March 7, 2000
VIA FACSIMILE TRANSMISSION
Provo City Council
351 West Center
Provo, Utah 84601
Re: SCAMP
Dear Council:
I have followed with interest the rumors of a proposed
South Campus Area Management Plan ("SCAMP") for the area south
of the B.Y.U. campus, including the recent legislation adopted by the Utah
State Legislature to help facilitate such a proposal. I have been
concerned from the outset that this is a proposal that has been hatched
and incubated in an environment designed to protect it from the heat of
public scrutiny. Not only has it not been the subject of any public
discussion, it seems now to have become a foregone conclusion with the
City Council and the Administration prepared to commit the public funds
necessary to make it a "done deal." Nevertheless, I am in
favor of the perception I have of SCAMP, but only if, it is part of
an integrated plan designed to accomplish the objectives of the recently
adopted Provo City General Plan to reduce the number of non-owner occupied
residences to an acceptable level, and only if the implementation
of the plan does not cause traffic to exceed levels acceptable to Provo
residents (sometimes referred to as environmental capacity). I am
also in favor of hiring a planning consultant to help in this area, but
only if, his assignment includes determining whether it is even
appropriate for this community to consider such a proposal, whether it is
viable and whether there are more appropriate locations for the proposed
project. I am opposed to hiring a consultant if his assignment is to
tell us how to implement this specific proposal at someone's preordained
location.
SCAMP is better located in a different area of Provo. It is
unfortunate that this proposal has acquired the SCAMP acronym because it
suggests that the area south of the B.Y.U. campus is the appropriate
location for this kind of development. What is the objective of
SCAMP? If the objective of SCAMP is to provide more student housing,
then the appropriate location is the one closest to the campus that has
the need for student housing. That is not B.Y.U., it is U.V.S.C.
Two recent letters to the Mayor and to members of the City Council written
by John B. Stohlton in his capacity as B.Y.U. appointed liaison with Provo
City confirm that PROVO CITY DOES NOT NEED MORE STUDENT HOUSING! In
his letter of February 11, 2000, Mr. Stohlton referred to his experience
as an LDS Stake President for a B.Y.U. stake and commented that at that
time very few of the students in that stake were U.V.S.C. students.
He then explained that some B.Y.U. stakes now have upwards of 40% non-B.Y.U.
students. In his letter of February 24, 2000 he stated that he was
"startled" to learn that U.V.S.C. planned to grow to a student
population of 34,000 in the next ten years.1 He then went
on to explain that approximately 35% of the U.V.S.C. students are living
in Provo while 23% are living in Orem. It is an admitted fact that
there is more than sufficient housing in Provo to service the B.Y.U.
population; the perceived shortage can be explained by the fact that the
housing is being occupied by U.V.S.C. students.
1 I was surprised that he was startled since
this is precisely the information the neighborhood chairs have been
presenting to the city for several years, and President Romsburg was
quoted in the paper as anticipating that U.V.S.C. will be at an enrollment
of 40,000 by the end of the decade. President Romsburg has also said
that he does not want U.V.S.C. to ever get into the business of providing
housing for its students.
If Provo City now wants to commit to provide more student housing even
though it will serve only to accommodate U.V.S.C. students and even though
it is contrary to the master plan and contrary to almost every elected
officials campaign statements that you each wanted to decrease the
percentage of non-owner occupancy in this city, then the appropriate
location for a campus area management plan is Grand View which is closest
to U.V.S.C. The appropriate location is Sand Hill road which
provides direct access to U.V.S.C. That is why the acronym is
unfortunate, because it predestines the project to be built in the wrong
area.
