Spanish Fork council approves Oak Village and Leland Meadows rezones and plats, 5-0, and passes voter-area ordinance 3-2

Decisions at a glance

Agenda, item by item

1. Item 10.1 · Zoning

   Oak Village zone change

   Approved with conditions · 5-0 · Southwest corner of Spanish Fork Parkway and 170 South, south of Maple Mountain High School

   The council rezoned about 45 acres at the southwest corner of Spanish Fork Parkway and 170 South for Oak Village, a planned neighborhood of 110 single-family homes. The central residential area goes to R-1-9. The property planned for a temple of The Church of Jesus Christ of Latter-day Saints goes to R-1-12, along with an existing church parcel to the south. A second church parcel goes to R-1-9 and the city's detention basin to Public Facilities. The Development Review Committee and Planning Commission had recommended approval. The motion carried with two conditions.

   • Applicant team: Land Reserve (Matthew Stapley) with design firm Urban Design Associates (Eric Ost)
   • Acres: about 45
   • Current zone to proposed: most of the property was zoned R-1-12 in 2002 and two church parcels stayed Rural Residential; proposed R-1-9 for the central residential area, R-1-12 for the temple property and one church parcel, R-1-9 for the other church parcel, Public Facilities for the city detention basin
   • Density: 3.03 homes per acre; average lot about 8,500 square feet; General Plan designation Low Density Residential
   • Findings: conforms to the General Plan density range, meets the intent of the Master Planned Development Overlay, brings a housing plan not often seen in Spanish Fork using R-1-9, and has community amenities
   • Conditions: the applicant enters a development agreement with the city; staff commit to evaluate traffic and safety concerns along 100 South
   • A private street between the temple property and the church parcel to the south: the applicants committed to keep it open to the public all year except one 24-hour period annually; staff recommended a plat note requiring public access 364 days a year

   Councilman Oyler moved and amended his motion to add the second condition; Councilman Cardon seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

   Follow Oak Village in the development tracker →

2. Item 10.1 · Subdivision

   Oak Village preliminary plat

   Approved with conditions · 5-0 · Southwest corner of Spanish Fork Parkway and 170 South

   The council approved the preliminary plat for Oak Village, 110 single-family homes, on a separate motion after the zone change. Approval depends on the zone change and requires that the private road from Whiting Street to Spanish Fork Parkway, when closed, be closed for the shortest time and at the least disruptive time.

   • Units: 110 single-family homes
   • Conditions: meet city development and construction standards and zoning requirements; address red-line review comments; approval contingent on the zoning map amendment; closures of the private road from Whiting Street to Spanish Fork Parkway kept to the minimum time and least disruptive time

   Councilman Tooke moved; Councilman Oyler seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

   Follow Oak Village in the development tracker →

3. Item 10.2 · Zoning

   Leland Meadows zone change

   Approved · 5-0 · West of Mill Road, south of 900 South, southwest of American Leadership Academy

   The council rezoned 72.74 acres west of Mill Road and south of 900 South from Rural Residential to R-1-6 and R-1-15 with a Master Planned Development Overlay for Leland Meadows, a 206-unit project by Arrive Homes. The Planning Commission had recommended approval 4-2. The council approved the change on findings that it is consistent with the General Plan designations of Medium Density Residential and Estate Density Residential and meets the intent of the overlay.

