Planning commission forwards positive recommendation to council on Canyon Park rezoning, 5-2

At its March 5, 2025 meeting the Orem Planning Commission held a public hearing on a request to change the land-use and zoning designations for roughly 23.3 acres near 1203 North and 630 East (the Canyon Park site) from professional services and PD-6 to low-density residential and R-8. After applicant presentation, public comment and commissioner discussion, the commission voted 5-2 to forward a positive recommendation to the City Council.

Staff summary and applicant proposal

Planning staff described the request as an amendment to the Land Use and Zoning Map to support an R-8 single-family subdivision. Staff said the applicant provided two concept layouts that show between 77 and 79 single-family lots, all meeting or exceeding the R-8 minimum buildable area (8,000 square feet). Jared (planning staff) summarized the difference between the existing PD-6 research-and-development park zoning, which contains standards for architecture and parking, and the proposed R-8 single-family zone.

Brian Prince, representing applicant Tri Pointe Homes, said the concept lots average a little over 10,000 square feet and that the smallest lots in the concept are a little over 9,000 square feet. Prince told the commission that demolition and land development work would be required on the site and that home construction would likely begin the following year, with Tri Pointe building the homes and using a model home/presale process.

Public comment

Two nearby residents spoke during public comment. Dave Noble, who identified himself as acting president of the DaVinci homeowners association, asked the commission to require stronger long-term protections for neighboring HOA communities, saying a simple R-8 designation "does not require there to be an HOA" and warning that without an HOA "the day that Tri Point walks out of this neighborhood, that's the end of any enforcement agency that keeps this neighborhood looking beautiful and wonderful". Noble said he and his HOA support Tri Pointe as the builder but requested the commission consider protections to preserve adjacent neighborhood quality.

Civil engineer and nearby resident Jim Chatterley raised engineering concerns, especially stormwater detention and alignment of an existing 20-foot easement. Chatterley suggested the city and the developer consider purchasing a linear park along the west side of the property to serve as detention and recreational open space and described retaining existing landscape and drainage as a cost-saving and stormwater-management opportunity.

Commissioner discussion and vote

Commissioners discussed broader land-use tradeoffs, including concerns about loss of professional-services land and tree canopy. Several commissioners said prior guidance from the council and prior planning conversations indicated they would look favorably on an R-8 outcome if applicants met the commission's conditions. After discussion, the commission voted to forward a positive recommendation to the City Council. The motion carried 5 to 2.

Ending

Staff will schedule the City Council public hearing; the commission's action is a recommendation only and the council will make the final decision.