Council approves Walmart site plan 3-1 and water-wise landscaping Option 2 on a mayor tie-break; tables Vanguard Ranches golf course easement
December 5, 2023, 4:00 p.m. · Eagle Mountain City Council Chambers, 1650 E Stagecoach Run, Eagle Mountain, Utah
In its last meeting before two members left, the council approved the Walmart preliminary plat and site plan at Cory B. Wride Memorial Highway and Spring Run Parkway 3-1, chose a water-wise landscaping standard (Option 2) that passed only with the mayor breaking a tie, and approved a second budget amendment with several staff-related items removed to return in January. It tabled a Comcast easement amendment on the Vanguard Ranches golf course and a Timpanogos Special Service District reorganization. The council also canvassed the Nov. 21 municipal election, certifying Melissa Clark, Rich Wood and Jared Gray as elected.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Walmart preliminary plat and site plan, Cory B. Wride Memorial Highway and Spring Run Parkway | Approved with conditions |
| Water-wise landscaping standards and Central Utah Water Conservancy District contract for 2,000 acre-feet | Approved |
| Fiscal 2023-24 budget amendment #2 | Approved with conditions · 4-0 |
| Vanguard Ranches golf course easement amendment (Comcast) | Tabled · 4-0 |
| Timpanogos Special Service District reorganization | Tabled · 4-0 |
| Public art, Chapter 12.35 | Approved · 3-1 |
| Multifamily height and religious or cultural meeting hall height | Approved with conditions · 4-0 |
| Landscape island dimensions ordinance | Approved · 4-0 |
| Transportation Master Plan: Mid Valley Road | Approved · 4-0 |
| Storm water ordinance, Chapter 13.75 | Approved · 4-0 |
| Website bid, Web Development Group | Tabled · 4-0 |
| Rose Ranch (formerly Mae Land) rezone and plat concept (work session) | Discussed |
| Alpine School District middle school plat | Discussed |
Agenda, item by item
Item 19.C · Development
Walmart preliminary plat and site plan, Cory B. Wride Memorial Highway and Spring Run Parkway
Approved with conditions
The plan covers parcel 58:033:0404, rezoned earlier to Regional Commercial and Open Space 1. Applicant representative Caleb Beck presented. Council Member Brett Wright moved approval conditioned on staff reviewing the fence exhibit, seconded by Council Member Donna Burnham; it passed 3-1 and the scan of the minutes does not clearly show who voted no. UDOT had not finalized a third access to the site. Residents spoke on traffic (see public comment); Kenneth Masteller opposed the store as too close to a Saratoga Springs Walmart.
- Parcel: 58:033:0404
- Applicant representative: Caleb Beck
Item 20.D · City code
Water-wise landscaping standards and Central Utah Water Conservancy District contract for 2,000 acre-feet
Approved
The council chose Option 2: 0 percent turf for industrial and commercial, 50 percent for residential and 20 percent for institutional and multifamily outside active recreation, with staff to define side yards and fence lines. Residents would not be eligible for district rebates unless standards are later aligned. Council Member Carolyn Love moved and Burnham seconded. The motion passed 3-2 with Mayor Tom Westmoreland breaking a tie; the scan does not clearly show who voted no. Wright opposed the requirement to amend the contract to get more water and said the city already has 14,300 acre-feet under contract. Love and Council Member Colby Curtis proposed reserving remaining water for nonresidential uses. No one spoke at the hearing.
Item 20.C · Budget
Fiscal 2023-24 budget amendment #2
Approved with conditions · 4-0
Finance staff presented about $2.46 million in changes, including $1,617,451 of fiscal 2023 project rollovers, about $554,574 of one-time fiscal 2024 requests and $287,580 of operating increases, plus a planning intern ($11,520), a forester position with a truck (about $68,000), IT software ($5,000), retail recruitment rollover ($15,000), branding implementation ($166,985) and Smith Ranch change orders ($25,000). The council approved the amendment after removing the forester, the related vehicle and IT items and the branding items, which were to return in January.
