by rehabilitating or replacing older collection system components, help to preserve
reclamation plant capacity.

At the present time, bio-solids from the water reclamation plant are applied to agricultural land in
Cedar Valley as a soil amendment and conditioner. This program, along with other bio-solid
management options, will continue to be evaluated to ensure optimum management of this resource.

The City has also undertaken an aggressive program designed to rehabilitate aging reclamation plant
facilities and to modernize various processes within the plant in an effort to ensure compliance with
federal regulations, to provide responsible protection of the environment, and to provide capacity
for a growing community. Continued efficient management of the City’s wastewater collection and
treatment system will require considerable investment in the City’s aging collection mains and
reclamation facilities. Although this investment will undoubtedly require increases in the City’s
sewer rates, Provo residents will likely continue to enjoy sewer rates that are very near the lowest
in Utah County, as well as among the lowest in the State of Utah.




                                       Chapter 10, Page 13
                               Chapter Thirteen
                               Implementation

Introduction
As the General Plan was written, careful attention was given to ensure it was in harmony with the
values, goals, and objectives compiled by the Task Force. The General Plan is most influential when
specific implementation policies are written and when land use decisions abide by those policies.
Implementation policies can involve changes or additions to ordinances, zoning, and policy.

Provo City department heads were given the Task Force values, goals, and objectives and asked to
determine ways to implement them. Their input, as considered with the combined ideas of the
Community Development staff and the Task Force, is the basis for implementation strategies of the
General Plan. Active participants and time guidelines are given in some cases, to place
responsibility on the departments who are to carry out the implementation process of the General
Plan. In many cases, the priority for addressing implementation measures is left for Municipal
Council consideration during future goal setting sessions.



Tools for Plan Implementation
The General Plan details developmental goals and policies which promote land use patterns adopted
by the Municipal Council. General guidelines necessary to accomplish the objectives of the plan
are given. However, in the end, the impacts of this plan are dependent upon its usage in day-to-day
planning decisions relating to development and land use. The General Plan is carried out by tools
designed to help the Municipal Council, Planning Commission, and the Community Development
staff. These tools include zoning ordinances, subdivision regulations, the capital improvements
program, and semi-annual amendments to the plan, as well as a periodic comprehensive review and
update of the General Plan.

Zoning Ordinances
Zoning ordinances are adopted and enacted for the purpose of promoting the health, safety, morals,
prosperity, convenience, and general welfare of the present and future inhabitants of Provo City.
Furthermore, the purpose of the zoning ordinance is to:

       1.      Encourage and facilitate the orderly growth and development of the city;
       2.      Provide adequate open space for light and air, air quality, to prevent overcrowding
               of the land, and to lessen congestion on the streets;
       3.      Secure economy in municipal expenditures, to facilitate adequate provision for
               public or alternative transportation, water, sewage, schools, parks, vegetation, trees
               and landscaping, and other public facilities and services;


                                        Chapter 13, Page 1
       4.      Increase the security of home life and preserve and create a more favorable
               environment for the citizens and visitors of Provo;
       5.      Secure safety from fire, panic, and other dangers;
       6.      Stabilize and improve property values;
       7.      Enhance the economic and cultural well being of the inhabitants of Provo;
       8.      Promote the development of a more wholesome, serviceable, and attractive city
               resulting from an orderly, planned use of resources.

These objectives are achieved through regulation and control of types and patterns of land uses,
population densities in residential areas, building densities in commercial and industrial areas, and
the arrangement and size of buildings through setback and height regulations.

The zoning ordinance needs to be periodically reviewed and, when necessary, revised in order to
assure agreement with the General Plan, as neither the General Plan nor its implementation tools
should be static. Ideally, the zoning ordinance is used in conjunction with the General Plan and is
used as a tool for achievement of the objectives of the plan.

Subdivision Regulations
Subdivision regulations provide minimum design standards for new streets and lot divisions in the
city. They also enable the community to require developers to construct utility lines, roads, curbs,
and other necessary infrastructure in accordance with community standards. Subdivision regulations
are important to the General Plan because of the regulation of development on vacant land they
provide. All new subdivisions of land must meet these regulations or they cannot be developed.
Once land has been built up, the community does not get a second chance, for an ensuing period of
many years, to control its development.

Capital Improvements Program
The capital improvements program should be the single most important tool in carrying out the
development guidelines of the General Plan. It is used to schedule financing for the construction
of major non-recurring community facilities such as streets, utilities, public buildings, acquisition
of land, etc. The capital improvements plan is based on an analysis of the community’s financial
capability in order to reconcile proposed expenditures with fiscal reality. This presents the
opportunity for planning finances for the developments proposed in the General Plan. The capital
improvements program will enable the City to:

       1.      Relate physical planning to financial planning;
       2.      Obtain maximum value from the expenditure of public funds;
       3.      Ensure the community’s financial ability to meet future demands for public service;
       4.      Devote adequate time to the study and development of capital improvement projects.

Semi-annual Amendments
Amendments to the General Plan may be made semi-annually by citizens, developers, landowners,
the City, and other interested persons as outlined in Title 15 of the City Code. Proposals will be


                                        Chapter 13, Page 2
heard by the Planning Commission, who will make recommendations to the Municipal Council. The
Planning Commission will hear amendment proposals in April and October.

Notwithstanding the semi-annual General Plan amendment process, applications for amendments
to Specific Development Plans, as outlined in Chapter 6 - Land Use, may be made at any time.
Otherwise, the process for amendment of these plans shall be the same as for other General Plan
amendments.



Implementation Measures
The following is a summary list of implementation measures to provide a working guide to City staff
and to help track the progress of the City in accomplishing the goals of the General Plan.
Implementation measures that have been completed or that have been determined to no longer be
relevant are listed separately; these have been retained in the Plan as a tool for tracking
implementation progress or changes in policy. The letter O next to a box indicates that the
implementation measure is on-going.