   • Applicant: Arrive Homes (Dean Ingram)
   • Acres: 72.74; units: 206
   • Current zone to proposed: Rural Residential to R-1-6 and R-1-15 with Master Planned Development Overlay
   • Layout: most homes on smaller garden lots with shared driveways; the estate portion at about 1.69 homes per acre with lots at least 100 feet wide
   • Planning Commission: recommended approval, 4 in favor and 2 against
   • A possible land exchange with the Nebo School District was not final; the district said it would begin its approval process after the city acted
   • City traffic study: the development would add about 100 to 150 trips through the Mill Road and Arrowhead Trail intersection in the period studied

   Councilwoman Beck moved; Councilman Oyler seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

   Follow Leland Meadows in the development tracker →

4. Item 10.2 · Subdivision

   Leland Meadows preliminary plat

   Approved with conditions · 5-0 · West of Mill Road, south of 900 South

   The council approved the Leland Meadows preliminary plat with eleven conditions. Among them, the applicant must pay 50 percent of the cost, up to $100,000, of improvements to the Mill Road and Arrowhead Trail intersection, and must install fencing sturdier than vinyl on lot boundaries shared with agricultural protection areas and adjoining feedlots. The Nebo School District must approve the land swap the layout depends on.

   • Fee$100,000 to Arrive Homes Applicant's required share (50 percent, not to exceed $100,000) of Mill Road and Arrowhead Trail intersection improvements. Condition of plat approval. Paid from Developer contribution
   • Conditions: meet city standards; address red-line comments; contingent on the zone change; Nebo School District approves the land swap; finalize the Mill Road cross section; bond for future street improvements at Lot 83; provide more detail on housing products; provide street tree, landscaping and fencing plans; obtain approval from the irrigation company or irrigation owner; pay 50 percent up to $100,000 of the intersection improvements; install fencing more durable than vinyl before certificates of occupancy on lots that share a boundary with agricultural protection areas and the adjoining feedlots
   • Staff reported that homes in wet-soil areas would be built without basements, on slab foundations, based on the applicant's geotechnical engineer

   Councilman Marshall moved with amendments to conditions 9 and 10; Councilman Oyler seconded; the intersection-payment condition was added by friendly amendment at Councilwoman Beck's request.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

   Follow Leland Meadows in the development tracker →

5. Item 10.3 · Budget

   Fiscal year 2027 salary ranges and elected-official stipends

   No action

   The council held a public hearing on the FY2027 salary ranges, as state law requires, and no one spoke. The budget included 5.5 percent for employee salary adjustments; after the market review and merit adjustments, the total proposed adjustments came in below that amount. The salary schedule, including proposed stipends for elected officials, was adopted as part of the budget ordinance, with no separate vote.

   • Added several new pay grades and updated part-time pay grades
   • The council reviewed the same material in a work session the week before

6. Item 10.4 · Budget

   Fiscal year 2027 Budget Revision 1

   Approved · 5-0

   The council approved Budget Revision 1, which mainly carries forward money for projects budgeted last fiscal year that were not finished, and includes the salary adjustments and parks and recreation fee changes. No one spoke at the public hearing. The revision does not include funding for the federal SAFER firefighter grant or debt payments on the bonds for Fire Station 61 and the Public Works shop; the city manager said those would come in a later revision.

   • Budget$22,000 Projected General Fund revenue increase in the revision. Paid from General Fund
   • Budget$2.60 million Water Fund carryover, including the Cold Springs pipeline lining project. Paid from Water Fund; a $2 million state grant shifted to the project
   • Budget$1.50 million Sewer Collection Fund carryover for sewer line projects. Paid from Sewer Collection Fund
   • Budget$2.30 million Carryover for final payments on the new wastewater treatment plant
   • Budget$1.44 million Power and Light Fund carryover for the Argyle Substation reconstruction. Paid from Power and Light Fund
   • Budget$1.50 million Carryover for remaining recreation center construction costs and final payments
   • Budget$320,000 Carryover for a proposed parks maintenance shop near The Oaks golf course in Canyon View Park. Paid from Land Acquisition and Capital Building Fund
   • Land deal$1.50 million Anticipated land sale revenue, expected last fiscal year, added to the revised budget. Paid from Land Acquisition and Capital Building Fund
   • Fee changes, all parks and recreation: golf green fees, season passes and punch passes at The Oaks plus a new advance reservation booking fee; soccer, youth football, adult softball and tennis fees; pavilion rental from $50 to $60 (except the North Park barn); a $3,600 cemetery plot transfer fee for plots bought at the resident rate and transferred to a nonresident; simplified FitCity outdoor pool and pavilion rentals; swimming lessons; FitCity memberships up about 2 percent and nonresident memberships up 4 percent
   • General Fund: revenues approaching $58 million, budgeted expenditures slightly above $54 million, fund balance about 25 percent at the end of the last fiscal year and projected near 24 percent
   • No changes to the Redevelopment Agency or Local Building Authority budgets

