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Planning commission forwards PD‑53 amendment to allow Homeuilt store, conditioned on UDOT sign‑off
Summary
After a public hearing and applicant presentation, the Orem Planning Commission voted to recommend approval of an amendment to Appendix O to replace prior PD‑53 concept buildings with a Homeuilt home‑improvement store and related parking layout, forwarding the item to city council with the condition that Utah Department of Transportation approve any State Street impacts.
The Orem Planning Commission on July 1 recommended that the city council approve a concept‑plan amendment for PD‑53 (Appendix O) that would replace two previously approved three‑story office/retail buildings with a mid‑size home‑improvement store and revised parking layout.
Grace, a city planner, told commissioners the PD‑53 zone (Appendix O) was approved in February 2024 and that the proposed amendment replaces the earlier concept plan — not the underlying zoning code — to reflect a different tenant and layout. The primary change is a single, midsize home‑improvement building (proposed tenant Homeuilt) pulled farther from adjacent residences, with a redesigned parking configuration. Grace emphasized the applicant designed height transitions so portions of the building closest to homes are lower and taller segments step back farther from residential lots.
Applicant representatives said the proposed tenant, Homeuilt, is a smaller, service‑oriented home‑improvement brand intended to “overindex on staffing” and provide staffed design services on site. Dave Vincent identified himself as affiliated with Neers; Patrick Prince, who described market research and focus groups, said the company plans three pilot locations and hopes to locate its flagship in Orem.
Neighbors who spoke during public comment raised concerns about building height and proximity to residences, potential noise from loading docks and delivery trucks, and parking adequacy. Phil Greenland asked for the maximum height and setback from residences; Keith Walker urged a gate or fence along the rear property line and said previous parking estimates for the development had been short. Laurel Barney, who lives directly behind the site, asked about entrances on 2000 North, traffic and the type and height of a separating fence.
The applicant and architect responded that the rear of the proposed Homeuilt building is roughly 46 ft from the rear property line, that the lower back portion is about 23–31 ft tall near the rear and that higher building elements (around 39–49 ft) are set much farther back. The team said garage/loading doors would remain closed most of the time, that the loading dock is designed as a sunken receiving bay with a wall to mitigate noise, and that they calculated about 277 parking stalls in the overall site plan footprint (staff verified the project meets the PD‑53 parking ratio). Staff noted that lighting, detailed access, and final parking layout will be decided at the site‑plan review stage and that the project must still obtain a UDOT permit for State Street access changes.
Commissioner Micah moved and Susan seconded a recommendation of approval to city council for the PD‑53 concept‑plan amendment (approximately 5.39 acres at ~1980 North State Street), conditioned on Utah Department of Transportation approval for State Street impacts. The motion passed and staff scheduled the item for Orem Municipal Council on July 14.
Staff and the applicant encouraged neighbors to follow the forthcoming site‑plan review, where details such as fence type/height, ingress/egress locations, lighting and final parking will be resolved and noticed to adjacent property owners.