The measures have been re-numbered consecutively, beginning with number 1, as this is the new
list effective with the adoption of the Comprehensive Update to the General Plan, adopted by
Resolution of Provo's Municipal Council on November 9, 2004.

Chapter One - Introduction
13.1 No implementation measures are necessary for this chapter.

Chapter Two - Administration
Amendment Process
G     13.2.1 Evaluate whether a period of time should be established, upon the adoption of a City-
      initiated comprehensive update to the General Plan, that applications for General Plan
      amendments would not be accepted. This was raised as an issue during the comprehensive
      update due to concerns that the City should have an opportunity to allow the policies
      established in the Plan to be evaluated for their effectiveness over a period of time before
      they are, again, subject to change.

Comprehensive Update
G    13.2.2 Evaluate whether a five-year period of time is the most appropriate for a
     comprehensive update to the General Plan, considering the time and involvement for
     accomplishing the update as required for the City staff, elected officials, neighborhood
     chairs, and citizens, and considering the ability to have a stable plan for a sufficient period
     of time to allow the adopted policies to effectively work in the community.

Consistent Zoning
G O 13.2.3 Systematically review existing zoning compared to the new General Plan land use
       designations. Conduct public hearings, after giving notice to affected property owners and


                                        Chapter 13, Page 3
       agencies, to consider zoning map amendments that reflect General Plan land use
       designations.

Planning and Zoning Hearings
G O 13.2.4 Provide, in cooperation with the City Attorney’s office, printed materials and
       training sessions for City land use decision makers and staff to promote equity, fairness, and
       due process in Provo City’s review of land use requests.

Zoning Enforcement
G O 13.2.5 Continue an emphasis on code enforcement to maintain neighborhood quality of life.
       This includes close cooperation with the City Attorney’s office, Police Department and
       participation in the satellite police station program.

Chapter Three - Population
Demographics
G O 13.3.1 Collect and maintain demographics data available periodically from the U.S. Census
      Bureau and other agencies for use in long-range land use planning, economic development
      efforts, and for the periodic update of the General Plan.

Population Projections
G O 13.3.2 Obtain population projection figures generated by private utilities, government
      agencies, and other sources for use in the periodic update of the General Plan. Compare
      these projections to those in the General Plan to determine whether the basis for the General
      Plan projected land needs remains valid.

Chapter Four - Housing
Neighborhood Preservation
G O 13.4.1 Encourage establishment of historic districts in areas with sufficient concentrations
      of eligible structures. Historic districts enable property owners to utilize tax incentives to
      improve their properties.

Affordable or Moderate Income Housing
G O 13.4.2 Encourage a broad range of housing choices for all income levels, without sacrificing
       neighborhood quality of life and property values.

GO     13.4.3 Promote strategies in selected areas to allow more citizens to qualify for a home
       purchase, to ensure affordable housing, and to increase owner occupancy rates in Provo,
       including but not limited to:
       - 80/20 loan programs in qualifying neighborhoods,
       - other down payment assistance programs that are available city-wide,
       - down-zoning to appropriate family-occupancy zones,
       - flexible development standards for rehabilitation of one-family homes, and
       - use of accessory apartments within one-family homes in appropriate areas.


                                        Chapter 13, Page 4
GO     13.4.4 Maintain close coordination with the Provo Housing Authority, Neighborhood
       Housing Services, Habitat for Humanity, the Utah Housing Finance Agency, and the Utah
       Department of Commerce and Economic Development, so that Provo City can be informed
       about, and involved with, housing projects proposed for this area.

Chapter Five - Urban Design
Landscaping
G     13.5.1 Evaluate landscaping requirements to bring them up to date with respect to water
      conservation, while encouraging the aesthetics, shade, and other benefits of landscaping in
      parking lots, commercial zones, residential park strips, and public and private spaces.

Signs
G     13.5.2 Develop and adopt a monument-sign-only requirement, including the concept that
      signs should relate to the architecture and landscaping.

G      13.5.3 Establish a process to amortize all free-standing signage over a certain height.

G      13.5.4 Require that off-site advertising, including but not limited to billboards, be removed
       from potential development sites prior to project approval to the extent that can be
       accommodated under State statutes governing off-site advertising.

G      13.5.5 Develop ordinance requirements that prohibit the placement of signs advertising
       future businesses or development projects on the site prior to obtaining required
       development approvals.

GO     13.5.6 Rewrite the Outdoor Sign Ordinance so that standards are more consistent throughout
       the city, and so that all properties within a given district meet the same standards, even if
       they are in different zones.

Design Corridors
G O 13.5.7 Establish the design corridors as outlined in the General Plan to provide guidelines
       for improved development. Each design corridor may have specific or unique design
       requirements.

GO     13.5.8 Encourage beautification to provide better entrances to the city in relation to welcome
       signage and landscaping.

GO     13.5.9 Encourage beautification and the strict use of ongoing maintenance standards along
       Utah Department of Transportation and City rights-of-way.

G      13.5.10 Encourage diversity in the design of multi-structure projects while allowing for
       compatibility with the overall project.



                                        Chapter 13, Page 5
GO     13.5.11 Encourage new construction, remodels, and additions to existing structures to be
       sympathetic to form, color, material, style, and scale of surrounding areas and/or structures.

Chapter Six - Land Use
G     13.6.1 Establish a land trust – a team of City officials, business people, and residents – to
      actively seek to acquire lands for open space and to manage those resources. Also consider
      teaming with other Land Use Trusts for acquiring lands for open space.

G      13.6.2 Consider having a bond election for funds to purchase open space along key corridors
       of the city for parks, trails, and buffer yards.

