Public Meetings - Lehi, Utah

The Lehi City Council held a pre-council session at 5:30 PM and a regular session at 7:00 PM on April 8, 2025, in the Lehi City Council Chambers. The pre-council included presentations on the Hospital/2100 North Station Area Plan, the city finance report, a proposed Waste Management contract extension, a green waste facility proposal, and employee policy revisions. The regular session covered numerous land use, budget, and administrative items. Key outcomes included the approval of a tentative FY 2026 budget, a development agreement with ProSteel Customs, a resolution of intent to annex two properties, approval of the North Lehi Station Area Plan with a non-binding caveat, and a public hearing on a proposed green waste facility that received significant public opposition, leading the council to indicate the location was not suitable. Consent Calendar - Purchase Orders: Approved purchase orders as presented (items 4.1). - Surplus of Substation Equipment: Approved declaring substation equipment surplus (item 4.2). - Minutes: The minutes from the March 18, 2025, City Council meeting were pulled from the consent agenda for further work (item 4.3). Public Comments & Testimony - Citizen Input (item 3): Residents raised concerns about speeding on 1700 West, traffic congestion at 2300 West and Pioneer Crossing, and litter from uncovered garbage trucks on Pioneer Crossing. - Green Waste Facility (item 9): Many residents of the surrounding area (e.g., Jonathan Kavanagh, Ryan Hess, Dan Logan, Ann Bailey, Jeff Dixon, and others) opposed the proposal citing traffic, noise, dust, groundwater contamination, methane gas concerns, and the belief that the facility would become permanent. Some residents also questioned the city's process and the lack of public notice. Council members and the mayor acknowledged the concerns and indicated the location was not suitable. Discussion Items - Hospital / 2100 North Station Area Plan (pre-council item 2.1): Arcadis consultants presented the draft station area plan, describing a vision for transit-oriented development around two future stations (hospital and 2100 North), including a wellness district, innovation district, and town square. Council members discussed the plan's aspirational, non-binding naturehare, and raised questions about light rail connectivity, zoning changes, and potential tax incentives. - Finance Report (pre-council item 2.2): Finance Director Dean Lundell presented the quarterly report, noting sales tax fluctuations due to online sales and recommending a general fund balance of $21.1 million (about 30% of annual revenues). He projected a surplus of about $1.5 million over budgeted revenue. - Waste Management Contract (pre-council item 2.3): Blake Leonelli of Waste Management and Dean Lundell discussed a proposed three-year extension of the current contract at the same rates, including the blended value rate for recyclables. Council showed interest in analyzing historical data on the blended value rate. - Green Waste Facility (pre-council item 2.4): Trent Van Dam of Diamond Tree Experts presented a proposal for a temporary green waste facility at the future Mellor Roads Park (1700 W 1400 S). The facility would accept residential green waste for free, grind it on site, and haul it to Magna for composting. Council discussed traffic, noise, and duration concerns, with staff suggesting a time limit and conditional use approach. - Employee Policy Manual Revisions (pre-council item 2.5): HR Director David Kitchen presented proposed revisions to the maternity/parental leave policy (2 weeks parental leave for either parent, plus 10 weeks medical recovery for mothers) and a rewritten workplace harassment policy. Council members suggested extending the parental leave window to 6-12 months and clarifying eligibility. Public Hearings - Series 2025 Bonds (item 5): No public comments were received. The council heard that the bonds were rated A+ and would be priced the following week. - Budget Adjustment 2 (item 7a): No public comments were received. The council approved Resolution 2025-17 amending the FY 2024-2025 budget. - Green Waste Facility (item 9): Public comments were extensive and opposition was strong. Council members and the mayor expressed that while the facility was a good idea, this location was not appropriate. Key Outcomes - Consent Agenda (items 4.1, 4.2): Approved unanimously. - Budget Adjustment 2 (item 7b): Approved Resolution 2025-17 unanimously (roll call vote). - Tentative Budget (item 8): Approved Resolution 2025-18 adopting the tentative FY 2026 budget unanimously. - Local Building Authority (LBA): Approved Resolution L-2025-01 adopting the tentative budget for the LBA. - Redevelopment Agency (RDA): Approved Resolution R-2025-08 adopting the tentative budget for the RDA. - ProSteel Customs Development Agreement (item 10): Approved Resolution 2025-23 approving the development agreement unanimously. - ProSteel Customs Development Code Amendment (item 11): Denied Ordinance 10-2025 unanimously, as the development agreement superseded the need for a citywide code change. - Salt Spring Annexation (item 12): Approved Resolution 2025-21 (Resolution of Intent to Annex) unanimously. - Clark Meadows Annexation (item 13): Approved Resolution 2025-22 (Resolution of Intent to Annex) unanimously. - Business License Code Amendment (item 14): Approved Ordinance 16-2025 unanimously. - North Lehi Station Area Plan (item 15): Approved Ordinance 17-2025 with the caveat that the plan is conceptual, creates no entitlements or requirements, is not an area plan under Lehi City Code, and can be amended. The motion also noted that the predominant landowner (Bateman Irrevocable Trust) is not in agreement. The vote was unanimous. - Whitmore General Plan Amendment (item 16): Tabled Ordinance 18-2025 and directed staff to work with the applicant on a development agreement to allow specific light industrial uses (sod transfer, parking for semis) on the property for a three-year term. The council also directed staff to explore the feasibility of using the property for green waste processing. - Inverness East Side Grading Permit (item 17): Approved the grading permit on approximately 197 acres unanimously. - Skye Area Plan Amendment (item 18): Approved Ordinance 19-2025 adding two uses to the table of uses unanimously. - Dwelling Unit Kitchen Amendment (item 19): Tabled Ordinance 20-2025 and directed staff to define "kitchen" more precisely (with cooktop as a defining element) before bringing it back. - Elections Interlocal Agreement (item 20): Approved Resolution 2025-20 approving the interlocal agreement with Utah County, with staff directed to negotiate costs not to exceed the $240,000 maximum listed in the agreement. - PARC Committee Appointments (item 21): Approved Resolution 2025-16 appointing Megan Mullins and Lindsay Gaiman to the PARC Advisory Committee unanimously.

