Public Meetings - Lehi, Utah

The Lehi City Planning Commission met on July 9, 2026, to consider a range of agenda items including conditional use approvals, public hearings, and recommendations to the City Council. The meeting covered signage, fencing, subdivisions, child care facilities, development agreements, and code amendments. Key actions included approval of several items, tabling of one, and positive recommendations to the City Council. Consent Calendar - Approved minutes from the June 4, 2026 and June 11, 2026 meetings (motion and second, unanimous). Public Comments & Testimony - Item 3.4 (Vivian Estates 5B): Greg Smith (adjacent property owner) requested that sewer infrastructure be made accessible for his property. Sarah Christensen asked about the location of park space and road connections, and noted existing runoff issues. - Item 3.6 (Fox Trail Subdivision): Neil Farrell (HOA President, College Farms) presented a petition with over 70 signatures (50–60 households) in support of the nine-lot proposal, citing community benefits. Candace Jones (adjacent owner) initially opposed but now supports due to neighborhood improvements. Janessa Baker (HOA board member) supported, noting developer-homeowner cooperation. Katie Beckham opposed, arguing the proposal violates zoning and feels like "pay-to-play." Online comments: 6 positive, 8 negative. - Item 3.7 (Gardner Plum Development Agreement Amendment): Kyle Sheffield (Willow Point resident) opposed due to increased traffic and parking overflow. Dennis Beatty (HOA President, Willow Point) opposed, citing severe parking shortages and inadequate notice. One speaker supported the amendment to preserve the northern parcel's historical character. Online comments: 1 support, 6 opposed. Discussion Items - Item 3.1 – Pylon Signs for Collective Commercial Development: Applicant Justin from Trademark Visual presented revised plans for two pylon signs at 3700 North Morning Vista Road. The west sign (45 ft, 457 sq ft) and east sign (height reduced from 70 ft to 40 ft, 397 sq ft) were discussed. Concerns about light pollution, orientation, and driver distraction were addressed. The applicant agreed to a lighting restriction from 10 p.m. to 6 a.m. on the east sign. The motion approved both signs with the condition that the east sign height does not exceed 40 ft and includes the lighting restriction. - Item 3.2 – Fence Exception at 1337 S 1880 W: Applicant Andrew Ward requested an eight-foot fence (exceeding the six-foot limit) for safety and noise reduction due to traffic. The commission noted the fence would be 35 ft from the curb and approved the exception. - Item 3.3 – Vivian Estates Phase 5A Preliminary Subdivision: Two single-family lots (30,500 and 35,000 sq ft) in the RA1 zone. No applicant present, no public comment. Approved unanimously. - Item 3.4 – Vivian Estates Phase 5B Preliminary Subdivision: Ten lots submitted by JDH Developments. Concerns raised by staff and public about steep slopes (30%), stormwater detention, gas easement, and sewer access. The commission tabled the item to August 13, 2026, to allow the applicant to address these issues. - Item 3.5 – Lehigh Child Care Facility Site Plan: Kevin and Sarah Gordon requested exceptions for a 10,500 sq ft building footprint (code allows 5,000 sq ft) and waiver of buffering standards on the north and east property lines. The applicant explained the larger footprint includes an indoor play area. Discussion focused on future-proofing the buffer. The commission approved both exceptions, finding no negative externalities as the applicant owns both parcels. - Item 3.6 – Fox Trail Subdivision Concept Plan (9 Lots): Symphony Homes requested a development agreement for an additional lot (total 9) to better match surrounding lot sizes and provide community benefits, including a sidewalk connection to the Jordan River Trail and park strip maintenance transfer. Public support was noted. The commission voted to recommend approval to the City Council, citing community support and public benefits. - Item 3.7 – Gardner Plum Development Agreement Amendment: Request to transfer 124 equivalent residential units (ERUs) from the northern to the southern portion of the development agreement, specifically to the parcel west of Willow Point townhomes. Total ERUs remain 1,933. The applicant cited preservation of the northern parcel. Parking and traffic concerns were raised by residents. The commission recommended approval to the City Council, noting alignment with the General Plan. - Item 3.8 – Comprehensive Development Code Amendment – Chapter 23 (Signs): Staff presented updates to simplify sign code, remove redundancies, and adjust definitions. The commission recommended approval to the City Council. - Item 3.9 – Amendment to Design Standards – Temporary Construction Site Safety: New section 3.08 requiring fencing and warning signs for commercial and residential projects over 10 units. Recommended approval to the City Council. - Item 3.10 – Development Code Amendment – Chapter 11 (Application Requirements): Introduced infrastructure site plan process to simplify applications for water lines, fiber, etc. Recommended approval to the City Council. - Item 3.11 – Stormwater Management Plan 2026 Update: Technical document required by the state. Recommended approval to the City Council. - Item 3.12 – Amendment to Chapter 38 (Mixed-Use Zone): Updated requirements to ensure commercial use on at least 50% of gross floor area, with a provision allowing up to 30% of required non-residential space to be used for residential if market conditions warrant, subject to an economic analysis. The commission recommended approval with a request to clarify language in section G. Key Outcomes - Item 3.1: Approved (motion and second, unanimous) with conditions: west sign at 45 ft, east sign up to 40 ft, lighting restriction 10 p.m. to 6 a.m. on east side. - Item 3.2: Approved (motion and second, unanimous) with DRC conditions. - Item 3.3: Approved (motion and second, unanimous) with DRC conditions. - Item 3.4: Tabled to August 13, 2026 (motion and second, unanimous) to address sewer, road, retention, and slope concerns. - Item 3.5: Approved (motion and second, 5-1 vote) with exceptions for building footprint and buffering, including DRC conditions. - Item 3.6: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions, noting community support and public benefits. - Item 3.7: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions, citing alignment with General Plan. - Item 3.8: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions. - Item 3.9: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions. - Item 3.10: Positive recommendation to City Council (motion and second, unanimous). - Item 3.11: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions. - Item 3.12: Positive recommendation to City Council (motion and second, unanimous) with DRC conditions, including a request to clarify language in section G regarding market analysis for non-residential space exceptions.

