Carlisle council rezones 4.48-acre Cherry Street parcel to urban mixed use after public hearing

Carlisle Borough Council on May 2025 voted to amend the borough zoning map to reclassify a 4.48-acre parcel on Cherry Street (Lehi County tax parcel 05-20-1796-001) from R-3 high-density residential to Urban Mixed Use. The change was made after a public hearing during which the applicant and multiple neighbors spoke.

The rezoning ordinance was introduced for enactment at the hearing. The applicant, represented by attorney Hubert Gilroy of Oz Fund, Inc., said the zoning change would allow a mixed-use redevelopment that could include residential units plus small-scale nonresidential uses such as daycare or medical/counseling offices. Gilroy said the applicant filed only a sketch plan and has not completed a survey; he described the sketch as showing roughly a dozen apartments plus about 10,000 square feet of nonresidential space but said no final land-development plan has been submitted.

Neighbors who live on Lincoln Street, which borders the parcel, expressed concerns about notice, traffic, safety for children who play in the street, and the potential intensity of new uses. Patrick Andrews, who identified himself as a Lincoln Street resident, told council he and his neighbors received no mailed notice and said an on-site sign was posted in a way that allowed it to be washed away. Several residents asked council to delay action to allow more outreach; others said they opposed the rezoning outright and worried it would make the block busier and less safe for children.

Borough staff and the borough planner explained the difference between the existing R-3 zoning and the Urban Mixed Use district. Planner Jared (first name only in record) said Urban Mixed Use permits similar residential density to R-3 but adds design standards meant to integrate redevelopment into neighborhood context and also allows small-scale neighborhood commercial uses that R-3 does not. He and other council members noted that because the parcel is under five acres, some mixed-use open-space requirements that apply to larger tracts would not be mandatory; the applicant, however, has indicated willingness in the sketch to include open space and a nonresidential component.

Multiple speakers — including residents and the applicant — emphasized that a rezoning enables uses but does not itself approve a specific building plan. The planner and the applicant confirmed a future land-development plan would trigger a separate review with transportation, stormwater and other technical studies and a required neighborhood outreach meeting before final approval.

After public comment and council discussion, Councilor Schalles moved to enact the ordinance amending Chapter 255 of the borough code to rezone the parcel to Urban Mixed Use; Deputy Mayor Landis seconded. The motion passed by unanimous vote and the ordinance was enacted. Council members who spoke during the hearing reiterated that the zoning change is intended to provide stronger design standards for future development, and they encouraged residents to participate in any forthcoming land-development review.

The next steps: the zoning map change enables mixed uses but does not authorize a particular site plan. If the applicant or another developer files a land-development plan, that plan will go to the Planning Commission for public review and then return to council as required. The borough’s subdivision and land-development rules also require the applicant to notify and meet with neighbors within 200 feet of the property before filing a formal plan, officials said.

Speakers and participants (selected): Hubert Gilroy (attorney for applicant, Oz Fund, Inc.), Jeremy Beacons (applicant representative), Chris Champy (engineer for applicant), Jared (borough planner), Mayor Sean Schultz, Patrick Andrews (Lincoln Street resident), Kate Mullen (Lincoln Street resident), Tim Moyer (Franklin Street resident), Joshua Castro (Cherry Street resident) and other residents who spoke during public comment.

Council and staff emphasized that the rezoning is a map amendment and that detailed design, traffic, stormwater and other site-specific matters will be reviewed through the land-development process, when there will be additional opportunities for public comment.