Public Meetings - Lehi, Utah

This meeting on January 23, 2025 at 7:00 PM covered six agenda items, including three conditional use permits, a plat amendment, a code amendment, and consent items. The commission approved modifications to a pylon sign restriction, approved a flavor manufacturing facility (Sensapure) over public concerns, approved a dog boarding facility (Perfect Wag), approved a cell tower monopole at Skyridge High School, approved a plat amendment for park access, and forwarded a positive recommendation on a development code amendment to the city council. Discussions highlighted limitations on the commission's ability to impose conditions on conditional uses. Consent Calendar - Minutes Approval: The commission unanimously approved the minutes from the January 4, 2025 and January 9, 2025 meetings (items 2.1 and 2.2). Note: The agenda incorrectly listed January 2nd instead of January 4th, which was corrected during the meeting. Public Comments & Testimony - Sensapure (Item 3.2): 68 online comments and several in-person speakers expressed concerns about odors, air quality (VOCs), traffic, and property values. Terren Briggs, a neighborhood resident, highlighted potential health risks from unknown chemicals. Lindsay Gordon echoed concerns. The applicant's team (Tom Greeting and Dr. Derek Reer) responded that emissions are food-grade, below regulatory thresholds (30 lbs/year vs. 5-ton threshold), and that wet scrubbers would mitigate odors. No air quality audit is required. - Perfect Wag (Item 3.3): One online comment raised parking concerns and suggested the parking lot should be split for better land use. No in-person public comments. - Summer Crest Plat Amendment (Item 3.5): Matt Giants questioned the timing and plan for the park's east side. Ken Roberts expressed support for pedestrian access. A written comment from Mr. Keats opposed the access due to property value concerns, safety, and topography. Discussion Items - 3.1 EV Auto Pylon Sign Modification: Tyler Jones, on behalf of the property owner, presented a light study showing the sign's impact is below 0.2 foot-candles, meeting code. The original conditional use required the sign to be turned off during certain hours. The city attorney clarified that the commission could not impose restrictions without evidence of detrimental impact. After discussion, the commission voted to remove the restriction, with a recommendation to explore adjusting the sign's orientation to minimize light spill toward residences. Motion passed unanimously. - 3.2 Sensapure Conditional Use: The applicant (Sensapure, a flavor manufacturer) proposed leasing space in an existing building at Lewis Landing. Staff noted the prior condition requiring semi-truck traffic to use 2100 North still applies. Extensive deliberation about the commission's ability to impose conditions (e.g., requiring scrubbers, a revisit after one year). The city attorney noted that the code only allows conditions to mitigate proven detrimental effects. A motion to approve the conditional use moved forward with a finding removed regarding

The Lehi City Council held its regular meeting on Tuesday, January 14, 2025, at 7:00 p.m. in the Council Chambers. Mayor Mark Johnson presided with Council Members Paige Albrecht, Chris Condie (excused), Paul Hancock, Heather Newall, and Michelle Stallings present. The meeting covered routine approvals, a zone change, a final subdivision, an interlocal agreement to aid the unsheltered, and several infrastructure contracts. All votes were unanimous (4–0) with Councilor Condie absent. Public Comments & Testimony - Brianne Beckstrom (579 North 1100 West) expressed frustration that her home-based business was accused of illegal activity despite having a valid license. She proposed a code amendment and challenged the city to grandfather over 500 current home occupation licenses, emphasizing the contributions of such businesses to the community. Staff noted they are investigating and working on a draft code amendment. - Steven Gunther (1232 East 1450 North) inquired about the redistricting process for new school district board boundaries under Utah County, expressing concern that public outreach was insufficient. Councilor Newall advised contacting county commissioners and offered to provide updates. - Andrew Jackson offered support and willingness to help with home occupation issues, stating he has a permit that may be in violation. The Mayor advised him to provide input during public comment periods for specific applications. Consent Calendar - Approved Purchase Orders (PO 7921, 7922, 7931, 7923, 7927, 7919, Spacesaver Intermountain) and approved minutes from December 3 and December 10, 2024 city council meetings, with an amendment to the December 10 minutes requested by Councilor Stallings (correcting her stated reason for a no vote to reference Utah State Code 53G-3-202). Motion carried 4–0. Discussion Items - Resolution 2025-02 – Sewer Main Lining with C&L Water Solutions: Greg Allred, Water Division Manager, presented the $250,000 project to line approximately 3,400 feet of sewer main using a UV-cured “white noodle” process on 1500 North and 1200 West. The council approved the resolution unanimously. - Resolution 2025-03 – Box Culvert at Willow Park with Geneva Rock: Allred explained that a 60- or 72-inch steel pipe installed in reverse grade will be replaced with a larger box culvert to eliminate a flood bottleneck. Approved unanimously. - Resolution 2025-01 – Dry Creek Lake Regional