[PAGE 1]
CITY OF OREM
PLANNING COMMISSION MEETING
56 North State Street, Orem, Utah
January 7, 2026
This meeting may be held electronically
to allow a Commission member to participate.
[IGNORE_INDENT]
4:30 PM WORK SESSION – AGENDA REVIEW, CITY COUNCIL CONFERENCE ROOM, 56
NORTH STATE STREET, OREM, UT
1 Discussion: Chair and Vice Chair Elections
2 Other Commission Business
5:30 PM REGULAR SESSION – CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. INVOCATION/INSPIRATIONAL THOUGHT: BY INVITATION
3. CONSENT AGENDA ITEMS
3.1 Approval of Minutes for 12/03/2025 Planning Commission Meeting
3.2 Approval of Minutes for 12/17/2025 Planning Commission Meeting
4. ACTION ITEMS AND PUBLIC HEARINGS
4.1 Election of Planning Commission Chair and Vice Chair for 2026
4.2 Preliminary Plat - Rolling Sand Plat A - Located at approximately 1765 S Sandhill
Road - Creation of a flaglot
4.3 Public Hearing — Johnson Farms Rezone (with development agreement) —
Located at approximately 1738 South Geneva Road — 4.43 acres from OS5 to C2
zoning. The Council wanted the applicants to come back with their request connected to a
development agreement that would limit the uses of the property. The request has been re-
n oticed for public hearings again, this time with the agreement included.
5. ADJOURN
THE PUBLIC IS INVITED TO PARTICIPATE IN ALL PLANNING COMMISSION MEETINGS.
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[PAGE 2]
If you need a special accommodation to participate in the Planning Commission Meetings and Study Sessions,
please call the Development Services Office at least 3 working days prior to the meeting.
(Voice 801-229-7183)
This agenda is also available on the City's webpage at orem.org
[IGNORE_INDENT]
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[PAGE 3]
DRAFT MINUTES FOR DECEMBER 3, 2025
CITY OF OREM
PLANNING COMMISSION MEETING MINUTES
December 3 2025
The following items are discussed in these minutes:
CONSENT AGENDA ITEMS:
● Approval of Minutes for the 11-19-2025 Planning Commission Meeting
ACTION ITEMS:
● Preliminary Plat - Pearson Subdivision - Located generally at 233 South 400 West
A recording of the meeting can be viewed online at https://www.youtube.com/watch?v=1ni2HmJSFJ8
PLANNING COMMISSION WORK SESSION
Place: Orem City Council Conference Room, 56 North State Street
At 4:39 p.m. Chair Komen called the Planning Commission meeting to order at
approximately 4:39 PM - Adjustment
Those present: Madeline Komen, Haysam Sakar, Mike Carpenter, Rod Erickson, Jerry Crismon,
Planning Commissioners; Jared Hall, Grant Allen, Grace Bjarnsen, Rebecca
Gourley, Planning and Zoning Staff; Dave Spencer, City Council Liaison;
Crystal Muhlestein, City Councilmember Elect.
Those excused: Britton Runolfson, Jim Hawkes, Planning Commission members.
1. OPMA VIDEO
Commissioners and Staff reviewed the State’s required training video on Open Public Meetings.
2. CONCERNS ABOUT NEIGHBORHOOD MEETINGS
Commissioners and Staff discussed issues regarding the timeliness of neighborhood meeting notices and
their associated cancellations.
3. GENERAL PLAN DISCUSSION: ARTS AND RECREATION OPPORTUNITIES
Commissioners and Staff discussed opportunities to include arts and recreation opportunities in the general
plan and discussed including elements of the heART of Orem plans.
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[PAGE 4]
DRAFT MINUTES FOR DECEMBER 3, 2025
PLANNING COMMISSION MEETING
Place: Orem City Council Chambers, 56 North State Street
At 5:34 p.m. Chair Komen called the Planning Commission meeting to order. An
invocation was offered by Rod Erickson.
Those present: Madeline Komen, Haysam Sakar, Mike Carpenter, Rod Erickson, Jerry Crismon,
Planning Commission Members; Dave Spencer and Crystal Muhlestein, City
Council Liaison and Councilmember Elect; Jared Hall, Grant Allen, Grace
Bjarnsen, Rebecca Gourley, Planning and Zoning Staff Members.
Those excused: Britton Runolfson, Jim Hawkes, Planning Commission member; Matt Taylor,
Senior Planner.
Agenda Item 3, Consent Agenda Items
● 3.1 Approval of Minutes for the 11-19-2025 Planning Commission Meeting
● 3.2 Approval of the 2026 Planning Commission Meeting Calendar
Planning Commission Action: Chair Komen introduced the Consent Agenda. Rod Erickson motioned to approve
the agenda. Haysam Sakar seconded the motion.
Yes: Madeline Komen, Haysam Sakar, Mike Carpenter, Rod Erickson, Jerry Crismon
No: None
Agenda Item 4.1 “HOME DEPOT REZONE” - A request to rezone the property located
generally at 575 East 1000 South from R8 to PD-34 by amending article 22-5-3(A) and
the zoning map of the City of Orem
Before the item was introduced, the Planning Commission paused for a legal review regarding a potential conflict
of interest. Commissioner Haysam Sakar advised that his business recently began renting property and
coordinating events with Woodbury Corp., the applicant of the Home Depot rezone, in American Fork. City
Attorney Aaron McKnight advised that, because there was no shared financial interest in the Home Depot rezone
project and the business venture was happening in a different city, there was no conflict of interest. The Planning
Commission resumed.
Staff member Jared Hall introduced the Home Depot Rezone project, located at approximately 575 East 1000
South. This location is currently zoned R8 and the applicant seeks to rezone the property to PD-34 so that it may
be included in a future home depot site plan. Per the concept site plan, the rezoned lot is primarily intended to
serve as overflow parking for Home Depot, and would be subject to the following PD-34 requirements:
1. Structures in the PD-34 zone must be set back 20 feet from a property line that abuts a residential zone
2. An 8 foot tall masonry wall must be constructed along property lines abutting residential zones
3. An 8 foot wide landscaping buffer is required along the property line
Page 4 of 52