   Councilman Cardon moved; Councilwoman Beck seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

7. Item 11.2 · Roads and utilities

   Cold Springs Pipeline Rehabilitation Phase 2 change order

   Approved · 5-0 · Cold Springs water transmission pipeline

   The council approved a $519,902.28 change order on the Cold Springs pipeline rehabilitation. About $144,000 covers railroad requirements to fill an abandoned pipe section under the railroad with flowable concrete and add a drain valve. The remaining estimate of about $376,000 is mainly additional railroad flagging and observation by RailPros. Public Works Director Cory Pierce said the figure is a conservative estimate and could come in lower.

   • Change order$519,902.28 to Whitaker (contractor) Railroad flagging and observation, filling the abandoned pipe under the railroad and a drain valve, Cold Springs Pipeline Rehabilitation Phase 2. Change order to the existing project contract; staff authorized work to continue while it was prepared. Paid from Water Fund; the project also uses a $2 million state grant
   • The original bid included about $300,000 for railroad flagging and observation
   • The contractor was working five 12-hour days a week to shorten the railroad observation period
   • One of the two Cold Springs pipelines was out of service during rehabilitation; the contractor expected to finish the remaining work in about ten days

   Councilman Oyler moved; Councilman Marshall seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

   Follow Cold Springs pipeline rehabilitation in the development tracker →

8. Item 11.1 · City code

   Amended voter participation areas ordinance

   Approved · 3-2

   The council passed, 3-2, an ordinance updating the city's four voter participation areas to match current voting precinct boundaries. City Recorder Tara Silver said the city had received a referendum application on the recently adopted Title 15 code amendments, and that a land use referendum needs signatures equal to 27.5 percent of active voters in at least three of the four areas. Councilmembers Cardon and Tooke voted no.

   • Spanish Fork is a third-class city and must have four voter participation areas
   • The previous boundaries did not reflect recent growth and precinct changes
   • The ordinance needed no public hearing

   Councilman Cardon moved; Councilman Marshall seconded.. Vote: 3-2; Oyler, Beck and Marshall voting yes; Cardon and Tooke voting no. Voting no: Councilman Jesse Cardon, Councilman Landon Tooke

9. Item 11.3 · Roads and utilities

   Storm Drain Master Plan Update 2026

   Continued · 5-0

   The council voted 5-0 to continue the resolution adopting the updated storm drain master plan. The plan, the first comprehensive update since about 2012, sizes pipes for future growth, evaluates existing capacity and sets discharge limits for new development in three studied areas.

   • South Airport area: development must retain stormwater on site (zero cubic feet per second per acre)
   • West Airport area: discharge limited to 0.05 cubic feet per second per acre
   • Leland area: limits set with Salem, Payson and Utah County because culverts under Interstate 15 restrict flow

   Councilman Tooke moved to continue; Councilman Cardon seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

10. Item 12.1 · Taxes and fees

    Transportation Utility Fee

    Discussed

    Public Works Director Cory Pierce presented a proposed Transportation Utility Fee for street maintenance. The council took no vote. Staff proposed that the fee first replace transfers from the water and power funds rather than raise total revenue, then grow over three years.