G      13.6.3 Bond or develop other mechanisms to provide for future transportation needs, such
       as new or improved roads, belt routes and improved access to I-15 on the north end of
       Provo, possibly through use of a collector-distributor system.

G      13.6.4 Revisit the concept of an “open space” subdivision ordinance, providing set-asides
       of common open space, to ensure that the integration of open space occurs in a way that is
       beneficial to the community and provides for long-term maintenance.

G      13.6.5 Re-write the Performance Development Ordinance and define its appropriate role in
       City development, distinguishing its use from that of the Project Redevelopment Option
       (PRO). There are legitimate purposes for having performance developments – design
       continuity, flexibility to deal effectively with difficult development settings, more efficient
       land use patterns, economy, etc. But there is growing dissatisfaction with some of the
       features of this ordinance and its results. Some of the things that should be examined for
       change are:
       1.      Simplify the ordinance.
       2.      The density bonus provisions should be reduced; that is, the types of features needed
               to justify a bonus should be more restrictive. Some of the density bonus features
               used to encourage better design should simply be required of all projects.
       3.      The base density should be the number of lots that could be designed on the site
               within the provisions of the underlying zone. The developer should be required to
               submit a “lot yield plan” to show how many lots the site would yield under a
               conventional subdivision. This would be the base density, or number of units
               allowed, and any bonus granted would be on top of this. This would eliminate the
               “built in” density bonus for PD projects that would otherwise occur by virtue of the
               fact that they are not limited by the geometrical constraints of designing lots with
               street frontage and average lot width.
       4.      Evaluate the feasibility and desirability to move all PD zones into PRO zones.

G      13.6.6 Develop an adequate public facilities ordinance which establishes “acceptable levels
       of service” for such things as roadways, intersections, storm drainage facilities, water lines,
       water pressure, sewer lines, fire and EMT response times, etc. If a development project is
       shown to fall below these accepted levels of service, it would not be approved, or at least it

                                        Chapter 13, Page 6
     would not be approved until either the developer or the City made improvements calculated
     to raise service levels to accepted norms.

G    13.6.7 Amend the land development/subdivision ordinance to require all necessary
     improvements to be constructed before building permits are issued.

G    13.6.8 Establish more definitive hillside development standards, particularly with respect
     to grading, stabilizing or retaining slopes, debris basins, flooding, and erosion control.

GO   13.6.9 Encourage the use of appropriately designed and maintained alleys in new
     developments so that garages are less prominent from the street.

G    13.6.10 Evaluate the development transition standards ordinance to make certain that there
     is an appropriate transition between land uses. Discourage future land use districts or zones
     from locating adjacent to another district where the average daily vehicle trips per acre for
     the new zone would be double that of the adjoining district (based upon typical base gross
     densities for the respective zones). Note: This shall not apply to zones bordering
     agricultural or public facilities zones. Other exceptions may be where a multi-family project,
     proposed for location along a collector or arterial street, is used as a transition between
     higher density or non-residential zones and lower-density neighborhood streets.

G    13.6.11 Establish a zone that would encourage the development of high-end, estate-type
     homes on lands west of I-15.

G    13.6.12 Require off-site road or intersection improvements by the developer, commensurate
     with the impact imposed by the development.

G    13.6.13 Require traffic impact studies for all zoning and General Plan land use amendments.

G    13.6.14 Encourage multi-family development only on collector and arterial streets or in
     transit-oriented development areas in ways that would not inappropriately encroach upon
     one-family housing.

G    13.6.15 Permit multi-family housing on the outskirts or "edges" of lower-density residential
     neighborhoods only where traffic from the multi-family housing can get direct access to a
     collector or arterial road without going through a lower-density residential district.

G    13.6.16 Establish appropriate boundaries and development standards within the areas
     surrounding Brigham Young University for transition between high-density residential and
     one-family detached uses, and between commercial and one-family detached uses, to prevent
     encroachment of inappropriate development into one-family neighborhoods in the Joaquin,
     Wasatch and Foothills neighborhoods.



                                      Chapter 13, Page 7
GO     13.6.17 Phase out the practice of allowing car dealerships permission to park vehicles in the
       street rights-of-way and participate with owners to replace parkway landscaping, curbs and
       gutters, and sidewalks in these areas where desirable street improvements have deteriorated
       and/or where landscaped areas have been replaced with pavement.

G      13.6.18 Encourage incentives to attract high density, long-term residential uses to the Central
       Business District (CBD) and to increase density for student housing south and west of
       Brigham Young University (BYU).

G      13.6.19 Establish policy guidelines for a PCBD (Peripheral Central Business District) and
       establish appropriate standards for building heights and setbacks, landscaping, mixed-use
       development, pedestrian-friendly streetscape, and other aspects of community and project
       design that contribute to creating and sustaining a liveable, walkable community. (Also see
       13.11.13.)

G      13.6.20 13.6.19 Evaluate land uses, existing zoning, existing street connections, approved
       local street plans, and future street connections shown on the Major and Local Street Plan
       Map of the General Plan, to identify potential hindrances to planning and constructing an
       intermodal station to serve future commuter rail, bus transit, park-and-ride, and/or other
       major trip reduction systems, and potential hindrances to optimal new development or
       redevelopment opportunities for surrounding land uses in a manner to successfully support
       transit use and provide needed enhancement of primary Central Area neighborhoods affected
       by the intermodal station. Determine where new street plans may be needed and determine
       whether the City should initiate zone changes on properties in support of intermodal plans.
       Key neighborhoods anticipated to affected are East Bay, Franklin South, Franklin, Central
       Business District, Dixon and Joaquin south-campus redevelopment area.

G      13.6.20 Develop appropriate transit-oriented development regulations and zoning for areas
       surrounding future bus-rapid transit stops.