The Lehi Planning Commission met on March 27, 2025, at 7:00 PM in the City Council Chambers. The commission considered several agenda items including a station area plan for future transit (Hospital and 2100 North), zone changes, and a general plan amendment. Public comments were heard on multiple items, particularly the station area plan which drew significant opposition from residents. The commission voted to recommend all items to the City Council, with the station area plan passing 4-1. Consent Calendar - Approval of minutes for the March 6, 2025 meeting was approved unanimously. Public Comments & Testimony - Item 3.2 (Tronson Zone Change): No public comments. - Item 3.3 (Webb Zone Change): No public comments. - Item 3.4 (Hospital & 2100 North Station Area Plan): Numerous residents spoke against the plan, citing concerns about increased traffic congestion, parking shortages (one space per unit), crime, loss of neighborhood character, and the plan's lack of alignment with existing city codes and master plan. Specific speakers included Cammy Stevenson, Paul Carroll, Victoria Richmond, Seth Robinson, Darren Pack, Mick, Kit Harris, Boyd Lou, Gary Arbuckle, Shannon Fairbanks, Landon Fairbanks, Cindy Rizbeck, and Joyce Talon. One speaker, Marshall Gary, expressed support for the plan, arguing that transit-oriented development can reduce traffic and provide housing. The commission also noted online comments echoing similar concerns. - Item 3.5 (Warner Zone Change): No public comments. - Item 3.6 (Fisher General Plan Amendment): Gerald Larson raised a storm drain issue; Cameron Barrett asked about sidewalk connectivity and the scope of the rezone. Discussion Items - 3.1 Costco Fuel Expansion Extension: Staff explained the request for a one-year extension due to site plan changes. Commissioner Everett inquired about stacking and striping for queuing lanes. The applicant confirmed striping would be included. Motion to approve passed unanimously. - 3.2 Tronson Zone Change: Staff noted the property is consistent with the general plan (heavy commercial). Discussion centered on a property line discrepancy with a neighboring house, which would need resolution before development. Motion to recommend positively to City Council passed unanimously. - 3.3 Webb Zone Change: Staff noted the general plan designates low density residential. The applicant intends to subdivide into a flag lot. No questions. Motion to recommend positively passed unanimously. - 3.4 Hospital & 2100 North Station Area Plan: Staff provided extensive background on the transit studies and the vision for a mixed-use, transit-oriented district with an industrial aesthetic and health/wellness focus. The plan is a visionary document, not regulatory. Commissioners discussed the utility of the 2100 North station as a local rather than regional destination. The plan helps meet state moderate income housing requirements. Motion to recommend positively (4-1) included findings that the plan is a starting point, complies with state code, and helps meet housing goals; the commission also recommended the City Council listen to public comments and avoid creating "islands of misaligned amenities." - 3.5 Warner Zone Change: Staff confirmed compliance with general plan (light industrial). The property had previous code violations but is now compliant. Motion to recommend positively passed unanimously. - 3.6 Fisher Main Street General Plan Amendment: Staff explained the applicant wants to build a single-family home on a 0.3-acre portion. The general plan change from NC to MDR matches surrounding residential. Commissioner questions about sidewalk and storm drain issues. Applicant Peggy Fisher stated she wants to build a smaller home for herself. Motion to recommend positively passed unanimously. Key Outcomes - 3.1 Costco Fuel Extension: Approved unanimously. - 3.2 Tronson Zone Change: Positive recommendation to City Council (unanimous). - 3.3 Webb Zone Change: Positive recommendation to City Council (unanimous). - 3.4 Hospital & 2100 North Station Area Plan: Positive recommendation to City Council (4-1). The plan will be presented to the City Council on April 8, 2025. - 3.5 Warner Zone Change: Positive recommendation to City Council (unanimous). - 3.6 Fisher Main Street General Plan Amendment: Positive recommendation to City Council (unanimous). City Business - The commission was reminded there is no work session next week. The spring conference of the Utah Chapter of the American Planning Association will be held in Logan on May 8-9, 2025. Adjournment The meeting was adjourned.