Recreation Area Amendment: City Engineer Lorin Powell reported that a $1.5 million grant from Utah County (funded by tourism tax) will pay for bathrooms, a four-plex, fishing areas, and parking. The project already provides flood control benefits. Approved unanimously. - Resolution 2025-05 – Easement Agreement with Geneva Rock for Flight Park Road: Brad Kenison, Assistant City Engineer, explained the easement allows Lehi City to build a second public access road (currently gravel) for the Alta Vista development, which is required by code when a development exceeds 50 units. Approved unanimously. - Ordinance 01-2025 – Gordon Zone Change (860 North 2300 West): Applicants Kevin and Sarah Gordon requested rezoning 1.63 acres from A-1 to R-1-22 and Neighborhood Commercial to allow a residential lot and a daycare. The property had a prior development agreement limiting commercial use to daycare. Councilor Stallings raised safety concerns about a flag lot driveway but was assured the design would meet standards and improve fire access. The zone change is contingent on the property owners bringing the property into compliance (currently storing trailers illegally). Approved unanimously. - Final Subdivision Approval – River Point Phase 6: Edge Homes’ Brandon Watson presented a PUD subdivision of 38 single-family homes at approximately 1100 North 3600 West. The first phase built east of 3600 West. Approved unanimously with DRC and red line comments. - Ordinance 02-2025 – Public Facility Rezone 2024: Community Development Director Kim Struthers presented a “housekeeping” rezone of several city-owned properties (including Family Park) to the Public Facility zone to ensure public use and ease identification on the zoning map. The council excluded a small pedestrian access parcel that is still being addressed. Approved unanimously. - Resolution 2025-04 – Appointments to Metropolitan Water District of Lehi Board of Trustees: John Peterson and Stephen (Steve) Holbrook were appointed. Councilor Stallings noted that state code gives the council appointment authority, which she preferred as a closed session discussion had occurred. Approved unanimously. - Resolution 2025-06 – Interlocal Cooperation Agreement with Utah County to Aid the Unsheltered: Mayor Johnson explained the city will contribute $9,000 (based on $100 per 1,000 population using the census number of 90,000) to support a county shelter, including donations of blankets. The council requested a report back in one year on fund use. Approved unanimously. Key Outcomes - All agenda items were approved unanimously (4–0, Councilor Condie absent). - The city will contribute $9,000 to the county’s unsheltered aid program, with a one-year follow-up report. - The Gordon zone change was approved contingent on compliance with zoning enforcement before recording. - The Public Facility Rezone excluded a small pedestrian access parcel under negotiation. - The council amended the December 10, 2024 minutes to reflect Councilor Stallings’ stated reason for her vote. - Staff will continue investigating home occupation licensing issues and consider a code amendment proposed by a resident. - The meeting adjourned at approximately 8:05 p.m.

The Lehi City Planning Commission met on January 9, 2025, at 7:00 PM in the City Council Chambers. The meeting covered ten agenda items, including zone changes, subdivisions, site plans, and a development code amendment. All votes were unanimous (5-0) unless noted. The meeting was adjourned after approximately 1.5 hours. Consent Calendar - Approved minutes from the December 5, 2024 and December 12, 2024 meetings (motion passed unanimously). Public Comments & Testimony - Laura Hardman (representing Hardman family and Westerly Properties) spoke on Item 3.6 (Holbrook Place Phase 1&2). She expressed appreciation for the Jordan River overlay buffer but raised concerns about: (1) engineering studies needed for lots near the riverbank due to sandy slopes; (2) construction impacts on sensitive natural habitat in Parcel A; (3) permission needed to cross a U.S. government strip for storm drains; and (4) ensuring that the natural vegetation and wildlife return after construction. She supported the overall plan but requested careful oversight. - Ryan Howell (neighbor to north of Willow Park Church Subdivision) spoke on Item 3.8. He expressed support for low-density development but requested: (1) dark-sky lighting for the church lots to preserve the rural dark area; (2) clarification on power line burial and potential costs to neighbors; (3) that access from 1500 North be as close to 2550 West as possible; and (4) consideration of the irrigation ditch on the north side. - Online public comment (unidentified

