Riverbottoms Neighborhood - What do you think about the proposed zone change for the Willows on the River townhomes?

Provo City residents are encouraged to provide input on new development within the city. We value our residents' opinion and ideas. Your input assists staff in ensuring that all viewpoints are heard and to make them aware of concerns as well as what residents see as a match to the City's vision.

Developer/Applicant

Daniel La Fontaine

Project address

Approximately 50 E 3900 N (Riverbottoms Neighborhood)

Description 

Daniel La Fontaine is requesting a zone change from the R1.10 (One-Family Residential) zone to the LDR (Low Density Residential) zone for his property at 50 East 3900 North. The proposal conceives of demolishing the existing home to build ten townhomes on the site. This is a reduction from a proposed twelve units that was shown at the March 25 Planning Commission hearing. The current zoning would allow the applicant four units, while approval of an LDR zone would allow up to fifteen units.

The single-family home that is currently on the property is accessed from 3900 North, a residential street that leads to the Raynola and Canyon Cove subdivisions. Both existing subdivisions are detached, single-family developments in the R1.10 zone. There have been two recent examples of how residents of this area have been able to maintain this type of neighborhood. First, when Orchard Estates proposed new multi-family to the north of this area, the neighborhood worked with the developer to create a buffer of detached, single-family lots along 3900 North. Second, when Olde Ivy proposed new townhomes and commercial development, work was done to limit access to only 3700 North and University Avenue.

This is the third time this applicant has come to the Planning Commission with this proposal. The first continuance in November 2019 directed the applicant to work with the neighborhood and staff to provide a complete set of concept plans that attempts to address concerns. The second continuance in March 2020 directed the applicant to reduce the number of units in his concept plan and work on some site plan issues.

The applicant has now brought forward a workable concept plan that can be moved forward for the purpose of a zone change request. However, if the zone change is approved, the applicant would need to work with Planning staff to create a complete Project Plan submittal that can meet the LDR zone requirements. The current renderings submitted with the related concept plan do not meet the requirements of the proposed zone’s associated design guidelines. Should this zone change be approved by the Municipal Council it should be recognized by all that no approval or entitlement has been granted for the building renderings submitted.

FINDINGS OF FACT

1. The property is currently zoned R1.10.
2. The General Plan designates this property as Residential.
3. The zone change to the LDR zone includes a concept plan of 10 townhome units.
4. The concept plan shows less units than what would be allowed in the LDR zone.

Status

A neighborhood meeting was held on February 25, 2020. The Planning Commission continued this item from the March 25 hearing for the applicant to work on the site plan and reduce the number of units. This is scheduled for the Planning Commission hearing on June 24, 2020, and is scheduled to be heard at the Provo City Council meeting on November 10 2020.

Project Contacts

Planner - Aaron Ardmore, 801-852-6404, aardmore@provo.org

Resources

Provo City Zoning Map
Provo City Code
Key Land Use Policies - listed by area and neighborhood (see policies that guide the land use for particular areas of the city)
Staff Report