Planning commission forwards negative recommendation on Whitestone Estates rezone after hours of public comment

The Orem City Planning Commission held a public hearing March 19 on a developer request to rezone roughly 14 acres near 710 West 2000 South from OS-5 (open space) to R-8 (single-family residential) to permit a subdivision concept showing about 53 single-family lots.

Planning staff told the commission the OS-5 zone allows single-family homes on lots of five acres or larger and permits agricultural, church and recreation uses; the R-8 zone would allow detached single-family homes at an 8,000-square-foot minimum lot size. The developer submitted a concept yield plan that, as presented, showed public streets and lots averaging just over 9,000 square feet with a handful of larger corner lots.

The applicant told the commission the most recent concept replaces an earlier plan that had included townhomes and higher-density units; the applicant said that change followed community feedback.

More than two dozen residents and representatives of conservation and agricultural organizations spoke at the hearing. Speakers voiced three recurring concerns: proximity to active rail lines and train noise, increased traffic on 2000 South and loss of productive farmland and community agritourism.

Linda Olsen read a letter from Caroline Hargraves of the Utah Department of Agriculture and Food urging the commission to consider the broader implications of rezoning productive agricultural land and noting that agritourism and local production contribute to food security. Other speakers, including members of Conserv Utah Valley and several residents, described the Wilkerson Farm operation on the site and urged preservation or conservation easement protection rather than rezoning. Commenters cited the farm's role in local agritourism and food production and called the soil there unusually suitable for vegetables.

Residents also raised safety concerns tied to the site's location adjacent to the rail corridor and to congestion on 2000 South, saying trains and frequent traffic backups create hazards for pedestrians and vehicles. Several speakers asked the commission to require buffers, traffic mitigation, improved crossings or other safety measures if development proceeded.

The applicant said coordination meetings with the Utah Transit Authority were under way and that the developer would meet with UTA to discuss safety and sidewalk placement. The applicant also said the lease with the current farm operator had ended; staff confirmed there is no active lease on the property.

After public comment and staff discussion, Commissioner Bridal moved and Commissioner Mike seconded that the commission forward a negative recommendation to the city council on the rezoning application. The motion passed; the commission's record shows one member voted against and one abstained and the commission will forward a negative recommendation to the city council for final action.

Ending: The commission's negative recommendation will be transmitted to the Orem City Council, which decides zoning changes. The matter will next appear before council; the commission recorded extensive public testimony and asked staff to include comments in the record for council review.