A controversial housing proposal will need to wait for a development agreement to be worked out between developers and the city before the project gets another look from the Orem City Council.

Orem development services director Stan Sainsbury told the council that the PRD zone is designed for the development of a certain type of housing in the city -- single story (with basement), limited height, specified exterior materials, and uniform landscaping and maintenance. The housing tends to attract older citizens, and "empty nesters," he said.

A carte blanche rezone would have permitted any current or future owner of the property to develop a PRD at an eight units per acre density and a height of 27 feet. The concept plan from developers Honey Homes and A.L.M. & Associates called for less density at 5.6 units per acre and less height at 24 feet. The development agreement will make adhering to the concept plan part of the rezone, if it is granted.

Mark Greenwood with A.L.M. & Associates said the density had been dropped from a possible 48 units, and developers did not want to give the feeling that they were trying to "maximize" the development.

"It is difficult any time these types of projects come into an area," Greenwood said, "But I have seen very few that have not been successful and welcomed. We have tried to minimize the impact as best we could."

A six-foot high fence is required to be built along the exterior property lines of the development -- except those next to a public right-of-way.

A number of area residents voiced concerns about the project.

George Pinckney felt there were "density and likeness" issues that would make the development wrong for the surrounding area of single-family homes. He said Northridge Elementary School enrollment is declining and "adding more of this type of housing" does not address neighborhood needs.

"We need to keep to core principles of Orem as a family-oriented community," Pinckney said.

"To me, [the twin homes] look just like duplexes," said Glen Alder. "It doesn't fit with the style of home that's there. There are safety issues with that many [drivers] in that small of an area."

Kelly Seale said she had heard that the development would be a retirement community and the neighborhood needs families with young children.

"I have a feeling this is already said and done despite our feelings about it," she said.

Greenwood said sales of the twin-homes would not be limited to those of a certain age.

City attorney Paul Johnson advised the council that it would not be appropriate for them to take into account "populating the school" or making a decision based on the possible ages of the development's occupants.

"We are getting into a habit," said Councilman Dean Dickerson , "that every big piece of property in Orem we want to zone it PRD."

Councilman Carl Hernandez said he is a "very, very strong property rights proponent," but is "struggling a little bit" with this issue because the development would be "right smack dab in the middle of a residential zone."

Mayor Jerry Washburn said he and his wife are now empty-nesters.

"I hope that I would not be perceived as 'not a family.' Empty nesters are still qualified to live in Family City USA," he said.

The mayor said he appreciates the concerns in the neighborhood with "likeness and density" and recognized that there will be a difference if the development comes, especially with the surrounding wall.

"But if we don't put this is the R8 zone, where do we put them?" he asked. "In a commercial area?"

The City Council is expected to revisit the issue at its next meeting, July 8.