Orem council allows commissary kitchens in C-1 zone and adjusts PD-34 wall rules for Home Depot site, both unanimously
February 10, 2026, 3:00 p.m. · 56 North State Street, Orem
The Orem City Council voted 6-0 to allow commissary kitchens as a permitted use in the C-1 commercial zone and 6-0 to amend PD-34 wall and landscaping rules so a 12-foot sound wall can sit farther from neighboring homes at the planned Home Depot. Earlier, work-session presentations covered solid waste rates, the General Plan update, traffic requests and a new online portal. Eight residents spoke on short-term rentals.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Roads and utilities
North Pointe Solid Waste district presentation
Discussed
District manager Neil Schwendiman said the transfer station handles about 329,000 tons a year, Orem residential curbside waste is about 29,000 tons, and Bayview Landfill costs will raise rates about $1.00 per ton in July 2026, an annual impact of about $29,000 on Orem. The district plans a 70,000-square-foot facility expansion separating commercial and residential traffic to end queuing on 2000 West; lithium-ion batteries are the main cause of fires; hazardous household waste is now accepted year round.
- Fee$29,000 to North Pointe Solid Waste Special Services District
General plan
General Plan update and Southwest Orem small area plan
Discussed
Staff and Planning Commission Chair Madeline Komen described the General Plan as an advisory vision that is out of date and heavily reliant on the State Street Master Plan. A five-year update would include a housing study, an Active Transportation Plan and 'neighborhood nodes'. Council members worried about state legislation that might make general plans binding. Council Member Millett and Mayor McCandless asked for a citizen focus group and neighborhood commission chairs to help draft a small area plan for Southwest Orem, which includes unincorporated county land.
Roads and utilities
Traffic Tiger Team report
Discussed
Public Works Director Chris Tschirki said the cross-department team, formed about four and a half years ago, has handled 181 cases and resolved 170 (94%). About 65% of requests come from the public; the top categories are traffic safety (29%), pedestrian crossings (21%) and traffic movement (17%). The team relies on federal MUTCD warrants and has used rectangular beacons and HAWK signals, such as at 1200 West.
Presentation
Citizens Academy; MyOrem portal; statistical report
Discussed
Police Lt. Chris Hadlock described an eight-week, invitation-only Citizens Academy of about 15 participants each spring. McKay Barton introduced the new Boards and Commissions portal, a pilot for a single sign-on 'My Orem' system launching publicly at the end of April 2026 with utility billing and landlord licensing. The Strategy and Innovation team reported that Orem's daytime population swells from about 96,000 to 117,000, University Place ranked fourth among Utah shopping centers, and city parks drew 3.7 million visits in 2025.
Parks
Sleepy Ridge golf course report; Family Fitness Center report; Youth Council recap
Discussed
Sleepy Ridge reported its best year, an upcoming conversion to 100% reuse water (saving about a million gallons a day at peak) with a ribbon cutting March 10, and a privately financed covered driving range. Under a contract running through 2060, private partners funded the $12 million course and a reserve funded by 5% of revenue maintains it. The Family Fitness Center reported membership above 22,000 and completed pool-area flooring largely grant-funded. The Youth Council recapped Local Officials Day at the Capitol.
- Contract$12.0 million to Sleepy Ridge private partners
Appointment
Consent: advisory commission appointments
Approved · 6-0
The council approved reappointments and appointments to the Historical Preservation Advisory Commission (Lon Bowen, Olivia Johnson, Britni Laidler, Brent Eliason), Cultural Arts Advisory Commission (Scott Swain, Mike Ramsey, La Beene) and the Sleepy Ridge Golf Course Commission (Bryan Deucher), plus minutes.
City code
Text amendment: commissary kitchens in the C-1 zone (Land Use 6291)
Approved · 6-0
Planning Manager Jared Hall proposed adding 'commissary kitchens' to Standard Land Use 6291 (catering services) and allowing the use in the C-1 zone, correcting an inconsistency since C-2 and C-3 already allow it. The applicant, Christian Calico of Lemon and Sage Kitchens, described a non-retail 'culinary incubator' for home bakers, caterers and food trucks, with two to five visitors a day and all production indoors, in a vacant former seminary and office building with a 31-stall lot. Council members asked about noise, odors and 24-hour access near a neighborhood and church. No one spoke at the hearing.
- Applicant: Christian Calico, Lemon and Sage Kitchens
- Parking: 31 stalls
City code
PD-34 text amendment on wall heights and landscaping (Home Depot at University Place)
Approved · 6-0
The amendment changes sections 22-11-47(H)(3) and (H)(4) and Appendix BB so the landscape strip on the commercial side of the western wall can be reduced, letting the developer deed land to adjoining homeowners and move the 12-foot masonry wall farther from homes, as required by the RDA participation agreement. Hall said the change is specific to this project and area. Applicant Artie Woodbury said Home Depot aims to start construction in April. No one spoke at the hearing.
What residents said
Short-term rental ban and grandfatheringMultigenerational housing rulesLithium-ion battery fires at transfer station
Eight residents spoke on short-term rentals. Most owners said they bought, built or finished space after city staff confirmed no prohibition, asked for grandfathering and for balanced, data-driven regulation; one resident asked that the prohibition be kept, citing traffic, parking and neighborhood stability. One resident asked the city to ease rules for multigenerational homes.