Council and planning commission members say they don't want more density as code rewrite draws fire
February 3, 2026, 4:00 p.m. · City Administration Conference Room, 51 E. Main St.
In a joint work session with the American Fork City Council the night before a large public hearing, council members Ryan Hunter, Clark Taylor and Staci Carroll said they had no desire to add density beyond what is already approved, and staff acknowledged that folding R1-9000 lots into the R1-7500 zone looked to residents like an upzone. Consultants from MHTN presented a 'polycentric' plan built around six activity nodes, and council members discussed PARC tax funding rules.
From the approved minutes.
Decisions at a glance
| Item | Result |
|---|---|
| Polycentric plan (MHTN) | Discussed |
| Proposed municipal code amendments | Discussed |
| PARC tax policies | Discussed |
Agenda, item by item
Item 1 · General plan
Polycentric plan (MHTN)
Discussed
Ryan Wallace, Emily Seang, Lauren Leydsman and Mehrnaz Fereydouni of consultant MHTN presented a long-range plan organizing development around six nodes: Transit (TOD/FrontRunner area), Commercial (west side north of I-15), Downtown (Main Street), East Gateway (State Street), Employment (near the I-15 500 East exit) and Recreation (Boat Harbor). A companion transit circulator study will evaluate on-demand service, rerouted buses and new service from FrontRunner in 2026. Wallace mentioned a shore-to-summit trail and seeking grants.
- Consultant: MHTN
- Six nodes: Transit, Commercial, Downtown, East Gateway, Employment, Recreation
- Started July 2025
Item 2 · City code
Proposed municipal code amendments
Discussed
Consultant Cherylyn Egner and Development Services Director Patrick O'Brien said the RA-5 agricultural zone had been restored and explained that eliminating R1-9000 would make existing lots non-conforming unless rezoned to R1-7500. Hunter, Taylor and Carroll each said they did not want added density, noting infrastructure was sized to current zoning. Detached ADU rules were held until after the legislative session, and members asked for clearer maps showing exact zone boundaries.
- RA-5 zone restored
- R1-9000 could be kept
- ADU rules deferred until after 2026 legislative session
Item 3 · Budget
PARC tax policies
Discussed
Councilmember Carroll reviewed PARC Tax Board recommendations: a standard financial request form for all applicants, no late applications, equipment purchases for arts groups allowed under conditions, working toward a 70/30 recreation/arts split, administrative salaries capped at 10% of an award and under $80,000 a year, and limited flexibility for performances outside city limits. Policies were to return to the council for approval.
- Grant$80,000
- Salary cap proposed: 10% of award and < $80,000/yr
- Target 70/30 split