Orem council approves Homebuilt site plan at 1890 N. State and rezones 5.45 acres at 360 W. 1500 S.
July 14, 2026, 3:30 p.m. · 56 North State Street, Orem (work session in Council Conference Room; regular session at 6:00 p.m.)
The council approved a new concept plan for a Homebuilt hardware store at 1890 North State Street, 6-0, and rezoned about 5.45 acres at 360 West 1500 South to R8 for a possible 18-lot subdivision, with two members recorded as opposed. In the work session staff previewed a state-required detached ADU ordinance due Oct. 1 and a canal study contract. Council Member Quinn Mecham joined by Zoom. Eleven residents opposed or asked for strict limits on short-term rentals and others supported them.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| MyOrem online services update | Discussed |
| Fraud risk assessment | Discussed |
| Fireworks ban follow-up | Discussed |
| Wildland fire team update | Discussed |
| Canal corridor planning update | Discussed |
| Detached accessory dwelling units ordinance | Discussed |
| Property tax calculator and Truth in Taxation outreach | Discussed |
| Event safety planning | Discussed |
| Public hearing: revised concept plan for PD-53 zone at 1890 North State Street (Homebuilt) | Approved · 6-0 |
| Public hearing: rezone about 5.45 acres at 360 West 1500 South from PF and R12 to R8 | Approved · 4-2 |
Agenda, item by item
Item WS · Other
MyOrem online services update
Discussed
Software project managers McKay Barton and Sarah Peel reported that the MyOrem portal, launched April 27, has 4,600 new accounts among about 20,000 utility customers, nearly 4,000 payments and about 500 utility applications in 11 weeks. Business licensing and fitness center management are to be added, and the old bill-pay site will shut down in November.
Item WS · Other
Fraud risk assessment
Discussed
Chief Financial Officer Brandon Nelson said Orem scored 335 on the State Auditor's required fraud risk assessment, in the 'low' risk category, as in prior years, with no internal or external fraud in the past year apart from one phishing email. He said the city chooses not to have elected officials sign an annual compliance document, not to have council members take a state financial training module, and not to have a standalone internal audit department.
Item WS · Public safety
Fireworks ban follow-up
Discussed
Fire Chief Marc Sanderson reported firework-related fire starts in the three-community response area fell about 90 percent, from 24 to two minor fires, with none inside Orem, after the statewide ban. The fire department offered local stands refunds of permit and inspection fees and their bonds if they stopped sales; no vendor accepted. Police gave over 40 verbal warnings and two citations. The state was gathering feedback before Pioneer Day.
Item WS · Public safety
Wildland fire team update
Discussed
Assistant Fire Chief Shaun Hirst and Captain Mike Hickman said the department's wildland program has earned over $1.4 million in gross revenue, covering overtime, equipment and a Type 3 wildland engine due next summer at no cost to taxpayers. They described the team's work on the June 20 Iron Fire near Eureka, where a tactical backburn was used and, they said, no homes were lost. The team has 17 members across three shifts.
- Payment$1.40 million
Item WS · Roads and utilities
Canal corridor planning update
Discussed
Community Development Director Gary McGinn said Orem won a Mountainland Association of Governments grant and awarded the planning contract to Method Studio, whose staff previously led the Murdock Canal Trail project. Scoping begins the next day, outreach is the first priority and a draft report is due to the council by year-end. McGinn said residents farther from the canal tend to support it while owners of abutting lots are anxious. Council Members Crystal Muhlestein and LaNae Millett asked about Murdock lessons; staff noted Orem's canals have rights-of-way of only 6 to 20 feet, against 100 feet at Murdock. Council Member Jeff Lambson asked for data on safety effects of converting the canal into a trail.
- ContractAmount not given to Method Studio
Item WS · City code
Detached accessory dwelling units ordinance
Discussed
McGinn said a new state law requires Orem to allow detached ADUs on lots of at least 11,000 square feet by Oct. 1. Staff recommends sticking to that minimum. The draft bars ADUs in front yards, limits them to the size of the main home, requires matching appearance and bans rentals under 90 consecutive days. State law bars conditional use permits and limits parking requirements to two spaces for units 650 square feet or larger. Planning Commission review runs to early August, then council sessions in August and September. Council Member Quinn Mecham asked for lessons from other Utah cities.