The Lehi City Planning Commission met on June 11, 2026, to review a diverse agenda including zone changes, conditional use permits for signage, a preliminary subdivision plat, a site plan for a science center, and amendments to the city’s development code covering automobile sales and neighborhood exchange structures. The meeting featured significant public testimony and a split commission vote on one item. Consent Calendar - Unanimously approved the minutes of previous meetings (Items 2.1, 2.2, 2.3). Item 3.1: TN Contracting Zone Change Public Comment: - None. Discussion: - Staff presented the request to rezone 1.09 acres at 2004 North 900 West from RA1 to R2, aligning with the General Plan’s medium-density residential designation allowing six units per acre. - The applicant had nothing to add. - The commission expressed no concerns, finding the change fully consistent with the General Plan. Outcome: - Motion passed to recommend approval to the City Council, with findings related to life cycle housing, diversity of housing types, and General Plan consistency. (Unanimous) Item 3.2: Trademark Visuals Pylon Signs Public Comment: - Several residents (Kate Chavez, Sasha, Jin Lee) submitted comments opposing the placement of a 60-foot sign on Sunrise Way, arguing it belongs on the highway and would be an eyesore and source of light pollution for the neighborhood. Discussion: - Staff explained the request for two pylon signs at the Collective Commercial Development, with exceptions for height (60 ft vs. code 25 ft / max exception 70 ft) and area (595.88 sq ft vs. code 200 sq ft / max exception 600 sq ft). - Applicant Justin Grubb and developer Juan Montoya defended the size and placement due to site constraints (easements, grade, setbacks) and visibility issues. They offered to reduce the height and collaborate on design adjustments. - Commissioners Jackson and Tyson expressed strong concerns about the eastern sign’s effectiveness and its impact on adjacent apartments, suggesting a single, well-placed sign or a reduction in height. - The commission debated splitting the request but opted to table the entire item. Outcome: - Motion carried to table the entire request to the July 9, 2026 meeting, allowing the applicant to refine the proposal based on commission feedback. Item 3.3: Cortiz Preliminary Subdivision Public Comment: - Mark Peacock, a neighboring property owner, expressed concerns about access to a private irrigation ditch and headgate for his water rights. He requested the item be tabled until the irrigation access was resolved. Discussion: - Staff confirmed the ditch is a private lateral and not maintained by the main irrigation company. - Applicant Jake Hone stated they are working with the irrigation company and neighbor to provide recorded access easements. - The commission and legal counsel discussed water rights and prescriptive easements, concluding the matter is largely between the private property owners but was being addressed by the developer. - Commissioners felt the developer had adequately addressed the concerns within the property boundaries. Outcome: - Motion carried to recommend approval of the preliminary subdivision to the City Council, with findings stating it meets the development code requirements, accompanied by DRC comments. (Unanimous, City Council hearing set for July 14). Item 3.4: Walker Zone Change Public Comment: - Several neighbors (Sheena Welch, Kathy Sunderland, Kyle Welch, Andrea Hansen) and a business owner (Steve Johnson, online) spoke and submitted comments in opposition. They argued that Heavy Commercial zoning is incompatible with the surrounding established single-family homes and would harm property values, safety, and the character of the neighborhood. They urged the commission to recommend denial. Discussion: - Staff noted the request aligns with the General Plan’s Heavy Commercial designation for the area. - Applicant Deborah Walker stated she simply wished to rezone the property to facilitate a sale. - A lengthy debate ensued about the General Plan’s role, vested rights, and whether the zone change would “unduly affect” nearby properties. - Commissioner Jackson moved to recommend denial, citing a lack of vested rights and that approving the change was not currently in the general welfare given the impacts on the residential neighborhood. - Commissioner Nicole seconded. Outcome: - The motion to recommend denial, with findings citing a lack of vested rights and the current lack of general welfare benefit compared to the impact on residents, carried with a split vote. Item 3.5: Thanksgiving Point Science Center Site Plan Public Comment: - John Peterson spoke in strong support, calling the museum a unique regional draw and justifying the design exceptions based on the building’s use. Discussion: - Staff presented the proposed museum addition to the Red Barn, requiring exceptions for EFIS use (above the 20% code maximum), glass (below the 40% code minimum on facades), and the street setback. - Applicant McKay Christensen and architect Brad Beecher detailed the design rationale for the exceptions, citing interior exhibit, theater, and lab requirements. - Commissioner Tyson voiced concerns about setting a precedent by granting multiple exceptions, comparing it to previous commission decisions on other projects. - After further discussion, Commissioner Nicole made a motion to approve. Outcome: - Motion carried to approve the site plan with specific findings recognizing the unique nature of the nationally-drawing museum structure, accompanied by DRC comments. Item 3.6: Development Code Amendment (Automobile Sales) Public Comment: - John Peterson of “The Ridge” development spoke in support, advocating for allowing first-class dealerships while protecting the area from lower-end lots. Discussion: - Staff explained the amendment removes the 1-acre minimum lot size and updates redundant regulations, per City Council direction. - Commissioners discussed the reasoning for the original limitation versus the current market needs. Outcome: - Motion carried to give a positive recommendation to City Council, with DRC comments. (Unanimous) Item 3.7: Development Code Amendment (Neighborhood Exchange Structures) Public Comment: - None. Discussion: - Staff presented the amendment to add regulations for Little Free Libraries and food pantries, permitting them in residential zones and restricting them from public rights-of-way without permission. Outcome: - Motion carried to give a positive recommendation to City Council, with DRC comments. (Unanimous) Administrative Items - Acknowledged the upcoming Rodeo / July 4th holiday. No late June meeting. - Next regular meeting scheduled for July 9, 2026. - Motion to adjourn passed.

