Orem council sends Geneva Road rezone back for a development agreement, approves Home Depot site rezone 6-1 with a wider buffer for neighbors
December 9, 2025, 3:00 p.m. · 56 North State Street, Orem
In the last meeting of the outgoing council, Orem members referred a 4.43-acre commercial rezone on Geneva Road back to the Planning Commission so a development agreement can limit its uses, and approved a rezone of one home lot for a Home Depot at University Place 6-1 after the developer agreed to move a 12-foot sound wall about 7 feet toward the store. The council also adopted a FrontRunner station area plan, declared three UVX station area plans impracticable, accepted a clean audit and added a wildland-urban interface code.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Roads and utilities
FrontRunner 2X project presentation
Discussed
UTA, UDOT and HDR representatives described a roughly $3 billion project to double FrontRunner frequency to 15-minute peak and 30-minute off-peak service by adding double track, funded by state contributions and a federal Core Capacity grant. In Orem and Vineyard, a 1.7-mile segment near the Geneva Road bridge requires shifting tracks east and 'sliver' acquisitions of about 8 to 10 feet from seven residential lots north of 800 South. The project will use special track components and ballast mats rather than sound walls. Final design and train procurement are under way, with construction slated for 2027 and service by 2030.
- Budget$3000.0 million
Roads and utilities
Center Street widening between Geneva Road and 1330 West
Discussed
City Engineer Taggart Bowen proposed widening Center Street from three lanes (tapering to two at the railroad tracks) to five between Geneva Road and 1330 West, a connector between I-15 and Vineyard carrying 25,000 to 30,000 vehicles a day. Union Pacific confirmed the tracks remain active, requiring a new crossing and gates. Design is evaluating sidewalks on both sides while limiting right-of-way effects on north-side businesses. The interlocal agreement with Utah County was on the consent agenda.
- Grant$11.0 million to Utah County / Mountainland Association of Governments
- Grant$1.70 million to Utah County
- Grant$1.00 million to Utah Legislature
General plan
Orem FrontRunner Station Area Plan and UVX impracticability findings
Approved · 6-0
Staff presented the completed station area plan for the Orem FrontRunner station, endorsed by the Mountainland Association of Governments, built around a mixed-use village, varied housing, transportation choices, trails and gathering places. Staff and council members said it does not trigger rezoning and aims to concentrate student and high-density housing near the transit hub. For the Lakeview, Main Street and University Place UVX stations on University Parkway, the city proposed resolutions of impracticability under state law, saying the corridor is about 90% developed, generates the sales tax that funds services, and already has about 2,500 beds within a half mile of Lakeview. The four resolutions passed on the consent agenda.
City code
Wildland-urban interface code and map
Approved · 6-0
Fire and legal staff presented adoption of the state-required (House Bill 48) Wildland-Urban Interface Code, requiring flame-resistant exterior materials on new construction near wildlands. A state-assisted risk map covers a small area in the northeast near the canyon mouth, mostly water facilities and Timpanogos Park. Council members described it as a building code, not a zoning change, that keeps the city eligible for state wildfire suppression funding. The map resolution and the building code ordinance passed on the consent agenda.
City code
General Plan Water and Preservation elements: herbicide research
Discussed
Staff reported on research prompted by Council Member Millett's concern about herbicide use under xeriscaping. BYU agronomy experts and engineers at Hansen, Allen & Luce said the risk of chemicals reaching deep aquifers is very low when products are used as directed, and that stormwater runoff to Utah Lake is the larger concern. The plan adds Policy 5.1 promoting responsible use of herbicides, pesticides and fertilizers, backed by a public education campaign. Millett said science changes over time and urged caution.
Other
Mayor's item: candidate funding disclosure checkboxes
Discussed
Mayor Young said council members had reached agreement to add checkboxes to city election forms letting candidates state whether they accept funds from organizations that do not disclose their donors. Council Member Millett supported it. The city cannot ban such contributions; the measure would be integrated into filing forms by general consensus.
Presentation
Strategy and Innovation team grant report
Discussed
Deputy City Manager Keri Rugg reported that since a 2022 efficiency study the city has applied for 78 grants totaling over $46.1 million, with 47 awarded for $26.1 million and $5.8 million pending. Pending items include solar panels and EV chargers at the new City Hall and a $10 million water reuse facility to remove phosphorus. Mayor Young said grants help the city maintain services without raising taxes.
- Grant$26.1 million
Parks
Gold Star Family Memorial fundraising report
Discussed
Communications Manager Pete Wolfley said $94,000 has been raised toward a roughly $300,000 memorial at Freedom Plaza between City Hall and the library, with footings installed and a goal of dedication by spring 2026. City employees gave nearly $30,000. Mayor Young and Council Member Millett challenged the city's 3,000 businesses to give $100 each, and the mayor pledged $10,000.
- Budget$300,000
Appointment
Mayor Pro Tem and advisory commission appointments
Approved · 6-0
On the consent agenda the council approved a Mayor Pro Tem appointment and appointments to the Transportation Advisory Commission (Carol Walker), CARE Advisory Commission (Mary Schumacher, reappointed) and Recreation Advisory Commission (Jill Bowler), plus an amendment to city code section 2-7-6 adding an exception to bidding requirements.