[PAGE 5]
DRAFT MINUTES FOR DECEMBER 3, 2025
4. Must adhere to the 35 foot height requirement in the “Limited Zone” areas, as designated by Appendix
BB
Chair Komen reminded Commissioners and attendees the item up for discussion was for the rezone, and that the
site plan would be reviewed at a later date. Chair Komen opened the item for Commission discussion.
Commissioner Jerry Crismon requested to view the land use code for the PD-34 zone. Mr. Crismon advised that
he would prefer a zone that has more limited land uses, as the PD-34 has a large list of greatly varied uses, which
makes it difficult to ensure a developer builds a specific site.
Commissioner Haysam Sakar commented that it was possible for Home Depot to modify the site plan so that the
building and parking flow would fit without the property at 575 East 1000 South. Staff agreed this may be
possible.
Chair Komen invited the applicant, Dan Olsen, to come forward. Mr. Olsen did not have any questions or
additional comments, and neither did the Commission. Chair Komen then opened the meeting for public comment
at 5:49 PM.
Public Comment:
Annette Olson, Neighbor: Ms. Olsen addressed concerns on her and her neighbors’ behalf. She asked about the
20 foot minimum setback along the property line, and expressed concern regarding the proximity of Home
Depot’s loading dock to her home. Ms. Olsen commented that an 8 foot wall would not be sufficient and
requested a 12 foot wall along the property line.
Comment closed at 5:53 PM. A recording of the meeting can be viewed online at
https://www.youtube.com/watch?v=rAl6sSbXFf8
Commissioner Rod Erickson asked Staff if it is possible to implement a 12 foot wall. Mr. Hall advised the request
could be incorporated into the recommendation for City Council, but would otherwise be determined during site
plan review.
Annette Olsen again came to the stand to ask about on which side of the property line the wall would be located,
and again emphasized the closeness of the development to her home. Chair Komen offered to talk about the
concerns after the meeting, as the Public Comment section of the meeting had been closed.
Dan Olsen came up for final comments on the project’s setbacks and future site plan design. Kathy Olsen, a
co-applicant from Woodbury Corp., arrived late and was invited to make a statement.
Kathy Olsen advised that Woodbury Corp. wanted to purchase and rezone the property to straighten out property
lines between the neighborhood and the University Place projects. She and Dan Olsen discussed plans to heavily
vegetate the property lines to mitigate sound and light impact.
The Commission discussed final comments before initiating a vote. Commissioner Crismon expressed concern for
the rezone, noting that there was not a reason to change the zoning until the Commission was certain of what was
to be built. Vice Chair Mike Carpenter commented that the PD-34 zone is more restrictive than the C2 zone.
There were no further comments. Chair Komen asked for a motion.
Planning Commission Action: Rod Erickson motioned to forward a recommendation of approval for the Home
Depot Rezone project. Haysam seconded the motion.
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[PAGE 6]
DRAFT MINUTES FOR DECEMBER 3, 2025
YES: Haysam Sakar, Madeline Komen, Rod Erickson
NO: Mike Carpenter, Jerry Crismon
ABSTAIN: None
Due to a lack of four positive or negative votes, the Home Depot Rezone project was forwarded to the City
Council with no recommendation.
Final Meeting Comments: No further comments were made.
Adjournment: Chair Komen asked for a motion to adjourn. Vice Chair Mike Carpenter motioned to adjourn,
Haysam Sakar seconded. All Commissioners voted in favor.
The Planning Commission Meeting adjourned at 6:10p.m.
Reviewed and Approved: DRAFT
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[PAGE 7]
DRAFT MINUTES FOR DECEMBER 17, 2025
CITY OF OREM
PLANNING COMMISSION MEETING MINUTES
December 17, 2025
The following items are discussed in these minutes:
CONSENT AGENDA ITEMS:
● Approval of Minutes for the 11-03-2025 Planning Commission Meeting (Pulled from the agenda
due to clerical issue)
ACTION ITEMS:
● Plat Amendment — Cove Estates Plat J — Located at approximately 1030 N 1510 East —
Combining 2 lots into 1 lot
● Preliminary Plat — Rolling Sand Plat A — Located at approximately 1765 S Sandhill Road —
Creation of a flaglot
● ASH Site Plan — Orchard Grove — Located at approximately at 575 W 1700 North —
Affordable senior housing fourplex
A recording of the meeting can be viewed online at https://www.youtube.com/watch?v=EQXwylvChUY
PLANNING COMMISSION WORK SESSION
Place: Orem City Council Conference Room, 56 North State Street
At 4:38 p.m. Chair Komen called the Planning Commission meeting to order at
approximately 4:38 PM
Those present: Madeline Komen, Mike Carpenter, Rod Erickson, Jerry Crismon, Planning
Commissioners; Jared Hall, Grant Allen, Grace Bjarnson, Rebecca Gourley,
Planning and Zoning Staff; Dave Spencer, City Council Liaison.
Those excused: Britton Runolfson, Jim Hawkes, Haysam Sakar, Planning Commission members.
1. ETHICS AND LAW TRAINING
Staff reviewed state laws regarding disclosure, conflict of interest, and ethics regulations applicable to
elected and/or appointed officials and staff members interacting with City Commissions.
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[PAGE 8]
DRAFT MINUTES FOR DECEMBER 17, 2025
PLANNING COMMISSION MEETING
Place: Orem City Council Chambers, 56 North State Street
At 5:31 p.m. Chair Komen called the Planning Commission meeting to order. An
invocation was offered by Mike Carpenter.
Those present: Madeline Komen, Mike Carpenter, Rod Erickson, Jerry Crismon, Planning
Commission Members; Dave Spencer and Crystal Muhlestein, City Council
Liaison and Councilmember Elect; Jared Hall, Grant Allen, Grace Bjarnson,
Rebecca Gourley, Planning and Zoning Staff Members.
Those excused: Britton Runolfson, Jim Hawkes, Haysam Sakar, Planning Commission members
Agenda Item 3, Consent Agenda Items
● Approval of Minutes for the 11-03-2025 Planning Commission Meeting
Staff addressed a clerical issue with the Consent Agenda. Staff mistitled the minutes as “11-03-2025” when the
items provided were intended to be labeled as the “12-03-2025” minutes. Because the item was not noticed with the
proper name, Staff and Commissioners agreed to forgo discussion and vote on the proper item at the January 7th,
2026 meeting.
No official motion was made.
Page 8 of 52

[PAGE 9]
DRAFT MINUTES FOR DECEMBER 17, 2025
ACTION ITEMS:
4.1 PLAT AMENDMENT - COVE ESTATES PLAT J - LOCATED GENERALLY AT 1030 NORTH 1510
EAST
Staff member Jared Hall presented the Cove Estates Plat J Plat
amendment, located generally at 1030 North 1510 East in the R12
zone. The applicant requests to combine the lots located at 1030
North 1510 East and 1006 North 1520 East into one lot, resulting in
one double-frontage lot.
Staff explained that double frontage lots have additional regulations
and advised that conditions be applied to the lot to ensure code
compliance, should they choose to approve the plat amendment.
These conditions are described in the Staff Report, which was
posted as part of the agenda documents and can be accessed at
Orem.gov/meetings
A recording of this discussion can be viewed online at
https://www.youtube.com/watch?v=EQXwylvChUY
Jared Hall asked if the Commission had questions. Vice Chair Mike
Carpenter asked if PUEs would be altered as part of the amendment.
Grace Bjarnson advised that the applicant also requested to alter the
Public Utility Easement (PUE) that is currently along the shared
backyard property line. This alteration will make the PUE only in
favor of Comcast, and remove the easement rights of Century Link, Questar (DBA Enbridge, Dominion Energy),
PacifiCorp (DBA Rocky Mountain Power) and Utopia.
No further questions were raised.
Planning Commission Action: Vice Chair Mike Carpenter motioned to approve the Cove Estates Plat J Plat
amendment, subject to the conditions outlined in the staff report. Commissioner Rod Erickson seconded the
motion.
YES: Madeline Komen, Mike Carpenter, Rod Erickson, Jerry Crismon
NO: None
ABSTAIN: None
Page 9 of 52

[PAGE 10]
DRAFT MINUTES FOR DECEMBER 17, 2025
4.2 PRELIMINARY PLAT - ROLLING SAND PLAT A - LOCATED APPROXIMATELY AT 1765
SOUTH SANDHILL ROAD
Staff member Jared Hall presented the Rolling Sand Plat A Plat Amendment, located in the R8 zone at
approximately at 1765 South Sandhill Road.The applicant requests to create a flag lot at the rear of the property
currently located at 1765 S. Staff and Commissioners reviewed the frontage, size, and access requirements for the
flag lot. A recording of this discussion can be viewed online at https://www.youtube.com/watch?v=EQXwylvChUY
Jared Hall asked if the Commission had questions. Vice Chair Carpenter requested to review the location of the
property. Chair Komen asked if a second driveway would be made to service the flag lot. Mr. Hall advised that the
existing driveway would be extended, and a second driveway would not be made. Commissioner Rod Erickson
asked for clarification on the existing zone. Staff clarified that the lot is zoned R8.
Vice Chair Carpenter expressed concern for the traffic on Sandhill Road, commenting that the rezone of the
Wilkerson Farm location (Whitestone Estates), will exacerbate the traffic at this location.
No further questions were raised.
Planning Commission Action: Commissioner Erickson motioned to approve the Rolling Sand Plat amendment.
Commissioner Jerry Crismon seconded the motion.
YES: Madeline Komen, Rod Erickson, Jerry Crismon
NO: Mike Carpenter,
Page 10 of 52