The Lehi City Council met on June 9, 2026, for a pre-council session at 4:34 PM and a regular council meeting at 7:00 PM. The council addressed a full agenda including adoption of the FY2026-2027 budget, discussion of mixed-use standards, a traffic safety concern, a neighborhood parking complaint, and multiple items related to the Thanksgiving Point Housing Transit Reinvestment Zone (HTRZ). Key decisions included approval of the budget without a tax increase, tabling of the NICE Health Care renewal, and tabling of the RDA participation agreements for the HTRZ. Consent Calendar - Approved the consent agenda (minus item 4.5) unanimously. Item 4.3 (relocation of fiber lines for hospital loop road) was explained. - Approved resolution 2026-40 adopting the electric cost of service and rate design study and amending the fee schedule for power rates (unanimous). - Approved resolution 2026-44 for purchase of two substation transformers from Prolec GE Waukesha (unanimous). - Approved resolution 2026-41 for a development agreement on 7.1 acres at 2424 West 900 North, allowing 13 lots in the very low density residential agricultural designation (4-1, Councilmember Stallings dissenting due to desire to retain large lots). - Approved ordinance 2026-26 adopting elected officials compensation for FY2027 with no increase (unanimous). - Approved resolution 2026-42 amending the FY2025-2026 budget (unanimous). - Approved resolution 2026-38 adopting the FY2026-2027 budget and consolidated fee schedule, with a certified tax rate meaning no tax increase, and excluding the Civic Center piano rental fees until further study (unanimous). Public Comments & Testimony - Jared Franklin (resident) described a traffic accident involving his 11-year-old son at 900 North and 300 West, near Bandwagon Park. He requested a four-way stop or flashing indicators, citing speeding and blind spots. He noted the car was going only 28 mph per police report. His son broke a collarbone but is recovering. - Kirk Wright (neighbor) and several others (Ryan Hill, Tyler Anderson, Chris Ogden, Troy Sheffield, Chad Ogden) from the area near 3200 North and 1200 West complained about overflow parking from nearby businesses (especially the Fabian house) into their residential streets. They reported 39 non-residential cars parked on their street, illegal U-turns, and safety hazards. They requested enforcement of existing parking codes or establishment of a permit-only parking zone. Tyler Anderson noted the Fabian house has 7,000 sq ft but only 15 parking stalls, whereas code requires 24 stalls per 300 sq ft. The neighbors presented a petition signed by all affected residents. - Terry Bishop (petitioner) spoke in support of the development agreement at 2424 West 900 North, noting that all requirements have been fulfilled. Discussion Items - Mixed Use Standards (Chapter 38): Community Development Director Kim presented updated mixed-use standards. Key changes: emphasizing commercial as primary use with residential secondary; requiring at least 30% of housing be for-sale (townhomes/condos); increasing retail requirement to 50% (up from 10%); requiring commercial certificate of occupancy before residential; designating city council as land use authority for mixed-use projects. Councilmember Lockhart noted the 30% figure differs from the 20% mentioned in the HTRZ application. Councilmember Newell raised concerns about the "interim occupancy" provision allowing residential use of commercial space, and suggested a 10-year time limit. The item was for discussion only; a revised draft will go to the Development Review Committee. - NICE Health Care Annual Renewal (Item 4.5): Councilmember Freeman opposed renewal, arguing the concierge service is redundant with existing health benefits, misleading as preventive care, and expensive ($355 per visit based on 126 visits in Q1 and $179,000 annual cost). She stated it is "bad medicine" and not a good use of taxpayer money. Staff (Andy) noted the service saw 13% utilization in Q1 and that it saves the city approximately $288,000 annually in reduced PEHP premiums and avoided claims. Councilmember Lockhart and others preferred to table for more information. After a failed motion to deny (2-3), a motion to table passed (4-1) with direction to staff to ask for a 30-day extension and gather more information. - HTRZ Participation Agreements (RDA Items 2.1, 2.2, 2.3): Ryan Thomas (Stack Real Estate) presented the agreements for the Thanksgiving Point HTRZ, noting that the project has been negotiated for six months and the constraints are at the limit of what the project can bear. Councilmember Newell expressed concerns about traffic on Triumph Boulevard, which is projected to fail by 2033, and the lack of a concrete solution beyond studying it. Councilmember Harrison requested additional terms, including a cap on HTRZ funds per project, a proportional allocation of tax increment, and incentives for non-residential development. He proposed tabling to hire outside counsel. Councilmember Lockhart opposed tabling, arguing it reflects bad faith negotiation. The motion to table the three RDA items passed (4-1, Lockhart dissenting). The interlocal agreement (item 5.5) was also tabled with the same vote. - Budget Adoption (FY2026-2027): Extensive discussion on the fee schedule, specifically the piano rental fees. Councilmember Newell questioned the $250 fee to move the piano into the community room, stating that pianos do not need to be tuned every time they are moved and that the cost would be prohibitive for community use. Staff agreed to not charge the piano rental fees until the matter is further studied. The budget was adopted with an amendment to exclude those fees. The budget avoids a tax increase, includes a 4% employee