G      13.6.21 Establish new zoning districts for the Downtown Planning Area under the policies
       outlined in the Central Business District Neighborhood, Chapter 6 - Land Use.

Chapter Seven - Parks, Recreation, and Open Space
Parks and Recreation Appropriations
G      13.7.1 Purchase property for future regional, community and neighborhood parks and trails
       in appropriate locations, where optimum automobile and pedestrian access exists or can be
       created.

G      13.7.2 Develop an open space master plan for appropriate locations throughout the city.

GO     13.7.3 Pursue grants and other available local, state, federal and private funding for the
       acquisition and improvement of parks, recreation areas, trails and open spaces.


                                        Chapter 13, Page 8
Open Space Appropriations
G     13.7.4 Encourage agricultural green belt areas in existing and appropriate new locations by
      use of a development right transfer or by acquisition through a land trust program.

G      13.7.5 Provide measures to require all sensitive land areas to remain open and natural.

Parks and Recreation Development
G O 13.7.6 Require all new developments to provide easements and improvements, through the
       development, as may be necessary to provide and maintain public access to natural
       amenities, such as the Provo River, Utah Lake, Provo Canyon, Slate Canyon, Rock Canyon,
       and mountain sides, as well as to provide access to, or continuation of, facilities that enhance
       use of the natural environment, such as the Bonneville Shoreline Trail and Provo River
       Parkway system.

G      13.7.7 Charge appropriate and justifiable park impact fees for new residential
              developments.

G      13.7.8 Formulate and develop city-wide funding sources and strategies to supplement
       capital appropriations from the general fund to provide park and recreation facilities.

Joint Operations
G      13.7.9 Clarify and establish further agreements between the Provo City School District and
       the City to utilize school grounds as neighborhood parks and existing school facilities as City
       recreation areas. (See also, 13.10.27)

Trails
G O 13.7.10 Encourage the use of trails and appropriate alternative modes of transportation and
       recreation by providing paved surface trails and off-street neighborhood connections.

GO     13.7.11 Establish and route new urban trail systems throughout the city by connecting
       existing trails and encouraging new residential development to install or provide public
       access easements for trails.

Regional Parks
G O 13.7.12 Explore the feasibility of creating large indoor and outdoor regional parks and
      cultural and recreation centers to provide venues for symphonies, concerts, plays, sports
      events, conventions, and general regional assembly.

Urban Forestry
See Municipal Services and Facilities Element, Energy Department

Chapter Eight - Transportation and Circulation
Regional Planning


                                         Chapter 13, Page 9
GO     13.8.1 Work with state, county and local governments and regional transit providers toward
       the development of a transportation system plan for the entire region.

G      13.8.2 Consider amending zoning districts and regulations to encourage higher-density uses
       in proximity to major transportation facilities. Discourage high-density development where
       transportation facilities cannot be developed to provide an acceptable level of service
       commensurate with the high-density development proposed.

G      13.8.3 Amend zoning regulations to make new development and redevelopment more “user
       friendly” to bicyclists and pedestrians. Encourage businesses to provide appropriately
       designed and secure bicycle parking facilities.

G      13.8.4 Ensure that adequate measures are in place to protect the Provo Airport from the
       encroachment of incompatible development.

Street System
G       13.8.5 Promote “connectivity” in the developing street system by requiring through-streets,
        versus an emphasis on cul-de-sacs and gated communities, and by adjusting street names as
        needed to provide continuity when new connections and realignments are accomplished.
        Included in this should be a renaming of Zephyr to Independence Avenue.

GO     13.8.6 Utilize traffic calming measures where deemed appropriate to discourage through-
       traffic on residential streets, reduce traffic speeds, and enhance neighborhood safety.

GO     13.8.7 Continue efforts to enforce speed limits through use of the Speed Maintenance and
       Radar Trailers (SMART) program and establish Neighborhood Speed Watch programs.

GO     13.8.8 Study and take action to improve traffic signal coordination where feasible.

GO     13.8.9 Monitor street conditions and plan for the systematic resurfacing of streets, with
       emphasis on high-volume collector and arterial streets.

GO     13.8.10 Consult the Major Streets Plan when developing Capital Improvements Plans and
       reviewing development applications, to ensure that needed street and traffic signal
       improvements and adequate public rights-of-way are provided when warranted.

G      13.8.11 Establish schedule to review trip generation studies on periodic basis to determine
       if Trip Generation Rates in Provo are comparable to national average rates typically used in
       traffic studies. The survey may also determine the “level of service” citizens expect to
       receive from the local street system.

G      13.8.12 Commission a study and conduct public hearings to determine if Traffic Impact Fees
       could be utilized as a means of funding off-site transportation improvements needed to
       mitigate impacts of existing and new developments.

                                       Chapter 13, Page 10
G      13.8.13 Revisit City access control policies and procedures and evaluate how effective they
       have been in preserving traffic capacity on arterial and collector streets. Amend access
       control policies and procedures as needed to improve future traffic flow on major streets.

G      13.8.14 Evaluate street connections needed to break up large undeveloped or under-
       developed blocks of land south of the railroad switching yard, between University Avenue
       and 500 West, to determine appropriate street layouts necessary to support the planning and
       construction of an intermodal station for commuter rail and other transit/ride-share options
       and to support appropriate redevelopment of the surrounding neighborhoods in a manner that
       will successfully support transit. Also consider emergency access needs where surface streets
       may be blocked for long periods of time; solutions may include options such as grade-
       separation at railroad / street crossings, new street connections not impacted by the railroad
       tracks, redesign of the University Avenue viaduct, pedestrian overpasses, or others. Require
       local street plans that consider these issues when evaluating proposals to rezone land for new
       development or redevelopment.

