Split planning commission recommends denying medium density for 71 acres west of I-15, urges low density instead
April 16, 2025, 6:00 p.m. · American Fork City Hall, 31 N. Church St.
After neighbors complained about traffic, railroad crossings and parking spillover, the American Fork Planning Commission voted 4-3 to recommend denying a change from low-density residential and Design Industrial to medium density for about 71 acres at about 7058 N. 5750 W., proposed by developer Tyler Horan for the Meadow View Ranch project on land he is buying and land owned by the church. The majority recommended the whole area be designated low density. The commission also recommended rezoning a daycare property at 355 E. 200 South back to residential and approved EV chargers at the Ken Garff truck center.
From the approved minutes.
Decisions at a glance
| Item | Result |
|---|---|
| Meadow View Ranch land use map amendment, about 7058 N. 5750 W. (71.23 acres) | Recommended for denial · 4-3 |
| Learning Blocks Daycare zone change, 355 E. 200 South (0.61 acres) | Recommended for approval · 7-0 |
| Ken Garff Truck Center EV charging stations site plan, about 581 E. 1100 South (7.5 acres) | Approved with conditions · 7-0 |
Agenda, item by item
Item 3a · General plan
Meadow View Ranch land use map amendment, about 7058 N. 5750 W. (71.23 acres)
Recommended for denial · 4-3
Request to change unincorporated land from Residential Low Density and Design Industrial to Residential Medium Density ahead of annexation, for about 8 units an acre. Planner Cody Opperman said the city has favored residential north of 1100 South and west of 100 East with no further industrial spread. Applicant Tyler Horan said he owns or is buying about half the land and the church owns the rest; he said an earlier industrial proposal had been turned down because the city wanted residential, and that he plans about 7 units an acre mixing single-family and attached homes. Dane Hill, who manages the property for the church, said the church agrees with 7 units an acre. City Engineer Ben Hunter said traffic studies come with development and state law limits road improvements the city can require before annexation. Commissioner Bruce Frandsen argued density belongs in the TOD near FrontRunner and said he once sold property at a much reduced price because the city told him a roundabout would be required at the bottom of 500 East, yet none was built after Amazon developed; Commissioner Geoff Dupaix noted developers' constitutional property protections. The commission recommended denial and that the land all be designated low density.
- Applicant: Tyler Horan (White Horse Land)
- Landowners: Tyler Horan (owns or buying about half) and the church (Dane Hill, property manager)
- Acres: 71.23
- Land use: Residential Low Density + Design Industrial → Residential Medium Density (requested)
- Proposed density: about 7 units/acre
- Recommendation: deny; designate all low density
- No votes: Chair Christine Anderson, Commissioners Chris Christiansen and Geoff Dupaix
Item 3b · Zoning
Learning Blocks Daycare zone change, 355 E. 200 South (0.61 acres)
Recommended for approval · 7-0
Rezone from GC-1 back to R2-7500 so the owners can run a residential daycare; the property had recently been changed from R2-7500 to GC-1 for a commercial daycare. No public comment.
- Applicant: Learning Blocks Daycare
- Acres: 0.61
- Zone: GC-1 → R2-7500
Item 4a · Development
Ken Garff Truck Center EV charging stations site plan, about 581 E. 1100 South (7.5 acres)
Approved with conditions · 7-0
Adds electric vehicle charging stations at an existing auto dealership in the GC-2 zone. Commissioner Rod Martin asked why such a project needs commission review; staff said code still requires it.
- Applicant: Ken Garff Truck Center
- Acres: 7.5
- Zone: GC-2
What residents said
Traffic west of I-15 and south of the railroad tracksTrains blocking traffic and emergency accessDensity near FrontRunnerOn-street parking near the FrontRunner stationRoad construction limiting accessHome values
Francis Carson, a lifelong resident and farmer who lives across the street, asked that the land stay low density, citing traffic from new apartments, trains backing up traffic and blocking emergency access, and his estimate of about 1,200 more cars. Dee Long, who lives on 500 South west of the freeway and south of the tracks and owns a business on 1500 South near the sewer plant, cited traffic, road construction leaving one way in and out, and a planned connector to Pioneer Crossing. Suzanne Carson said parking and traffic near the FrontRunner station and Deseret Industries are 'horrendous' and asked the city to stop adding density. Diana Long worried smaller homes would lower her home's value. No one spoke on the daycare rezone.