Orem council approves Wilkerson Farm rezone to single-family homes 4-2, with mayor also opposed; Ken Garff rezone approved
May 13, 2025, 3:00 p.m. · 56 North State Street, Orem
After a public hearing that ran from 8:15 to 9:35 p.m., the Orem City Council voted 4-2 (with the mayor also voting no) to rezone the 14-acre former Wilkerson Farm property at 710 West 2000 South from OS-5 open space to R8 single-family, despite a Planning Commission recommendation to deny. A motion to deny failed first. The council also approved the Ken Garff rezone at 134 and 110 East 1200 South subject to a development agreement, approved CDBG and CARE tax distributions, and adopted a tentative fiscal 2025-26 budget of just over $177 million. Council Member Jenn Gale was absent from the work session, took part by Zoom in the regular session and was recorded absent for the later budget votes.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item W1 · Contract
North Pointe Solid Waste Special Service District annual update
Discussed
North Pointe's general manager said the transfer station handled about 330,000 tons in the past year, Orem produces about 30,000 tons of curbside waste annually, and a transfer station remodel is planned. A $1 per ton increase from the Bayview landfill starts in July, and North Pointe may raise fees to cities by another 50 cents per ton from January 2026.
Item W2 · City code
Short-term rental ordinance, third discussion
Discussed
Deputy City Attorney D. Jacob Summers summarized operator concerns (occupancy cap, 182-night limit, spacing, license cap, grandfathering) and neighbor concerns (street parking, security lighting, noise, safety near schools). The council leaned toward a conservative parking requirement, a 24/7 owner representative, quiet hours matching the 10:30 p.m. to 7 a.m. disturbing-the-peace rule, no event uses, school-proximity limits, cost recovery through license fees, and different rules for owner-occupied rentals. Members said any license cap should not start below the estimated 250 current rentals. The mayor said a vote within two weeks is unlikely.
Item W3 · Presentation
myOrem portal and boards and commissions application site
Discussed
Deputy City Manager Keri Rugg and software project manager McKay Barton described a rebuilt boards and commissions application site with citizen and administrator portals and a coming unified myOrem portal that will start with business licensing and utility billing at the end of 2025.
Item W4 · General plan
Joint session with Planning Commission on the general plan
Discussed
Council and Planning Commission members discussed the general plan update, which is targeted for adoption in October. Topics included the need for clearer council guidance, outdated commercial zone code, State Street revitalization, traffic and density, housing affordability, and a clear vision for "Family City USA."
Item R1 · Parks
Gold Star Memorial Monument donation, Knights of Columbus
Discussed
The Knights of Columbus councils presented checks of $1,000 and $1,100 toward the Gold Star Memorial Monument at the Freedom Plaza.
Item R2 · Presentation
Natural Resources, Police Week, Public Works Week and Youth Council reports
Discussed
The Natural Resources Advisory Commission presented stewardship awards to a homeowner and to Utah Valley University. Public Works reported statistics including 6,320 street lights, 8 billion gallons of water produced in 2024 and salt use falling from 2,230 tons to 845 tons. The Youth Council described its first year of expanded activity.
Item 10.1 · Zoning
Ken Garff rezone, 134 and 110 East 1200 South: R8 to C2, about 1.05 acres
Approved with conditions · 6-0
Planning Manager Jared Hall said the rezone would remove an existing single-family home to add about 79 inventory parking spaces and a new access on 1200 South. C2 is requested to allow additional access points. A development agreement would require Ken Garff to build a stone masonry or Syn-Tec fence with landscaping along 1200 South, extending east to replace a chain-link fence on the Honda property, with wrought iron at access points. The Planning Commission tied 3-3 in February, forwarding no recommendation. Ken Garff's representative said the gate would sit about 15 feet back from the sidewalk and that the rezone is for inventory parking only, not more employees or haulers. Two residents spoke against during personal appearances, citing traffic, child safety and a prior fatality on 1200 South. The council approved the rezone subject to the agreement.