wage increase, and funds additional positions including firefighters, police, and water leak detection staff. Key Outcomes - Consent Calendar approved (unanimous, minus 4.5). - NICE Health Care Renewal tabled (4-1) to gather more information and seek a 30-day extension. - Electric Rate Study adopted (unanimous). - Substation Transformers purchase approved (unanimous). - Development Agreement at 2424 West 900 North approved (4-1). - Elected Officials Compensation set at no increase (unanimous). - Budget Amendment for FY2025-2026 approved (unanimous). - FY2026-2027 Budget adopted with certified tax rate (no tax increase) and exclusion of piano rental fees (unanimous). - HTRZ Participation Agreements and Interlocal Agreement tabled (4-1) to allow the council to hire outside counsel and renegotiate terms. - Mixed Use Standards will be revised and sent to DRC for formal action after further input.

The Lehi City Council held a work session on June 8, 2026, starting at 10:15 AM. The meeting opened with a prayer from Council Member Newell and the introduction of new Code Compliance Specialist Caden Peterson. Key discussions included an update on water conservation efforts, a review of the library book return service, a proposed contract renewal for NICE Healthcare, a comprehensive presentation on parks funding and priorities, and a preliminary discussion of the fiscal year 2026-2027 budget. No public comment was taken as this was a work session. Water Update - Matt reported improved water conditions: stored water allocation from Provo River Water Users Association increased from 50% to 69%. Surface water flows from Dry Creek have persisted longer than expected. Timely rainstorms have been a blessing, with citizens conserving water—319 acre-feet saved in the last two weeks alone due to storms on May 29–30. From April 1 to date, the water department delivered 517 acre-feet less than the same period last year (168 million gallons). The city will remain in Phase Two watering restrictions (two days per week). Library Book Return Update - Chrissy Seely reported that a curbside book return service launched about six weeks ago has had only about a dozen uses, primarily by senior citizens. Council members suggested installing signs with a phone number and promoting the service through the utility bill newsletter. Staff expressed concerns about potential workload increases if demand grows. The council directed staff to proceed with signage and limited promotion while monitoring usage. NICE Healthcare Service Renewal Agreement - Randy presented a proposal for a two-year contract renewal with NICE Healthcare at $45 per employee per month (already budgeted). First-quarter statistics: 126 visits, 97% employee satisfaction, and a premium savings of 1.2% (approximately $83,000). The contract is on the consent agenda for the next meeting. Council clarified that NICE offers services beyond typical telehealth (e.g., x-rays, mental health therapy) and that utilization has increased 4% over the prior year. Parks Funding and Priorities Discussion - Steve Marchbanks presented a detailed overview of current and upcoming park assets. The city currently has 52 developed parks (413 acres) plus significant open space. Upcoming projects include 250 acres of new park space and over 600 acres of open space, which will require substantial additional staffing. The department currently maintains 35 acres per FTE (best practice is 20). Staffing needs: at least 6 additional full-time employees over the next five years, plus seasonal workers. Priority projects: Miller Roads (cost estimated at $47 million for all-turf sports complex), and upgrades to Willow Park (leased from the county). Council discussed potential for turf conversion of infields, outsourcing maintenance, and partnering with HOAs on underutilized spaces. The total estimated cost to develop all planned parks is around $100 million. Staff highlighted that impact fees are often insufficient and that ongoing maintenance costs are a major concern. Fiscal Year 2026-2027 Budget Discussion - Council reviewed the tentative budget and fund balance reappropriation. Dean explained that higher fund balance usage reflects one-time expenditures. Council members suggested improving the budget process by starting high-level discussions (tax increase, priorities) earlier—perhaps in November/December—and having departments present overviews earlier in the year. Consensus emerged to hold early work sessions and a retreat in January to set priorities before the tentative budget is released in May. Discussion also covered the campus master plan, station 81, and the legacy center. Council agreed to gather data this fiscal year on renovating station 81 and the legacy center before deciding next steps. No immediate funding for updating the campus master plan was approved. Key Outcomes - The water conservation approach (Phase Two, two-day watering) will continue; no enforcement actions have been taken yet. - Staff will install library book-return signage and promote the service via social media and utility bill newsletters. - The NICE Healthcare contract renewal will be voted on as part of the consent agenda at the next meeting. - Parks staff will pursue turf infield conversion at Miller Roads and explore options for Willow Park with the county. Staffing needs will be addressed in future budget cycles. - The budget process will be revised to include earlier council priority discussions and departmental overviews, with a retreat planned for January 2027. - No formal action was taken on the campus master plan or station 81/legacy center studies; data gathering will continue. The meeting adjourned at approximately 12:00 PM, with the next regular meeting scheduled for June 9, 2026, at 4:30 PM.

