Council rejects commercial-to-mixed zone change and upholds denial of Roderick industrial plan
August 22, 2023, 7:00 p.m. · American Fork City Hall, 31 N. Church St.
The council voted 3-1 to deny rezoning 6.22 acres at 383 S. 500 East, saying it wanted to preserve commercial land rather than allow apartments, and then removed residential as a permitted use in the GC-1 zone. It upheld the planning commission's denial of Roderick Enterprises' Catalyst Business Park Phase 3, which objected to a master-planned roundabout at 1500 South and 100 East. The council also annexed 11.2 acres in two Deer Park annexations, awarded a $306,788 traffic signal contract at 620 South 600 East and hired J-U-B Engineers for a Boat Harbor master plan.
From the approved minutes.
Decisions at a glance
Agenda, item by item
Item CC 3-4 · Roads and utilities
Easements for 620 South 600 East traffic signal; payments
Approved · 4-0
Approved easements for the signal and ratified Aug. 2-15 payments and purchases over $50,000.
Item A1 · Contract
Two-year cleaning contract with Caliber Cleaning for city buildings
Approved · 4-0
Barnes noted the number of companies that responded to the bid. Amount not stated in minutes.
- ContractAmount not given to Caliber Cleaning Solutions
Item A2 · Parks
Reallocate $2,000 PARC grant for Wasatch Contemporary Dance
Approved · 4-0
The group requested about $4,800 but received $2,000, not enough for its 'culminating performance'; the money shifts to a professional dance workshop for young dancers, with PARC board support.
- Grant$2,000 to Wasatch Contemporary Dance
Item A3 · Zoning
Land use amendment, 6411 N. 5750 W. (about 1500 South 100 East), residential very-low density to design industrial
Approved · 4-0
Resolution 2023-08-35R. Property is being annexed for a site plan on the owner's adjoining land.
Item A4 · City code
Deer Park code amendment: outdoor storage in PI-1 zone
Approved with conditions · 4-0
Ordinance 2023-08-29 amends 17.4.502 and 17.7.701 to allow outdoor storage areas in the PI-1 zone; tabled earlier and revised with five or six criteria.
Item A5 · Annexation
Deer Park-Thomson Annexation, 4.35 acres at about 50 W. 1100 South, PI-1
Approved · 4-0
Ordinance 2023-08-30 annexes the land with an annexation agreement and street dedication plat.
- Acres: 4.35
- Zone: PI-1
Item A6 · Annexation
Deer Park-South Annexation, 6.833 acres at about 50 W. 1300 South, PI-1 and PF
Approved · 4-0
Ordinance 2023-08-31. One parcel remains between the Deer Park annexations and Boat Harbor road.
- Acres: 6.833
- Zone: PI-1 and PF
Item A7 · Zoning
Cascade zone change, 6.22 acres at 383 S. 500 East, GC-2 to GC-1
Denied · 3-1
Tabled months earlier for a development agreement that never materialized. Applicant Larry Myler proposed commercial along 500 East with residential on the remaining 4.3 acres, saying the land is in an opportunity zone and he paid a price that doesn't work for commercial alone. Mayor Frost said the city is eroding commercial land for housing; Hunter wanted more than 2 commercial acres lined up with the Deseret Industries property; Taylor opposed more high-density housing; Carroll wanted substantial commercial. Barnes called it a property-rights issue.
- Acres: 6.22
- Zone: GC-2 → GC-1 (denied)
- Applicant: Larry Myler
Item A8 · Development
Appeal of denial of Roderick Catalyst Business Park Phase 3 preliminary plan
Denied · 4-0
The planning commission denied the plan for not meeting code or master plans. Ben Wheat of Roderick Enterprises said the project went through seven reviews in nine months and two traffic studies, objecting to a master-planned roundabout at 1500 South and 100 East (Hales Engineering projected level-of-service A through 2050 with a four-way stop) and to converting a temporary cul-de-sac to permanent under new code. Carroll backed the roundabout; Hunter preferred a signal and suggested amending the master plan; Barnes called roundabouts better for residential areas and questioned dumpster enclosure rules. The council denied on findings 1-3 while signaling openness to master plan changes.
Item A9a · Subdivision
Roderick Catalyst Phase 3 final plat
Denied · 4-0
Denied because no preliminary plat was approved, plus findings 1 and 2.
Item A10 · City code
Remove residential from permitted uses in GC-1 zone (17.4.402)
Approved · 4-0
Ordinance 2023-08-32 removes the provision allowing residential in the GC-1 General Commercial zone.
Item A11 · Contract
J-U-B Engineers contract for Boat Harbor master plan
Approved · 4-0
Professional services agreement; amount not stated in minutes.
- ContractAmount not given to J-U-B Engineers
Item A12 · Contract
Traffic signal at 620 South 600 East
Approved · 4-0
Bid accepted from Cache Valley Electric for the signal and other site improvements.
- Contract$306,788 to Cache Valley Electric
Item A13 · City code
Naming of public parks, buildings and streets (Chapter 15.30)
Approved · 4-0
Ordinance 2023-08-33 amends naming rules.
Item A14 · Annexation
Boundary adjustment with Pleasant Grove, 0.73 acres at about 1485 E. 300 North
Approved · 4-0
Ordinance 2023-08-34 lets the parcel (14:018:0067) be annexed into Pleasant Grove, which already approved.
- Acres: 0.73
Item A15 · Other
Consent to reorganize Timpanogos Special Service District as a special district
Approved · 4-0
Resolution 2023-08-36R.
Item A16 · Other
Closed session: personnel, collective bargaining, litigation, real property and water rights
No action · 4-0
Closed session 8:47-9:48 p.m.; no action reported.
What residents said
Vineyard Connector routeDrainage pond ('swamp') in south-side subdivisionRoad work and trees in northwest neighborhood
Reed Miller praised road work near the junior high and the Senior Center. Nicole SaBelle of Century Communities said south-side neighbors are worried by rumors about the Vineyard Connector route and asked when road plans would be final; Bunker planned to meet them the next night. Scott Warren asked whether the 'swamp' in the same community would be drained or made green space and whether its berm was being built correctly. No one spoke at hearings on the two Deer Park annexations. Taylor reported a meeting with more than 30 northwest-quadrant residents upset about road work, safety and trees.