[PAGE 11]
DRAFT MINUTES FOR DECEMBER 17, 2025
ABSTAIN: None
A total of either four negative or four positive votes were required to complete a motion on the property. Due to an
insufficient number of solidary votes, the motion failed.
Chair Komen asked the present Legal Counsel how to proceed with a vote for the item. Gary McGinn advised that a
member of the majority vote may make a motion to reconsider the item at a later date.
Planning Commission Action: Commissioner Erickson motioned to reconsider the vote on the Rolling Sand Plat
amendment. Commissioner Jerry Crismon seconded the motion.
YES: Madeline Komen, Rod Erickson, Jerry Crismon
NO: Mike Carpenter,
ABSTAIN: None
Due to the vote, the motion to reconsider was not approved. Mr. McGinn advised that he would contact the
applicant to determine if he or she would be interested in approaching the Planning Commission again at a later
date.
Page 11 of 52

[PAGE 12]
DRAFT MINUTES FOR DECEMBER 17, 2025
4.3 AFFORDABLE SENIOR HOUSING SITE PLAN - ORCHARD GROVE SENIOR
FOURPLEX - LOCATED AT APPROXIMATELY 575 WEST 1700 NORTH IN THE R8 ZONE
Staff member Jared Hall introduced the site plan for the Orchard Grove Senior Fourplex.The Affordable Senior
Housing (ASH) overlay allows for the creation of senior housing fourplexes, provided they are compliant with
section 22-12-7. Per this section, ASH site plans must be reviewed and approved by the Planning Commission.
A recording of the Site Plan presentation (including discussion regarding its income limits, parking requirements,
occupancy capacity, and other code requirements) can be viewed online at
https://www.youtube.com/watch?v=EQXwylvChUY
Mr. Hall asked if the Commission had questions. Vice Chair Carpenter asked if it is possible for the property to be
converted into a general fourplex. Mr. Hall clarified that if seniors are removed from the housing, the structure must
revert back to a single family dwelling, as required per the R8 zone. All occupancy benefits of the ASH overlay then
be removed.
Vice Chair Carpenter also asked about the front yard setback of the property. The structure will be set back 25 feet,
as dictated by the R8 zone.
Planning Commission Action: Vice Chair Carpenter motioned to approve the Orchard Grove Senior Fourplex
Site plan. Rod Erickson seconded the motion.
YES: Madeline Komen, Mike Carpenter, Rod Erickson, Jerry Crismon
NO: None
Page 12 of 52

[PAGE 13]
DRAFT MINUTES FOR DECEMBER 17, 2025
ABSTAIN: None
Final Meeting Comments: Mr. McGinn thanked the Commission on behalf of the City Council. Both Mr. McGinn
and Commissioner and expressed their appreciation for the Commission’s Liaison, Dave Spencer.
Adjournment: Chair Komen asked for a motion to adjourn. Vice Chair Mike Carpenter motioned to adjourn, Rod
Erickson seconded. All Commissioners voted yes.
The Planning Commission Meeting adjourned at 5:56 p.m.
Reviewed and Approved: DRAFT
Page 13 of 52

[PAGE 14]
PLANNING COMMISSION 4.2 Rolling Sand
Plat A, Preliminary
January 7th, 2025
___________________
Rolling Sand Plat A
1765 South Sandhill Road Prepared By:
Jared Hall
Preliminary Approval, single-family deep lot
Administrative subdivision in the R8 Zone. Applicant:
Skyeline Homes
Notices: *NOTE: This request for preliminary subdivision approval was reviewed at
Posted in 2 public places. the Planning Commission meeting on December 17th, 2025; however, the
Commission was unable to pass any vote at that time. Since no action was
Posted on City Webpage
and City hotline. taken, the item has been re-scheduled for review on the current agenda.
Posted at Utah.gov/pmn.
REQUEST: Sklyeline Homes requests preliminary subdivision approval to
allow the creation of a new lot directly to the rear of the existing home on
Site Information:
1765 South Sandhill Road and make minor adjustments to the property line
General Plan Designation:
between 1765 South and 1785 South Sandhill Road. The proposed
Low Density Residential
subdivision will result in one additional building lot.
Neighborhood: BACKGROUND: In this proposed subdivision, a deep/flag lot will be created
Lakeview from the rear area of the existing lot at 1765 South Sandhill Road. The
existing house on the property will remain, and a new building lot will be
created. Also involved in the subdivision is the adjacent, developed lot at
Zoning: R8
1785 South Sandhill Road. The property lines between 1765 and 1785 will be
modified slightly to create a wide enough access for the new deep lot. Both
Total Acreage: .90 acres
of the existing homes at 1765 South and 1785 South will remain.
Action:
The Planning Commission
is the Land Use Authority
for this item.
Figure 1: 1765 & 1785 South Sandhill Road, aerial
1
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[PAGE 15]
REVIEW & ANALYSIS:
Zoning – The subject property is zoned R8, Single Family Residential. The
proposed preliminary subdivision includes a deep lot (sometimes referred to
as a “flag lot”) which is permissible under Article 17-8-1 if approved by the
Planning Commission. Depp lots can be created to allow the development
of land where there is limited access for frontage on the public right-of-way
(ROW). The proposed lots will meet the requirements of the R8 Zone and of
Article 17-8-1 for deep lot subdivision.
Public Improvements – The subject property is accessed from Sandhill
Road, where improvements to the right-of-way such as curb, gutter, and
sidewalk already exist. The other lot involved (1785 South Sandhill) has
frontage on both Sandhill Road and 1800 South where improvements
already exist. No new ROW improvements are necessary as part of this
subdivision.
Lots – The preliminary subdivision has been reviewed for compliance with
the R8 Zone development standards as well as for all requirements specific
to deep lot subdivision. Required setbacks are shown on the preliminary plat
illustrating that they are being met by existing structures and that they could
easily be met with new construction on proposed Lot 2.
Figure 2: from the Preliminary Plat, Rolling Sand
2
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[PAGE 16]
Under the requirements of Article 17-8-1, a deep lot must be a minimum of
125% of the required lot size of the zone (R8), or 10,000 ft2 in this case. Lot
2 will comply with the deep lot and R8 requirements. Lot 1 and Lot 3 must be
a minimum of 8,000 ft2, and both exceed that requirement.
Lot 1 – 12,965 ft2
Lot 2 – 13,997 ft2
Lot 3 – 12,365 ft2
Other Deep Lot Restrictions – Article 17-8 carries includes some other
requirements for deep lots that should be noted.
- Curbing: The private drive access – whether owned as part of the
deep lot or provided as an easement over the original lot – must
include concrete curbs on both sides. 17-8-C(5)
- Height: Houses constructed on deep lots in the R8 Zone are not
allowed to exceed one story above grade (unless the net areas is
greater than 15,000 ft2). 17-8-C(7)(a)
Compliance with these sections of the subdivision code should be
conditions of approval if the preliminary approval is granted.
Access – Lot 1 has direct access from Sandhill Road. Lot 2 will include a
twenty-foot (20’) wide easement for access to Sandhill Road running over
the existing driveway for Lot 1. Lot 3 has primary access to 1800 South, and a
small access on Sandhill Road. No new access onto Sandhill Road will be
created by this subdivision.
Parking – No parking is allowed in the 20’ access easement (the stem
portion of Lot 3) or within the turnaround that is provided between Lots 1 and
2. Each lot will have space for private driveways, garages, or other parking
areas to provide the required off-street parking.
Other – There are no elevations or home plans for the proposed lots: the
subdivision will be recorded and the new building lot (Lot 2) will be made
available for purchase by individuals to build on. The only allowable uses are
single family detached homes.
DEVELOPMENT REVIEW COMMITTEE: The Preliminary Subdivision has
passed the technical reviewing body, and the Development Review
Committee (DRC) reviewed and approved the application at their public
meeting on Monday, December 8th, 2025.
ACTIONS: The Planning Commission is the designated Land Use Authority
for preliminary subdivisions. The Commission may approve or deny the
request for preliminary subdivision or may choose to continue their
3
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[PAGE 17]
consideration of the request and ask for additional information or analysis. If
the preliminary subdivision is approved, a final subdivision application will
be reviewed for compliance by city staff and then prepared for recording.
Staff has noted conditions that should be included if the Planning
Commission chooses to approve the preliminary subdivision.
Alternative Motions –
“I move that the Planning Commission [choose: APPROVE or DENY] the
Rolling Sand Plat-A, Preliminary Subdivision, subject to the following
conditions:
1. The applicant shall file a Final Subdivision application meeting all
requirements of the Orem City Zoning and Subdivision Ordinances.
2. The Final Subdivision Plat shall comply with deep lot requirements as
contained in Article 17-8 of the Orem City Code.
“I move that the Planning Commission continue this request to [choose
appropriate date or condition].”
4
Page 17 of 52