Budget
Fiscal year 2025 independent audit
Approved · 6-0
Finance Director Brandon Nelson and Jon Haderlie of Larson & Company reported an unmodified ('clean') opinion. The General Fund ended with a positive balance; the Capital Projects Fund showed a negative balance from spending reserves to build the new City Hall without new debt; the Water Fund rose to $11.7 million, helped by a $7 million county grant. Three minor findings: a deficit in the Facilities Maintenance Fund, a corrected reporting error, and a General Fund balance of 40% against the 35% state cap.
- PaymentAmount not given to Larson & Company, PC
Zoning
Rezone 4.43 acres at 1738 South Geneva Road from OS-5 to C-2 (Johnson Farms)
Continued · 6-0
The Planning Commission recommended approval 5-0 of rezoning the 4.43-acre parcel, which UDOT's Lakeview Parkway project will leave as a triangular island with access only from Geneva Road. The applicant, Mr. Washburn, described a 'flex retail' center with a farm theme, more than 130 parking spaces, destination retail and small service businesses, a silo for signage, and a 25-foot landscape setback along the limited-access roads. One resident asked about setbacks, access and orientation relative to the new roads and the nearby temple. Mayor Young and Council Member Millett said a development agreement is needed to lock in uses because C-2 is broad; the applicant said he would exclude car lots and repair shops but warned of delay after four months in process. The council referred the rezone back to the Planning Commission to prepare a development agreement.
- Applicant: Mr. Washburn
- Acres: 4.43
- Current zone to proposed: OS-5 to C-2
- Planning Commission: recommended approval 5-0
City code
Text amendment to add gymnasiums and athletic clubs to PD-36
Approved · 6-0
The PD-36 technology park zone, between 1200 North and 1600 North along Geneva Road, would add Land Use Code 7425 (gymnasiums and athletic clubs) to enable a padel facility. The Planning Commission recommended approval unanimously on November 5. Co-applicant Parker Quinlan said it would occupy a smaller corner building and would be the second padel venue in Utah. No one opposed.
- Applicant: Parker Quinlan and co-applicant
- Planning Commission: recommended approval, unanimous
Zoning
Rezone 0.31 acre at 575 East 1000 South from R-8 to PD-34 (Home Depot at University Place)
Approved · 5-1
Home Depot and University Place mall representatives asked to rezone a 0.31-acre lot holding one house so it can be folded into a Home Depot site next to Costco. The Planning Commission voted 3-2 with no formal recommendation. PD-34 requires a 20-foot setback, 8-foot landscape buffer and 8-foot masonry wall; the developer offered a 12-foot wall near the loading dock, a building about 24 feet tall set 43 feet from the nearest property line, and a 10-to-24-foot buffer. Residents next to the site asked for the 12-foot wall, raised truck idling, backup beepers, diesel exhaust and traffic, questioned the need for another home improvement store, and asked for more transparency and to move the loading dock; others objected to losing homes to commercial growth. Home Depot said it uses no refrigerated trucks, requires engines off during delivery, uses a standard layout and that a sound study accounted for Costco noise; construction is expected for 12 to 15 months from April, opening in late 2027. The developer offered to move the wall about 7.3 feet east and convey that strip to the two adjoining neighbors. Council Member Millett voted no on principle, saying she opposed converting more R-8 land to commercial use, though she supported the concessions. The City Attorney said the wall shift and conveyance would be secured in the RDA participation agreement.
- Applicant: University Place / Woodbury and Home Depot
- Acres: 0.31
- Current zone to proposed: R-8 to PD-34
- Planning Commission: 3-2, no recommendation
General plan
General Plan amendment: Water Conservation element (Chapter 9)
Approved · 6-0
Planning Manager Jared Hall presented the addition of Chapter 9, the Water Conservation Element, to meet the year-end deadline under Senate Bill 110. It largely codifies strategies in existing water plans. No one spoke at the hearing.
Development
RDA: Third Amendment to participation agreement with University Shopping Center, L.C.
Approved with conditions · 6-0
Sitting as the Redevelopment Agency, the council approved a third amendment to the participation agreement that replaces the 2024 site exhibits with the new Home Depot layout and makes the 12-foot wall, building setbacks and conveyance of about 7 feet of landscaping to the two adjoining neighbors conditions of tax increment financing. The developer dropped a proposed buy-back option; the land will carry a deed restriction keeping it green space. The mayor may sign once the language is updated.
- BudgetAmount not given to University Shopping Center, L.C.
What residents said
Truck noise and idling at Home Depot loading dockLoss of homes to commercial expansionTraffic on Geneva RoadWall height and bufferDevelopment agreement for Geneva Road site
During personal appearances, more than a dozen residents thanked outgoing Mayor Young and Council Members Spencer and Macdonald for their service, and one resident thanked the council for its role in the Alpine School District split. One resident renewed a request to name the city clock 'Charlie' for Charlie Kirk, noting the council did not unanimously support it. At the Home Depot hearing, neighbors spoke on wall height, noise, idling, traffic, the loss of homes and the lack of consultation.