Lakewood Neighborhood - What do you think about the proposed zone change for Osprey Townhomes?

I support low density housing in this area, although I would like to see the number of units reduced by 20-22 (or more). 210 is too many for this spot. I would like to see a larger green space in the center section (where the walkway is)--with the Bryn/Devon units reduced by 12 to accomodate it, and a second, larger, green space in the upper right corner (cutting out all 8 units there). I think 2 -5 more units in the lower right should be cut to make room for a second access road on 500 W. I don't live in the neighborhood but very much sympathize with neighborhood residents who have expressed their concern about the increased traffic and safety concerns in adjoining neighborhoods that would come with an access point on 730 W. I would suggest that there be instead two access points on 500 W. It seems too dangerous to have an access point on the curved portion of Lakeside. Moreover, having spent a semester recently in Virginia, where we lived in a townhome development, I really really liked that our development had access points only on one street. It made for a much much safer neighborhood and it directed all traffic to a street that could easily absorb it.

I’m not opposed to more housing going in but there needs to be better planning on parking, vehicular access, and green space.

Only two ways in and out for 210 units (on average each unit is expected to have a minimum of two vehicles) is woefully inadequate and will create congestion not only for the new housing but also for the rest of the Lakewood neighborhood. Also, having one of the access points go through a neighborhood street will decrease the neighborly atmosphere and drive people out. The houses on that road will begin to mimic other houses on busy streets and the overall visual quality of the neighborhood will decrease (I cite center street south of 500 W and 500 W as visuals for this).

Not enough parking units will recreate the disaster that is the Startup apartments on freedom blvd. Cars line the streets over there because there’s nowhere else to park, it’s not only an eye sore, it’s unsafe for pedestrians, bikers, and drivers.

Green spaces help our environment and create appeal and a positive living atmosphere that encourage residents to take care of where they live—that is an overall boon for the city.

I definitely prefer the zone change to be changed to more single family residential homes as opposed to low-density town homes. I have concerns about adding too many homes/traffic for the space available, and causing bigger problems with traffic safety, safety for families/kids riding bikes walking, and taking away from the more peaceful family neighborhood feeling.

If it is changed and town homes go in, I agree with a lot of the other comments that the best access to the townhomes (for the osprey point neighborhood already here and those of a future town home neighborhood) that access to it would be best off of Lakeview Parkway, NOT through the neighborhood. There are lots of families and kids in the neighborhood and adding that amount of traffic on the roads would really take away from the safe, family friendly neighborhood that is in place.

I am in agreement with many of the other community members here. Our neighborhood is currently a family neighborhood with many, many children outside playing and riding bikes, scooters, etc. It would not be a good idea to put an access road through any part of our neighborhood nor do I want a zone change to put town homes in. I would ask that all factors be taken into consideration here when deciding on a zone change. The biggest could be that it will bring in many families and if they have children, that will put a huge strain on our local schools. I feel that there are many other options for use of this land and that we can work together to get a zone change for something other than more high-density housing and that will benefit and protect our children. I am not okay with the proposed zone change.

I feel it’s very important for residents/those with an interest in the zone change to note that IF the zoning is changed to become the “Low Density Residential” zone, this will allow the builder to build the maximum number of dwelling units permitted by the zoning, in large part regardless of the wishes expressed by those in the neighboring communities and irrespective of what the builder “says” they will/won’t do in “proposals”. The Low Density Residential zone permits a maximum of 15 dwelling units per gross acre. The minimum twin home/duplex lot size is 8,000 sq ft (which is 4,000 sq ft per dwelling unit, or .09 acres - more than doubling the density of dwelling units in a given acre when compared with the neighboring Osprey Point neighborhood). https://maps.provo.org/home/, https://provo.municipal.codes/Code/14.10.020, https://provo.municipal.codes/Code/14.14A.020

I strongly oppose changing the zoning of the land into anything that would allow dwelling units to be more densely packed than the adjacent R1.8 zoning (8000/sqft/.18 acre minimum lot size). The proposed higher density zone (even though it’s named “Low Density”) would introduce a significant increase on the already-present strain on local resources - sewer, schools, roads, etc. I and my family moved to the neighborhood adjacent to the parcel of land in question to get away from the higher density housing present in other parts of Provo and the problems that come with such proximity - increased danger for pedestrians, pets, children; higher crime rates; lower overall sense of community; a “transient” feeling among the residents; increased vehicle traffic (and the noise associated with such traffic); etc. Introducing higher density housing right next to a single-family neighborhood, will decrease the overall value of the neighborhood as some of the perceived “transient” feelings associated with higher density housing bleed into the existing neighborhood. Provo, and our neighborhood specifically, should be a place that people want to make a home and live, not a place full of transient dwellings, where people are constantly looking to the moment when they can finally “move on” to bigger and better things.