Transportation Demand Management
G     13.8.15 Maintain and increase the allocation of resources toward the development of a
      Transportation Demand Management (TDM) program in Provo that encourages employees
      to utilize alternative modes of transportation (other than the single-occupant vehicle).
      Encourage incentives for major employers to participate in rideshare, car pool or other
      employee trip reduction programs.

GO     13.8.16 Conduct a parking utilization study and work with all parties to design a plan to
       better utilize downtown parking.

GO     13.8.17 Work with the Utah Transit Authority (UTA) to enhance the ability of that agency
       to provide service to as many citizens as possible.

GO     13.8.18 Continue to participate in projects to study the feasibility of a commuter rail system
       connecting major cities along the Wasatch Front and to locate a commuter rail station in
       Provo.

GO     13.8.19 Initiate a new or updated environmental assessment (EA) for Federal Transit
       Administration (FTA) approval in support of qualifying for federal funding participation in
       property acquisition, engineering/design and construction of the intermodal station and
       support facilities to the extent permissible. Continue to participate with the Utah Department
       of Transportation on a transit-friendly alternative for improvement of Interstate 15 through
       Utah County that will support efforts to construct an intermodal station in Provo.

Bike and Pedestrian Paths
G O 13.8.20 Continue implementation of the City bicycle plan. Construct additional bike paths
       and bike lanes as funding becomes available.

                                       Chapter 13, Page 11
GO      13.8.21 Continue implementation of the plan for pedestrian trails. Aggressively seek
        funding for the installation of proposed trails identified in the General Plan.

GO      13.8.22 Evaluate existing and proposed pedestrian and bicycle facilities with the goal of
        improving safety for users.


Air Transportation
G O 13.8.23 Upgrade facilities and market the Provo Airport for commuter airline service.

Chapter Nine - Environment
Air Quality
G O 13.9.1 Work with the Utah County Bureau of Air Quality and with the Air Quality Division
      of the Utah Department of Environmental Quality to develop and implement programs to
      improve ambient air quality in Provo during all seasons of the year. This includes, but is not
      limited to: public health education efforts, voluntary winter wood burning curtailment
      programs, financial incentives for the installation of clean-burning heating appliances,
      encouragement of alternative modes of transportation to reduce reliance on the automobile
      and thereby reducing automobile-related emissions, continued efforts to improve traffic
      signal timing, and installation of additional bus turnout areas for more efficient transit
      operation and related reductions in traffic congestion with its increased emissions.

Forests
G O 13.9.2 Increase emphasis and efforts to Enforce the Watershed Protection Ordinance to
       ensure the protection of forests in City watershed areas.

        For Urban Forests, see Chapter Ten - Municipal Services and Facilities Element,
        Energy Department

Soils
G       13.9.3 Work with the Natural Resource Conservation Service (NRCS) to develop
        educational materials informing the public about the soil properties in the area and the
        consequences or limitations for development thereon.

G       13.9.4 Require appropriate engineering expertise in development projects on poorly drained
        and low bearing strength soils in order to properly design projects in relation to soil
        conditions.

Geologic Hazards
G O 13.9.5 Enforce building codes that will protect new construction from seismic hazards.

G       13.9.6 Explore incentives and funding sources for the seismic retrofitting of existing
        buildings.


                                       Chapter 13, Page 12
GO     13.9.7 Enact land use regulations that will limit development in areas subject to rock fall,
       land slides, and strata expansion.

Flood Control
G O 13.9.8 Continue maintaining the levee system and floodway areas free of encroachments to
       facilitate the discharge of flood flows.

GO     13.9.9 Minimize development in flood hazard areas to preserve storage space for flood
       waters and protect persons and property.

GO     13.9.10 Continue participation in the National Flood Insurance Program, in coordination
       with the Federal Emergency Management Agency (FEMA). Maintain a library of FEMA
       publications for public use.

Wildlife and Wetlands
G O 13.9.11 Work with applicable state and federal agencies to identify and preserve significant
        wetlands.

G      13.9.12 Consider establishment of a “wetland bank” or other means to mitigate the loss of
       wetlands with future urbanization.

G      13.9.13 Coordinate with state and federal fish and wildlife officials and adopt land use
       regulations as necessary to protect land areas frequented by wildlife.

Water Quality
G O 13.9.14 Maintain lot coverage/open space ratios for new development that will ensure
      adequate lands are preserved for water absorption and percolation for groundwater recharge.

Detention basins
G      13.9.15 Acquire, develop and publicize the availability of educational materials reminding
       the public of the importance of proper disposal of chemicals.

G      13.9.16 Encourage participation in Household Hazardous Waste disposal programs offered
       by governmental or environmental agencies.

G      13.9.17 Design parking lots to provide for filtration of storm water before discharge.

Solid Waste
G O 13.9.18 Recognize and support volunteer efforts to keep Provo City clean.

G      13.9.19 Study a sliding scale solid waste collection fee, based on container size, that
       encourages recycling and reduces the amount of waste that is land-filled.

Chapter Ten - Municipal Services and Facilities Element

                                      Chapter 13, Page 13
Energy Department
G     13.10.1 Present electrical safety programs in schools, fairs, and community activities.
      Work with neighborhood committee chairs in presenting electrical safety programs.

G      13.10.2 Annually update the five-year CIP and periodically review the twenty-year plan to
       anticipate future projects and the need to upgrade existing electrical infrastructure. As load
       growth warrants, convert the east 46 kV subtransmission lines with associated substations
       to 138 kV.

G      13.10.3 Standardize street lighting fixtures for the entire city to reduce cost and stock.

G      13.10.4 Incorporate new technology, such as distribution automation, to improve efficiency
       and reliability and to reduce costs.

GO     13.10.5 Coordinate with other City departments concerning current and long-range projects.

G      13.10.6 Use bill inserts and the Internet to provide information to the community concerning
       programs and services available to the public.