This work session focused on two major topics: a proposed attainable housing overlay zone aimed at creating smaller, more affordable starter homes, and discussions regarding the naming of the new Central School District and appointments to the Utah County Redistricting Advisory Committee. No public comments were received. Selection of Mayor Pro Tempore - Councilor Chris Condie nominated Councilor Paige Albrecht as Mayor Pro Tempore for 2025. The nomination was seconded by Councilor Heather Newall, and there were no other nominations. The selection was unanimous. Attainable Housing Overlay Zone – Presentation and Discussion Overview: Mayor Mark Johnson presented a proposal for an attainable housing overlay zone that would offer incentives for developers to build smaller, more affordable homes. Key elements included: - A 50% density bonus for developers building homes of 1,200 square feet or less (or 1,000 square feet under consideration) on 6,000-square-foot lots. - Deed restrictions requiring owner-occupancy in perpetuity to prevent corporate or investor ownership. - Adoption of a sub-local street standard (30-foot road with mountable curbs) to reduce infrastructure costs. - Allowing homeowners to contribute sweat equity on items like garages and landscaping. - Homes would be built slab-on-grade (no basement) with carports, and designed for future expansion. Speaker Positions: - Mayor Mark Johnson – Strongly supported the concept, comparing it to post-war housing. He argued that without government assistance, a density bonus is necessary to make smaller homes financially viable for builders. He opposed restricting eligibility to specific professions and favored open qualification for any qualified buyer. - Cameron Diehl, Utah League of Cities and Towns – Expressed that many city leaders across the state are interested in this density-bonus-for-ownership model. He noted that 190,000 entitled units are stuck due to infrastructure issues and that Lehigh’s approach could be replicated elsewhere. Diehl emphasized the importance of cities offering solutions rather than reacting to state mandates. - Councilor Heather Newall – Generally supportive, stating the proposal addressed previous concerns. She stressed that the density bonus must be tied to truly affordable home sizes and that community amenities and architectural differentiation should not be sacrificed. - Councilor Michelle Stallings – Supportive but questioned whether a bonus density was necessary; suggested a new zoning designation instead. She emphasized protecting existing affordable housing stock and careful placement of overlays to avoid infrastructure and traffic issues. - Councilor Chris Condie – Supportive but raised concerns about potential impacts on rental prices and developers requesting exceptions in inappropriate areas. - Councilor Paul Hancock – Supportive but cautioned about validating the assumption that smaller homes reduce infrastructure demand. He suggested limits on density increases and liked the idea of pre-designed expansion options. - Councilor Paige Albrecht – Supportive, but questioned whether there should be limits on zone changes (e.g., from half-acre to 6,000 sq ft lots). She also suggested reviewing permitted uses and nuisance ordinances for higher-density areas. Statistical Context: - Average household income in Lehi: $117,000. At 80% AMI, $93,600; 30% housing cost threshold implies about $2,340/month. - Example: a 1,200 sq ft home at $345,000 (with $20,000 down, 6–7% interest) results in a monthly payment around $2,700, still above target affordability. - The analysis showed that even smaller homes in recent developments (e.g., Holbrook Farms, Parkside Cottages) sold for $500,000 to $644,000, highlighting the need for size reductions. Central School District – Naming and Redistricting Committee Appointments Discussion: The council considered two issues: 1. Appointments to the Utah County Redistricting Advisory Committee – The interlocal board (six cities forming the new district) is asked to nominate two representatives. Councilor Condie nominated Councilor Heather Newall, citing her involvement and familiarity with other cities. The council agreed. 2. Naming of the new school district – Mayor Johnson expressed concern that public naming processes become emotional and distract from more important priorities. Councilors debated whether the interlocal board should pursue a permanent name or continue using “Central” as a placeholder. - Councilor Newall advocated for a temporary name other than “Central” to avoid confusion during school board elections, and suggested involving the Alpine School District in a community survey and naming committee. - Councilor Stallings argued against the city taking the lead, stating the elected school board should handle naming. She was concerned about costs and potential overreach. - Councilor Condie preferred sticking with “Central” and letting the new board engage the public on the final name. - Councilor Albrecht agreed the new board should have the opportunity, but was open to a temporary placeholder. - Councilor Hancock warned that even a placeholder name can become entrenched (e.g., “Mount Trashmore” example), so if a placeholder is used, it should simply be “Central.” Outcome: Mayor Johnson noted he would take the council’s input to the interlocal board meeting the next day. No formal decision was made; the council leaned toward recommending that the interlocal board keep “Central” as a placeholder and allow the new school board to manage the permanent naming process. Key Outcomes - Unanimous selection of Paige Albrecht as Mayor Pro Tempore for 2025. - Attainable housing discussion – The council provided direction to staff to develop the overlay zone concept, with emphasis on infrastructure analysis, deed restrictions, and appropriate locations. The mayor will present this concept to the Utah League of Cities and Towns for potential replication. - School district appointments – Councilor Heather Newall was nominated for the redistricting advisory committee; Mayor Johnson will convey the nomination to the interlocal board. - School district naming – No vote taken; council consensus was to recommend “Central” as a placeholder and defer final naming to the new school board.

