Orem council rezones 1960 North State Street to PD-53 and raises formal bid threshold to $50,000
April 9, 2024, 6:00 p.m. · City Council Chambers, 56 North State Street, Orem
The Orem City Council voted unanimously to rezone about 6.8 acres at 1960 North State Street from C2 to a new PD-53 zone for a mixed retail and office project, with a condition that north-facing doors on one building be egress only. It also raised the formal bidding threshold in city purchasing rules from $25,000 to $50,000. In the work session the council heard MGT study findings, a legislative update and a code-enforcement report.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Alpine School District split | Discussed |
| Board appointments | Approved · 5-0 |
| Community Development Block Grant recommendations | Discussed |
| Rezone of 1960 North State Street from C2 to PD-53 | Approved with conditions · 5-0 |
| Purchasing procedure changes (Section 2-7-5) | Approved · 5-0 |
Agenda, item by item
Item Work session · Presentation
Taste of Orem food festival
Discussed
Staff presented plans for a Taste of Orem food and cultural arts event on September 14, 2024, 11 a.m. to 8 p.m. Entry would be free, with tickets sold at $30 for 30 tickets and used to pay vendors for samples (2-4 tickets), meals (8-10) and combo meals (13-15).
Item Work session · Presentation
Library community impact survey
Discussed
Library and Recreation Director Bryce Merrill reported 436 survey responses and 21 interviews. Satisfaction was high, with public transportation and parking identified as weak points, and library use was up 20 percent from the same quarter a year earlier.
Item Work session · Presentation
MGT study for Recreation and Public Works
Discussed
MGT found the Parks Division and Traffic Signs Division could each add an employee if the city wishes, and that Public Works' structure is effective but may merit review after senior retirements. For Recreation, it suggested considering moving recreation maintenance staff into the department and building a business case for more revenue from large events and rentals, particularly at Lakeside Park.
Item Work session · Presentation
2024 legislative update
Discussed
Legislative Counsel Director Jesse Riddle summarized new state laws affecting the city, including HB 476 (barring development agreements when an application complies with code), HB 386 (annual conflict-of-interest disclosures by elected officials), SB 185 (third-party building inspections if the city does not inspect within three days), HB 36 (open meetings changes), SB 86 (a $200 million cap on lease revenue bonds over three years) and HB 11 (water-efficient landscaping rules).
Item Work session · Presentation
Neighborhood Improvement Team report
Discussed
Team Manager Gary LeDoux reported 822 code enforcement cases in 2023, 60 percent reactive and 40 percent proactive, with 636 closed. The most common violations were required landscaping, accumulation of junk and parking on landscaping. Orem charges $50 per violation with 30 days to comply; he compared that with Provo ($30 a day, 15 days) and Ogden, South Salt Lake and West Valley City (at least $100, 15 days).
Item Mayor's report · Presentation
Giving machines, Historic Preservation Commission and recognitions
Discussed
Mark Seastrand reported the University Place giving machines raised over $1,450,000 in more than 18,000 transactions ($600,000 for international and $850,000 for local charities). The Historic Preservation Commission, active again after more than 10 years, said it received a $10,000 state grant to survey an area near Memmo Drive and Garden Drive as a possible historic district and is working on a memorial garden and the placement of a pioneer cabin at Heritage Park. The council also recognized Trader Joe's for donating $325,000 of product to the senior center and Police Chief Josh Adams as Police Chief of the Year.
Item Personal appearance · Other
Alpine School District split
Discussed
Tony Kretschmer spoke in support of splitting the Alpine School District and asked the city to seek an interlocal agreement with Vineyard, Lindon and Pleasant Grove.
Item Consent · Appointment
Board appointments
Approved · 5-0
The council approved the reappointments of Karen Jeffies to the Board of Adjustments and Wilford Whipple to the Building and Fire Appeal Board, and approved earlier minutes.
Item Scheduled · Budget
Community Development Block Grant recommendations
Discussed
Management Analyst Heather Cox said Orem expects $663,189.05 in 2024-2025 CDBG funds ($632,646 allocation plus $30,543.05 rollover). The advisory commission recommended funding including $30,000 for police victim services, $161,500 for code enforcement, $126,529 for administration, $99,005.30 for Section 108 debt, $63,265 for infrastructure at The Refuge, $56,729.92 for critical home repair and $30,998.93 for senior center flooring, plus public-service grants to nonprofits. A public comment period follows, with a council vote expected in May.
- Grant$663,189
Item Scheduled · Zoning
Rezone of 1960 North State Street from C2 to PD-53
Approved with conditions · 5-0
Senior Planner Matt Taylor presented a request to rezone about 6.8 acres, including the Kneaders site and a vacant grocery building, to a new PD-53 zone for retail on the ground floor with offices above. Kneaders, Sweeto Burrito and a small office building would remain. The PD-53 zone is similar to C2 but with changes to landscaping, parking and setbacks; the new buildings would be taller but 100 feet from homes instead of 12. Staff and the planning commission recommended approval, though the commission raised height and view concerns. Applicant Dave Vincent and architect Justin Hepler said parking is shared across the site and a parking study supports the plan. Residents at the hearing worried about parking spilling into the neighborhood; one resident said the project was 49 stalls short, while another put the shortfall at 7-8 stalls. The council added a condition that north-facing doors on building 3 be egress only.
- Applicant: Dave Vincent; architect Justin Hepler
- Acres: about 6.8
- Current zone → proposed: C2 → PD-53
- Condition: north-facing doors on building 3 egress only, concept plan to be revised
- Planning commission: recommended approval
Item Scheduled · City code
Purchasing procedure changes (Section 2-7-5)
Approved · 5-0
Deputy City Attorney Jacob Summers presented an ordinance, based on the MGT study, raising the formal bid threshold and written-bid cap from $25,000 to $50,000, adding a documented price quote procedure with a $5,000 threshold, and raising the cap for procurement outside formal bidding from $3,500 to $5,000. He said the thresholds are closest to Utah County's and would reduce staff time on purchases.
What residents said
Parking2000 North accessBuilding height
At the 1960 North State Street hearing, residents raised parking shortfalls and spillover into the neighborhood and access on 2000 North. Tony Kretschmer spoke in support of an Alpine School District split. Family Haven spoke on CDBG funding.