G      13.10.7 Maintain and upgrade SCADA (Supervisory Control and Data Acquisition), GIS
       (Geographic Information System), CIS (Costumer Information System) and Encore (Job
       tracking software) as new software becomes available.

Urban Forests, Energy Department
G     13.10.8 Maintain and expand forestry efforts in all areas of the city, including efforts to
      appropriately maintain forest areas located adjacent to and underneath City power lines and
      to replace aging trees with more appropriate species for these locations.

G      13.10.9 Maintain funding and cultivate volunteers for an active Urban Forestry Program to
       preserve and enhance the benefits derived from a healthy urban forest.

Fire Department
G      13.10.10 Install 3M’s “Opticom” traffic control devices on additional intersections
       throughout the city to improve response times.

G O 13.10.11 Establish a city-wide network of C.E.R.T. trained citizens to be utilized in the
event of an emergency.

GO     13.10.12 Participate in Provo’s Community Action Team (CAT) as it relates to nuisance
       abatement, fire and life safety hazards.

G      13.10.13 Establish programs to educate the community concerning local, state, and federal
       ordinances and local enforcement programs.


                                       Chapter 13, Page 14
GO     13.10.14 Require developers of projects within Provo to comply with all applicable adopted
       fire codes.

Library Department
G O 13.10.15 Institute programs through the library that educate citizens about various cultures,
       beliefs, traditions, and heritage.

GO     13.10.16 Appoint socially, ethnically, and religiously diverse board members, also varying
       in age, marital status, and gender.

GO     13.10.17 Provide the information on community events data base and the home page on the
       Internet.

GO     13.10.18 Work with design committee on the new library and determine how to enhance
       facilities and programs.

Police Department
G O 13.10.19 Use the Officer Friendly program and establish the DARE program in schools.
       Meet with parent groups for training and education.

G      13.10.20 Encourage federal disaster preparedness programs to be taught to citizens of Provo.

G      13.10.21 Establish police liaison in each neighborhood, and identify and train volunteers.

GO     13.10.22 Introduce the principles of crime prevention through environmental design, and
       educate the public on the value of making use of those principles within the built
       environment.

GO     13.10.23 Provide timely removal of all graffiti.

G      13.10.24 Staff and fund unit to identify community needs, provide enforcement, and educate
       owners and landlords.

G      13.10.25 Establish Police substations in areas that require extra presence of law enforcement.

Provo City School District
G     13.10.26 Provo City should meet with the Provo City School District on a regular basis to
      discuss growth, residency stabilization, and other issues related to developing and
      maintaining strong and appropriately located schools.

G      13.10.27 Continue the partnership with the Provo City School District and the Parks and
       Recreation Department in the creation of school and City parks. (See also, 13.7.9)

Public Works Department

                                       Chapter 13, Page 15
Wastewater Division
GO 13.10.28 Replace aging sewer collection lines and mains.

Storm Water Services District
G     13.10.29 Continue to implement the Storm Water Capital Improvement Program with
      design and construction of new storm drain infrastructure.

G      13.10. 30 Develop a computerized storm drain system inventory and routine maintenance
       program.

G      13.10. 31 Prepare a Storm Water Management Plan, including minimum control measures
       and best management practices, to achieve compliance with the NPDES storm water quality
       regulations.

G      13.10. 32 Complete a revised city-wide Storm Water Master Plan and an updated Capital
       Improvement Program.

G      13.10. 33 Complete a Flood Control Study along Provo River through the City.

Water Resources Division
G      13.10.34 Continue to replace aging and undersized transmission and distribution mains as
      well as individual service lines.

G      13.10.35 Maintain an aggressive program to drill and develop new wells under the City’s
       approved water right applications.

G      13.10.36 Work with the Central Utah Water Conservancy District and other agencies as
       necessary to ensure adequate capacity to deliver raw water to the district’s northern Utah
       County water treatment facility.

G      13.10.37 Provide adequate redundancy in critical pumping facilities to ensure an
       uninterrupted water supply to all areas of the community under a variety of circumstances.

G      13.10.38 Continue to rehabilitate and upgrade the water reclamation plant facility to ensure
       compliance with State and Federal regulations, protection of the environment, and adequate
       capacity.

G      13.10.39 Continue implementation of a Wastewater Collection System Master Plan to
       provide adequate capacity and protect against property damage from main line back-ups.

G      13.10.40 Replace and modernize major components of the water and wastewater SCADA
       (Supervisory Control and Data Acquisition) systems.



                                      Chapter 13, Page 16
G      13.10.41 Maintain aggressive efforts to obtain new water rights as appropriate, to protect
       existing water rights, and to manage water rights for the most effective beneficial use.

Sanitation Division
G       13.10.42 Improve Provo City’s recycling program beyond the yard waste program to include
        a drop-off recycling center, curbside recycling program, or combination of both drop-off and
        curbside recycling programs for metals, cardboard, plastics, newspaper, and other waste
        products, with recycling benefits to reduce landfill requirements and save energy.

Chapter Eleven - Rehabilitation, Redevelopment and Conservation
Neighborhood Conservation
G     13.11.1 Encourage the formation of National Register Historic Districts where appropriate.
      Assist private individuals to identify historic homes and buildings in order to allow them to
      take advantage of tax credits available for housing rehabilitation in these areas.

G      13.11.2 Target areas of historic significance and other areas appropriate for neighborhood
       conservation for infrastructure upgrades, such as street lighting and sidewalks, to further
       encourage and supplement housing rehabilitation efforts in these areas.

G      13.11.3 Offer incentives, such as low interest loans, for property owners to repair
       deteriorated sidewalks.

Historic Preservation
G      13.11.4 Consider revising the Landmarks Preservation Ordinance to strengthen the City’s
       ability to prevent the destruction of Provo’s unique historic resources.