The Lehi City Council held a regular meeting on March 18, 2025, starting with a pre-council session at 5:30 PM and the regular session at 7:00 PM. The meeting covered a wide range of topics including a station area plan, business license revisions, a road closure and traffic signal project, grant updates, park staffing, multiple zone changes, development code amendments, and a community reinvestment area for the Morning Vista project. The council took numerous votes, with several items passing, some tabled for further work, and one denied. Consent Calendar - Approval of Meeting Minutes (January 28, 2025; February 4, 2025 budget retreat; February 11, 2025; March 4, 2025 work session): Approved unanimously. Public Comments & Testimony - Whitney Castillo (Health Center Theater community advocacy team) invited council members and city employees to attend shows and offered free vouchers for "Jersey Boys." - Eileen Augustine (resident) commented on the business license renewal process, suggesting exemptions for small home-based businesses, and on Family Park, recommending it be kept open without staffing. - Kenneth Glade (resident) argued against the Starter Home Attainability Residential (SHAR) overlay, stating that designating specific areas would increase land prices and that price controls are ineffective, ultimately recommending the project be abandoned. - Mark Skowsen (representing Hadco Construction) expressed concerns about proposed 30-foot buffer and 8-foot concrete fence requirements for non-residential zones, citing land taking and unclear sound benefits. - Teresa Gonzalez (resident adjacent to State Street commercial zone) advocated for 8-foot fences (not 6-foot) and better addressing of grade differences for sound and visibility screening. - Rob Ludlow (Traverse Mountain resident) raised several concerns about the Morning Vista Community Reinvestment Project Area, including traffic impacts, grading timelines, density transfers, affordable housing calculations, and incomplete infrastructure maintenance responsibilities. He urged the council to hold the developer accountable. Discussion Items - North Station Area Plan Presentation: Consultant Christine Richman (GSBS Architects) presented the state-mandated station area plan for the future North Lehi light rail station. The plan covers a half-mile radius, focuses on connectivity, pedestrian-friendly design, and includes a village green, active transportation spine, and approximately 1,060 residential units. Mayor Johnson expressed frustration about the 20-year timeline for light rail and questioned how to proceed without transit commitment. Council discussed the plan's flexibility and next steps for certification. - Business License Ordinance Discussion: Craig presented revisions to the business license ordinance including: establishing a business license official with authority to immediately suspend licenses for violations (e.g., selling tobacco/THC to minors), increasing late fee penalty from 25% to 35%, and changing violations from Class C to Class B misdemeanor. Council members raised concerns about fee increases possibly causing non-renewal, audit procedures, and e-commerce regulations. The item is expected to come back for a vote. - Closure of 1870 N Connection to State Street and Traffic Signal at 1800 N: Luke Segmiller presented crash data showing a dramatic increase in left-turn crashes (three in 2024) and proposed closing the intersection of 1870 N at State Street and adding a traffic signal at 1800 N. UDOT project engineer Tyler Fattis presented a concept with an estimated cost of $1.455 million (signal and restriping by UDOT; widening of 1800 N by Lehi City). Council supported the closure and signal, and asked staff to bring a closure approval to the next meeting for a trial run. - Lehi City Grant Program Update: Matt Lee reported 20 active grants totaling $25.5 million (including $23.5 million for secondary water meters), 5 pending applications, and 4 in process. Highlights include public safety grants (COPS hiring, body armor) and non-public safety grants (senior center, EV charging, trail construction). - Staffing Plans for Family Park: Mayor Johnson and Steve Marchbanks requested direction on staffing Family Park for Sundays. Staff recommended hiring a full-time employee (cheaper than overtime) to keep the park open on Sundays. Council agreed (3-1 with Michelle dissenting) to use reserves for the rest of the fiscal year and incorporate ongoing costs into the upcoming budget. - Resolution 2025-14 – Issuance of Bonds for Broadband Project: Resolution authorizing up to $20 million in franchise and sales tax revenue bonds for the fiber broadband project. Council approved (4-0) with a public hearing set for April 8. - Community Development Block Grant (CDBG) Allocations: Presentations from Family Haven, Friends of Utah County Children's Justice Center, Lehi Engineering (sidewalk project), Tabitha's Way Local Food Pantry, Holbrook Center (Curtis Center for Arts and Education), and United Way of Utah County (VITA program). Staff recommended $290,000 for the sidewalk project and $13,800 for the Curtis Center security upgrades, but council debated distributing funds to other applicants. After discussion, council approved the staff recommendation with a provision to reconsider allocations if federal funding changes, and to bring back updated allocation proposals on April 22. - Ordinance 07-2025 – Cardenas Zone Change: Zone change from R-2 to Commercial on 0.16 acres at 610 East State Street for a small accounting office. Approved (4-0). - Resolution 2025-12 – Intent to Annex Bart Christofferson Annexation 2: Approved (4-0) despite applicant not being present. - Ordinance 08-2025 – Heaton Zone Change: Zone change from RA-1 to R-1-Flex on 0.73 acres at 285 South 500 West for a new home. Approved (4-0). - Ordinance 13-2025 – KAZ Design Build Zone Change: Zone change from RA-1 to R-1-Flex on 0.99 acres at 850 North 1200 East for a flag lot single-family home. Approved (4-0). - Ordinance 09-2025 – Holbrook Farms Area Plan Amendment: Application to add 7.15 acres and approve a concept plan for residential townhomes at approximately 2100 North Miller Campus Drive. Council denied the request after discussion about losing commercial land and unresolved density/ERU transfer issues. (3-1, Chris dissenting). - Ordinance 10-2025 – Development Code Amendment for Auto Sales: ProSteel Customs requested a citywide code amendment to allow auto sales/rental on parcels over 1 acre in Commercial zones. Council tabled the item and directed staff to work on a development agreement specific to the applicant's property for U-Haul rentals. (4-0). - Ordinance 11-2025 – Development Code Amendment to Chapter 12-B: Removed requirement that property owners who encroach cannot purchase the encroached property from the city. Approved (4-0) with a minor amendment to remove an apostrophe. - Ordinance 14-2025 – Buffer and Screening Requirements Update: Proposed update to buffer and screening standards for non-residential zones adjacent to residential zones. After extensive public comment and council discussion about fence materials, heights, and buffer widths, council tabled the ordinance to allow staff to refine it based on feedback. (4-0). - Ordinance 15-2025 – Starter Home Attainability Residential (SHAR) Overlay: Development code amendment to create a new overlay zone for smaller, more affordable homes. Council tabled the item to the May work session to allow more analysis, including case studies and infrastructure considerations. (4-0). - RDA Meeting – Morning Vista Community Reinvestment Project Area: The Redevelopment Agency approved the project area plan, budget, interlocal agreement, and development agreement (3-1, Michelle dissenting). The developer (Perry Commercial and CenterCal) will build a high-end grocery-anchored retail center with a central plaza, fine dining, and 285 multifamily units. The incentive is up to $8 million in sales tax rebates over 15 years. The council also approved the corresponding city ordinances (12-2025 and Resolution 2025-15) on a 3-1 vote. - Resolution 2025-13 – Privacy Space Compliance Plan: Adopted a policy to address state law requirements for sex-designated privacy spaces in city facilities. Approved (4-0). - Resolution 2025-16 – PARC Advisory Committee Appointments: Tabled until next meeting to review applicant. Key Outcomes - Consent Agenda: Approved (4-0). - Resolution 2025-14 (Bonds): Approved (4-0). - CDBG Allocation: Approved staff recommendation ($290k for sidewalk, $13,800 for Curtis Center) with direction to reconsider on April 22 if funding changes or if project costs come in under budget. (4-0). - Ordinance 07-2025 (Cardenas Zone Change): Approved (4-0). - Resolution 2025-12 (Intent to Annex): Approved (4-0). - Ordinance 08-2025 (Heaton Zone Change): Approved (4-0). - Ordinance 13-2025 (KAZ Zone Change): Approved (4-0). - Ordinance 09-2025 (Holbrook Farms Amendment): Denied (3-1). - Ordinance 10-2025 (Auto Sales Code Amendment): Tabled to allow development agreement (4-0). - Ordinance 11-2025 (Chapter 12-B Amendment): Approved (4-0). - Ordinance 14-2025 (Buffer and Screening): Tabled for revision (4-0). - Ordinance 15-2025 (SHAR Overlay): Tabled to May work session (4-0). - RDA Resolutions and Ordinances (Morning Vista): Approved (3-1), with direction to confirm affordable housing unit count per state code. - Resolution 2025-13 (Privacy Spaces): Approved (4-0). - Resolution 2025-16 (PARC Committee): Tabled. - Family Park Staffing: Consensus to use reserves for a full-time employee to keep park open on Sundays, to be included in upcoming budget. - 1870 N Closure: Direction to staff to prepare a resolution for the next meeting to close the road temporarily with a trial period.

The Lehi Planning Commission met on March 13, 2025, at 7:00 PM in the Lehi City Council Chambers (153 N. 100 E.). The meeting covered nine public hearing items, including a station area plan, multiple plat amendments, a general plan amendment, a grading permit, conditional use permits for drive-thrus, an area plan amendment, and a development code amendment. The commission also discussed an environmentally sensitive area overlay zone and conditional use permit updates. Several items were recommended to the city council, one was tabled, and one received a negative recommendation with a suggestion for a development agreement. Consent Calendar - Approval of Minutes (February 27, 2025): Approved unanimously by voice vote. Public Comments & Testimony - Item 3.1 (North Lehi Station Area Plan): Carl Karen (Bateman Irrevocable Trust) expressed concerns about density allocation, open space requirements, and the plan's impact on his property. He requested the item be tabled for further discussions with staff. Other public comments (online) included Ronald Dibble and Josh Wilcox opposing the station location, and Bill Harris supporting the walkable design. - Item 3.3 (Oak Creek Hollow Plat B): Richard Simon, a neighbor, questioned the impact on property values. He had no opposition after discussion. - Item 3.4 (Whitmore General Plan Amendment): James Whitmore (property owner) supported a temporary light industrial designation via a development agreement to address his vacant land. Carl Karen opposed the change, citing concerns about blight from nearby industrial uses. Discussion Items - Item 3.1 – North Lehi Station Area Plan: A presentation by Christine Richmond (GSBS Consulting) outlined the vision for a transit-oriented community around the future TRAX station. The plan includes 143 developable acres, with 34% open space, 23% commercial, 16% mixed-use, and 27% residential. The commission debated whether the plan constitutes a regulatory area plan under city code, with staff clarifying it is a state-required station area plan that does not vest development rights. The motion included a recommendation to city council to clarify this distinction. - Item 3.2 – Exchange Phase 16 Plat Amendment: Approved to subdivide Parcel A for a second phase of the Exchange Business Center. Applicant confirmed a preschool tenant and plans to break ground soon. - Item 3.3 – Oak Creek Hollow Plat B: Approved to split lot 8 into two equal 0.72-acre lots in the RA1 zone. The neighbor's property value concern was addressed as the city does not have data on market impacts. - Item 3.4 – Whitmore General Plan Amendment: The applicant requested changing the land use from Commercial to Light Industrial on 2.41 acres. Staff and the commission expressed concern about precedent and future development potential. The commission recommended denial but suggested a temporary development agreement to allow light industrial use with shorter terms (e.g., 2-5 years) and strict conditions. - Item 3.5 – Inverness East Grading Permit: DR Horton requested a grading permit for 197 acres (110,000 cubic yards cut, 151,000 fill) with a 24-36 month timeline. The commission approved a recommendation to city council, noting that the grading would be on-site and consistent with approved plans. - Item 3.6 – Swig Drive-Thru Conditional Use: The applicant requested tabling to allow a queuing study due to concerns about stacking spilling into parking. Tabled to April 24, 2025, by unanimous vote. - Item 3.7 – Skye Area Plan Amendment: The commission recommended adding “grocery store” and “general merchandise store” as permitted uses in the Skye Area Plan. Staff confirmed these uses were already allowed under retail but the amendment provides explicit clarity for potential tenants. - Item 3.8 – Cyprus Credit Union Site Plan & Drive-Thru: Approved a positive recommendation for exceptions to building and parking setbacks (25 ft to 15 ft) due to grading constraints. The drive-thru stacking was deemed adequate (3-5 cars). Conditions include DRC comments and traffic study acceptance. - Item 3.9 – Development Code Amendment (Chapter 39): The amendment restricts townhomes and condos to one kitchen and clarifies dwelling units must be occupied by one family. The commission recommended approval to address enforcement issues with illegal ADUs. Key Outcomes - Approved (Recommendations to City Council): Items 3.1 (with clarifying language), 3.2, 3.3, 3.5, 3.7, 3.8, and 3.9. - Tabled: Item 3.6 (Swig drive-thru) to April 24, 2025, for additional study. - Negative Recommendation: Item 3.4 (Whitmore GPA) with direction to pursue a development agreement for temporary light industrial use. - No Action: City business items (ESA overlay discussion and conditional use updates) were for discussion only; no votes taken. - Adjournment: The meeting was adjourned after completing all agenda items.