[PAGE 18]
Rolling Sand Plat A – 1765 S Sandhill Road
Vicinity Map
Zone: R8
Subdivision Acres: Approx .92 Acres
Page 18 of 52

[PAGE 19]
Rolling Sand Plat A – 1765 S Sandhill Road
Zoning Map
Zone: R8
Subdivision Acres: Approx .92 Acres
Page 19 of 52

[PAGE 20]
Rolling Sand Plat A – 1765 S Sandhill Road
Current Street View
Page 20 of 52

[PAGE 21]
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NOTES:
1. The fire protection items (fire hydrants, water mains, access roads, etc.)
5. All utilities, including water and sewer laterals, water and sewer mains,
shown on this site plan are preliminary only. Detailed fire protection plans
storm water drains, storm water sumps, sewer manholes, water valves, etc.,
shall be submitted with the building plans. Plan reviews by the City of Orem
Water laterals or mains shall not be located under covered parking areas
Fire Prevention Bureau shall be completed prior to the issuance of a building
and shall be installed according to CHAPTER 21 of the Orem City Code.
permit. The plan reviews by the City of Orem Fire Prevention Bureau may
identify additional fire protection requirements mandated by the International
6. All roof drainage shall be routed through on-site storm water management
Fire Code. Fire hydrant foot valves shall be installed at the connection point
facilities or to landscaped areas.
with the main water lines.
7. At the time of construction, the City of Orem may determine based on
2. All landscaped areas shall have an automatic, underground sprinkling system
professional experience and judgment and at its sole discretion, the need
which includes a back-flow device to the building. Back-flow devices shall be
for the Owner/Developer to pay for, remove, and replace any existing
DEVELOPER: installed and tested in accordance with Section 21-1-14 of the Orem City Code.
substandard improvements such as curbs, gutters, sidewalks, drive
Water meter sizes shall be determined by the City of Orem Building Division
approaches, driveways, decorative concrete, wheelchair ramps, etc.,
at the time of building permit approval or when there is a request to change
or any unused drive approaches.
the water meter size. Water meters shall be located at the back of sidewalk
or curb in an area that is accessible for reading and servicing. Water meters
8. All construction shall conform to the City of Orem construction standards
shall not be located within areas enclosed with fences or within ten feet (10')
and specifications unless the improvement is within the UDOT right-of-way,
of any existing or proposed structure. in which case the construction shall conform to UDOT construction
standards and specifications.
3. If required by CHAPTER 20 of the Orem City Code or by the applicant's
Permit for Industrial Wastewater Discharge, a sampling manhole and fat
1-800-662-4111 and oil separator/grease trap shall be installed in accordance with the
City of Orem Standards and Specifications.
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4. All signage shall comply with the requirements of the Orem City Code.
Know what'sbelow. Office: (801) 377-1790 Fax: (801) 377-1789
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BOUNDARY DESCRIPTION
BASIS OF BEARING: N89°34'24"W - 2677.73'
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TOWNSHIP 6 SOUTH, RANGE 2 EAST, TOWNSHIP 6 SOUTH, RANGE 2 EAST,
SALT LAKE BASE AND MERIDIAN SALT LAKE BASE AND MERIDIAN (FOUND COUNTY MONUMENT) (FOUND COUNTY MONUMENT)
HOWARD NELSON
SUPERIOR REAL ESTATE
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SUBDIVISION BOUNDARY
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BUILDING SETBACK LINE
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Typical Lot Setbacks
Detail (N.T.S.)
Single Family
PRINT DATE: 11/24/2025
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PRELIMINARY PLAT
ALISA AND LAURA MASEULI
19:025:0171
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NOV. 2025
8
LOT 1 8 CORP OF PRES BISHOP CHURCH
. 2 OF JESUS CHRIST OF LATTER-DAY
12,965 SF 3 9 SAINTS
' 0 19:025:0179
.
9 2 5 ' 1
6 9
. '
9
9 N 70°17'14" E - 10.58'
S '
48.17'
( S 5
E A 74.70' '
X N
I
S D 1
T H L1 20' WIDE ACCESS & PRIVATE SEWER AND 5
. P I WATER SERVICE EASEMENT IN FAVOR OF LOT 2 '
L
U B L L M L2
LR
155.91'
I D 48.54' E
C
) C4 F
76.58' N
K 5' PUE 2
5
'
C
3 C
5
5' PUE
10' PUE
L1
M LOT 3 L MASHELLMARIE AND HUNTER STOTT
' 53:086:0001
0
C4
2 12,365 SF 10'
1 LANDON DOUGLAS AND TREGAN JOHNSON
J
2 19:025:0097
NEW LOT RANDY AND TERESA POND 1
J LINE 53:182:0003 . 6
2 OCT. 2025
PUBLIC RIGHT OF WAY
'
DEDICATED TO THE
CITY OF OREM: 6 SF
A
B
9
5
. 6 2
10' PUE 5
0 '
'
T E
E
R
C 1 G 1800 SO U IS T T H . P S U T B L IC )
X
(E
C2
I H
5' P.U.E.
20' SIDE
SETBACK
TYP.
ENGINEER/SURVEYOR:
Note:
No driveway or drive access may be loacted within twenty-five feet (25') of an
existing fence which is greater than three feet (3') in height. Doing so would †" REBAR & CAP (BOUNDARY)
result in the fence being within the Clear Vision Area asssociated with the drive
way or drive access as described in Section 22-14-19
ZONE: R8
Page 21 of 52

[PAGE 22]
S
A N
N PROJECT
D LOCATION
H
I
L
L
SCALE (FEET)
0 20 40 60 80
Y
IT 4
C 5
M
E 8
R 0
O
4
5
VICINITY MAP
7
5
LOT 2
LOT 1 4
5
8
5
MSS
EPP
S
S
A
( N
P
D U
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B
I
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I L
C
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5
MSS
8
4
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7
5 MMB
JTB
MWB
FEB 2022
5
4
7 5
5 8
5
4
4
5
8
0
4
5
7
MSS
5
1-800-662-4111
R
Know what'sbelow.
Calblefore you dig.
A
TALP
DNAS
GNILLOR
TU
,MERO
EXIST. HOUSE
TO REMAIN
EXIST. GARAGE HAS
REMOVE EXIST. WM BEEN REMOVED
NALP
LAVOMER
YRANIMILERP
EXIST. POWER
POLE REMAINS
EXIST. FENCE TO BE
REMOVED
2021.053
yB
etaD
.oN
SNOISIVER
Date
setoN
Designed
Drawn
Checked
PROJECT NO.
SHEET NO.
:eltiT
:noitacoL
:emaN
gniwarD
1.01
9871-773
)108(
:xaF
0971-773
)108(
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79048
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,htroN
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tsaE
875
NOV. 2025
EXIST. CURB &
GUTTER TO REMAIN
EXIST. FH
TO REMAIN
REMOVE EXIST. DRIVEWAY
L 6T8 .3R14 5.16048642.000
EXIST. HOUSE
TO REMAIN
LOT 3
DEVELOPER:
HOWARD NELSON
SUPERIOR REAL ESTATE
AND CONSTRUCTION
801-318-5233
1949 West, 1600 North,
Provo, Utah, 84604
ENGINEER/SURVEYOR:
Office: (801) 377-1790 Fax: (801) 377-1789
578 East 770 North, Orem UT 84097
PRINT DATE: 11/24/2025 Page 22 of 52