G      13.11.5 Educate the community regarding the social and economic benefits of historic
       preservation.

G      13.11.6 Preserve the character of existing historic districts and seek to establish new districts
       in areas where a concentration of eligible buildings remain.

G      13.11.7 Work with the State Historic Preservation Office, the Utah Heritage Foundation,
       and the National Trust for Historic Preservation to identify funding sources and programs
       to support preservation efforts.

G      13.11.8 Recognize and reward the efforts of those who provide leadership in preserving
       community heritage.

Redevelopment
G     13.11.9 Maintain and enhance the position of the Central Business District (CBD) as the
      business, retail, government, entertainment, and conference center for the City. Do so
      through promotion and marketing, economic restructuring, management and organizational


                                        Chapter 13, Page 17
       strength, provision of adequate parking, and continuing efforts to enhance the appearance
       of the core area.

G      13.11.10 Promote efficient utilization of building space by encouraging a mix of uses in the
       Central Business District (CBD), including retail, office, service, and high density residential
       occupancies.

G      13.11.11 Continue efforts to assist existing businesses in the South University Avenue
       redevelopment area and encourage design improvements.

G      13.11.12 Update the community development plan on a routine basis, utilizing a community
       involvement process, to ensure that Community Development Block Grants are channeled
       to projects which meet the objectives of the CDBG program.

G      13.11.13 Establish policy guidelines for a PCBD (Peripheral Central Business District) and
       establish appropriate standards for building heights and setbacks, landscaping, mixed-use
       development, pedestrian-friendly streetscape, and other aspects of community and project
       design that contribute to creating and sustaining a liveable, walkable community. (Also see
       13.6.19)
G      13.11.13 Establish new zoning districts for the Downtown Planning Area under the policies
       outlined in the Central Business District Neighborhood, Chapter 6 - Land Use.

Chapter Twelve - Economic Development
G     13.12.1 Explore regulatory and financial incentives to encourage new businesses to locate
      in Provo and to encourage established businesses to expand.

G      13.12.2 Develop new business park sites to support and enhance the Provo Airport and to
       add a new, mixed-use and technology park on the former site of the Ironton industrial
       development to encourage new business growth and job formation.

GO     13.12.3 Work with the Provo Downtown Alliance organization to maintain the Central
       Business District (CBD) as a vibrant center of business, financial, residential, government,
       retail, service, and cultural activities in Provo.

GO     13.12.4 Facilitate a dialogue between local businesses and City government so that business
       and government needs and concerns can be addressed in a timely manner.

G      13.12.5 Utilize redevelopment programs and incentives to encourage the revitalization of
       blighted commercial and industrial areas.

G      13.12.6 Study the feasibility of improved access between I-15 and the north end of Provo.
       The preferred option for access is a collector-distributor system along the I-15 right-of-way,
       between Center Street in Provo and University Parkway in Orem.


                                        Chapter 13, Page 18
G      13.12.7 Collect, maintain, and regularly evaluate a sales and property tax data base,
       showing tax generation by commercial locations.

G      13.12.8 Encourage the development of the downtown area into a mixed-use development
       pattern to include housing, office, support commercial services, retail, arts, and
       entertainment.

GO     13.12.9 Provide support and assistance to businesses locating in or around the Provo Towne
       Centre Mall to encourage the vitality of this regional shopping mall and to revitalize the
       surrounding commercial area.

Completed or Obsolete Implementation Measures
The following lists include implementation measures that were identified in the 1997 General
Plan. The City has determined that it is worthwhile to retain these as a record of progress in
implementing the City’s General Plan and to note significant changes in policy that may have
occurred. A check mark next to the box for an implementation measure indicates that the
implementation measure has been completed. The letter X next to a box indicates that the
implementation measure has been deleted from the City’s policies for the General Plan, either
because the change is no longer necessary or because the City has changed direction in policy.

These measures have retained their numbers from earlier versions of the Plan or subsequent draft
update as further amended, as they are no longer part of the Implementation Measures list adopted
as part of the Comprehensive Update to the General Plan in November, 2004, and the numbering
is no longer relevant.

Chapter One - Introduction
No measures to record.

Chapter Two - Administration
Amendment Process
G T 13.2.1 Revise application forms and procedures to accommodate the semi-annual processing
      of General Plan amendment requests.

GT     13.2.2 Discuss ways to build flexibility into the semi-annual amendment process to facilitate
       review of defined special cases where “fast track” processing is necessary.

GT     13.2.3 Develop the framework for conducting an annual self-evaluation to enable the
       Planning Commission and Municipal Council to judge how well the City is adhering
       to General Plan guidelines.




                                       Chapter 13, Page 19
Comprehensive Update
G T 13.2.4 Budget staff resources to provide adequate time for a comprehensive update of the
     General Plan every five years. The plan update shall be considered concurrently with the
     City’s capital improvements budget.

Planning and Zoning Hearings
9X     13.2.7 Implement the separation of legislative decisions (such as zoning map amendments)
       from administrative decisions (such as conditional uses or subdivisions). This may
       necessitate re-visiting the lists of outright permitted and conditionally permitted uses in all
       zones. It also may involve the establishment of a “Limited Use Overlay Zone” to further
       limit allowed uses or intensity of uses to address special circumstances.

Chapter Three - Population
No measures to record.

Chapter Four - Housing
Neighborhood Preservation
GX 13.4.1 Amend the zoning map to provide areas for multi-family housing to serve as a buffer
      or transitional use between non-residential areas and low density residential areas.

GT     13.4.3 Initiate public hearings to consider the “down-zoning” of lands near the central city
       to encourage owner occupancy and preservation of established neighborhoods.

GT     13.4.4 Enable the development of accessory apartments in selected areas to promote owner
       occupancy, provide needed housing units and maintain an owner maintenance presence on
       the property.