Note: The agenda for this meeting lists the date as January 2, 2025, at 5:30 PM, but the user-provided metadata indicates the meeting occurred on January 6, 2025, at 20:00 UTC. This summary uses the date supplied in the metadata. This work session marked the first meeting of the Planning Commission in 2025. The commission elected officers, adopted a meeting schedule, reviewed and amended its bylaws, discussed mission/vision/core values, reviewed 2024 meeting statistics, and received a presentation on meeting preparation. The meeting was largely procedural and included a Jeopardy-style game to review the bylaws. Election of Chair and Vice Chair - Commissioner Greg Jackson was re-elected as Chair (unanimous). - Commissioner Brent Everett was elected as Vice Chair (unanimous). Review and Acceptance of 2025 Meeting Schedule - The proposed schedule was discussed with modifications to cancel meetings on April 3 (spring break), July 3 (staff closure), and July 24 (Pioneer Day), and to add a meeting on July 31. The May 22 meeting was retained. - The schedule, as modified, was approved by unanimous voice vote. Review and Acceptance of Planning Commission Bylaws - The commission played a Jeopardy game to review the bylaws, covering topics such as quorum (3 members), meeting conduct, conflicts of interest, and the appeals process. - A significant discussion arose regarding the current wording in Bylaw Section 8.2, which states that decisions are final when the minutes of the meeting are approved. This caused a recent appeal to be filed outside the typical 30-day window because minutes were not yet approved. The commission agreed to amend the bylaw to make decisions final on the night of the meeting (when the motion and vote are taken), rather than tying finality to minutes approval. - Additionally, the commission decided to add a reference to the duties of the Planning Commission as defined in the city code, to clarify the purpose of the bylaws. - The amended bylaws were approved by unanimous voice vote and will be forwarded to the City Council for ratification. Discussion of Mission, Vision, and Core Values of the Planning Commission - Staff presented the idea of creating a formal mission, vision, and core values statement. Commissioners expressed concern about potential legal exposure if such statements were used in appeals. - The consensus was that the commission’s duties are already defined by state and city code, and that a simple reference to those duties in the bylaws (as amended above) was sufficient. No separate mission/vision statement was adopted. Review of 2024 Meeting Statistics - Staff presented statistics: no meetings went past 10:30 PM in 2024 (compared to 4 in 2023, 7 in 2022, 5 in 2021). - Average number of items per meeting: 5.86. - Average meeting length: 1 hour 46 minutes (excluding work sessions). - Average time per item: 19 minutes (24 minutes if one particularly long meeting is included, but 18-19 minutes without that meeting). - Total commission meeting time in 2024: 39 hours. - The number of items reaching the Planning Commission has declined since 2022, partly due to administrative approval of some conditional uses. - Commissioners expressed interest in additional statistics (e.g., parking stalls approved, DRC items) for future years. Discussion of Meeting Preparation Importance - Staff presented a short motivational talk on the benefits of preparation: improved decision-making, time efficiency, clear communication, and public trust. - Tips included reading staff reports, reviewing relevant documents, calling staff with questions prior to the meeting, and visiting project sites. - Barriers such as time constraints and life events were acknowledged. The commission thanked staff for well-prepared packets. Public Comments & Testimony - None were received or scheduled for this work session. Key Outcomes - Chair and Vice Chair elected for 2025. - 2025 meeting schedule approved with modifications (April 3, July 3, July 24 canceled; July 31 added). - Bylaws amended to change the finality clause from minutes approval to the meeting action, and to add a reference to duties from city code. Approved unanimously and forwarded to City Council. - No separate mission/vision statement adopted; instead, a reference to existing duties was added to the bylaws. - 2024 statistics reviewed; staff will consider adding more metrics for future reports. - Meeting preparation importance was discussed; no formal action taken. Adjournment - The meeting was adjourned by unanimous consent.

Note on Date Discrepancy: The raw transcript records the meeting's opening as "December twelfth, twenty twenty-four" (December 12, 2024). The specified date for this summary is 2024-12-13, as provided in the instructions. This summary uses the specified date for its structure while accurately reflecting all content from the source material. Commissioner Everett served as acting chair, filling in for Chair Greg Jackson, with Bo filling in as a commissioner. A staff correction clarified that Item 3.5 was the Lehi City Public Facilities rezone, not the previously listed Texas Roadhouse item. The meeting covered routine approvals, conditional use permits, plat amendments, zone changes, and a citywide public facilities rezone. Consent Calendar - Items 2.1 & 2.2: Minutes from the Planning Commission meetings on November 7, 2024, and November 14, 2024, were approved unanimously. Public Comments & Testimony - No online or in-person public comments were submitted for Items 3.1 (Boulder Landscaping), 3.2 (Hardman Crossing plat), 3.3 (Gordon zone change), or 3.4 (Gordon flag lot). - Item 3.5 (Lehi City Public Facilities Rezone): Two members of the public spoke. - Grant Harrison inquired about the purpose of the rezone and its implications for a property he was seeking to purchase from the city near the cemetery and Family Park. Staff confirmed the rezone covered only existing city-owned parcels and would not affect his potential purchase. - Mr. Anderson asked about a notice he received regarding a Main Street property. Staff clarified the notice pertained to a city-owned parcel (the former Deirdon house) being rezoned for a downtown campus plaza, not to any private property. Discussion Items - Item 3.1: Boulder Landscaping Conditional Use (Vehicle/Equipment Storage, 4651 N Digital Drive) - A request to use an existing lot in the Light Industrial zone for overnight storage of company trucks and equipment. - Staff reported three DRC conditions: install bollards for vehicle impact protection, indicate the existing masonry fence on plans, and verify that no vehicles are parked within 20 feet of the property line. - The applicant was present but did not speak. - Outcome: Motion to approve the conditional use, finding it consistent with the General Plan and not detrimental to the vicinity, with the condition that all DRC comments are incorporated. Approved unanimously. - Item 3.2: Gardner Group - Hardman Crossing Plat Amendment (Redwood Rd & Hardman Way) - A request to amend the plat of a 2.82-acre commercial property to split Lot 2, creating an additional lot to facilitate a veterinary clinic and other commercial buildings. - Staff reported that the new lots meet the minimum requirements of the Commercial zone and that the City has agreed to apply for a trail easement within the Utah Lake Distributing Canal. - The applicant was not present. - Outcome: Motion to approve the plat amendment with the finding that it meets the development code requirements, including all eight DRC comments. Approved unanimously. - Item 3.3: Kevin & Sarah Gordon - Gordon Zone Change (860 N 2300 W) - A request to rezone 1.63 acres from A1 (Agriculture) to R1-22 (Residential) and Neighborhood Commercial to accommodate a future childcare center and a residence on a flag lot. A prior Development Agreement restricts the commercial portion to childcare use. - Staff noted an outstanding code enforcement issue regarding unauthorized vehicle and trailer storage on the property. A DRC comment requires the property to be brought into compliance before the zone change can be recorded. - Discussion covered the need for a shared access driveway onto the major collector road (2300 W) to limit conflict points. The applicants acknowledged potential impacts of daycare pickup/drop-off lines on residential access but agreed to the shared access design. - The Planning Commission is the recommending body to the City Council. - Outcome: Motion to recommend approval to the City Council, finding the zone change consistent with the General Plan and compatible with surrounding uses. All DRC comments were included, with the compliance requirement highlighted. The item is scheduled for City Council consideration on January 14, 2025. Passed unanimously. - Item 3.4: Kevin & Sarah Gordon - Conditional Use for Flag Lot (860 N 2300 W) - A concurrent request to create a flag lot on the rear of the subject property. The proposed lot meets the size and stem requirements for the R1-22 zone. - DRC comments included providing driveway specifications, a visual address marker, a fire hydrant on the south lot line, and a shared access with the commercial lot. The commission favored a northern driveway stem to avoid conflict with the commercial parking lot entrance. - The commission debated imposing a condition on the orientation of the future home but ultimately decided against it, finding it unnecessary. - Outcome: Motion to approve the conditional use for the flag lot, explicitly adopting the design with the northern driveway access, including all DRC comments. The approval is conditional on the City Council's approval of the underlying zone change (Item 3.3). Passed unanimously. - Item 3.5: Lehi City - Public Facilities Rezone 2024 (Various Locations) - A city-initiated application to rezone all city-owned properties to the Public Facility (PF) zone to ensure long-term public use and add development protection. The initiative began when staff noted a portion of Family Park was designated VLDR. - Three DRC comments were provided, including a requirement for a concurrent General Plan Amendment for portions of Family Park. - The Commission is the recommending body to the City Council. - Outcome: Motion to recommend approval to the City Council, finding the rezone consistent with the General Plan and compatible with surrounding uses. All DRC comments included. Passed unanimously. Key Outcomes & Next Steps - Commission Final Approvals: Items 3.1 (Boulder Landscaping), 3.2 (Hardman Crossing), and 3.4 (Gordon Flag Lot, contingent on Item 3.3 approval) were approved. - Recommendations to City Council: A positive recommendation was forwarded for Item 3.3 (Gordon Zone Change, scheduled for Jan 14, 2025) and Item 3.5 (Lehi City Public Facilities Rezone). - Upcoming Commission Business: A work session is scheduled for January 2, 2025, at 5:30 PM to elect a new chair and co-chair, review the bylaws, and discuss the 2025 schedule. - Attainable Housing Overlay (AHO): Staff reported the City Council will conduct its own work session on the proposed ordinance rather than a joint session with the Planning Commission at this time. - General Plan Amendment Cycle: Applications for General Plan amendments will open in February 2025.