[PAGE 23]
S
N
A
PROJECT
N
LOCATION
D
H
I
L
L
SCALE (FEET)
0 20 40 60 80
Y
IT
C
M 4
E
R 5
O 8
0
VICINITY MAP 4
5
7
5
LOT 2
LOT 1 4
5
8
5
S
S A
( N P
D
U
H B
I L L
I L C
) R 4
D
5
8
4
5 0 MMB
7 JTB
5
MWB
FEB 2022
5
4
7 5
5 8
5
4
4
5
8
0
4
5
7
5
1-800-662-4111
R
Know what'sbelow.
Calblefore you dig.
A
TALP
DNAS
GNILLOR
TU
,MERO
13,997 SF
NALP
GNIDARG
YRANIMILERP
2021.053
yB
etaD
.oN
SNOISIVER
Date
setoN
Designed
Drawn
Checked
PROJECT NO.
SHEET NO.
:eltiT
:noitacoL
:emaN
gniwarD
1.02
9871-773
)108(
:xaF
0971-773
)108(
:eciffO
79048
TU
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,htroN
077
tsaE
875
4587.55
4580.00
4573.90 4576.54
4" THICK CONCRETE
20' WIDE DRIVEWAY
EXIST. CURB CUT 4573.94 4576.54
4" THICK CONCRETE
20'x20' PARKING AREA
4581.00
4574.24
4574.34
4578.00
EXIST. CURB CUT
1.00%
4586.78
4581.00
4" THICK CONCRETE
20' WIDE DRIVEWAY
LOT 3
12,365 SF
PRINT DATE: 11/24/2025
AERA
NOITNETER 9754
=
POT
8754
=
MOTTOB
NOV. 2025
1.00%
4573.84
4573.89
12,971 SF
RETENTION AREA
TOP = 4573
BOTTOM = 4572
4574.34
GRADE TO
XXXX.XX FINISHED GRADE ELEVATION
RETENTION AREA THALWEG
SEE DRIVEWAY DETAIL
SHEET 2.00
FLOW ARROW
E 4578.00
X
IS 4576.00
T .
S
ID
E NOTE:
W
A THE STORM WATER FROM LOT 2
L K CANNOT MOVE TO LOT 1
SLOPE AWAY FROM
EXISTING SIDEWALK
AT A MINIMUM OF 1.00%.
CONTRACTOR TO GRADE DRIVEWAY
AS SHOWN TO DIRECT FLOW ON DRIVEWAY
TO RETENTION AREA.
DRIVEWAY FLOW DIRECTION DETAIL
NTS
DEVELOPER:
HOWARD NELSON
SUPERIOR REAL ESTATE
AND CONSTRUCTION
801-318-5233
1949 West, 1600 North,
Provo, Utah, 84604
ENGINEER/SURVEYOR:
Office: (801) 377-1790 Fax: (801) 377-1789
578 East 770 North, Orem UT 84097
Page 23 of 52

[PAGE 24]
N
MW
SCALE (FEET)
0 20 40 60 80
5' PUE
5' PUE
10' PUE
LOT 1
EXIST. SEWER LAT. NOV. 2025
LOT 2
12,971 SF 5' PUE
13,997 SF
NOTE:
10' (MINIMUM) SEPERATION REQUIRED
BETWEEN WATER SERVICE AND SEWER
LATERAL.
CLEAN OUTS REQUIRED EVERY 75' ON
THE SEWER LATERAL.
MSS
5' PUE
C
WM
EPP
H
M
MSS
S
S MMB
A LOT 3 JTB
( N
P D
U H MWB B
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IL MW 12,365 SF FEB 2022
IC L
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)
D
WM
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MW
DCB
H PTCB
M
B
CT
P
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M
DCB
H
MSS PTCB
M
DEVELOPER:
HOWARD NELSON
H
M
MW SUPERIOR REAL ESTATE
AND CONSTRUCTION
801-318-5233
1949 West, 1600 North,
WM
Provo, Utah, 84604
ENGINEER/SURVEYOR:
1-800-662-4111
R
Know what'sbelow.
Calblefore you dig.
A
TALP
DNAS
GNILLOR
TU
,MERO
NALP
YTILITU
YRANIMILERP
2021.053
yB
etaD
.oN
SNOISIVER
Date
setoN
Designed
Drawn
Checked
PROJECT NO.
SHEET NO.
:eltiT
:noitacoL
:emaN
gniwarD
1.03
9871-773
)108(
:xaF
0971-773
)108(
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NEW 1" WM
EXIST. FH W/ RPZ BACKFLOW
ASSEMBLY
LOT 1
NEW 1" WM
W/ RPZ BACKFLOW
ASSEMBLY
ASPHALT T PATCH LOT 2
SEE DETAIL SHEET
1" WATER STUB
EXIST. SSMH
LID = 4573.35 4" SEWER LAT
FL = 4563.75
CLEAN OUT
CLEAN OUT
REMOVE EXIST. 1" WM BEHIND SIDEWALK
CLEAN OUT
DELETE EXIST. SERVICE
AT WATER MAIN
EXIST. POWER
POLE 20' ACCESS & PUE EASEMENT
IN FAVOR OF LOT 2
EXIST. 12 " WATERLINE
EXIST. 21" LINED
CONCRETE SEWER PIPE
ASPHALT T PATCH
SEE DETAIL SHEET
EXIST. SSMH
LID = 4573.50
FL = 4563.80
Office: (801) 377-1790 Fax: (801) 377-1789
578 East 770 North, Orem UT 84097
PRINT DATE: $DATE$ Page 24 of 52

[PAGE 25]
A
TALP
DNAS
GNILLOR
TU
,MERO
2021.053
yB
etaD
.oN
SNOISIVER
Date
setoN
Designed
Drawn
Checked
PROJECT NO.
SHEET NO.
:eltiT
:noitacoL
:emaN
gniwarD
2.00
9871-773
)108(
:xaF
0971-773
)108(
:eciffO
79048
TU
merO
,htroN
077
tsaE
875
PRINT DATE: 11/21/2025
TEEHS
LIATED
10' 10'
SLP = 2.00% SLP = 2.00%
4" CONCRETE
DRIVEWAY DETAIL
NOV. 2025
Page 25 of 52