Item WS · Taxes and fees
Property tax calculator and Truth in Taxation outreach
Discussed
Staff presented an online calculator at orem.gov/tnt using an average 2026 value of $520,000 and the 45 percent primary-residence exemption; it shows the proposed increase at about $11 a year for the average homeowner. Civic Engagement Director Pete Wolfley said Orem has raised property taxes once in 48 years, and that notices may show a '100% increase' on one line because of the new Public Safety Fund. The Truth in Taxation hearing is Aug. 27 at 6 p.m.
Item 3.1 · Presentation
Oremfest 2026 results and American Legion car show donation
Discussed
Events staff reported 82,400 visitors on carnival days, a 238-car show raising $9,236.90 for the American Legion, a fire department fun run with 112 participants raising over $2,000, and a parade with 85 entries. Fireworks, the parade and the drone show ranked as residents' favorites. The city presented a ceremonial check to the American Legion.
- Payment$9,237 to American Legion
Item 3.2 · Public safety
Event safety planning
Discussed
Police Lt. Blake Fenn described security planning for city events. For Oremfest, officers staff the park around the clock, from seven in the morning to 12 at peak hours, with a two-officer overnight shift. He said all lost children were reunited with their families.
Item 7.1 · Development
Public hearing: revised concept plan for PD-53 zone at 1890 North State Street (Homebuilt)
Approved · 6-0
The council approved a new concept plan that replaces two planned three-story office buildings and the old grocery store with a single 31,000-square-foot commercial building, more retail and a restaurant out-parcel, with no change to zone text or boundaries. The building tapers from 39 feet in front to 23-32 feet at the rear with a 45-foot 6-inch rear setback, a 7-foot masonry fence and 277 parking spaces. The tenant is Homebuilt, a family-owned hardware store and design center. Applicants cited a recessed, walled loading dock and indoor pickup bay for noise control, and Planning Director Jared Hall said final plans must allow no light spillover to homes. Speakers raised drive-through traffic, UDOT access, pest control and weeds and fire risk before demolition of the old grocery store; Mayor Karen McCandless told the developer to coordinate site cleanup before demolition. A restaurant drive-through on the south out-parcel is planned to queue up to 15 cars. The Planning Commission recommended approval.
- Applicant tenant: Homebuilt
- Building: 31,000 square feet; 277 parking spaces
- Planning Commission: recommended approval
Item 7.2 · Zoning
Public hearing: rezone about 5.45 acres at 360 West 1500 South from PF and R12 to R8
Approved · 4-2
The council rezoned about 5.45 acres, including 3.8 acres owned by the city and an adjoining private parcel, from Public Facilities and R12 to R8 single-family residential, consistent with the general plan; the Planning Commission recommended approval 6-0. A concept layout shows 18 lots of at least 8,000 square feet on a road off 1600 South that could be a through-street or cul-de-sac, with utility and access easements to bring sewer and water to neighbors and keep access for abutting owners. Hall said parks remain allowed in R8. City Manager Brenn Bybee and Community Development Director Gary McGinn said the land, conveyed by UDOT in 1976, was in the 2021 Parks Master Plan but is steep and costly for a park, and that selling lots could fund a park elsewhere in southwest Orem. Neighbors who spoke supported the sewer extension and favored a cul-de-sac, asked about easements, or urged keeping the green space; one opposed selling public land. The motion text lists Council Members Jenn Gale and Quinn Mecham as voting no, though the minutes' attached roll-call table marks all members aye and the minutes record Mecham speaking in favor.
- Acres: about 5.45 (3.8 city-owned)
- Current zone → proposed: PF and R12 → R8
- Concept: 18 single-family lots, minimum 8,000 square feet
- Planning Commission: recommended approval 6-0
What residents said
Short-term rentalsDetached ADUsFlock license plate camerasDemolition weeds, pests and fire risk on North StateAccess and open space at 360 W. 1500 S.
On short-term rentals, residents split. Speakers including Lisa Lesser, Jordyn Kauwe (who presented a petition with over 600 signatures for a ban), Shanna Steinkopf, Tony Kretschmer, Cathy Young, Milo Ott, Steven Astle and Virginia Sokolowsky urged the council to keep the ban or limit rentals strictly, citing housing supply, school enrollment and neighborhood character; Barry Flynt supported legal, regulated rentals; Becky Smith asked for strict noise, parking and occupancy rules. Aaron Larson asked for a more flexible ADU ordinance and a change to the roof pitch and height rules. Ethan Stauffer objected to Flock license plate cameras on privacy grounds. At the hearings, speakers on the Homebuilt plan (Marion Baxter, Keith Walker, Wayne Bernie) raised noise, light, traffic and demolition cleanup; speakers on the rezone raised easements, sewer access, cul-de-sac versus through-street and keeping green space.