The Lehi City Planning Commission convened on Thursday, May 28, 2026, at 1:45 PM MT. The meeting focused on three public hearings and recommendations: (1) a development agreement for Terry Bishop to increase subdivision lots to 13 on a 7-acre parcel; (2) amendments to the Community Forestry chapter adding migratory bird protections; and (3) updates to the Accessory Dwelling Unit (ADU) code to comply with 2026 state legislation. All three items received positive recommendations from the commission. Public Comments & Testimony - Terry Bishop (applicant): Expressed appreciation for city staff's help in reaching an agreement to limit the subdivision to 13 lots, stating "we think it looks best at 13" and noting that the zone change could have allowed up to 17 lots. - Marshall Gary (public comment on ADU item): Shared his desire to build a backyard cottage in Lehi and criticized the proposed code as "malicious compliance," feeling the city was doing the bare minimum required by the state. He cited books on housing and "Strong Towns" resources to support incremental development. He also questioned the requirement for two off-street parking spaces, noting that on-street parking is often empty. - Unnamed public commenter (on ADU item): Expressed concern that an 11,000-square-foot lot seems very small to accommodate an ADU, stating "let's just put apartments in neighborhoods at this point." Discussion Items Item 2.1 – Bishop Development Agreement (13-lot subdivision) - Staff presentation (Jacob): The development agreement allows 13 lots (instead of VLDR's 12) on a 7-acre parcel at 2424 West 900 North. The city council directed a development agreement after the commission's previous general plan amendment recommendation was denied. - Commission questions: A commissioner asked why the agreement allows 13 lots rather than 12, and how the density cap works. Jacob explained the council wanted to leave the general plan as VLDR but grant one additional lot via development agreement, avoiding the risk of maximized density (which could be up to 17 lots). - Applicant (Terry Bishop): Stated that 12 lots would have created an "ugly subdivision" and that the 13-lot plan fits in with the neighborhood, adding that 14 families showed support at the prior meeting. - Commissioner comment: Noted the development agreement is "exactly the sort of situation a development agreement is for," balancing property rights with city and community interests. Item 2.2 – Community Forestry (Migratory Bird Protections) - Staff presentation (Jacob): Key changes include adding a paragraph referencing the Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act, and requiring a REN survey from an environmental consultant before removal of trees with migratory nests. The requirement is at the landowner/developer's expense. - Urban Forester (Jessica Smith): Explained the code addition protects both birds and developers by being a "first line of defense" to pause tree removal when active nests are present, while other development can continue. Emphasized the city does not enforce federal law but provides a mechanism to avoid violations. - Commission clarification: A commissioner noted the term "shut down development" could be misleading; Jessica clarified it only pauses tree removal near nests, not entire development. - Humorous exchange: A commissioner joked about needing to address the airspeed velocity of an unladen swallow (Monty Python reference). Item 2.3 – Detached Accessory Dwelling Unit (ADU) Code Updates - Staff presentation (Jacob): The amendments reduce minimum lot size to 11,000 square feet (down from previous requirement) and eliminate conditional use permits for converting accessory buildings to detached ADUs, per 2026 state legislation. Parking and size details were updated. - Commission discussion on formatting: A commissioner noted a typographical issue with duplicate "I" subsection labels. - Staff response to public comment: Jacob stated Lehi City was among the first to allow detached ADUs even before state mandates, and the current code is essentially word-for-word from state legislation. Kim added that while supportive of ADUs, there are concerns about setback requirements on small lots. - Commissioner reflection: A commissioner acknowledged the tension between different visions in the city—some wanting ADUs, others opposing them—and described the code as an "incremental step" toward natural development, citing examples like Boston's three-story homes converted to condominiums. - Technical questions: Commissioners asked about kitchen/bathroom/living requirements, connection to existing sewer (or septic), and whether 11,000 square feet is feasible for both an ADU and two parking spots. Jacob responded that feasibility depends on lot shape, building height, and setback requirements. Key Outcomes - Item 2.1 (Bishop Development Agreement): Motion to give a positive recommendation, finding the agreement consistent with city goals and in the best interests of the city, as recognized by the city council and community. Passed unanimously. Scheduled to go before the city council on June 9, 2026. - Item 2.2 (Community Forestry): Motion to give a positive recommendation with the findings in the motion and inclusion of all DRC comments. Passed unanimously. - Item 2.3 (ADU Code Update): Motion to recommend approval to the city council, based on compliance with state legislation and conformance with the general plan. Passed unanimously, with a suggestion to fix the subsection formatting. - Work session: A work session is tentatively scheduled for Thursday, June 4, 2026, at 5:30 PM, possibly at The Sanctuary for a tour. The July 2 work session is cancelled due to Independence Day week. The next regular meeting is June 11, 2026, with approximately seven items.