[PAGE 26]
A PARCEL OF LAND SITUATE IN THE EAST HALF OF THE SOUTH WEST QUARTER OF SECTION 27,
TOWNSHIP 6 SOUTH, RANGE 2 EAST, OREM, UTAH COUNTY, UTAH, SALT LAKE BASE AND
MERIDIAN, MORE PARTICARLY DESCRIBED AS FOLLOWS;
BEGINNING AT A POINT LOCATED 923.20 FEET NORTH 89°34’24” WEST ALONG THE SECTION LINE
AND 1574.07 FEET NORTH FROM THE SOUTH QUARTER CORNER OF SAID SECTION 27; AND
RUNNING THENCE NORTH 88°12'00" EAST A DISTANCE OF 325.23 FEET, THENCE SOUTH 0°48'40"
EAST A DISTANCE OF 90.19 FEET, THENCE SOUTH 88°54'53" WEST A DISTANCE OF 155.91 FEET TO
THE NORTHEAST CORNER OF LOT 1 TUCKER SUBDIVISION PLAT “B” AS RECORDED IN THE UTAH
COUNTY RECORDERS OFFICE FILING NUMBER 6819-81, THENCE ALONG SAID LOT 1 FOR THE
FOLLOWING 3 COURSES: 1) SOUTH 7°06'00" EAST A DISTANCE OF 121.62 FEET TO A POINT ON A
NON-TANGENT CURVE, 2) ALONG AN ARC 47.23 FEET OF A NON-TANGENT CURVE TO THE LEFT,
HAVING A RADIUS OF 175.00 FEET, THE CHORD OF WHICH IS SOUTH 64°48'30" WEST FOR A
DISTANCE OF 47.09 FEET 3) ALONG AN ARC 14.24 FEET TO THE RIGHT, HAVING A RADIUS OF 15.00
FEET, THE CHORD OF WHICH IS SOUTH 84°16'18" WEST FOR A DISTANCE OF 13.71 FEET TO A POINT
ON THE EASTERNLY RIGHT OF WAY OF SANDHILL ROAD AS RECORDED IN ENTRY NUMBER
87711:2006, THENCE FOLLOWING SAID RIGHT OF WAY FOR THE FOLLOWING 2 COURSES: 1) NORTH
31°59'27" WEST A DISTANCE OF 95.60 FEET, 2) ALONG AN ARC 68.16 FEET TO THE RIGHT, HAVING A
RADIUS OF 1462.00 FEET, THE CHORD OF WHICH IS NORTH 30°39'19" WEST FOR A DISTANCE OF
68.15 FEET, THENCE NORTH 89°15'42" EAST A DISTANCE OF 2.36 FEET, THENCE NORTH 28°27'00"
WEST A DISTANCE OF 96.99 FEET TO THE POINT OF BEGINNING.
SAID PARCEL OF LAND CONTAINS 0.90 ACRES (39,398 SF).
LINE TABLE
NOTE: BASIS OF BEARING IS NAD 83 HORIZONTAL DATUM, NORTH 89°34’24” WEST IN BETWEEN
NAME LENGTH DIRECTION THE SOUTH QUARTER CORNER AND SOUTHWEST CORNER OF SAID SECTION 27.
L1 2.36 N 89°15'42" E
L2 3.46 N 00°37'10" W
CURVE TABLE
ARC CHORD CHORD
NAME RADIUS DELTA
LENGTH DIRECTION LENGTH
C1 175.00 47.23 15°27'52" S 64°48'30" W 47.09
C2 15.00 14.24 54°22'39" S 84°16'18" W 13.71
C3 1462.00 68.16 2°40'16" N 30°39'19" W 68.15
C4 1462.00 3.16 0°07'25" N 29°22'54" W 3.16
C5 1462.00 65.00 0°32'51" N 30°43'02" W 65.00
Page 26 of 52

[PAGE 27]
Planning Commission 4.3 Johnson
Farms Rezone
January 7th, 2025
PUBLIC HEARING – ZONING MAP AMENDMENT
Prepared By:
Request to amend Article 22-5-3(A) and the Zoning Map of
Jared Hall
the City of Orem by changing the zone of the property
located generally at 1738 South Geneva Road from OS5,
Applicant:
Open Space to C2, Community Commercial.
Legislative Washburn Associates
(Approximately 4.43 acres)
Notices: REQUEST: The applicant requests the Planning Commission forward a
Posted in 2 public places recommendation to the City Council to amend Section 22-5-3(A) and the zoning
map of the City of Orem by changing the zone approximately 4.43 acres from the
Posted on City Webpage and
City hotline OS5, Open Space zone to the C2, Community Commercial zone located generally
at 1738 South Geneva Road.
Posted at Utah.gov/pmn
156 notices sent to property
PREVIOUS REVIEW: The application was reviewed by the Planning Commission at
owners within a 1,000-foot
a public hearing on November 5th, 2025, and subsequently by the City Council at a
radius
hearing on December 9th, 2025. The City Council directed the applicant to return
with the same request coupled with a development agreement that would limit the
Site Information:
allowed uses in the requested C2 Zone. The public hearing dates have been re-
General Plan Designation:
scheduled for the application to be reviewed again by both the Planning
Community
Commission and City Council with the inclusion of a draft development agreement.
Commercial
Current Zone: OS5 BACKGROUND: The applicant is requesting approval to rezone the property at
Acreage: 4.43 approximately 1738 South Geneva Road from OS5, Open Space to C2, Community
Neighborhood: Lakeview Commercial with the intent to develop the property commercially. The application
to rezone includes a concept plan for a “Flex Retail” project.
Action:
The Planning Commission is
an advisory body in
legislative applications and
should forward a
recommendation to the City
Council to approve or deny
the requested Zone Map
Amendment or may vote to
continue the hearing to a
future date to allow for
further review, additional
information, or public
comment as may be needed
to make a decision.
Figure 1: Subject Property aerial and zoning map
1
Page 27 of 52

[PAGE 28]
REVIEW & ANALYSIS:
General Plan – The property is designated “Community Commercial” on the Future
Land Use Map. The requested zoning (C2, Commercial) is listed as one of the
preferred zones for this land use designation.
Current Zoning – This property is currently zoned as OS5. OS5 allows for low
density residential development at a rate of one home per five acres, some cultural
and educational public uses (such as churches, primary schools, museums and
libraries), and uses related to agriculture.
Proposed Zoning – Rezoning the property to C2 would permit a variety of
commercial and retail uses at this property, including but not limited to automobile
dealerships, restaurants, retail shopping centers, and other similar uses. The
applicant has proposed entering into a development agreement with the city in
conjunction with the requested zone change that would further limit the allowable
uses and the hours of operation on the site in order to mitigate potential negative
impacts on the surrounding area.
Development Agreement – The proposed development agreement has been
attached with this report for your review. The agreement would:
1) Set the concept plan and elevations as the required development. These
documents are attached as exhibits to the development agreement.
2) Limit hours of operation for businesses on the site to between 5:00 a.m.
and 12:00 a.m. (midnight).
3) Limit the permitted uses. Outdoor storage of any kind would be prohibited,
and the following uses normally allowed in the C2 Zone would not be
permitted:
5513 Tires and Tubes
SLU 5511 Motor Vehicles New and Used
SLU 5512 Motor Vehicle Vehicles Used
SLU 5530 Gasoline Service Station With or Without Store
SLU 5920 Cannabis Pharmacy
SLU 5940 Retail Tobacco Specialty Business
SLU 5944 Cigars – Cigarettes
SLU 6112 Pawn Shops
SLU 6214 Laundromats
SLU 6232 Tattoos & Body Piercing
SLU 6411 Automobile Wash
SLU 6412 Auto Lube and Tune Up
SLU 6413 Automobile Repair
SLU 6414 Auto Body Repair and Paint
SLU 6317 Animal Kennels and Runs
SLU 6615 Building Construction – General Contractor, Office & Storage
SLU 6625 Landscaping Services, Office & Storage
2
Page 28 of 52

