The Vesper Amphitheater concept plan drawing. The project will include 20,000 seats, 8,000 parking spots, a 75-room hotel, a restaurant and a plaza. (Courtesy of Vesper Amphitheater)
On June 24, Provo’s Planning Commission recommended the City Council reject the concept plan for the Zone Change and General Plan Amendments for the Vesper Amphitheater.The planning commission met in the Provo City Hall Council Chambers on Wednesday night, drawing over 200 Provo constituents to make comments on the decision.Three requests were made on behalf of the Vesper Amphitheatre team to the Planning Commission:(1) Bryan Bayles requested a General Plan Map Amendment for approximately 100.7 acres of land to move from the Agricultural and Parks, Recreation, or Open Space designations to a Commercial designation to allow for entertainment and hospitality development.(2) Bryan Bayles requested a Zone Map Amendment from the Agricultural, Public Facilities and Open Space, Preservation, and Recreation Zone to the SC3 (Regional Shopping Center) Zone for approximately 100.7 acres of land to allow for entertainment and hospitality development(3) Bryan Bayles requested Concept Plan approval for an entertainment and hospitality development in a proposed SC3 (Regional Shopping Center) Zone.Bill Peperone, Provo City Development Services director, began by presenting the requested Zone Changes and General Plan Amendments for the amphitheater. Peperone mentioned that the goal of the night was to consider the proposed zoning changes, not to approve the proposed plan in its entirety.“The Planning Commission is not being asked to approve a project plan this evening, but rather to consider the zoning classification that would govern the future of the use of the property,” Peperone said.Peperone also mentioned an amendment made to the development agreement that would require a minimum number of acres to be placed in a conservation easement. The construction for the development must commence within three years and be completed within 7 years.If those requirements are not met, the city could initiate the removal of the SC3 zoning to go back to the original zoning and to repurchase the city land. Brian Jones, the city attorney, stated that it is rare to include this clause in a concept plan.“Including a provision, especially a completion provision that says even if you start, if you don’t finish in time, the city can undo the rezoning — I’ve never seen one before,” Jones said.Bryan Bayles, who is representing the Vesper Amphitheater proposal, addressed several concerns he had heard from fellow Utah County residents, including traffic, parking and emergency access concerns.Bayles also reiterated that the point of the meeting was to create a proposal that would establish an agreement between the Vesper team and the city.“The city is not being asked to simply trust us. The city is being asked to adopt a framework that gives it enforceable control,” he said.The planning commission also read a letter from Mayor Marsha Judkins regarding the amphitheater’s construction. The letter noted that there were many concerns surrounding the project and that, if approved, would require strict adherence to requirements.Among the top public concerns were traffic mitigation and the future of the existing gravel pit.“Because of those concerns, I work closely with Provo’s legal department, public works department and development services department to create a comprehensive development agreement and real estate contract that, if approved, would legally bind developers to strict project standards,” she wrote.However, Judkins also stated that the proposal could be a unique opportunity — highlighting how no other proposal for the plot had made its way to the city. She also noted that the project passing the planning commission does not mean that it is yet approved.“Opportunities to convert an active gravel pit into a significant community asset are exceedingly rare,” she wrote. “I believe it is important that this opportunity be evaluated with a full understanding of both the project’s challenges and its potential benefits.”Over 200 members of the public made comments regarding the project. Many of the concerns addressed regarded traffic. Pleasant Grove citizen Tina Bean brought up this concern in her public comment.“We’re not against the venue, it sounds great. It’s just the wrong location,” she said. “This is a bottleneck area of the canyon and Vesper might become a cork for that.”While many constituents brought up concerns with the project, others stated their support for the amphitheater. Provo citizen Tom Walker said that the amphitheater would add more arts to the community.“That’s one of the reasons that I’m supporting this amphitheater, because of the quality of life that the arts brings to this region,” Walker said.Following public comments, the Planning Commission voted 5-2 to recommend the City Council deny the request to rezone the land for the amphitheater.The Planning Commission saw the economic benefit of the amphitheater, but also acknowledged that the amphitheater left many unanswered questions about traffic, light and environmental disruption.The City Council will meet on July 14 at 5:30 p.m. to discuss the Vesper Amphitheater Project.
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