- Applicant: Ken Garff
- Acres: about 1.05
- Current zone to proposed: R8 to C2
- Condition: development agreement with masonry/Syn-Tec fence, landscaping and gate limits
- Planning Commission: 3-3 tie, no recommendation
Item 10.2 · Zoning
Wilkerson Farm rezone, 710 West 2000 South: OS-5 to R8, about 14.01 acres
Approved · 4-2
Planning Manager Jared Hall said a concept plan shows about 53 lots of 8,000 to 18,500 square feet. The Planning Commission voted 5-1 with one abstention on March 19 to recommend denial. The applicants' representative said the request follows an earlier planned residential development proposal that drew density concerns, that R8 matches the general plan, and that 2000 South would be widened with sidewalks. A landowner representative said OS-5 was a transitional zone after a 2015 annexation, cited six nearby rezones and said the farm will vacate by June 1; a traffic study projected 784 daily trips on two accesses, which did not include about 30 homes planned on an adjacent Provo site. The public hearing ran 8:15 to 9:35 p.m. Speakers opposed rezoning to preserve farmland and open space, citing train noise and vibration, traffic on Sandhill Road and 2000 South, and fears of later density; others supported it on property-rights grounds, noting the owner is a charity selling to support a food pantry, and some proposed a community purchase. One speaker alleged an undisclosed political benefit to some council members from a representative of the landowner and asked that one recuse; the minutes record no recusal. Council Member Gale said the land is private, the general plan designates it low density and denying would be unfair to the owner. Council Member Millett said the general plan is advisory, OS-5 is a buffer from freight and commuter rail and industrial uses, and rights attach to current zoning. Council Member Spencer said Orem is 95% built out and OS-5 is a true open-space zone, not a holding zone. Council Member Macdonald said he told the developer he would support only R8 for equal treatment with other rezoned areas. Council Member Killpack cited consistency with neighboring properties and the master plan. Council Member Lambson said OS-5 was intended to change once water was available, noted a neighboring parcel was rezoned R8, and cited lawsuit risk. City Attorney Steve Earl said courts defer to councils unless a decision is arbitrary and capricious. Mayor Young said he opposed housing next to rail and industry, noting 16 of 53 homes would be beside the tracks, and cited more than 1,000 residents opposed. A motion by Spencer to deny failed 2-4 (Mayor Young also voting yes). A motion by Macdonald to approve then passed 4-2, with the mayor also voting no.
- Acres: about 14.01
- Current zone to proposed: OS-5 to R8
- Concept: about 53 single-family lots
- Planning Commission: 5-1 (one abstention) recommending denial, March 19
- Traffic study: 58 a.m. and 78 p.m. peak trips, 784 daily trips
Item 10.3 · Budget
CDBG projected use of funds, fiscal year 2025-26
Approved · 6-0
Management Analyst Heather Cox presented the final allocations, unchanged from the earlier presentation, including $30,000 for police victim services, $57,000 for critical home repair, about $288,000 for low- and moderate-income playground equipment, $161,500 for code enforcement and regional awards to Rocky Mountain University, Big Brothers Big Sisters and the Fuller Center for Housing.
- GrantAmount not given
Item 10.4 · Taxes and fees
CARE tax distribution for fiscal year 2025-26
Approved · 6-0
Finance Director Brandon Nelson presented distribution of a budgeted $3,350,000 in CARE tax, including $126,000 in mid-major arts grants, $984,999 for two major grants to SCERA and the Metropolitan Ballet, library hall upgrades, funds saved for Heart of Downtown improvements, and recreation projects such as event equipment, Community Park restrooms and shade, and Foothill Park. Council Member Macdonald noted arts funding rose by $250,000 to $300,000 over prior years.
- Grant$984,999 to SCERA and Metropolitan Ballet
- Budget$3.35 million
Item 10.5 · Budget
Fiscal year 2025-26 tentative budget
Approved · 5-0
Nelson presented a tentative budget of just over $177 million, up $17 million from $160 million, driven by enterprise-fund capital projects (water, water reclamation, stormwater). It includes $2.8 million for fleet replacement, $32 million for capital projects, three firefighter-paramedics and a deputy fire marshal, and reserves for market salary adjustments. Water base rates rise from $21.17 to $21.81 for a three-quarter-inch meter, sewer base rates from $16.98 to $21.82 (with Lindon and Vineyard paying about $6 million of the $9 million sewer-fund increase for their share of a treatment plant), and there is no solid waste increase. Average utility increase is about 4.9%. One resident praised the budget at the hearing. The final hearing is June 10. Council Member Gale had left the meeting by this vote.
- Budget$177.0 million
Item RDA · Budget
Redevelopment Agency and Special Service Lighting District tentative budgets, fiscal year 2025-26
Approved · 5-0
Sitting as the Redevelopment Agency and the Special Service Lighting District, the council adopted tentative budgets and set June 10 hearings. The University Place Community Reinvestment Area is the only active redevelopment area, with 90% of property taxes remitted to University Place; $65,000 remains in older areas. The lighting district fee rises from $3.16 to $3.28 to cover maintenance, holiday lighting and LED conversion debt service. No one commented.
What residents said
Wilkerson Farm rezoningTrain noise and vibration near proposed homesTraffic on 2000 South and Sandhill RoadShort-term rental rulesKen Garff access on 1200 SouthConflict-of-interest concerns
Roughly 20 speakers on short-term rentals, most hosts, asked for a city-recognized hosts committee, higher occupancy for large homes, accessory dwelling unit rentals, an exemption for owner-occupied rentals, and a 60-day collaboration period; neighbors described parking, noise and event-style use near schools and asked for enforcement. Two residents opposed the Ken Garff rezone over traffic and child safety. At the Wilkerson Farm hearing about 30 speakers were split, with most opposing the rezone to preserve farmland and open space, citing traffic and train noise, and a smaller group supporting single-family homes and the owner's property rights. One speaker proposed a citizen consortium to buy the farm within a year. A resident praised the tentative budget.