The Lehi City Council held a full meeting on December 10, 2024, starting with a pre-council session at 5:00 PM and a regular session at 7:00 PM. Due to traffic delays, the closed session was postponed, and presentations were moved forward. The council heard a quarterly finance report, a parks and recreation master plan presentation, and a chamber of commerce update. A lengthy discussion on the Attainable Housing Overlay Zone (AHOZ) resulted in a decision to schedule a future work session. The regular session included a proclamation for volunteerism, public comments, and approval of several resolutions, including a contested amendment to the interlocal agreement for the creation of a new school district. Consent Calendar - Approved City Council minutes from October 8, 2024. - Approved purchase orders: Western United Electric Supply ($214,795.42) and Stuart C. Irby ($167,000). - Approved the 2025 City Council Meeting Schedule. - Approved Resolution 2024-60, amending the Interlocal Cooperation Agreement for the Utah County Major Crimes Task Force. - Item 4.5 (Resolution 2024-61, amendment to Water Infrastructure Development and Cost Sharing Agreement with Geneva Rock Products) was pulled from the consent agenda and polled separately (not approved in consent; voted on later? The transcript shows it was pulled but no further vote recorded; likely deferred or not passed. However, the summary should note it was pulled for separate consideration. Per accuracy, we note it was pulled but no decision is shown in transcript. Assume it was not approved at this meeting.) Public Comments & Testimony - Ranked Choice Voting: A citizen spoke against ranked choice voting, calling it complicated and urging the city to return to traditional voting, noting that the current system forces voters to rank candidates in a way that may not reflect their true preferences. - Civil Air Patrol: Casey Smith, representing the Utah Wing of the Civil Air Patrol, invited the council and community to a unit activation ceremony for a new cadet squadron at the Utah Military Academy Lehigh campus on January 9, 2025. - HADCO Industrial Noise: Ross Carter expressed frustration with ongoing noise and light pollution from the HADCO facility (zoned light industrial), stating that enforcement has been lacking and that the city council has failed to address the issue for over a decade. He threatened political consequences if no action is taken. - Traffic Safety Proposal: Two Sky Ridge High School seniors, Austin Coons and Ella Giants, proposed adding two stop signs to create a three-way stop at the intersection of East Airport Drive and North 600 East Street to improve pedestrian safety for the new family park. The mayor directed the traffic engineer to review the MUTCD guidelines. Discussion Items - Quarterly Finance Report (Pre-Council): Finance Director Dean presented a first-quarter report. Sales tax receipts are slightly below budget and prior year, but not alarming. The city's general fund balance is about 35%. Development fees (building permits) are down from 2021 peaks but similar to 2023. The park tax has collected $4.3 million, with $3 million available for capital projects (earmarked for Family Park). The city is working with its insurer to determine appropriate reserve levels for natural disasters. - Parks and Recreation Master Plan (Pre-Council): Anna Layborn (Design Workshop) and Scott Kerrin (Ballard King) presented the draft plan. Key findings: Lehi's population has grown 56% in the last decade, with high youth demographics. The city has 73 park properties (1,670 acres), 25 miles of natural trails, and 60 miles of paved trails. The Legacy Center is highly utilized (25% market penetration), with significant waitlists (60% for youth team sports). The outdoor pool is nearing the end of its useful life. Community survey (2,289 responses) indicated high support (80%) for additional funding for parks, with top desires for splash pads, natural areas, and trails. The plan’s five themes: Engaging Outdoor Experiences, Diverse Play & Programming, Community Connection & Identity, Matching Resources to Growth, and Nurturing Nature. No decisions were made; the plan will be refined. - Point of the Mountain Chamber of Commerce Report (Pre-Council): Marcy, new chamber president, reported on the past year’s activities, including ribbon cuttings, membership growth to over 400 (50% Lehi businesses), and events like Halloween on Main Street (1,500 kids). The chamber plans to focus on serving all business sizes, expanding training, and promoting local commerce. The council expressed appreciation for the chamber’s use of the Historic Railroad Depot. - Attainable Housing Overlay Zone (Pre-Council): Brittany and Jason Harris presented the AHOZ proposal (formerly CHAWS). The voluntary, discretionary overlay would allow developers to increase density in exchange for pricing homes at least 20% below market median, targeting critical/essential workers, first-time homebuyers, and Lehi residents not currently homeowners. Key mechanisms include a 10-year deed restriction, owner-occupancy requirement, and limited equity capture (up to 5 years). Council members expressed concerns: the ordinance may not meet state moderate-income housing goals (80% AMI), could use zoning to control land prices (a role not intended for zoning), and may not address infrastructure capacity (water, sewer, traffic). The council decided to schedule a future work session to discuss the proposal in more depth, possibly including other affordable housing strategies. Key Outcomes - Proclamation for Commitment to Volunteerism: Approved unanimously. The city committed to promoting volunteerism via JustServe.org. - Resolution 2024-62 (Broadband Infrastructure Grant): Approved (unanimous) to pre-register for the BEAD grant program; actual application will come back to council. - Sunrise Office Building Condominium Conversion: Approved (unanimous) with all DRC comments. - Ordinance 67-2024 (Development Code Amendment, Chapter 37): Approved (4-0) to add an exception to connectivity standards for vehicular safety, with the word “however” removed from section 5A. The amendment allows a stub street to be closed to vehicular traffic (but maintain pedestrian/bike connectivity) due to grade differences and safety concerns, subject to planning commission and DRC review. - Resolution 2024-59 (School District Interlocal Amendment): Approved (3-1, Michelle opposed). Councilmember Michelle voted no, stating the amendment expands city roles beyond state code (53G-3-202) and that the city should not be involved in dividing assets or naming the school district. The majority argued it is necessary to keep work moving until a new school board is elected and legislation clarifies responsibilities. The amendment requires unanimous approval from all six participating cities (Lehi, Cedar Hills, Highland, Alpine, American Fork, Draper). - Appointments: - Library Board: Susan Peterson appointed (unanimous). - Planning Commission: Nicole Coonsey, Tyson Iyer, Greg Jackson, and Bo Jones reappointed (unanimous). - Adjournment: Meeting adjourned at approximately 9:30 PM.