The City Council held a work session at 4:30 PM followed by a regular meeting at 7:00 PM on May 26, 2026, in the Lehi City Council Chambers. All council members were present: Newell, Harrison, Stallings, Freeman, and Lockhart. The work session covered presentations on Front Runner 2X, proposed code amendments, electric rate study, life safety signage, neighborhood exchange structures, and budget amendments. The regular meeting included approvals of design contracts, park construction, subdivision concepts, and a public hearing on executive officer compensation. The fiscal year 2026-2027 budget was tabled for further discussion. Discussion Items - Front Runner 2X Presentation (Work Session): Brian Allen, UDOT project manager, presented the double-track project to increase Front Runner frequency to every 15 minutes during peak hours and every 30 minutes off-peak. The project is anticipated to be completed by 2030, pending federal funding. Key segments in Lehi include North of American Fork and North of Lehi. Noise and vibration studies found no impacts from the new track, but two properties may require mitigation for increased frequency. Construction noise will occur during daytime, and the quiet zone will remain in effect. Council members asked about enforcement of noise mitigation and construction timing. - Parks, Trails and Trees Committee Code Amendments (Work Session): Scott Thane, committee chair, proposed removing the tree component from the committee's duties and revising the park tax allocation process to allow citizen recommendations for smaller projects. Discussion included concerns about committee authority, transparency, and the need for a clear action plan. Council members suggested the committee evaluate the full 70% of park tax funds rather than a subset, and emphasized the importance of branding and community engagement. The item was tabled for further council discussion. - Electric Cost of Service and Rate Design Study (Work Session): Dave Berg, consultant, presented rate comparisons showing Lehi's proposed rates would keep it competitive. The proposed rate increase is approximately 5%, but the Power Purchase Adjustment Clause (PPAC) is expected to decrease due to favorable wholesale power costs, resulting in a net decrease for many customers. The base rate increase is needed to cover operational costs and capital improvements. Council members asked about the rate design, impact on different customer sizes, and the methodology for the PPAC. Adoption is scheduled for June 9, 2026. - Life Safety Signage Ordinance (Work Session): Fire Marshal Gary Rowlett proposed an ordinance to standardize signage for fire alarm control panels, fire department connections, and fire riser rooms. The ordinance would apply to new buildings with life safety systems and require durable, reflective signs. The ordinance aims to improve consistency and first responder recognition. No opposition was raised. - Neighborhood Exchange Structures Ordinance (Work Session): Trent Dyer from Parks proposed a code amendment to clarify that small structures like little free libraries and produce stands must be on private property, not on city right-of-way or park strips, to reduce liability and maintenance. Discussion included exceptions for temporary lemonade stands and the need for public education. Council members suggested clarifying the definition of temporary uses. - Budget Amendments for FY 2025-2026 (Work Session): Dean presented several budget amendments, including donations, grants, bond payments, construction costs, and wage transfers. Notable items: $100,000 for Civic Center construction additions, $20,000 for security door and cubicles for council workspace (requested by the mayor, not the council), and funding for police overtime. Council members expressed concerns about the process for spending on council workspace and requested that future such expenditures be brought to a vote. - Fiscal Year 2026-2027 Budget Adoption (Regular Meeting): The interim budget was presented after the council had rejected the mayor's proposed tax increase. The interim budget included a 3% wage increase for employees (reduced from 4%), funding for firefighter pay increases ($750,000), and no new positions. Extended discussion revealed divisions: some council members wanted to restore the 4% wage increase and fully fund firefighter wages, while others opposed a tax increase and sought cuts elsewhere. Proposed cuts included reducing council pay, benefits, travel, and IT budget. The mayor and finance director requested to table the item to rework the budget based on council input. The motion to table passed 4-1 (Stallings opposed). Key Outcomes - Front Runner 2X: No action taken; presentation only. - Parks Code Amendments: Tabled for further council discussion. - Electric Rate Study: Adoption scheduled for June 9, 2026. - Life Safety Signage Ordinance: No formal action; discussion only. - Neighborhood Exchange Structures Ordinance: No formal action; discussion only. - Budget Amendments: Approved (as part of the work session, but not explicitly voted on in the transcript; the regular meeting budget was tabled). - Resolution 2026-36 (Pony Express Parkway Design): Approved unanimously. - Resolution 2026-37 (Lakeview Park Construction): Approved unanimously. - Spring Meadow Villas PUD Concept: Approved with findings that the concept conforms to general plan goals. - Heritage Meadows Preliminary Subdivision: Approved with density and loop connectivity for trail access. - Public Hearing on Executive Officer Compensation: Opened and closed; no action. - Resolution 2026-39 (Employee Retirement Contributions Pickup): Approved unanimously. - Fiscal Year 2026-2027 Budget: Tabled (4-1) to allow staff to rework based on council input, with a work session scheduled for June 8, 2026. - Lehi Local Building Authority Budget: Approved unanimously. - Lehi Redevelopment Agency Budget: Approved unanimously.