    • 2027: about $600,000 a year; about $2 a month for residential properties
    • 2028: about $950,000 a year; about $3 a month for residential properties
    • 2029: about $1.5 million a year; about $5 a month for residential properties
    • Nonresidential properties would be grouped by estimated daily trips; the highest group could pay about $163 a month in 2027
    • The city's roadway maintenance budget is about $2.5 million a year, with about $950,000 of it from utility transfers
    • House Bill 425 sets state requirements for the fee; the amounts are preliminary and would be reviewed each year

11. Item 1.2 · Public safety

    SAFER firefighter grant and bond financing for Fire Station 61 and Public Works shop

    Discussed

    In a work session with no formal action, staff said the city won a federal SAFER grant for 12 additional firefighters and must accept or reject it by the end of October. They also reviewed about $60 million in bond financing: $15 million for Fire Station 61 and $45 million for the Public Works shop.

    • GrantAmount not given to Federal SAFER grant Twelve additional firefighters (four per shift); federal funds cover 75 percent of salaries and benefits for two years and 35 percent in the third. Paid from Federal grant; the city pays in full from year four
    • Bond$60.0 million Proposed financing for Fire Station 61 ($15 million) and the Public Works shop ($45 million). Staff considered a 20-year direct placement loan at 4.5 percent against market rates of about 4.8 to 4.9 percent, with a balloon payment after 10 years. Paid from Bond financing
    • Staffing would rise from 13 to 19 firefighters per 48-hour shift
    • Cost to the city was projected at about $300,000 the first full year, rising to about $1.2 million a year by year four
    • Public Works shop construction bids were about $42 million before design fees and equipment

12. Item 9 · Other

    Consent agenda

    Approved · 5-0

    The council approved three consent items 5-0: the Sept. 21 minutes, Addendum 3 to the real estate purchase contract with Creekside Developers for the 1300 South property, and a franchise agreement with Zayo Group.

    Councilwoman Beck moved; Councilman Tooke seconded.. Vote: 5-0 on roll call; Oyler, Cardon, Beck, Tooke and Marshall voting yes

13. Item 8.1 · Presentation

    Fall cleanup program

    Discussed

    Fleet and Garbage Services staff said the 2026 fall cleanup runs Oct. 3 through Oct. 30 at the new transfer station near the Utah County Jail. Each eligible utility account can print up to three vouchers, each worth up to $12 in disposal fees; vouchers must be printed.

What residents said

Traffic on Spanish Fork Parkway and 100 SouthSchool-hour congestionOn-street parkingDensity and lot sizeWalking and bike connectionsOutdoor lightingMill Road width and safetyGroundwater and runoffFencing next to feedlotsIrrigation ditches and easements

Seven people spoke at the Oak Village hearing. Robert Clark said he was not opposed but raised traffic on Spanish Fork Parkway and 100 South, school-hour congestion, parking on 100 South and child safety. Kim Pierce, who said he was responsible for annexing the property about 37 years ago, opposed changing R-1-12 to R-1-9 and estimated the change would allow about 23 more homes. Travis Marks raised traffic and parking, supported roundabouts and asked that construction closures avoid the school year. Maple Mountain High School student Brayden Barney supported the project and described 10 to 15 minute waits to leave the school's south lot. Rebecca Marks asked for dark-sky lighting. Janet Pierce asked to keep R-1-12 and raised lot widths, on-street parking and temple traffic. Carla Shade asked to keep the existing walking and bike connection, to extend the park instead of building three lots, and to keep R-1-12. At the Leland Meadows hearing, John Henderson and Clint Muhlestein urged improvements to Mill Road's width and safety. Dan Davis asked about preserving the wet low-lying area as a park and raised groundwater and runoff. David Isaac asked about road improvements along the frontage. Two feed yard operators asked for fencing sturdier than vinyl, one suggesting an eight-foot masonry wall, and one questioned proceeding before the school-land exchange was settled. A letter from a representative of an adjoining agricultural property asked the council to deny the zone change and plat, citing utility easement, irrigation ditch, fencing and access questions; it was entered in the record. No one spoke on the salary or budget hearings.