American Fork set reimbursement caps for Red Pine and White Horse road work

American Fork's City Council approved four agreements from 2019 to 2022 to reimburse builders for upsizing roads and utilities in the southwest part of the city beyond what their own developments needed. One names Red Pine Construction. Three name White Horse Developers. Other city records describe the two companies sharing offices and working together. ^{[1][4][28][6][8][11][13]}

Each agreement sets a maximum. The city pays actual eligible costs up to that amount after the work is finished, inspected and accepted by the council, according to the draft agreements in the council packets. The records reviewed do not show how much was paid. ^[3][5][7]

900 West

A Sept. 10, 2019 staff report says "Red Pine Construction proposes a Reimbursement Agreement for system improvements along 900 West," for "an amount no greater than $951,978.41." The draft agreement attached to it names Keystone Construction LLC as the developer. The packet does not explain the difference. ^[1]

The council approved it unanimously. Clark Taylor moved and Kevin Barnes seconded, and Barnes, Staci Carroll, Barbara Christiansen, Rob Shelton and Taylor voted yes. ^[2]

On June 30, 2020, the council approved an "Amended Reimbursement Agreement for Red Pine Construction" 5-0, on a motion by Christiansen seconded by Taylor. The amended draft in the packet raises the cap to $1,101,892.70 and names Red Pine as the developer. The amended cap replaces the original one. ^[4][3]

1100 West

On Oct. 27, 2020, the council approved a White Horse Developers reimbursement agreement for $363,366 for off-site sewer improvements along 1100 West. Taylor moved and Carroll seconded. ^[28]

At the same meeting it approved a separate White Horse pioneering agreement, which the minutes also call a connector's agreement, for $640,106 in off-site improvements. Carroll moved and Christiansen seconded. Staff said the developer fronts those costs and neighboring owners pay their share when they connect later. Barnes, Carroll, Christiansen, Shelton and Taylor voted yes on both. ^[28]

AF Crossings

On May 24, 2022, the council approved a reimbursement agreement for AF Crossings Plats A and B with White Horse Developers for no more than $2,344,073.98. The vote was 4-0, with Taylor moving, Barnes seconding and Carroll absent. ^[6][5]

On Sept. 27, 2022, it approved a second White Horse agreement, for AF Crossings Plats C, D, E2 and AF10, for no more than $772,894.75. The vote was 5-0, on a motion by Shelton seconded by Barnes. ^[8][7]

Separately, on March 9, 2021, the council approved two pioneering agreements with White Horse, under which costs of $1,604,483.93 and $2,800,708.13 are allocated to neighboring property owners and collected from them as their land develops. Staff reported no impact on the city budget. ^[9][10]

On Jan. 23, 2024, the council authorized releasing improvements durability retainers of $4,538,023.89 for AF Crossing Plat A, $4,502,414.63 for Plat B and $1,015,067.00 for AF 10, on its consent agenda, 4-0 with Taylor absent. The Plat C figure is printed as "$3,070715.00." A retainer is security the developer posts and gets back once work holds up, not a city payment. ^[27]

The council approved two more White Horse pioneering agreements for AF Crossings Plat A and the AF 10 subdivision, for work along 620 South, on Nov. 12, 2024. Both passed 4-0 with Ryan Hunter excused. The minutes give no amounts. ^[24]

On June 24, 2025, it approved a White Horse pioneering agreement for 800 South improvements in AF Crossing Plat A. The packet lists $185,928.80 in costs and says there is "no budget impact as all costs will be allocated to the property owners." The vote was 3-0, with Staci Carroll and Tim Holley excused. ^[25][26]

Who sells the homes

The reimbursement and pioneering agreements name White Horse, not the homebuilder. County records index two deeds recorded July 30, 2021. In the first, Left Turn LLC, AF 10 LLC and AF PD LLC convey land in AF Crossings Plats A, B and G and AF 10 Plat A to Blue Peak Holdings LLC. In the second, Blue Peak conveys land in the same plats to Century Land Holdings of Utah LLC. ^[21][22]

Century Communities announced on May 3, 2022 that it was opening American Fork Crossing, with 148 homesites in two collections, Villas and Estates. ^[23]

The American Fork Chamber of Commerce lists Century Communities in its member directory. Mayor Brad Frost had become the Chamber's president and CEO by June 2026, when staff had the mayor pro tem sign the city's Steel Days agreement with the Chamber. Every council approval in this story came before that. The records reviewed do not show when Century joined, what it pays the Chamber, or any dealings between Frost and Century. ^[29][30][31]

The records reviewed do not show any White Horse reimbursement going to Century, any assignment of the agreements to Century, or any ownership tie among White Horse, Red Pine, Blue Peak, the earlier landowners and Century.

What state data show

Utah's public spending database reports American Fork City net expenses to Red Pine Construction LLC of $4,495 in fiscal 2020 and $149,914.30 in fiscal 2021, and to White Horse Developers, LLC of $3,132,508.04 in fiscal 2021 and $772,894.75 in fiscal 2023. The state describes the data as "raw, unaudited, and unconsolidated" and says it may not match audited financial statements. The yearly totals do not say which agreement they were paid under. ^[16][17]

The amended 900 West agreement in the 2020 packet splits its cap into a first reimbursement of $951,978.40 and a second of $149,914.30. The fiscal 2021 Red Pine figure equals that second amount. The fiscal 2023 White Horse figure equals the September 2022 cap. ^[3][7]

Red Pine has not won every city job it bid on. For the 200 South Intermodal Improvements in November 2023, Condie Construction bid $3,844,672 and Red Pine $4,168,440, and staff recommended Condie. ^[18]

The companies

White Horse's February 2021 application for a land-use change for a business park describes White Horse Developers, Keystone Construction and Red Pine Construction as three companies moving their offices from Lehi to the site together. The application says the companies have had strong working relationships with city staff and officials. The council approved the land-use change and a rezone 5-0 on Feb. 23, 2021. ^[11][12]

An Oct. 22, 2024 council item to release a $1,370,172.50 improvements retainer for Deer Park Phase 1 includes a performance bond that names White Horse Developers as owner and Red Pine Construction as contractor, under a construction contract dated Feb. 3, 2022. ^[13]

White Horse has continued to bring projects to the city. A statement in the August 2025 packet for the Meadow View Ranch land-use change is signed "Tyler Horan / White Horse Land," and a March 2026 staff report lists Tyler Horan and White Horse Developers as applicants for the Buckwalter Meadow View Ranch annexation petition. ^[20][19]

The records reviewed do not show who owns either company.

Campaign filings

The Ledger searched the 20 campaign finance filings the city posts for its 2021, 2023 and 2025 elections and the 15 conflict-of-interest disclosures it posts for current officials. None named Red Pine, White Horse, Keystone or the people the records name as representing them. The search used text extraction and character recognition, and not every handwritten entry was checked by eye. It did not cover 2017 or 2019 filings or state and county records. ^[14][15]

The minutes of the 900 West and AF Crossings reimbursement votes record no disclosures or recusals.