Council approves Whispering Pines zone change and preliminary plat, with development agreement required

The Spanish Fork City Council on March 18 approved a zone change and preliminary plat for the 579‑unit Whispering Pines development at the mouth of Spanish Fork Canyon, subject to the applicant entering into a development agreement with the city.

The council voted unanimously to rezone the majority of the site from light industrial to R‑3 with a master plan development overlay and approved the project's preliminary plat, which lays out eight phases, multiple housing types and planned public improvements including a trailhead and new trail connections to the Spanish Fork River bottoms.

The development would include about 579 residential units across eight phases: 240 condominium units, 175 front/rear‑loaded townhomes, 140 back‑to‑back townhomes, and 24 detached single‑family lots along the golf course (figures provided by staff at the hearing). The applicant also reserved a small corner for future C‑1 commercial use.

Council and staff emphasized access as the primary concern. City and applicant presentations described an interim plan that relies on improvements to Fingerhut Road and temporary emergency access on Gomex Road, plus a state‑funded project to construct a pedestrian/rail crossing over the railroad that would enable a future realigned vehicular intersection with Highway 89. City manager and staff said the structure of a development agreement will allow the city and developer to coordinate milestone work — particularly construction of Gomex Road emergency access and planned intersection improvements — and to document phasing and public‑works responsibilities.

John Venkhead, representing Vesta Development, thanked city staff and the council for two years of joint work and said the project would deliver roads, trails, parks, a clubhouse and a mix of housing product intended to connect to the Bonneville Shoreline Trail. Applicant representatives and staff said the state funding secured is intended to pay for the crossing over the railroad tracks; council members clarified that the awarded funds cover the rail crossing/trail component rather than a vehicular bridge over U.S. 6.

Council required that the applicant enter into a development agreement with Spanish Fork City (the motion was amended to end at ‘‘enter into a development agreement with Spanish Fork City’’) and approved both the zone change and preliminary plat by roll call. Council discussion noted timelines the applicants and staff cited: UDOT/railroad approvals for the rail crossing are estimated at about 18 months to two years, with construction starting roughly within 24 months; build‑out and home occupancy across all phases was estimated by the applicant at roughly four to five years.

The council approval included conditions that the applicant meet city construction and zoning standards, address staff red‑line comments, finalize setback and landscaping details, and complete an agreement with the city before final plat approvals.

The applicant and staff said the project will include sidewalks, trail links to Dripping Rock and the river trail, playgrounds, a clubhouse, pool and pickleball courts. Staff also described parking calculations and an allowance in city code for up to 20% on‑street parking in R‑3/R‑4 zones to address some condominium parking shortfalls.

The council approved both motions 4–0.