State Street districts rezone and master plan
On Feb. 22, 2022 the council returned properties in the Hub, Arts, City Center, Canyon Crossing and North Village districts to the zones in place before June 6, 2018 and lowered the C2 height limit from 60 to 48 feet, after a moratorium and a reset of the Planning Commission.
- Where it stands
- Approved
- Type
- Zone change
- Location
- State Street corridor, Orem
- Applicant
- City of Orem
Every hearing and vote
January 26, 2021 · City Council
Work session: Geneva Road districts and State Street districts
Discussed
Staff reviewed the Geneva Road Master Plan, which proposes districts at Geneva Road and 1600 North (Gateway), 800 North (Geneva Crossing), Center Street (Geneva Center) and near the temple, along with a 2021 schedule. Staff also continued discussion of a possible rezone of the State Street North Village and Arts districts, including building heights and setbacks. Members discussed concerns about areas bordering existing homes and how setbacks and height limits would address them.
February 9, 2021 · City Council work session
State Street design standards
Discussed
Staff proposed ordinance changes so owners of existing buildings in buffered sidewalk areas can expand without demolishing, basic design standards for the C2 zone between districts (building access, minimum habitable depth, windows and awnings, facade articulation, materials, utility enclosures), and screening of above-ground utility boxes. The Planning Commission would review on February 17 and the council tentatively on March 9. Members raised parking concerns and costs borne by owners who redevelop.
- Timeline: Planning Commission Feb. 17, 2021; City Council Mar. 9, 2021 (tentative)
February 23, 2021 · City Council
State Street districts: setback and stepback rules near homes
Continued · 6-0
Staff proposed requiring any structure within 50 feet of a residential zone outside the district zones, or next to the Res-B zone in the North Village District, to be limited to 35 feet in height, with the 50 feet measured from the back of curb when a public street separates them; the rule that setback equal building height would still apply. Residents who spoke or wrote asked for 75 to 100 feet, a transition zone, rezoning of some edge zones, and no connector roads to 400 West, citing traffic and parking. Development Services staff said 50 feet was staff's balance between business and neighbors. Several members asked to continue the item to hear from both residents and commercial owners. Mayor Richard Brunst said 50 feet was a good compromise and that 75 to 100 feet would take away property owners' rights, and he voted against the continuance.
- Proposal: 35-foot height limit within 50 feet of residential zone
- Resident request: 75 to 100 feet
- Hearing: 6:32 to 6:47 p.m.
March 9, 2021 · City Council
State Street buffered sidewalk exception and design standards
Approved · 6-0
Current code requires an 8-foot sidewalk and 15-foot planter strip (23 feet) for new buildings and additions along State Street, which blocks additions to buildings set near the sidewalk. The ordinance lets owners add to such buildings while installing as much buffered sidewalk as space allows, and adds design and utility enclosure standards. No one spoke. The mayor voted no.
- Sections: 22-8-8(B), 22-8-8(B)(3), new (B)(7)(b), (B)(8), (B)(9), (B)(10)
March 9, 2021 · City Council
State Street districts: 75-foot setback in North Village and Arts districts
Approved · 6-0
The council approved setback and stepback changes with a 75-foot setback in the North Village and Arts districts, measured from the back of the property line, instead of the 50 feet staff proposed. Sixteen people spoke or submitted comments between 7:10 and 7:35 p.m.; most North Village residents asked for 75 to 100 feet and more access to State Street rather than 400 West, while one commenter urged keeping setbacks as proposed to preserve housing options. Council Member Debby Lauret supported 75 feet in North Village and 50 in the Arts district. Council Member Jeff Lambson and Council Member Terry Peterson cited resident concerns about high-density housing. Council Member Tom Macdonald said developments must meet current parking rules. Council Member Brent Sumner asked about affordable housing standards; the mayor said in a 190-unit complex 20 percent, or 38 units, would be in the state's affordable range.
- Approved: 75-foot setback from back of property line in North Village and Arts districts
- 35-foot height limit within the setback
May 11, 2021 · City Council
Work session: North Village District traffic study, parking and height
Discussed
A city staff member said recent traffic impact studies for the district show resident concerns the city agrees with, that some pre-COVID numbers look low, that more intersections will be added, and that a new submittal will include accident data. If numbers come back worse than expected, staff would look at mitigation such as deceleration lanes. Council Member Terry Peterson said he was concerned about inadequate parking at other apartment complexes. Council Member David Spencer said the proposed zone was becoming too compartmentalized and did not match the State Street Master Plan, and asked how to pause development of the district until parking, zoning and height are resolved. He moved to hold a special council meeting to reopen the zone and Peterson seconded, but the City Manager said motions cannot be made in a work session. The mayor asked Spencer and Peterson to write up their proposed changes and how they would be made.