- Budget$1.62 million
- Budget$554,574
- Budget$287,580
- Budget$166,985
- Change order$25,000
Item 14.A · Other
Vanguard Ranches golf course easement amendment (Comcast)
Tabled · 4-0
The consent agenda item would add a Comcast easement on a golf course parcel for a trunk line and a $30,000 park fee in lieu. Burnham's motion to approve with the $30,000 failed for lack of a second. Curtis moved to deny and Wright seconded; Love and Burnham preferred tabling, and the motion to deny failed. Curtis then moved to table, seconded by Wright, and it passed.
- Fee$30,000 to Comcast
Item 13.A · Other
Timpanogos Special Service District reorganization
Tabled · 4-0
The council tabled the resolution, with staff to keep working with the district until the Legislature acts. Staff worried that incoming Draper council members might change the district's position.
Item 22.A · City code
Public art, Chapter 12.35
Approved · 3-1
The council approved the public art chapter 3-1. Curtis opposed, citing concerns about urbanism.
Item 20.B · City code
Multifamily height and religious or cultural meeting hall height
Approved with conditions · 4-0
The ordinance raises the multifamily height limit from 35 to 45 feet, with a maximum of three stories, and allows ancillary structures on religious halls up to 70 feet. Wright's motion directed that rooftop amenities not count toward open space or amenity points. Wright said he discussed the language one-on-one with colleagues within open meetings limits.
Item 20.A · City code
Landscape island dimensions ordinance
Approved · 4-0
The ordinance changes landscape islands in parking lots from 5 by 20 feet (single) and 5 by 40 feet (double) to 6 by 18 feet to match parking stall depth; the Walmart plan relies on the change. No one spoke at the hearing.
Item 20.F · Roads and utilities
Transportation Master Plan: Mid Valley Road
Approved · 4-0
The plan reclassifies Mid Valley Road from arterial to parkway, with a regional study funding decision expected by April 2024. Burnham said Cory B. Wride Memorial Highway is still the higher priority.
Item 20.G · City code
Storm water ordinance, Chapter 13.75
Approved · 4-0
The ordinance adds allowed uncontaminated discharges such as groundwater infiltration, street wash water, irrigation water and lawn watering runoff.
Item 21.A · Contract
Website bid, Web Development Group
Tabled · 4-0
The bid was tabled because the budget amendment containing its funding was tabled in part.
Item 4.B · Subdivision
Rose Ranch (formerly Mae Land) rezone and plat concept (work session)
Discussed
Applicant Austin Smith presented 79.9 acres and 225 lots (22 R1, 29 R2, 112 R3 and 62 RC) on parcel 59:043:0016, at 3.39 units per acre, bisected by Fairfield Road, with 4.97 acres of improved open space and a proposed donation of 12.56 acres of unimproved land. Wright asked future applications to show surrounding lot sizes; Love said 112 R3 lots was unbalanced; Burnham wanted more R1 and R2 lots and fewer R3. No vote was taken.
- Acres: 79.9
- Lots: 225
- Density: 3.39 units per acre
Item 19.A · Subdivision
Alpine School District middle school plat
Discussed
Staff described a 64-acre site south of Arrival. The traffic study requires a signal and turn lanes at Belle Street and Cory B. Wride Memorial Highway, with Old Airport Road work targeted before the school opens in fall 2025. Residents asked that the Old Airport Road intersection move west and that a stoplight be added.
What residents said
Middle school traffic on Belle Street and Old Airport RoadWalmart traffic and sizeTruck traffic on Silver Creek Way
A resident asked about truck traffic and speeding on Silver Creek Way. Michael Watkins, Donna Deshazer and Zac Huish asked to move the Old Airport Road intersection farther west and add a stoplight before the middle school opens; Lynnette Rahm emailed about school traffic on Belle Street. Elba Maria Perez asked about the Walmart traffic study, road widths and speed limits, and Kenneth Masteller opposed the Walmart. City Engineer Chris Trusty said the Old Airport Road alignment has moved west and UDOT has the traffic study.