[PAGE 29]
Concept Plan – The retail project is proposed to include six buildings, designed to
resemble farm-like structures. Each structure is designed to be divided into smaller
units, ranging from 1,000 ft2 to 6,000 ft2.
The concept includes units for both sale and lease. A total of 135 parking spots are
included in the concept site plan.
Figure 2: Concept Elevations of potential flex retail buildings
NOTE: Concept plans are required as part of a rezone application but are not
considered binding documents. Any structure, plans, or uses that meet C2
requirements will be allowed in this location if a C2 rezone is passed.
Road Realignments – Several roadway projects in this area will have potential
impacts to the future development of the subject property. Brief descriptions of the
planned realignments are included here for review.
• Geneva Road Widening at Orem Temple
The Utah Department of Transportation (UDOT) is widening the road near
1493 South Geneva Road. Roadway improvements are anticipated to
impact traffic near the Johnson Farms location and are designed to
eventually tie into a planned intersection at 1738 South Geneva.
• UDOT Intersection at 1738 South Geneva
UDOT has plans to construct an intersection at the Johnson Farms location.
Property has already been deeded for the future project. The property
owners and UDOT deeded the property for future development in February
2025. There is currently no listed start date.
• Lakeview Parkway Road Development
Orem City is acquiring property to build a Lakeview Parkway connection
from Provo through Southwest Orem. This road will be partially connected
to the 1738 South Geneva intersection at the Johnson Farms location.
3
Page 29 of 52

[PAGE 30]
• Lakeview Place Project
A property directly south of the Johnson Farms project was rezoned from
OS5 to M1 in 2020 and was approved for a new warehousing project. Project
start date is dependent upon the Lakeview Parkway road development.
Figure 3: Concept Site Plan
Neighborhood Meeting: A neighborhood meeting is required for all zone map
amendment applications. The applicants held the required meeting at Washburn
and Associates, located at 825 North 900 West Orem, Utah, on September 11,
2025, at 6:00 PM. Neighbors within a 1,000-foot radius of the project were notified.
A total of nine individuals attended. Minutes, a copy of materials discussed, and a
copy of the notices mailed by Washburn Associates are attached to the agenda
packet for review.
STATE REQUIRED PROCESS FOR LAND USE AMENDMENTS:
For land use amendments like the requested zone change, Utah State Code states
that the “planning commission shall… review and recommend to the [Orem City
Council (“Council”)] a proposed land use regulation that represents the planning
commission's recommendation for regulating the use and development of land
within all or any part of the area of the municipality. See Utah Code 10-9a-
502(1)(d)(i).
The Council “may not make any amendment [to the land use ordinance or zoning
map] unless the Council… first submits the amendment to the planning
4
Page 30 of 52

[PAGE 31]
commission for the planning commission's recommendation.” See Utah Code 10-
9a-503(2).
ALTERNATIVE ACTIONS
After review and consideration of the application, the Planning Commission may:
Recommend Approval of the proposed amendment to the Zoning Map.
Recommend Denial of the proposed amendment to the Zoning Map.
Continue the Request to a future date for further review, additional information, or
public comment.
ALTERNATIVE MOTIONS:
Motion to Approve or Deny
“I move that the Planning Commission forward a recommendation of [choose
APPROVAL or DENIAL] to the City Council for the request to amend Article 22-5-3(A)
and the Zoning Map of the City of Orem by changing the zone of the property
located generally at 1738 South Geneva Road from OS5, Open Space to C2,
Community Commercial, approximately 4.43 acres
Motion to Continue the Request
“I move that the Planning Commission continue this request for further
consideration to (choose another date as appropriate).”
5
Page 31 of 52

[PAGE 32]
DEVELOPMENT AGREEMENT
This Development Agreement is executed in duplicate this day of______________,
2025, by and between the City of Orem, a municipal corporation and political subdivision of the
State of Utah, with its principal offices located at 56 North State Street, Orem, Utah 84057
(hereinafter referred to as the “City”); The Shops at Johnson Farm, LLC, a Utah limited liability
company with its principal address of 8383 S Mesa Drive, Sandy, UT, 84093 (hereinafter
referred to as “Developer”); and the following additional individuals and entities (collectively
hereinafter referred to as “Owners”):
1. Martell Keith Johnson, Trustee of the Martell Johnson Family Trust dated February 4, 2020,
with an address of [ADDRESS]; and
2. Cheryl B. Johnson, an individual with an address of [ADDRESS]; and
3. Nancy L. Zabel, Trustee of the K. Allan and Nancy Zabel Family Trust 2001 dated April 20,
2001, with an address of [ADDRESS]; and
4. Philip D. Johnson, an individual with an address of [ADDRESS]; and
5. Wallace K. Johnson and Alice H. Johnson, Trustees of the A&W Johnson Trust dated
November 6, 2018, with an address of [ADDRESS].
RECITALS
WHEREAS Owners are the owners of a parcel of property consisting of approximately
1.24 acres located at approximately 1738 South Geneva Road, Orem, Utah which is identified on
the records of the Utah County Recorder as Tax ID # 19:035:0159 and which is more particularly
described in Exhibit “A” (hereinafter referred to as the “Property”); and
WHEREAS Developer has a contract to purchase the Property, which is contingent on
the Property being zoned C2; and
WHEREAS the Property is currently zoned OS5; and
WHEREAS Developer has filed an application with the City to rezone the Property from
OS5 to the C2 zone in order to allow the development of a retail project on the Property as
shown in the concept plan attached hereto as Exhibit “B” (the “Project”); and
WHEREAS in order to mitigate the potential negative impacts of the Project on
neighboring property owners and to ensure that the development on the Property is constructed
and used in conformance with Developer’s representations, Developer, the City, and Owners are
willing to enter into this Development Agreement; and
WHEREAS the City, acting pursuant to its authority under Utah Code Section 10-20-101,
et. seq., and in furtherance of its land use policies, goals, objectives, ordinances, resolutions, and
regulations, has elected to approve this Agreement.
Page 1 of 10
Page 32 of 52

[PAGE 33]
COVENANTS
NOW, THEREFORE, in consideration of the promises and conditions set forth herein,
and for other good and valuable consideration, the receipt of which is hereby acknowledged, the
City, Owners, and Developer hereby agree as follows:
1. Development in Conformance with Concept Plan. The Parties acknowledge and agree that
the concept plan, drawings and renderings that Developer presented to the City Council were a
significant factor in the City Council’s favorable consideration of Developer’s request to rezone
the Property to C2. The Property shall be developed in conformance with the concept plan,
drawings and renderings attached hereto as Exhibit “B” including, but not limited to
conformance with building location, building design, layout, lighting, landscaping, elevations
and building finish materials. Exhibit “B” is attached hereto and by reference is made a part
hereof.
2. Limited Uses. The Parties acknowledge and agree that the proposed uses and Developer’s and
Owners’ willingness to limit uses on the Property were also a significant factor in the City
Council's favorable consideration of Developer’s request to rezone the Property to C2. Therefore,
Developer agrees to maintain prohibitions on the following uses in the covenants, conditions,
and restrictions (CC&Rs) for the Project, and pursuant to this agreement the following uses
otherwise permitted in C2 zones shall not be permitted on the Property:
SLU 5513 Tires and Tubes
SLU 5511 Motor Vehicles New and Used
SLU 5512 Motor Vehicle Vehicles Used
SLU 5530 Gasoline Service Station With or Without Store
SLU 5920 Cannabis Pharmacy
SLU 5940 Retail Tobacco Specialty Business
SLU 5944 Cigars – Cigarettes
SLU 6112 Pawn Shops
SLU 6214 Laundromats
SLU 6232 Tattoos & Body Piercing
SLU 6411 Automobile Wash
SLU 6412 Auto Lube and Tune Up
SLU 6413 Automobile Repair
SLU 6414 Auto Body Repair and Paint
SLU 6317 Animal Kennels and Runs
SLU 6615 Building Construction – General Contractor, Office & Storage
SLU 6625 Landscaping Services, Office & Storage
Outdoor Storage of Any kind
3. Hours of Operation. Because of the proximity of the Property to residential uses, the hours of
operation for all commercial development on the Property shall be limited to 5:00 a.m. to 12:00
a.m.(midnight). No business or other commercial activity shall take place on the Property
between 12:00 a.m. to 5:00 a.m.
Page 2 of 10
Page 33 of 52