- Council Member Macdonald was excused
June 15, 2021 · City Council
Work session: North Village District design and parking standards
Discussed
The council discussed the process for amending Sections 22-24-5(F) and (H) on design and parking standards in the North Village District and holding a special meeting for public and council to exchange views. Planning staff reviewed outstanding issues: traffic study, parking, height and setbacks, and said a recent parking study shows more than enough parking under current requirements.
June 29, 2021 · City Council
North Village District height and parking standards
Continued · 6-0
Staff proposed a maximum height of 60 feet in the NVD-Core, NVD-Edge and NVD-Res(A) zones, taken from the C2 zone that previously applied, in addition to existing limits (35 feet within 70 feet of a residential zone, setback at least equal to height, 35 feet in Res(B)). They also proposed raising parking in NVD-Core and NVD-Edge from 1.75 to 2 spaces per unit over base density; the current standard was adopted October 8, 2019 using the 2019 parking study. About 20 people spoke. Most opposed the planned development, citing traffic, child safety, parking and the zone's small-scale purpose; requests included a 48-foot limit and 35-foot setback, and 35 feet in the edge zone. An attorney for nearby residents read state law on how councils may adopt or modify planning proposals. One landowner said family property in the zone was rezoned without notice and her taxes rose, and another speaker said a more profitable use such as a car dealership would be possible. Council Member Jeff Lambson said the council should consider how a project looks from the neighborhood behind State Street. Council Members Terry Peterson and David Spencer asked for 48 feet in the core and 35 in the edge zone and to vote that night, but the deputy city attorney, other staff and members warned that a change this different had not been noticed and could invite legal action; Spencer said he would accept that risk. He moved instead to continue to a special meeting on July 27.
- Staff proposal: 60-foot maximum height; 2 stalls per unit in NVD-Core and NVD-Edge
- Resident and council member requests: 48 feet in core, 35 feet in edge; setbacks up to 35 feet
- Continued to special City Council meeting July 27, 2021
January 25, 2022 · City Council
State Street districts rezone and amendments (work session)
Discussed
Bench showed amendments that largely return portions of selected State Street districts from C3 to C2. The council discussed height and setback rules in C2, when existing buildings would need to conform, and residential development in these zones. Council Member Terry Peterson asked about enforcement; Bench said Development Services checks each step.
January 25, 2022 · City Council
Remove Planning Commission member Mickey Cochran
Approved · 5-1
Council Member LaNae Millet moved to remove Mickey Cochran. Council Member Tom Macdonald said he regretted dismissing volunteers and felt the outcome was decided before the public meeting. Lauret said she had concerns about Cochran but they could be handled other ways. Peterson said the council is changing the State Street Master Plan and does not want anyone on the commission trying to derail it. Mayor Young said the moratorium expires Feb. 9, that the Planning Commission is the only body that could stop the master plan progress in time, and the council chose to reset the commission.
February 22, 2022 · City Council
Rezone State Street districts and amend development standards (Section 22-5-3(A), Zoning Map; Section 22-8-8)
Approved · 4-0
At the council's request, staff proposed returning all properties in the Hub, Arts, City Center, Canyon Crossing and North Village districts to the zones in place before June 6, 2018, mostly commercial but also residential and planned development zones. Standards change as well: C2 maximum height drops from 60 to 48 feet (35 feet within 100 feet of residential), a 15-foot landscaped setback from the back of the sidewalk is required, the maximum setback and minimum height requirements are removed, and references to the State Street districts are eliminated. The Planning Commission recommended the rezone. Speakers including Scott Swain, Alan Crudescamp, Andrew Wilding, John Barrick, Dale Cutler, Scott Dunaway and others supported it, citing family-oriented growth and past density; Cissy Rasmussen said only about 5 percent of residents live in apartments and asked where apartments would go; a developer of affordable townhomes said the change could hurt his projects. Council Members Lambson, Peterson, Millet and Spencer and Mayor Young each said residents did not want high-density housing along State Street.
- Zones: C1, C2, C3, R6, R6.5, R8, PD-1, PD-30, PD-37, PD-39, PD-40
- C2 height: 60 feet to 48 feet
- Planning Commission: recommended approval