Affordable or Moderate Income Housing
GX 13.4.7 Encourage the development, in selected areas, of housing types that cost less per
       square foot to construct (i.e., manufactured and modular homes).

GT     13.4.8 Amend zoning regulations to encourage appropriately designed cluster development
       patterns that conserve land and require less linear footage of infrastructure where open space
       areas of value to the homeowners or other city residents can be well designed, can preserve
       areas of natural beauty and topography, can be integrated into the overall design of the
       development, and has financial resources dedicated maintain the open space for long-term
       benefit.

GT     13.4.9 Consider a program to offer incentives (such as permit and/or fee discounts, loans or
       other means of support) to projects that utilize Low Income Housing Tax Credits or other
       programs that will ensure new housing units are made available to low and moderate income
       citizens.



                                        Chapter 13, Page 20
Chapter Five - Urban Design
Landscaping
G T 13.5.1 Establish specific landscape requirements in all commercial zones, including parking
      lot landscaping.

GT     13.5.2 Establish specific zoning guidelines relating to screening parking lots from the public
       view.

GT     13.5.3 Establish general zoning guidelines to require landscaping to correlate with the
       proposed architecture.

GT     13.5.4 Develop a sliding scale requirement for building height and required front yard
       landscaping.

Chapter Six - Urban Growth and Land Use
G T 13.6.17 Down-zone all LDR1 areas in the Central Council Area to the R1.6A (One-Family
      Residential, Accessory Apartment Overlay) or RC (Residential Conservation) zone to
      preserve one-family residences in appropriate areas.

GT     13.6.21 Establish the policy, procedures, and funding for the preparation and adoption of
       Specific Development Plans, as outlined in Chapter 6 - Land Use.

Chapter Seven - Parks, Recreation, and Open Space
Parks and Recreation Development
G T 13.7.6 Require larger, medium and higher density residential developments to create
       functional private and public open green spaces and recreation areas to service the needs of
       the individuals who occupy these developments.

Chapter Eight - Transportation and Circulation
Street System
GT      13.8.11 Conduct a survey to determine if Trip Generation Rates in Provo are comparable to
        national average rates typically used in traffic studies. The survey may also determine what
        “level of service” citizens expect to receive from the local street system. Amended in
        adopted measure 13.8.11 to establish schedule for review on a periodic basis.

Transportation Demand Management
G T 13.8.17 Continue to participate in projects to locate an improved Amtrak station in the
      Provo area.

GT     13.8.19 Initiate a new or updated environmental assessment (EA) for Federal Transit
       Administration (FTA) approval in support of qualifying for federal funding participation in
       property acquisition, engineering/design and construction of the intermodal station and
       support facilities to the extent permissible. Continue to participate with the Utah Department


                                       Chapter 13, Page 21
       of Transportation on a transit-friendly alternative for improvement of Interstate 15 through
       Utah County that will support efforts to construct an intermodal station in Provo.

Chapter Nine - Environment
Wildlife and Wetlands
G T 13.9.13 Evaluate and enforce land use regulations that call for the preservation of existing
        desirable vegetation in developing areas.

Solid Waste
G T 13.9.20 Consider modification of solid waste and nuisance enforcement procedures to
       increase compliance by involving the Police Department in violation follow-up and issuance
       of citations.

Chapter Ten - Municipal Services and Facilities Element
Energy Department
G X 13.10.3 Upgrade existing electrical services as maintenance and budget permits. Continue
      maintenance program. Construct a secondary substation on the west side to service the
      growing population.

GT     13.10.4 Incorporate new technology to improve efficiency and to reduce costs. When
       economically feasible, place all new distribution laterals and services underground in
       conduit. Review and periodically update both the five-year and twenty-year capital
       improvement and strategic plans.

GX     13.10.4 Encourage proactive commercial and industrial contracting.

GX     13.10.6 Make use of the Internet web site.

GX     13.10.7 Extension of circuit #11-1 to the west side as a second distribution feed to the
       airport. Acquisition of substation property and procurement and installation of equipment
       for a southwest/airport substation. Procurement and installation of a new substation for
       either the southeast or northwest sections of the city dependent upon growth and load
       requirements. Procurement and installation of a new 138Kv to 44 Kv transmission substation
       to supply additional transmission capacity to the southeast and southwest sections of the city.
       Transmission and distribution line upgrade and improvement. Existing SCADA (computer
       monitoring and control of substations) should be expanded to include new substation
       installations. This measure was replaced with revised language and separated into distinct
       measures in the adopted plan.

Fire Department
G T 13.10.15 Bring Dispatch Center up to seismic standards.

GT     13.10.16 Install a computer system that provides area wide voice communication with all
       units, dispatch, and stations, with portable computer information links to response vehicles

                                       Chapter 13, Page 22
       for dispatch data, incident reporting, global positioning and automatic statistical generation.

Police Department
G T 13.10.19 Establish police officer stewardship in each neighborhood to introduce and
       establish programs. Added similar goals for neighborhood liaison and volunteer training.

Chapter Eleven - Rehabilitation, Redevelopment and Conservation
Neighborhood Conservation
G T 13.11.1 Down-zone lands to increase home ownership rates, stabilize property values,
      improve neighborhood cohesiveness, and foster pride of ownership with property
      maintenance. Preserve existing family neighborhoods.

Redevelopment
G T 13.11.12 Continue support of the efforts to redevelop the Academy Square area on North
      University Avenue.

Chapter Twelve - Economic Development
G T 13.12.7 Encourage the retention of auto dealerships in Provo.

GX     13.12.8 Continue efforts that will lead to the environmental clean-up of the Ironton site and
       develop a master plan for the creation of a business park in the area. Replaced with new
       language more in line with updated goals.




                                       Chapter 13, Page 23
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