The Lehi Planning Commission held a work session on March 6, 2025, to discuss two Station Area Plans: the North Lehi Station Area Plan and the Hospital/2100 North Station Area Plan. The meeting included presentations from consultants, followed by discussion and questions from commissioners. No formal votes were taken, but the commission provided feedback for further refinement. Discussion Items North Lehi Station Area Plan - Consultant Christine Richman (GSBS Consulting) presented the plan, which is required by state statute for planned transit stations. The planning area includes the flight park, existing TOD under construction, single-family residential, a park, and trail infrastructure. Constraints include the Jordan Valley water line and hillside preservation ordinance. Key community engagement takeaways were concern about traffic and infrastructure capacity, desire for neighborhood-scaled amenities, and preservation of unique assets (e.g., flight park). The preferred scenario uses a 250-foot block grid to enhance walkability, with medium-density housing (townhomes, small single-family) at the core and more intensive mixed-use near the station. The plan envisions a village green, a village center near a proposed I-15 interchange, and a network of trails and bikeways. Implementation is phased: first (regulatory/funding), second (coordinate with track/station design), and third (post-station development). Approximately 200 of the 1,060 housing units are reserved for a future mixed-use development at the station. - Commissioners asked about snow removal on narrower streets, connectivity to existing areas (e.g., Thanksgiving Point), and the mode of transit (light rail vs. BRT). The consultant clarified that the station is planned for light rail, with a circulator bus connecting to other areas. Hospital/2100 North Station Area Plan - Consultant Jordan Swain (Arcadis) presented the combined plan for two future stations: a light rail station at the hospital (South Triumph Station) and a BRT station further south (2100 North). The hospital station is expected to connect to the Point of the Mountain development and a future FrontRunner station. The BRT corridor would extend to Provo. The plan envisions a transit-oriented community with a strong multimodal spine (transit, multi-use path) and a "green loop" of open spaces. Land use districts include a health/wellness shopping center near the hospital, an innovation district, larger-format retail south of 1200 West, and lower-intensity residential toward established neighborhoods. A disentangled mobility network separates vehicular routes from a multi-use path. The plan recommends a park-and-ride structure near Young Living campus, contingent on negotiations between UTA and the landowner. Due to existing infrastructure constraints, no additional residential capacity is available north of 1200 West. - Commissioners raised several concerns: the need for park-and-ride capacity to serve Lehigh residents east of I-15, connectivity between the two sides of the freeway, and the complexity of transferring between multiple transit modes (light rail, BRT, FrontRunner). Commissioner Greg expressed that the plan should consider the station as an origin for riders from other parts of Lehigh, not just a destination for nearby employees. Commissioner Brett emphasized the importance of preserving corridors for future connections and not creating isolated TOD nodes. Commissioner Mike noted ongoing regional planning efforts (Transit Fresh Look Study) that may address larger connectivity. The consultant acknowledged that while the plan focuses on the station area, broader connectivity will require coordination with UTA, UDOT, and city staff. Key Outcomes - No motions or votes were taken. The commission provided feedback for both plans, including requests to emphasize park-and-ride opportunities, improve east-west connectivity across I-15, and consider how the stations can serve a broader population. - Next steps: The North Lehi Station Area Plan will have a public hearing at the next Planning Commission meeting (likely March 13, 2025), followed by review by the City Council and certification by Mountainlands Association of Governments. The Hospital/2100 North Station Area Plan will be presented again to the Planning Commission with additional implementation details before advancing to the City Council.

