Westfields Central New Neighborhood Plan

Introduction

Springville City has been collaborating with David Simpson for over a year and a half to create a plan and code to enable the development of a traditional neighborhood project called Westfields Central, on 20 vacant acres adjacent to Meadow Brook Elementary School at 700 S and 950 West. The Westfields Central New Neighborhood Plan is the result of this collaboration.

The new neighborhood plan establishes the location of sub-zones, parks, streets, alleys, and community buildings. A maximum of 220 units are permitted by the plan. The new neighborhood plan meets the intent of the Westfields Community Plan as articulated by the following vision statements from the plan.

A gateway to Springville
- The new neighborhood plan locates an approximately 3-acre civic space at the corner of 950 West and 700 South, containing a landmark structure to serve as a gateway and visually signal arrival into the larger neighborhood.
A transportation network
- The new neighborhood plan establishes a transportation network that provides multiple connections to surrounding streets and multiple paths through the 20-acre project. The plan fills in the gaps between existing streets and provides additional ways for traffic to flow and disperse through the larger neighborhood. The plan also includes rear lanes or alleys that provide additional connectivity within the project and remove driveways from the streets, eliminating the majority of locations where driveways cross sidewalks, increasing the comfort and safety of walking in the neighborhood. The plan also will create a large pedestrian trail through the project on the greenway and along the north boundary of the project on 700 South.
Quality development
- The new neighborhood plan contains site design and architectural standards for each lot type, providing a high degree of predictability and ensuring quality design and construction. The inclusion of public space that is well integrated into the neighborhood also increases the quality of the development.
A village made up of neighborhoods
- The new neighborhood plan creates a unique and identifiable area within the larger neighborhood but is well integrated by completing street connections and locating unit types around the perimeter that are compatible in design and scale with the existing homes.
Preserved Open Space
- The new neighborhood plan provides dedicated park space to the city where none was previously planned.
A Community Core
- The new neighborhood plan provides a village greet as a central gathering and activity area for the surrounding neighborhood and provides an opportunity for two adjacent small retail, service, or professional spaces.
Conservation of Resources
- The new neighborhood plan conserves resources by using less land and water per resident, and reducing the length and number of vehicle trips. The plan also reduces the physical and financial resources needed to provide infrastructure and public services to each home.
Walkable Community
- The new neighborhood plan makes walking safe through its overall design and the specific design of streets and public spaces. It provides a reason to walk because so many amenities and activities are located close by and it also provides additional amenities to give residents of the larger neighborhood something to walk to. The neighborhood provides a comfortable walk by providing a large greenway, and many walking paths that are separated from vehicle traffic that provide direct through block access to the public spaces. The plan will deliver an interesting walk because it creates a diverse streetscape and focuses activity on the sidewalk by providing generous front porches and moving driveways and blank uninteresting garage doors to the rear of units.

The proposed plan completes the gaps in the local street grid and trail network in the neighborhood by continuing the fine grain grid of local streets and providing pedestrian connections to the surrounding neighborhood. Quality development will be ensured by a design process proffered by the development agreement that will include multiple reviewing parties and adhere to the general design standards codified in the new neighborhood plan. The plan completes the neighborhood and fits into its surroundings, yet provides additional housing types, public spaces, and commercial amenities. A village green and neighborhood greenway provide significant open space and create the civic character that is somewhat missing in this central core area of the Westfields Community. Lastly, all of these characteristics come together to create a walkable community, not just a neighborhood in which it is possible to walk, but a neighborhood where walking is the favored form of transportation. Streets are designed for a 15 mph speed limit, bulbouts, reduced curve radii, and alley loaded garages all elevate the pedestrian experience. Truly, the neighborhood addresses Jeff Speck’s four elements to make a place more walkable by providing a reason to walk, a safe walk, a comfortable walk, and an interesting walk.

Timeline

October 2019	First staff level site plan concept completed.
November 2019	Initial discussion with Landmark Development
November 2019 – May 2020	Continuing discussion and zoning code drafting
June 2020	Decision to hire outside help for design and code development
July 7, 2020	Presentation to City Council work meeting
August 11, 2020	Presentation to Planning Commission
August 2020	Three consultant proposals received
September 2020	Tom Low of Civic by Design selected as consultant by Landmark Development
September 2020	First design review pin-up meeting with staff
October 2020	Second and third design review pin-up meetings with staff.
November 10, 2020	First Civic by Design work meeting presentation to City Council.
February 9, 2021	Planning Commission presentation on regulating plan and code
March 16, 2021	Presentation to City Council work meeting
August 10, 2021	Planning Commission recommendation for amendments to Springville Code Title 11 Development Code, to adopt the Traditional Neighborhood Development Zone and a zone map amendment for Parcel 26:041:0068 located at approximately 700 South and 950 West from the R1-10 Zone to the Traditional Neighborhood Development Zone.
August 24, 2021	Planning Commission recommendation for the adoption of the Westfields Central New Neighborhood Plan.
September 7, 2021	City Council consideration of an Ordinance adopting the Traditional Neighborhood Development Overlay Zone as Springville City Code Title 11, Chapter 5, Article 8, and, Consideration of an Ordinance amending the Official Zoning Map to apply the Traditional Neighborhood Development Overlay Zone to parcel 26:041:0068, a 20.29-acre parcel located at approximately 700 South and 950 West
September 21, 2021	City Council consideration of approving the Westfields Central New Neighborhood Plan for 20 acres adjacent to Meadow Brook Elementary School at 700 S and 950 West and approving a Resolution adopting the Westfields Central New Neighborhood Plan Development Agreement

Resource Documents

First Site Plan Concept
Design Review Meeting Recordings
Planning Commission Agendas, Staff Reports, Presentations, and Minutes
- August 11, 2020
  - Agenda
  - Staff Report
  - Presentation
  - Minutes
- February 9, 2021
- August 10 , 2021
  - Agenda
  - Staff Report
    - Item-2-ZTA-Traditional-Neighborhood-Development-Zone
    - Item-3-ZMA-TND-Zone
  - Minutes
  - Presentation
- August 24, 2021
- November 30, 2021
  - - Agenda
    - Staff Report
      - Westfields Central NNP Amendment
      - Westfields Central Sub Prelim Final
    - Presentation
    - Minutes
City Council Staff Reports, Presentations, Minutes, and Recordings
July 7, 2020
- Agenda
- Minutes
- Presentation
November 10, 2020
March 16, 2021
- Agenda
- Packet
September 7, 2021

September 21, 2021

City Council Staff Reports, Presentations, Minutes, and Recordings
July 7, 2020
- Agenda
- Minutes
- Presentation
November 10, 2020
March 16, 2021
- Agenda
- Packet
September 7, 2021

September 21, 2021

December 7, 2021