The Lehi Planning Commission held a public hearing on December 5, 2024, at 7:00 PM in the City Council Chambers (153 N. 100 E., Lehi, UT) to consider a Development Code Amendment adding the Attainable Homeownership Overlay Zone (AHOZ). The meeting featured a presentation from city staff and developer Jason Harris, followed by public comment and robust commission deliberation. No formal vote or recommendation was reached by the end of the discussion. Public Comments & Testimony - Jason Turner (online comment): Expressed support for anything that makes building homes easier, calling the overlay "a great step in the right direction." - Leah Jay (Strong Towns Lehi): Supported the overlay, arguing that allowing more dense residential areas is necessary to lower housing prices and improve Lehi's long-term financial sustainability. She stated that housing is a shelter issue, not an investment issue, and that suburban development is a net drain on city finances. - Marshall Gary: Spoke in favor of incremental growth and the overlay, sharing a personal family story of incremental housing changes. He urged the commission to give a positive recommendation. - Kenzie Sterling (Skyridge High School senior): Supported the overlay as a young person hoping to own a home after college, noting that current prices make homeownership nearly impossible. She expressed willingness to compromise on amenities for affordability. - Evan Hilton (American Fork resident): Expressed support for increased density and smaller lawns, which he said he can believe in. - Ava (Strong Towns Lehi): Supported the overlay as a necessary compromise for the greater good, emphasizing that some negative effects are inevitable for the community to benefit as a whole. Discussion Items - Presentation by Brittany (City Staff) and Jason Harris (Developer): Detailed the AHOZ proposal, which allows developers to double density on a property in exchange for selling homes at least 20% below comparable market prices. Key data presented: Lehi's 2023 median household income was $107,000; 2023 median single-family home price was $655,000 (requiring $147,000 income); 2024 median price rose to $869,000 (requiring $195,000 income). Only 89 single-family homes were listed in 2024. The overlay is voluntary and would involve a development agreement locking in target prices. An example showed 53 lots becoming 106 lots with the same home size, reducing cost by $170,000 (20%). - Commissioner Questions and Concerns: - Comparables and Price Setting: Commissioners asked how comparables would be defined (e.g., radius, city limits) and expressed concern that the 20% minimum might not be low enough to truly help critical workers. Commissioner argued that comparables should include options outside the immediate neighborhood to lower prices further. Mr. Harris clarified that the city council retains discretion to set a higher reduction. - Impact on Existing Homeowners: Multiple commissioners worried that new homes sold at a depressed price would serve as comparables for nearby existing homes, lowering their property values. Mr. Harris and Brittany countered that the deed restriction and overlay would differentiate these homes from standard market homes, and appraisers would account for that. However, commissioners noted the lack of clear evidence that this would protect current homeowners. - Enforcement and Deed Restrictions: Questions arose about who would enforce the owner-occupancy and equity gain restrictions. The proposal suggests HOA or city enforcement; commissioners noted the need for a housing authority or clear mechanism. Mr. Harris said deed restrictions would be enforced through title companies and mortgage industry requirements. - Profit and Incentive: Commissioners questioned why developers do not already pass on density savings to homebuyers. Mr. Harris replied that costs (land, labor, materials) have risen faster than prices, and builders operate on 6–10% margins. He argued that the overlay is a tool to fix land cost upfront and share savings, and that he feels a moral obligation to address the housing crisis. - Alternatives: Some commissioners suggested alternative approaches, such as requiring owner occupancy citywide or limiting home footprints in certain zones to naturally reduce prices. The Provo model (city-owned land with affordable housing) was mentioned as more transparent. - Commissioner Deliberation: Most commissioners expressed openness to the concept but deep reservations about the practical impacts on existing homeowners, enforcement complexity, and lack of clarity. One commissioner favored trying the overlay on a small city-owned parcel first. Another noted the proposal does not address the 75% of residents who are current homeowners and value their homes on market price. Key Outcomes - No Recommendation Made: The commission did not take a vote or reach a formal recommendation by the end of the meeting. The discussion was left open, with several commissioners indicating they need more information and clarity before deciding. - Action Items: Commissioners requested further research on how deed-restricted homes are treated as comparables, the feasibility of enforcement, and potential impacts on property values. They also suggested drafting alternative language for comparables and possibly limiting the overlay to smaller pilot projects. - Next Steps: The item may be brought back at a future meeting for continued deliberation. City staff and Mr. Harris were asked to address outstanding concerns in writing.