The Lehi City Council held a work session on March 4, 2025, at 4:04 PM in the City Council Chambers. The meeting covered an Arbor Day proclamation, approval of purchase orders, a presentation from UDOT on the 2100 North and Pioneer Crossing projects, a discussion on a proposed attainable housing overlay zone, a presentation on the Lehi Block mixed-use concept, a review of city department goals, and a staffing discussion for Family Park. The council also heard public comment from a developer. Consent Calendar - Arbor Day Proclamation: The council unanimously approved a proclamation declaring April 25, 2025, as Arbor Day in Lehi City. The proclamation highlighted the benefits of trees, including environmental and economic impacts. Parks staff noted that 1,242 trees were planted in city parks last year. - Purchase Orders: The council approved several purchase orders as presented in the agenda packet without discussion or objection. Public Comments & Testimony - Jason Harris (resident and developer) spoke during the attainable housing discussion. He expressed concern that the proposed overlay zone was over-regulated, particularly regarding lot size, frontage requirements (60 feet), and architectural specifications (e.g., 40% stone or brick, 8/12 roof pitch). He urged the council to allow flexibility so developers can meet the $400,000 target price, and offered to test a prototype on a specific parcel to demonstrate feasibility. Discussion Items 2.a. Arbor Day Proclamation - The mayor read the proclamation, which was unanimously approved. Tree planting events are scheduled for April 26, 2025, and a fall event (September 11). A new "Mulch Madness" event in March was also announced. 2.b. Purchase Orders - Approved without discussion. 3.a. 2100 North Project Update (UDOT) - Andrew Jordan (UDOT Project Director) and Matt Parker (Project Manager) presented. The project will add a six-lane freeway between existing frontage roads from Mountain View Corridor to I-15, with grade separations at 3600 West, 2300 West, and Waterbury. Construction is expected to start late winter 2025/early spring 2026 and finish fall 2028. - Noise walls: An extensive noise study was conducted; most areas did not meet federal policy criteria due to cost-effectiveness. Only one area near I-15 qualified for a noise wall extension. Councilmember expressed frustration that residents near Ashton Boulevard will be impacted but did not qualify. UDOT noted a public hearing on the environmental document is scheduled for Thursday, March 6, 2025, where residents can comment on the noise study. - Aesthetics: The project will use a Mountain View Corridor theme west of the railroad and an I-15 tech corridor theme east. A betterment option for fencing near the skate park (powder-coated chain link vs. a more expensive option) was presented but not decided; the mayor preferred to spend the $1 million elsewhere. - Council questions: A councilmember asked about adding dual left-turn lanes at 3600 West to separate Texas turnarounds; UDOT agreed to study it. 3.b. Pioneer Crossing Project Update (UDOT) - Matt Parker presented: The project will implement flex lanes (reversible lanes) on Pioneer Crossing from Mountain View Corridor to I-15, converting the median into a seventh lane that shifts direction based on peak traffic (4 lanes eastbound AM, 4 westbound PM). Construction is planned for summer 2025 to fall 2026, with night work required for median installation. - Additional lane capacity between I-15 and Mill Road will be added to improve westbound to southbound movements. - Council discussed speed limits (45 mph), signal timing impacts on cross traffic, and the need for public notifications. A public open house is set for April 9, 2025, at Snow Springs Elementary. 3.c. Presentation of Lehi City Department Goals (Cameron Boyle) - The assistant city administrator presented eight priorities derived from the budget retreat, including regional transportation, customer service, competitive staffing, zoning/code enforcement, parks and recreation, and financial planning. Each department has specific goals, strategies, and measures. The document will be sent to council for review. 3.d. Discussion of Family Park Employees (Parks Department) - Steve (Parks Director) reported that Family Park opened March 1 and is very popular. Staffing the park 98 hours per week (14 hours/day, 7 days) requires 2.45 FTE. Current staffing is short 58 hours per week, costing $2,750/week in overtime, or $110,000 annually for 40 weeks. Vandalism occurred when the park was closed on Sundays (e.g., gate damage). - Options discussed: hire an additional full-time employee (cost $95,000) to reduce overtime; open the splash pad on Sundays with staff split between Family Park and Ivory Ridge Park; or keep the park open on Sundays but leave the splash pad closed and rely on the public to self-police. The council asked for a cost sheet and will consider a budget amendment. - Councilmember expressed concern about the slippery slope of adding staff for every new park. The mayor suggested a trial basis with the splash pad closed on Sundays. 3.e. Presentation of Lehi City Grant Program Update - This item was skipped because the presenter was not present. 3.f. Discussion on Attainable Housing Overlay Zone (Planning Department) - Brittany presented the proposed "Starter Home Residential" overlay zone (later renamed to "Starter Home Attainable Residential" with acronym SHARE). Key features: - Sales price under $400,000 (or lower than comparable homes without the overlay) - Detached single-family homes only, no more than 100 lots per subdivision - Lot size max 5,999 sq ft (to prevent ADUs), 60-ft frontage - Density: 10 units/acre for projects under 10 acres, 8 units/acre for larger - Max ground floor area 1,200 sq ft, unfinished basements limited to 50% of homes - Setbacks: 8 ft/12 ft sides, 20 ft front/rear - No garages built (but must show future garage addition), one-story homes, steep roof pitch (8/12) - Architectural features required (e.g., brick/stone, covered porches) - Owner-occupied requirement, no HOA - Council discussed enforcement, potential for individual lot development, and the need for a review mechanism tied to market changes. The mayor suggested a standard development agreement template. - The council will seek legal advice on price caps and profit limitations. The item will be brought back for formal consideration on March 18, 2025, after further refinement. 3.g. Presentation of Lehi Block Mixed Use Concept (Gardner Group, Wasatch Group, Boyer) - The developers proposed a revised concept for the Lehi Block (near the existing Embold project) to reduce office space, increase retail, and add 58 apartment units. The current commercial zoning requires a general plan amendment or development agreement. - Council opinions were divided: Some supported the mixed-use concept, citing the success of Embold and the need for rental options. Others opposed the increase in residential density, citing infrastructure constraints (water, sewer, traffic) and the desire for more office space and homeownership opportunities. The mayor noted that the city must consider capacity limits and the pending TOD requirements (30% ownership) for nearby developments. - The developers agreed to work with staff on infrastructure analysis and to consider including condominium ownership units. The council recommended proceeding with an amendment to the existing development agreement. Key Outcomes - Arbor Day Proclamation: Approved unanimously. - Purchase Orders: Approved unanimously. - 2100 North Project: No formal action; council received information. UDOT will continue community outreach on noise wall concerns. - Pioneer Crossing Project: No formal action; council noted the April 9 open house. - Department Goals: Document will be shared with council for review. - Family Park Staffing: Council directed staff to prepare a cost analysis for an additional full-time employee and will consider a budget amendment. The splash pad may remain closed on Sundays pending a trial period. - Attainable Housing Overlay: Further refinement needed; legal review on price caps and development agreements. Next discussion scheduled for March 18, 2025. - Lehi Block Mixed Use: Developers will analyze infrastructure capacity and consider ownership options. No formal action taken; council encouraged amending the existing development agreement rather than a general plan amendment. Meeting adjourned at approximately 6:30 PM.

