Orem council rezones Hillcrest Ridge site for office use and adopts updated Transportation Master Plan
October 10, 2023, 4:00 p.m. · City Council Chambers, 56 North State Street, Orem
With five of seven members present, the Orem City Council voted 5-0 to rezone the Hillcrest Ridge property near University Parkway for an office building with four residential units, with retail uses struck. It also voted 5-0 to adopt the updated Transportation Master Plan. Council Members Jeff Lambson and Debby Lauret were absent.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Consent: minutes and Board of Adjustments appointments | Approved · 4-0 |
| Hillcrest Ridge: Urban Mixed-Use Overlay (UX) rezone, 925 East 1400 South | Approved with conditions · 4-0 |
| Resolution adopting the updated Transportation Master Plan | Approved · 4-0 |
| Women's and Children's Memorial proposal (work session) | Discussed |
| Short-term rental and nuisance code (work session) | Discussed |
| 'In God We Trust' resolution (work session) | Discussed |
| Water tank construction tour (work session) | Discussed |
Agenda, item by item
Item 8 · Appointment
Consent: minutes and Board of Adjustments appointments
Approved · 4-0
The council approved minutes and appointed Carlos Iglesias and Paul Crossett to the Board of Adjustments.
Item 9.1 · Zoning
Hillcrest Ridge: Urban Mixed-Use Overlay (UX) rezone, 925 East 1400 South
Approved with conditions · 4-0
Assistant Development Services Director Jason Bench presented a change to the UX overlay rules and a rezone of the property from PRD to include the UX overlay, with a concept plan and elevations for the Hillcrest Ridge development: a three-story office building with up to four residential units. The Planning Commission had denied an earlier version; the applicant then met the neighborhood and agreed to eliminate retail uses. Council Member LaNae Millett asked why the city was relying on an agreement rather than changing the code to disqualify retail; Bench said that was an option. Council Member Terry Peterson, who serves on the Planning Commission, said the neighborhood would be better served by offices than the townhomes once proposed. In the public hearing two neighbors who had objected earlier said they now supported the project, and the applicant's representative said a signed development agreement bars retail for future owners. The council struck retail uses and authorized the mayor to sign the development agreement (Exhibit B).
- Current zone to proposed: PRD to PRD with Urban Mixed-Use Overlay (UX)
- Proposal: three-story office building with four residential units
- Condition: retail uses struck; mayor authorized to sign development agreement
Item 9.2 · Roads and utilities
Resolution adopting the updated Transportation Master Plan
Approved · 4-0
The resolution adopts the update to the 2015 plan and places it in Appendix F of the General Plan. City Engineer Sam Kelly said it reflects changes the council requested: softened language on future bus rapid transit and light rail, removal of lobbying language for transit funding, and removal of FrontRunner long-range language because Orem is not in that plan. Mayor Young wanted strong encouragement for State Street connectivity; Assistant City Attorney Gary McGinn suggested 'should' and 'when feasible' wording. Kelly said funding was sought through Mountainland Association of Governments for UVU and Center Street connections, and Millett said she wants coordination with UTA. Peterson said he worried about road widening effects on neighborhoods. A Transportation Advisory Commission member told the council the commission wanted the plan adopted as submitted.
Parks
Women's and Children's Memorial proposal (work session)
Discussed
A group led by Becca Driggs and Jill Barrick, with BYU faculty, proposed a memorial for women and children on a vacant city-owned lot at 411 West 1600 North, where two pioneer children are reported to be buried. They asked for a historic designation and offered BYU students to run radar testing of the site. Council Member Terry Peterson suggested exploring other locations and a smaller marker; Council Member David Spencer expressed support. Deputy City Attorney D. Jacob Summers expected a resolution of intent as a first step.
City code
Short-term rental and nuisance code (work session)
Discussed
Deputy City Attorney D. Jacob Summers said Orem has no short-term rental code, and enforces zoning against uses outside single-family use when residents complain. He described approaches other cities use: caps, location and density limits, licensing and building-code compliance. He said using online rental listings to find violators is against state law. Complaints about one rental were set for the administrative judge.
Other
'In God We Trust' resolution (work session)
Discussed
Summers proposed a resolution supporting display of the national motto in the new council chambers. The council discussed also placing it on the city medallion and Freedom Plaza. It was adopted Oct. 24.
Roads and utilities
Water tank construction tour (work session)
Discussed
Council members toured the 10-million-gallon water tank across from Orem Elementary. Capital Projects Manager Lane Gray said excavation began in January 2023, about 80,000 cubic yards were removed, and completion is expected in August 2025, after which Heritage Park will be built on top.
What residents said
Short-term rental nuisanceTransportation Master PlanTraffic and parking
A resident complained about a gym he said was not complying with rules; a Transportation Advisory Commission member asked that the master plan be adopted as submitted; and several neighbors of a short-term rental raised odor, traffic and parking and asked the council to keep working on ordinances. Another resident thanked staff for a drainage fix.