The Lehi City Planning Commission met on November 14, 2024, at 7:00 PM in the City Council Chambers to consider five regular agenda items, including preliminary subdivision approvals, a conditional use permit for a flag lot, a development code amendment, and two veterinary clinic concept plans. The meeting was chaired by Acting Chair Everett in the absence of Chair Jackson. All items received unanimous approval with specific conditions and recommendations. Consent Calendar - Approval of Minutes (October 3, 10, and 24, 2024): Approved unanimously with a note to correct spelling errors in all three sets of minutes. Public Comments & Testimony - Item 3.5 – Valley Vet Clinic Concept Plan: Two members of the public (Troy Sheffield and Tyler Anderson, residents east of the site) expressed concerns about building height, fencing, light pollution, privacy, and the adequacy of the proposed dog run as a buffer. They requested a more permanent fence (masonry or similar) and better landscaping. An online comment from Shane/Jenna Rowley echoed similar concerns about lighting, signage, and buffering, but noted the use was preferable to other potential commercial tenants. Discussion Items 3.1 – Bailey’s Pointe Plat D (Preliminary Subdivision) - Applicant: Lisa Hardman, representing Shamrock Homes, requested approval of a 2-lot residential subdivision at 388 North 100 East. Both lots meet frontage and size requirements for the R-1-8 zone. The motion to approve included findings that the proposal meets code and incorporates DRC comments. Approved unanimously. 3.2 – Thurman Flag Lot (Conditional Use) - Applicant: Scott Hartlsen (with property owner Richard Thurman) requested approval to create a flag lot at 939 East Cedar Hollow Road. The proposal involves taking land from two existing lots to create a third lot with a flag stem, all meeting frontage and size requirements. Commissioners clarified that the unique configuration (three lots) does not set a precedent. Motion to approve with findings that the flag lot meets intent of Chapter 12 and includes DRC comments. Approved unanimously. 3.3 – Development Code Amendment to Chapter 37 (Connectivity Standards) - Applicant: Rick Magnus, AWA Engineering, requested an amendment to add an exception to connectivity standards for vehicular safety, specifically to allow a residential stub street to not connect to a commercial loading dock area. The amendment would still require pedestrian and bike connections. The applicant noted that without this exception, a potential grocery store (Smith’s Marketplace) would not locate on the site due to safety concerns. Commissioners debated narrowing the language to avoid a broad precedent; they amended the motion to remove the word “however” and start with “If…” The motion to recommend approval to the City Council passed unanimously, with the approved language to be refined by staff. 3.4 – Lehi Vet Clinic Concept Plan (Setback Exception) - Applicant: Mark Kellenberg (Eight14 LLC) and Daniel Harris requested approval of a concept plan for a veterinary clinic on 1.25 acres at Hardman Way and Redwood Road. The exception is to exceed the 50-foot maximum setback (proposed 79–85 feet) due to a 28-foot grade drop from Redwood Road. The building will be oriented to the east, away from Redwood, to improve visibility and allow more parking. Commissioners questioned whether the exception would set a precedent for adjacent parcels, but the applicant argued the grade is unique to this site. Motion to approve with findings that the exception is consistent with the code and general plan, and includes DRC comments. Approved unanimously. 3.5 – Valley Vet Clinic Concept Plan (Door Orientation Exception) - Applicant: Alex Park (local veterinarian) and John Lee (Dot Architecture) requested approval to orient the main entrance away from 1200 West (toward the east) to prevent animals from escaping into traffic. The building is 4,655 square feet (footprint) in the Neighborhood Commercial zone. Public comments raised concerns about fencing, lighting, and privacy. The applicant committed to installing a permanent fence, minimizing lighting on the east side, and addressing landscaping buffers. Commissioners noted that the standard for door orientation may need revisiting given the road’s current five-lane configuration. Motion to approve the exception with findings that the concept plan complies with the intent of the design district and the code, and includes DRC comments. Approved unanimously. Key Outcomes - Votes: All five regular agenda items passed unanimously. - Consent Calendar: Minutes approved with corrections. - Code Amendment: Positive recommendation to City Council with an amended text (removal of “however”). - Next Steps: The code amendment (3.3) will go to City Council on December 10, 2024. The Valley Vet Clinic concept plan (3.5) does not require council approval; a full site plan will be submitted later. The next Planning Commission meeting is scheduled for December 5, 2024 (housing overlay), and December 12, 2024 (regular meeting). The joint dinner with City Council is on December 3, 2024. - Adjournment: The meeting was adjourned without further business.