The Lehi Planning Commission met on May 14, 2026, and unanimously approved four agenda items: a consent calendar and three public hearing items for preliminary subdivision and plat amendments. No public comments were made. All decisions were recommendations to the City Council or final commission actions. Consent Calendar - The Commission approved the minutes from April 2, 2026, and April 23, 2026, as presented. Public Comments & Testimony - No members of the public spoke on any agenda item. Discussion Items - 3.1 – Symphony Homes / Heritage Meadows Preliminary Subdivision: A request for preliminary subdivision review of an updated 15‑lot residential development at 1250 West 800 North. The applicant (Russ Wilson, Symphony Homes) incorporated a trail connection and bridge, increasing the lots from 13 to 15 using a density‐in‑lieu provision. Staff noted 10 DRC comments, including a requirement to note the density bonus for the pedestrian bridge and trail right‑of‑way on the plat. The Commission recommended approval to the City Council with findings that the proposal is in accordance with the general plan and city goals. - 3.2 – Southwick Estates Plat A, Preliminary Subdivision: Michael Southwick’s request for preliminary approval of a two‑lot residential subdivision at 477 North 200 West. The existing home will be removed to facilitate the lot split; both lots meet the 8,000 sq ft minimum. Density is 4.5 units/acre (max 6). Staff noted 11 DRC comments, primarily technical. The Commission approved the preliminary subdivision with findings that it meets the Lehi City Development Code requirements and all DRC comments. - 3.3 – Gardner Group / View 21 East Plat Amendment: A request to amend the plat to split one lot into two at 3543 West 1940 North, to facilitate future commercial development. Staff noted seven DRC comments, including trail width and right‑of‑way requirements. The applicant (Dave Denison) had no additional remarks. The Commission approved the plat amendment with all DRC findings. - 3.4 – Grow Development / Gardner Point Phase 1 Parcel H Plat Amendment: A request to add an additional lot at 3625 West 1500 North for future commercial development. A concept plan from 2024 had already included this lot. Staff noted three DRC comments (minor wording corrections). The applicant was not heard via audio. The Commission approved the amendment with DRC comments. Key Outcomes - All four items were approved unanimously by the Commission (votes: 3.1 recommended approval; 3.2, 3.3, 3.4 approved). - The next regular meeting is scheduled for May 28, 2026. - The meeting was adjourned by motion.

The Lehi City Council held a regular meeting on May 12, 2026, starting at 7:00 PM. The agenda included a water wise landscape award, a proclamation, public hearings on the proposed budget and tax increase, and several land use and development items. Key actions included approval of a zone change, a signage amendment for a tennis facility, and denial of a proposed amendment to the Traverse Mountain Area Plan. The consent agenda was approved, and the council also adopted the CDBG annual action plan. Ceremonial Items - Water Wise Yard of the Month: Todd presented the award to Bonnie and Jack Wadley of 1504 South 500 West for their sustainable landscaping. The program aims to encourage water conservation. - Proclamation: Mayor Benz read a proclamation declaring May 3–9, 2026 as Public Service Recognition Week, honoring Lehi City employees. City employees in attendance were recognized. Consent Calendar - Approved unanimously (5-0) with no discussion. Public Comments & Testimony - Citizen Input (before public hearings): - David Spencer, candidate for Utah County Commissioner, stated his intention to meet with all cities to understand their needs and advocated for county coordination to secure state funding. - Gerald Larson, owner of a gas station, expressed opposition to tax increases and criticized impact fees, arguing they should be based on future growth. He also opposed city subsidies for Thanksgiving Point, calling it a non-profit that should not receive tax dollars. - Eileen Miller, Utah Valley Home Builders Association, noted that impact fees are only charged on new construction and invited council to the Parade of Homes (June 4–20, 2026). - Public Hearing on Budget and Tax Increase (Item 5.3): - Taylor McKinnon, spouse of a city employee, spoke in support of maintaining employee benefits, including health care and wage increases, citing personal experience with an autoimmune disease. - Russ McGowns, a retired senior, opposed the property tax increase, stating it is burdensome for seniors on fixed incomes. - Gerald Larson returned to criticize business tax breaks and the overall tax burden, claiming he pays over $50,000 annually in property taxes. - Doug Chandler, also retired, opposed the tax increase and suggested using revenues from new businesses instead of raising taxes. - Brett Neilson, candidate for State House District 51, attended to observe and learn. - Public Hearing on Traverse Mountain Area Plan Amendment (Item 5.9): - Several residents spoke against the proposed density transfer: - Aaron Ethington (The Crossing neighborhood) argued that the current area plan already disadvantaged his neighborhood (no parks) and that the density cap was a key protection. - Joshua Coleman (Kenyon Hills) expressed concerns about overconcentration of density, inadequate park space, and traffic/school impacts. - Angie Parkin (Traverse Mountain) stated that Perry Homes should not be allowed to transfer density; if they cannot build, units should be forfeited. She cited hillside preservation code requirements. - Mary Anletho (20-year resident) noted that the area plan explicitly forbids density transfer and that Perry Homes has not provided requested traffic studies. - Paul Randstrom (The Crossing) opposed the transfer, saying it would increase density near his home and that current residents bought based on the existing plan. Discussion Items - Item 5.8 – Hansen Tennis Facility Signage (Resolution 2026-34): The applicant, Jacob Hansen, sought to amend the development agreement to allow signage. Council discussed monument sign size (originally proposed 6'x6', later modified to 4'x4' with a 6' height). After the applicant arrived, the council agreed to approve with amendments: monument sign not to exceed 48 inches wide by 48 inches high, extending no more than 6 feet off the ground, and incorporating DRC comments for downlighting. The building sign was also approved as non-lit. - Item 5.9 – Traverse Mountain Area Plan Amendment (Concept Approval): Matt Swain of Perry Commercial presented a proposal to move up to 600 units from West Canyon to locations near Timpanogos Highway, citing wildfire risk, infrastructure, and transit benefits. Residents strongly opposed, referencing the existing area plan prohibition on density transfer and lack of studies. Council members expressed concerns about the lack of traffic and utility studies, trust issues with Perry Homes, and the negative impact on existing neighborhoods. The motion to deny the amendment was made and passed unanimously. - Item 5.12 – Development Code Amendment (Ordinance 15-2026): Kim from staff presented an amendment to convert conditional uses to permitted uses where pre-existing supplementary requirements exist. After discussion about child daycare regulations, the council approved the ordinance unanimously. Key Outcomes - Approved (unanimous): Consent agenda, sale of property (5.1), CDBG action plan (5.5), Green zone change (5.7), Hanson Tennis Facility signage resolution (5.8) with amendments, and development code amendment (5.12). - Denied (unanimous): Traverse Mountain Area Plan amendment to move units out of West Canyon (5.9). - Tabled (then untabled): Initial tabling of the Hanson Tennis signage item was later reversed, and the item was approved. - No action: Item 5.6 (development code amendment tabled from April 14) was not brought forward. - Public hearings closed: Budget and tax increase hearing closed after comments; no formal vote on the budget (it was a required notice).