Additionally, though anecdotally to the main issue - regardless of the change in zoning, having the ingress/egress points for the new neighborhood be within the Osprey Point neighborhood is annoying at best, and dangerous at worst. Such a proposal is painful to even consider, given the fact that other, better, options (500 W, Lakeview Parkway) for the ingress/egress points exist. Consider for a moment one of the more positive outcomes of the zone change where the zoning is changed to match that of the neighboring area. The new land would provide space for approximately 72 more dwelling units. If each unit had on average 2 vehicles, this would be 144 additional vehicles using the Osprey Point roads - roads which are frequently used by pedestrians, children, pets, and others. If each car leaves and comes back once a day (which is probably low) that’s 288 more opportunities for our children, spouses, pets, friends and relatives to be involved in car accidents (accidents which generally prove harmful/fatal for those not protected by one of the vehicles). If the vehicles leave and return once a day (again probably low) that’s an average of an additional car potentially striking a loved one along a neighborhood road every 5 minutes (and that’s averaged over the whole 24 hour period in the day, 2.5 minutes if the evening/nighttime hours are excluded). Even if none of those drivers were ever distracted, intoxicated, rushed, tired, etc, the odds of literally or figuratively running in to one of these vehicles greatly increase. Now, consider if the zoning was changed to “Low” density residential - more than doubling the number of dwelling units. In the outlined proposal (210 units), if each unit had 3 cars on average (not unlikely given that higher density housing is generally rented to more than “single families”, legally or otherwise), there would be 630 more cars. That’s nearly one car per minute, if averaged over daytime hours. Certainly not a neighborhood I’d feel safe letting my kids play in the front yard in (and that’s only considering the probability of being struck by a car - not the other considerations that come with strangers driving by in cars).

To conclude, if anyone is in favor of changing the zoning to the so-called “low density” housing, please realize that this doesn’t mean the builder will abide by anyone’s wish to have fewer units on the land than the builder has proposed - it likely means that they’ll pack the maximum number of units onto the land as allowed by law (take a look at the Osprey Point neighborhood which was built by DR Horton, where houses are mere inches within the legal setback requirements). I am in favor of whoever owns the land being able to build on the land; however, changing the zoning to allow dwelling units more densely packed than the neighboring zones is tantamount to stealing from landowners in neighboring zones by detracting from the value of property in the neighboring zones. Additionally, more homes (whether single family residential, or “low density” residential) introduce a myriad of infrastructure and safety issues that should be concretely addressed before anything “final” is done - let’s fix problems we have now, before creating new ones.

To whom it may concern, I write regarding the September 10th. 7:00 PM Neighborhood Meeting Osprey Townhome Presentation

I would like to introduce myself for a quick second. I am a licensed CPA who now works as a Property Manager for 57 residential rental properties including single family homes, condominiums and apartments in the States of Nevada, California and Arizona. I have owned several homes in CA and UT over the past 20 years and currently reside in Provo. Traveling to the various homes I have seen well done developments and ones that are a problem.

With this email here are some of my concerns.

LDR:
I am a bit confused as the Master Plan appears to show the property as Low Density Residential (“LDR”). The definition I found on this is as follows: “Low density residential zones are locations intended for housing that include a lot of open space. These zones are meant for a small number of residential homes, and exclude large industries, apartment complexes, and other large structures”. Multifamily houses such as condominiums, apartments are usually not permitted and LDR neighborhoods are typically quiet and private with little traffic, perfect for kids. This development fails in this regard as it is being pushed by a developer who wants to simply pack the units in to generate high returns. As reported in the Salt Lake Tribune Higher density means higher profits for developers and builders. They can minimize the amount they invest in development costs and fees while maximizing the units and square footage they can sell. The map I have seen on this project looks more like a High Density Residential development with packed in townhomes and not in line with the Provo General Plan.

It was reported that in Holladay, residents resisted a high density development proposed for the Cottonwood Mall indicating it would detract from the town’s village-like atmosphere. In Herriman, residents also helped derail a development which was there times more dense than neighboring neighborhoods. The closest neighborhood to this DR Townhome project I believe has 4 homes per acre while this proposed project proposes approximately 11 homes per acre.

Perhaps a mix of housing types, single family, duplexes, townhomes would be a much better option with less number of homes.