The Lehi Planning Commission met on Thursday, February 27, 2025, at 7:00 PM in the Lehi City Council Chambers. Commissioner Everett served as acting chair until Chairman Jackson arrived. The meeting included approval of minutes, seven public hearings, and discussion items. Consent Calendar - The commission unanimously approved the minutes from the January 23, 2025 and February 6, 2025 meetings. Public Comments & Testimony - Item 3.2 (Dangerfield Zone Change): Six residents spoke in opposition, citing increased traffic on 1200 East, loss of agricultural character, impacts on livestock and wildlife, and concerns about irrigation ditches and fencing standards. They requested denial of the zone change. - Item 3.5 (ProSteel Customs Code Amendment): The applicant and a U-Haul representative spoke in favor, noting the service benefit to the community and demand for rental equipment. - Item 3.7 (Buffer and Screening Requirements): Two residents (Matt Bergen and John Madsen) spoke in support of retaining compatibility language (Section 12.070), arguing it provides necessary protection for residents adjacent to commercial developments. They urged more defined standards rather than removal. Discussion Items - 3.1 Heaton Zone Change (RA-1 to R-1-Flex, 0.73 acres, 285 S 500 W): Staff explained the change would allow subdivision for one additional home. No public comments. The commission voted unanimously to recommend approval to the City Council, finding consistency with the General Plan and positive character impact. (Vote: 5-0) - 3.2 Dangerfield Zone Change (RA-1 to R-1-Flex, 0.99 acres, 850 N 1200 E): Staff said the change would allow a flag lot. After extensive public comment, the commission deliberated on traffic, agricultural use, and precedent. Despite neighbor concerns, they voted 5-0 to recommend approval, citing consistency with the General Plan and code allowances. (Vote: 5-0) - 3.3 DR Horton Conditional Use (Inverness Monument Signs): Staff confirmed the signs comply with code. The commission discussed upward lighting and required it to meet city lighting standards. Motion to approve carried unanimously. (Vote: 5-0) - 3.4 Boyer Holbrook Area Plan Amendment (7.15 acres, 2100 N Miller Campus Dr): The amendment would add commercial/office and a residential overlay for up to 85 townhomes. Staff noted no increase in ERUs. Two online comments: one in favor, one opposed. The commission approved a positive recommendation, with DRC comments retained. (Vote: 5-0) - 3.5 ProSteel Customs Development Code Amendment (auto sales/rental in Commercial zone): Staff explained the amendment responds to a code violation. The commission opposed changing the citywide code for one business and instead recommended a negative recommendation, urging a development agreement or General Plan amendment. Motion carried unanimously. (Vote: 5-0) - 3.6 Lehi City Development Code Amendment (Chapter 12-B, removing prohibition on city property sales): Staff said the change gives the city flexibility to address encroachments. No public comments. The commission voted 4-1 to recommend approval, with one commissioner opposed due to concerns about the process. (Vote: 4-1) - 3.7 Lehi City Development Code Amendment (Buffer and Screening Requirements, Chapter 12): Staff presented updated fencing and buffering standards. After public comments urging retention of compatibility language, the commission voted to recommend approval while requesting staff and legal review of Section 12.070 to craft enforceable language. (Vote: 5-0) Key Outcomes - Consent Calendar: Approved (unanimous). - 3.1 Heaton Zone Change: Positive recommendation to City Council (5-0). Next: City Council March 18, 2025. - 3.2 Dangerfield Zone Change: Positive recommendation to City Council (5-0). Next: City Council March 18, 2025. - 3.3 Inverness Monument Signs: Conditional use approval granted (5-0). - 3.4 Holbrook Farms Area Plan Amendment: Positive recommendation to City Council (5-0). - 3.5 ProSteel Customs Code Amendment: Negative recommendation to City Council (5-0), with recommendation to explore a development agreement or General Plan amendment. - 3.6 City Property Sale Amendment: Positive recommendation to City Council (4-1). - 3.7 Buffer and Screening Amendment: Positive recommendation to City Council (5-0), with direction to staff and legal to rework Section 12.070 with enforceable language. - Next Meeting: Planning Commission work session scheduled for March 6, 2025, to review stationary plans.