Standing alone, SCAMP will not draw students out of residential
neighborhoods. The demand side of the equation is so skewed
because of the unlimited growth of U.V.S.C. and Orem's reluctance to
accommodate its own student population that it creates a vortex sucking
U.V.S.C. students to Provo. If B.Y.U. students move from the
residential neighborhoods into SCAMP as touted by the proponents of SCAMP,
then the vortex sucks into these now vacant residential apartments the
ever increasing number of U.V.S.C. students. Orem must be salivating
at the prospect that Provo will build SCAMP because Orem will then not
need to provide the housing. The only way to accomplish the
objective to reclaim the residential neighborhoods with SCAMP is to create
a dam in the form of "protection zones" where student rentals
will no longer be permitted to rent. SCAMP should not be built to
provide additional housing; it should be built to provide replacement
housing for that which will be lost through the reclamation of the
residential community. Again, the objective as expressed in the
general plan is to reduce non-owner occupancy.
SCAMP must be a walking community. SCAMP as originally proposed,
at least as I understood it, was to be a self-contained community where
students would have no need for cars which would help solve parking and
traffic problems. It would also virtually assure that the housing
would be for B.Y.U. students. I now understand that objective has
been abandoned. I agree that enforcement of such a restriction is
difficult, but there are ways to accomplish this objective.
Provo spent a good deal of money on a traffic study to establish
environmental capacities for our roads. Provo held a community night
to explain to the community how this all was to work including computer
generated traffic simulations. It was exciting that Provo was
finally addressing this critical issue, an issue that is consistently one
of the core concerns with every development approved in this city.
Regrettably, it appears that as is true with so many other citizen
motivated good ideas, the bureaucracy has succeeded in killing this
one. Where is the study? Are we going to deal with
environmental traffic capacities? It is likely that SCAMP could not
be built without vehicular limitations and meet the environmental traffic
capacities so critical to this city. We cannot continue to house
U.V.S.C. students on the east side of Provo and have them drive to the
west side of Orem and profess to be addressing the traffic problems in
Provo. We have only ourselves to blame for the problems at the 1200
south interchange and the expense required to solve those problems.
This is more than a livability issue; if we do not solve the traffic
problem, it will be an economic concern driving business away from Provo.
Other multiple family dwelling units will not evolve into lower impact
uses as a result of SCAMP. I read with interest the paper
quoting the Mayor as stating that older apartments would change over time
to different uses. This has not been the experience of this or any
other community. I have available published commentary on the issue
of whether non-conforming uses evolve into conforming uses. The
experience is that they do not and that amortization requirements must be
imposed to force the evolution. As long as there is an ever
expanding demand from U.V.S.C. for student rentals, the existing
apartments will continue to exist, especially the substandard
apartments. Those landlords whose only interest is to extract the
maximum economic benefit from their properties will continue to provide
substandard housing with little additional investment to properly maintain
those apartments. As part of the SCAMP proposal, Provo City needs to
incorporate a fit premises ordinance applicable to all housing in this
community. It should be an embarrassment to a community like Provo
that it does not require the housing to be fit and habitable.
CONCLUSION
I am favorably disposed to a campus area management plan that is an
integrated plan designed to reduce the percentage of non-owner occupancy
in this city, that will comply with environmental traffic capacities, that
will create protection zones to reclaim residential neighborhoods, that
will amortize non-conforming uses and apply basic fit premises standards
to all housing. A piecemeal approach is unacceptable; Provo City
does not have a good track record of following through with promises as is
evidenced by the failure to complete the traffic study. The worst
possible result would be to build SCAMP and then not adopt any of the
other necessary components as that simply increases non-owner occupancy
for an Orem based student population with all of its attendant parking and
traffic problems, none of which is consistent with the general plan.
I am most scared of promises of future action made to get SCAMP
constructed; the other components get pushed to the bottom of the priority
list and eventually lost in the bureaucratic shuffle.
I appreciate you considering my concerns.
Sincerely,
Craig Carlile
CC:rb
cc: Mayor Lewis Billings (via fax)
The Carliles
1302 East Hillsdale Circle
Provo, Utah 84608
Telephone No. (801) 374-8518