This work session of the Lehi City Council, held on May 12, 2026, covered three main discussion items: a development code amendment for temporary construction fencing, a resolution on public safety retirement contributions, and the proposed Spring Meadows subdivision density calculations. The council provided direction on each item and heard brief administrative and council reports. Consent Calendar - No consent calendar items were discussed; the meeting was a work session. However, the fencing amendment (item 2.1) is expected to be routed through the planning commission and then placed on the consent calendar for final approval. Public Comments & Testimony - No public comments were taken, as the meeting was a work session. At the end of the meeting, Gary Cooper, a resident, addressed the council to request a tour of his land near 12th East and the new well site. The mayor agreed to have Sherry arrange the tour. Discussion Items - Item 2.1: Development Code Amendment – Fencing Requirements for Temporary Construction - Mayor introduced the item, citing a past incident where a 14-year-old fell 42 feet through a soffit at an unsecured construction site. He stated that 98% of construction sites are already secure, but the amendment would formalize requirements. - Kim presented the draft: applies to commercial projects and multifamily residential greater than six units; requires a six-foot chain-link or no-climb fence with locked gates and warning signs; allows modifications by the building official. Violations would result in a stop-work order. - Council discussed scope: Councilmember Stallings suggested including large single-family developments (e.g., 30–50 homes) due to similar hazards. Kim noted cost concerns for large acreage but Councilmember Freeman proposed signage as an alternative for very large sites. The council generally supported the draft, with minor adjustments possible. - Decision: The amendment will be routed through the planning commission for a recommendation before returning to the council for approval. - Item 2.2: Public Safety and Firefighter Contributions to Utah Retirement System - Allison presented a resolution to pick up the employee side of retirement contributions. The Tier Two rate increased from 4.73% to 5.98%, and the amount is included in the tentative budget. The recommendation is to cover the full amount to avoid employee out-of-pocket costs. - No questions or objections were raised. The resolution will be placed on the consent calendar for formal approval. - Item 2.3: Proposed Spring Meadows Subdivision Density in Lieu - Brad presented the engineering department’s density calculations. The 33.17-acre parcel (R1-22 zoning, base density 1.75 units/acre = 58 lots) was adjusted for ESA land dedication (1 unit per 5 acres, yielding 3.7 lots, rounded to 62 total). The city’s required improvements (trail, road widening, right-of-way) totaled approximately $2.4 million, which was divided by the developer’s land cost ($287,000/acre) to yield 8.5 acres worth of density, or 14.9 lots. The city settled on 10 additional lots as a reasonable number. - Council questioned the wetland area (10.38 acres): Brad explained it would likely be used as mitigation for Pony Express Parkway, with potential trail integration by Utah County. Councilmember Lockhart raised concerns about long-term maintenance costs for the open space and wetlands. Councilmember Freeman noted the benefit of the trail and open space dedication. - Direction: The council expressed general support for the density as proposed, with the technical change to have 610 East rather than 530 East connect to the roadway. The developer is expected to present a formal plan at the May 26 meeting. Key Outcomes - Item 2.1: The fencing amendment will proceed to the planning commission for a recommendation, then return to the council. - Item 2.2: The retirement contribution resolution will be placed on the consent calendar for approval. - Item 2.3: The council provided direction to proceed with the Spring Meadows subdivision density of 10 additional lots, subject to minor road alignment changes. The developer will present a formal plan on May 26. - Land Purchase Public Hearing: The council acknowledged a missed public hearing requirement for a significant parcel of real property disposal and will correct the oversight. - Budget Update: City Administrator Jason noted ongoing budget work following the budget committee meeting, with a draft to be presented to the council soon. Additional Reports - Councilmember Newell reported on the Parks, Trails and Trees Committee meeting, noting upcoming events: Open Space and Trails Master Plan community engagement (May 28) and National Trails Day (June 6). - Councilmember Lockhart highlighted the History Society’s Carter Airport event and the upcoming Lehi Tabernacle talk (May 16). - Councilmember Stallings mentioned the Arts Council’s productions (Tuck Everlasting through May 16, Frozen in July). - Mayor reported on the Hope of America presentation and his Jordan River Commission board duties, noting a need for official appointment. - The council was invited to the Lehi Roundup rodeo parade (last full week of June) and to high school graduations (Skyridge and Lehi High) at BYU Marriott Center the following week.