[PAGE 34]
4. Agreement Considered Mitigation of Impact. In consideration of the covenants of
Developer and Owners set forth in this Agreement, the City staff shall make a recommendation
to the Orem City Council to consider the terms of this Development Agreement as sufficient
mitigation of the potential adverse impacts resulting from the request to change the zoning
designation of the Property from the OS5 zone to the C2 zone.
5. No Guarantee of Rezone. The City makes no representation that the request of Developer to
have the Property rezoned will be approved by the Orem City Council. Therefore, this
Agreement shall not be binding upon Developer unless the request for a rezone of the Property to
the C2 zone is approved by the Orem City Council.
6. No Limitation on Exercise of Police Power. Nothing in this Agreement shall limit the future
exercise of the police power by the City in enacting zoning, subdivision, development,
transportation, environmental, open space, and related land use plans, policies, ordinances and
regulations after the date of this Agreement.
7. Compliance With All Applicable Laws. Nothing in this Agreement shall be deemed to
relieve any person or entity who develops the Property from the obligation to comply with all
applicable requirements of the City necessary for approval and recordation of subdivision plats
and a site plan (if applicable), including the payment of fees and compliance with all other
applicable ordinances, resolutions, including the Orem City Zoning and Subdivision Ordinances
and design and construction standards.
8. Agreement to be Recorded. Upon the approval of the rezone of the Property to the C2 zone
by the Orem City Council, this Agreement may be recorded against the Property and shall be
deemed to run with the land and shall be binding on all successors and assigns of Owners and
Developer in the ownership or development of any portion of the Property.
9. Indemnification. Developer, and Owners, if Owners develop the Property, agree to indemnify
and hold the City harmless from and against any demand, claim, action, damages or loss of any
type arising or resulting from the development of the Property except such demands, claims,
actions, damages, or losses that are caused by the City’s (or its employees’) own negligence or
willful misconduct.
10. Lawful Agreement. The parties represent that each of them has lawfully entered into this
Agreement, having complied with all relevant statutes, ordinances, resolutions, bylaws, and other
legal requirements applicable to their operation. The parties further represent that each of them
has authority to enter into this Agreement and that the individuals signing this Agreement on
behalf of each party have authority to bind the party represented by the signing individual.
11. Applicable Law. This Agreement shall be interpreted pursuant to the laws of the State of
Utah.
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[PAGE 35]
12. Time of Essence. Time shall be of the essence of this Agreement.
13. Interpretation. The invalidity of any portion of this Agreement shall not prevent the
remainder from being carried into effect. Whenever the context of any provision shall require it,
the singular number shall be held to include the plural number, and vice versa, and the use of any
gender shall include the other gender. Should any provision of this Agreement require judicial
interpretation, the Court interpreting or construing the same shall not apply a presumption that
the terms hereof shall be more strictly construed against one party, by reason of the rule of
construction that a document is to be construed more strictly against the person who himself or
through his agents prepared the same, it being acknowledged that both parties have participated
in the preparation hereof.
14. Modifications. No oral modifications or amendments to this Agreement shall be effective,
but this Agreement may be modified or amended by written agreement only.
15. Assignment. Neither this Agreement nor any of the provisions, terms or conditions hereof
can be assigned to any other party, individual or entity without assigning the rights as well as the
responsibilities under this Agreement.
16. Relationship of Parties. This Agreement does not create any joint venture, partnership,
undertaking or business arrangement between the parties hereto, nor any rights or benefits to a
third party.
17. Incorporation of Recitals. The Recitals to this Agreement are incorporated by reference into
the Covenants section of this Agreement as if fully set forth herein.
18. Electronic Transaction and Signature. Each party agrees that this transaction may be
conducted by electronic means. Each party agrees that the electronic signatures, whether digital
or encrypted, of the parties included in this Agreement are intended to authenticate this writing
and to have the same force and effect as manual signatures. Electronic signature means any
electronic sound, symbol, or process attached to or logically associated with a record and
executed and adopted by a party with the intent to sign such a record, including facsimile or
email electronic signatures.
Balance of page left intentionally blank.
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[PAGE 36]
SIGNED and ENTERED INTO this day of ____________, 2025.
City of Orem, by:
____________________________________
Brenn Bybee, Orem City Manager
ATTEST:______________________________
Teresa McKitrick, City Recorder
___________________________________ _
Martell Keith Johson, Trustee of the Martell Johnson
Family Trust, dated February 4, 2020 (as amended)
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
The foregoing instrument was acknowledged before me this ______ day of __________,
2025, by Martell Johnson, as Trustee of the Martell Johnson Family Trust, dated February 4,
2020 (as amended), who proved on the basis of satisfactory evidence to be the person whose
name is subscribed to this instrument.
__________________________________________
NOTARY PUBLIC
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[PAGE 37]
___________________________________ _
Cheryl B. Johnson
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
The foregoing instrument was acknowledged before me this ______ day of __________,
2025, by Cheryl Johnson, who proved on the basis of satisfactory evidence to be the person
whose name is subscribed to this instrument.
__________________________________________
NOTARY PUBLIC
___________________________________ _
Nancy L. Zabel, Trustee of the K. Allan and Nancy Zabel
Family Trust 2001, dated April 20, 2001 (as amended)
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
The foregoing instrument was acknowledged before me this ______ day of __________,
2025, by Nancy Zabel, as Trustee of the K. Allan and Nancy Zabel Family Trust 2001, dated
April 20, 2001 (as amended), who proved on the basis of satisfactory evidence to be the person
whose name is subscribed to this instrument.
__________________________________________
NOTARY PUBLIC
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[PAGE 38]
___________________________________ _
Philip D. Johnson
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
The foregoing instrument was acknowledged before me this ______ day of __________,
2025, by Philip Johnson, who proved on the basis of satisfactory evidence to be the person
whose name is subscribed to this instrument.
__________________________________________
NOTARY PUBLIC
___________________________________ _
Wallace K. Johnson, Trustee of the A&W Johnson Trust
dated November 6, 2018 (as amended)
___________________________________ _
Alice H. Johnson, Trustee of the A&W Johnson Trust dated
November 6, 2018 (as amended)
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
The foregoing instrument was acknowledged before me this ______ day of __________,
2025, by Wallace Johnson and Alice Johnson, as Trustees of the A&W Johnson Trust dated
November 6, 2018 (as amended), who proved on the basis of satisfactory evidence to be the
person whose name is subscribed to this instrument.
__________________________________________
NOTARY PUBLIC
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[PAGE 39]
The Shops at Johnson Farm, LLC
By:
_______________________________
Title:
STATE OF UTAH )
:ss.
COUNTY OF UTAH )
On this _____ day of _________, in the year 2025, personally appeared before me
_______________________, whose identity is personally known to me or proven on the basis of
satisfactory evidence and who affirmed that he is the ______[Title]________________ of The
Shops at Johnson Farm, LLC and that said document was signed by him in behalf of said LLC
with the proper authority and having complied with the proper procedures, and said
__________________________ acknowledged to me that said LLC executed the same.
__________________________________________
NOTARY PUBLIC
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[PAGE 40]
EXHIBIT A
PROPERTY DESCRIPTION
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[PAGE 41]
EXHIBIT B
CONCEPT PLAN
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[PAGE 42]
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[PAGE 43]
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[PAGE 44]
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[PAGE 45]
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[PAGE 46]
Johnson Farms Rezone – Approximately 1738 S Geneva Road
Vicinity Map
Zone: OS5
Acres: 4.43 acres
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[PAGE 47]
Johnson Farm Rezone – Approximately 1738 S Geneva Road
Current Street View
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[PAGE 48]
Johnson Farms Rezone – Approximately 1738 S Geneva Road
Vicinity Map
Zone: OS5
Acres: 4.43 acres
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[PAGE 49]
Vicinity Map
Zone: OS5
Acres: 4.43 acres
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[PAGE 50]
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[PAGE 51]
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[PAGE 52]
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