Why the rush to re-zone?:
In the current state of the economy (Covid-19) a development of this size should be set aside until a better understanding of where Provo and State of Utah are at in the next 12-18 months. What if this developer simply sits on the property for years? My concern is they begin to develop and simply quit mid process leaving vacant land with half finished-basements, lots, etc. which would be a significant liability for the City. Many builders came and left during the last crisis situation.

It has been heard that the developer lobbied hard for their project, this is understandable they wish to gain significantly but should that be at the expense of the other areas in the vicinity? Time spent and lobbying efforts should not supersede what is best for Provo and surrounding communities.

When this developer acquired the property I’m sure they were well of the current zoning. Some of us who purchased homes near this property were aware of the current zoning which impacted our purchase decision. Many are concerned about the sewer, water and losing of farmlands.
The City needs to be careful as lawsuits can be brought if the zoning policy is simply changed which negatively may impact many homeowners for the benefit of a large developer.

Safety:
Safety should be a big concern for all. All of my children are adults but we are concerned for those who have small children in particular who live on 730 West where several large families live with many, many young children. Each day you can see several SunRoc Trucks speeding down Lakeview Parkway, would 730 W be any different? Having construction vehicles go down 730 West each day is a recipe for a disaster. If this project is approved I would suggest that all involved in the construction enter from Lakeview go slightly North on 500 and enter from that access street in that area there are no homes.

VRBO/AirBNB:
Townhomes close to the expanding airport would be ripe for VRBO/AirBNB investors creating short term rentals which would likely increase crime and make this a more transient neighborhood. This situation impacts the Cities hotels, restaurants, trash services, taxes, etc.

Emergencies/Traffic:
Another big concern should be traffic with about 210 new homes my guess is there will be another 420-630 cars driving onto 500 West or 730 West each day. As we know 500 West is already getting busy and in emergency situations it will be really tough to get in or out with only two exit points. Why not consider a access point at Lakeview Parkway? Perhaps where the Volleyball court is planned? An access point there might slow traffic on the Parkway currently cars and construction vehicles are speeding along the Parkway at dangerous speeds.

As other cities have experienced fires can wipe out entire areas quickly. From a KSL article in October 2018 Utah wildfires burned 485,989 acres in 2018 more than double the amount 220,000 of 2017. In August 2018 Deseret News reported that Utah fires as of August 2018 had seen the greatest loss of property in 15 years. Packed in housing can be catastrophic take California for example in 2018 there were 8,527 fires which caused more than $3.5 billion in damages. Another concern should be flooding and rising water, this year for example directly across the street on the other side of Lakeview Parkway water levels were very high.

The Development Itself/Parking:
I believe that the parking will ultimately be a problem as the guest parking is likely planned to be the minimum required. Simply look at the last Townhome project built by DR Horton in the area in Orem off Sandhill Road you will see cars lining the side streets. A big concern is that traffic and parking issues will spill into the surrounding neighborhood. The plan does not provide nearly enough open space. Further, this is different in concept from the existing nearby neighborhood a mix of housing types would be much better.

The revised map of the development has several Private Streets, are these going to be one-way streets? gated? Further, there was just recently a new map of the homes it appears the open space has decreased from 5.5 AC to 3.61 AC, the pool and clubhouse were also removed. (FYI: The Open City Hall City of Provo Website still shows the Old map)

Schools:
What consideration has been given to our local schools I assume those buying will or already have children who will need to attend schools in the area. Are the schools ready for the large number of new students? Is Provo trying to build to rapidly to satisfy safety, water, sewer, education and other needs? And if the economy does falter it will be really rough. Is the City ready to handle all this? Inspections, security concerns, sewer and water, crime, etc.

Water Supply/Sewer Capacity:
Water and Sewer are other concerns as shortages of water will become a concern in the future that should not be ignored. Is the developer considering recycled water for any of the landscaped area? I have also heard of the high priority sewer issue needs dealt with and is very important. I don’t have great knowledge on this but from what I read Provo has an aging wastewater plant and has only a few years to get into compliance and Provo’s system is at capacity.. I might be wrong but this to me is a huge concern.

To sum it up here are my concerns:
Number of homes LDR
Need to evaluate the Covid-19 impact on Provo
Safety
VRBO/AirBNB
Emergencies/Traffic
The Development/Parking
Schools
Water Supply/Sewer Capacity

Thank you for your time.
Tom S.
Provo Resident

My feeling about this item is that the designation of low density housing does not meet the design for this project. This has high density housing with very little green space. Either change the zoning to accommodate this project or change the density of the housing in the project. I would like to see lower density and more amenities for the area included. Perhaps a grocery store included here.