The Lehi City Council held a Pre-Council session at 5:30 PM and a Regular Session at 7:00 PM on February 11, 2025, in the City Council Chambers. All council members were present except Chris Condy, who was excused. The meeting included reports from the Environmental Sustainability Committee and the Lehi Cares Coalition, followed by a consent agenda and several regular agenda items, including resolutions and an ordinance. All items voted on were approved unanimously. Pre-Council Presentations Environmental Sustainability Committee Annual Report - Committee Chair Todd and new chair Montana Hamilton presented on 2024 accomplishments and 2025 goals. Accomplishments included a radon meter lending program (15 meters, popular with a waitlist), the Traverse Mountain Conservation Easement celebration, a rain barrel program (over 1,000 barrels sold, 300 subsidized), Jordan River interpretive signage, two painted traffic signal boxes ($1,000 each), a water-wise landscape of the month program, and community surveys. For 2025, they plan to expand outreach, explore glass and soft plastic recycling (Hefty Renew and Trex programs), create a sustainable business recognition, develop a sustainability plan, and continue water-wise landscape awards. They expressed appreciation for council support. Lehi Cares Coalition Report - New coordinator Leah Gurkey reported on coalition activities. They completed a community assessment focusing on risk factors: low commitment to school and depressive symptoms as top priorities. They are using the SHARP survey data for measurement, though Council member Michelle expressed concerns about some survey questions. Leah explained the necessity of the data and the opt-in process. The coalition plans to implement evidence-based programs in 2025 to address these risk factors and promote protective factors. Public Comments No members of the public addressed the council. Consent Calendar The council approved the consent agenda, which included: - Approval of a traffic signal reimbursement agreement with Smith's (Kroger). - Approval of minutes from the January 7, 2025 Work Session and January 14, 2025 City Council Meeting. - Approval of fleet surplus items. - Approval of purchase orders (including $164,800 for Stuart C Irby). - Resolution 2025-08 appointing a board member to the Timpanogos Special Service District. Discussion Items Resolution 2025-10: Northridge Park and Hidden Canyon Trailhead Construction Services - Staff Steve reported that Strong Solutions won the formal bid and will construct both parks, with completion expected by September 2025. The council unanimously approved the resolution. Resolution 2025-11: Amendment to the Frances Martens Comer Perpetual Library Fund - Library representative Christie presented the revised resolution after consulting with the Comer family. The family wanted to keep the principal perpetual but use the interest annually for library benefits. The council unanimously approved. Ordinance 03-2025: Cardenas Zone Change (Postponed) - The applicant was not present, so the item was postponed to a future meeting. Ordinance 06-2025: Residential Table of Uses Amendment - Staff Kim explained the amendment simplifies and consolidates uses in the residential table. Council discussion included whether to list all schools (public, private, micro schools, charter schools) as permitted uses in all residential zones, given a state law requirement. Councilmember Michelle proposed an amendment to include all schools as permitted, which was accepted. The council unanimously approved the ordinance as amended. Resolution 2025-09: Planning Commission Bylaws Amendment - Staff Kim outlined two minor changes: adding a reference to the municipal code for planning commission duties, and changing the effective date of a commission decision to the date of the final action (rather than upon approval of minutes). The council unanimously approved. Key Outcomes - The consent agenda was approved unanimously. - Resolution 2025-10 (Strong Solutions contract) was approved unanimously. - Resolution 2025-11 (Comer Library Fund amendment) was approved unanimously. - Ordinance 06-2025 (Residential Table of Uses) was approved unanimously, with an amendment to include all schools as permitted uses. - Resolution 2025-09 (Planning Commission Bylaws) was approved unanimously. - Ordinance 03-2025 (Cardenas zone change) was postponed due to the applicant's absence.

The Lehi Planning Commission met on February 6, 2025, at 5:30 PM in the City Council Chambers. The meeting covered updates on DRC-approved projects, a detailed discussion of a proposed Environmental Sensitivity Area (ESA) overlay zone (formerly AHOZ) aimed at creating affordable housing, a brief update on the bike/pedestrian plan, and a deferral of the discussion on limiting conditional uses. The meeting adjourned at approximately 7:00 PM. Discussion Items - Review of Items Approved at DRC (Development Review Committee) – Staff presented recently approved projects since November 2024, including a detached ADU for Mr. Craghead, the Inverness Platte 6 final subdivision (4.4 acres, 37 single-family homes, 202 townhomes), the Grants Corner site plan near the rodeo grounds, and a 25-unit apartment building on State Street (18 one-bedroom, 7 two-bedroom units). Commissioners asked about ADU window orientations and setbacks; staff noted that a future code amendment on detached ADU privacy is forthcoming. - ESA Overlay Zone / AHOZ Update – Staff provided an update following council discussions. The mayor is pushing for a quick adoption to preempt state legislation that would allow 6,000-square-foot lots as a permitted use in all residential zones. The proposed overlay would allow 6,000-square-foot lots on 60-foot frontages, with a 50% density increase over the base zone, and a home size limitation of 1,000–1,900 square feet (with unfinished basements allowed). No garage would be required, only two off-street parking spots. Streets would be substandard (30-foot asphalt width with mountable curb and integral sidewalk). The overlay would require owner-occupancy deed restrictions and a developer pro forma with a 20% profit cap; staff noted the mayor strongly supports this cap. Commissioners discussed design standards, landscaping, and the role of HOAs. Most commissioners expressed support for the concept but cautioned against over-regulating to keep prices low. They agreed that income restrictions are not needed because the small size and lot size will naturally keep prices lower. The overlay would be a general plan overlay, with zone change and concept plan approved together, then administrative approvals for subsequent phases. - Bike/Pedestrian Plan Update (Informal Presentation) – Staff gave a brief update on the draft bike/ped plan. The plan is being developed in-house. Key sections include vision, existing conditions (with public feedback ranking safety as top concern, connectivity second), a proposed network map, and an implementation plan with high/medium/low priorities rather than fixed phases. The current draft identifies major gaps in the network, particularly north-south routes. Staff noted that 2300 West is a constrained corridor, so 1700 West is being proposed as the primary active transportation route instead. The plan is nearing completion of text and will be made more accessible than the current 400-page plan. - Discussion of Residential and Commercial Table of Uses (Item 5) – This item was deferred because Commissioner Craig was absent. The agenda title was noted to have a typo: "to limit" should be "to eliminate" conditional uses. The item will be revisited at a future meeting. Key Outcomes - No formal votes were taken; the meeting was a work session for discussion and direction. - Staff will continue developing the ESA overlay ordinance, incorporating commissioner feedback on design standards, home size limits, and owner-occupancy requirements. The goal is to bring a draft code to the Planning Commission for a public hearing within the next few months. - The bike/ped plan update will be finalized and presented for adoption at a future regular meeting. - The table of uses discussion is postponed until Commissioner Craig can attend.