IMPORTANT: the planning and zoning commission recommended to disapprove the LCR Zoning Application. The application goes before the City Council for vote on January 8 at 6:00 pm. We need everyone to attend that City Council meeting!
What is LCR?
LCR (Life Cycle Residential) zoning was recently passed by the Providence City Council and is Mayor Drew’s signature legislation. It is meant to allow developers to build medium and high-density housing, mixed with single family homes and integrated green-space in Providence. It’s more complicated than this, so we encourage you to read the full zoning ordinance on Providence City’s website.
Why are many residents opposed to LCR?
Many residents are not opposed to the concept of LCR but find its application very problematic. Because it’s broadly written, LCR allows land developers great discretion on the amount and type of green space required and the density of housing they build (4-12 units per acre, including apartments and townhomes/condos). Early plans for the city show that LCR zoning may be available anywhere in the city. Currently the city is considering an application to rezone 79 acres on Providence’s bench, allowing the developer to build high-density housing in this area.
We need your help to grow smarter! Here are some ways to get involved:
We encourage you to purchase a lawn sign to spread the word! Shop the following link: https://envision-providence.myshopify.com/
Join “Envision Providence” on Facebook. There is a lot of great information on this page that you’ll want to check out!
Attend the upcoming meetings:
– Mayor’s Town Hall:
Sat. December 8, 8 – 10 am
– Planning & Zoning:
Wed. December 12, 6:30 pm
– City Council Mtg:
Tue. January 8, 6:30 pm
Communicating your concerns with the Planning and Zoning Commission, City Council, and Mayor.
Don’t miss these important meetings:
City Council Mtg:
Tue. January 8, 6:00 pm
Meetings are at Providence City Hall
164 Gateway Dr
Providence, UT 84332
Please note, these dates may change. Please join our Envision Providence Facebook group to stay up to date.
QUESTIONS TO ASK THE MAYOR AT THE TOWN HALL
Are you in favor of rezoning the 79 acres just south of Providence Canyon to LCR? Why or why not?
The state has asked to develop general plans that include the purposeful development of moderate and low-income housing. The law also requires that cities share these plans with their residents for comment. Why are large swaths of land being rezoned to LCR before the city completes its general plan?
Areas of providence have distinct character: the old town with its quaint trees and unique homes, central bench with its large lots, and the east bench with its impressive custom home designs, among others. When LCR is applied to areas of existing development, how will that affect the continuity and character of existing neighborhoods?
The draft general plan will currently allow LCR rezoning anywhere in the city. You have also written a proposed ordinance that would allow residents to build accessory dwelling units on their lots with few restrictions. How do these decisions fit into your vision for providence?
City representatives have stated that LCR is in response to the need for more affordable housing, yet, at the planning and zoning meeting on November 28, Mayor Drew stated that the proposed LCR above Providence Highlands would be high-end housing. How will this rezone help with affordable housing? The same developer is also petitioning Providence to annex an additional 90 acres on Millville’s east bench to LCR, potentially adding an additional 700-800 units, bringing the total to close to 1,500.
Rezoning areas to higher density housing brings in fewer property taxes and decreases property values for existing owners, yet, developers are able to extract more value from their land investments at the residents’ and city’s expense. Could this be viewed as a redistribution of wealth and tax payer bailout for real estate developers?
Due to South Providence’s boundary peninsula, Millville will be greatly affected by Providence’s zoning decisions. How do Millville residents feel about the prospect of zoning most of Providence’s southeast bench to higher-density LCR?
What was the public’s feedback regarding the first Providence area rezoned to LCR and how was that feedback received and used by the city?
Since the city rezoned the Chugg property to LCR on the north end of town, the very first LCR in Providence, problems have arisen with the developer regarding who is going to pay for a needed $300k bridge for egress/ingress into the community. Will the city end up bearing some of the costs of that bridge and do the lack of specifics in the LCR unfairly advantage developers by rezoning first and dealing with the details later?
How much denser will this new development
be than existing zoning?
We’ve asked the Mayor, City Council, city
employees, and the developer – nobody can tell
us. Because of the zoning we can safely say it
will be at least twice the number of residences
and potentially 400-500% as many. It will also
include condos or apartments, likely both.
I’ve heard that the Mayor and the City Council
have already made up their mind and want
this rezoning, why should I speak out?
City officials need to be accountable to their
residents and represent their views. We believe
city officials will listen to our voices; if not, we
intend to take this rezoning to referendum.
Isn’t planned green space a good thing?
Yes, however previous interactions with this
developer and others have shown that areas
designated as green space are less usable (utility
easements under power lines, high water table
areas, steep grades, etc.).
Would high density in this area be safe?
We don’t know, but we’re skeptical. We would
like more information on road access, road
steepness, the impact of an earthquake, threat of
wildfires, silty soil, and more. We think the issues
should be thoroughly studied.
I live in Millville, is there anything that I can do?
Yes, your presence at city meetings says a lot! You are Providence’s closest neighbors and we should make decisions like this together. If you were our next door neighbor, we wouldn’t put up a fence without consulting you. You get it.
Isn’t the state of Utah requiring cities to build
more affordable housing?
Yes, the state is requiring municipalities over
5,000 people to build moderate income housing
into their general plans. They are requiring cities
to share these plans with their residents.
Providence’s plan was last updated in 2000. We
think it’s prudent to finish the plan before
rezoning large swaths of undeveloped land.
If more housing is needed, what else can
Modern smart growth hinges on the principle of
the urban-to-rural transect (you can look it up).
This LCR rezoning, which places denser
populations away from major corridors and city
transit, ignores smart development principles. It
not only breaks up the continuity of existing
neighborhoods, it adds unnecessary traffic and
constructs denser populations away from city
We have lots of ideas and many intelligent people
that want to help address housing needs
(builders, business experts, and economists). Of
course, we also believe that resident’s should
define the community in which they live.
Is there a development plan that I can look at?
No. This is one of the main reasons we are
speaking out. No developer should be given the
amount of control that LCR currently provides.