Public Meetings - Lehi, Utah

The Lehi City Council held a work session on May 7, 2026, primarily to discuss a proposed zoning regulation for environmentally sensitive areas (ESAs) as design standards. The session also included updates on city staff retirements, recent code amendments, and future agenda items. Discussion Items - Environmentally Sensitive Area Design Standards: Katie presented a proposal to replace a previously considered overlay zone with design standards for ESAs, applicable to all zones. Key areas include hillsides on Traverse Mountain (no building on slopes 30%), wetlands, floodplains, streams (including Jordan River), and the Utah Lake shoreline. The regulations would require a concept plan and site features map showing natural features such as floodplains, wetlands, and significant vegetation. A map showing affected private parcels (in red) was displayed. Public survey results (76 respondents) indicated 85% prioritize preserving wildlife habitat and natural resources; the highest areas of concern were the Jordan River, designated wildlife habitat, and the Utah Lake shoreline. The majority supported restrictions even if they impact property rights and preferred public ownership of open spaces. Council members discussed property rights implications, notification of affected property owners, and the need to coordinate with state and federal agencies. The code draft is approximately 90% complete, with further refinement based on council feedback. - Other Business: - Staff announced the retirements of Naureen (after 27 years, last day May 14) and City Engineer Lauren Powell (after 40+ years, end of June). A reception will be held May 14 from 2-4 p.m. at the old city center building. - Updates on buffering regulations: a quick amendment now requires buffering for existing residential homes in commercial zones, and fence height increased from 6 to 8 feet. Further discussion on fencing material is pending. - City council has directed staff to review auto sales zoning (currently restricted to heavy commercial with 1+ acre) and mixed-use regulations. - The Bishop property development (13 lots) was approved by city council with direction to prepare a development agreement, which will return for review. - Discussion on conservation easements: Lehi placed a conservation easement on the Traverse Mountain open space, and other cities (Payson, Provo) are following similar models. Key Outcomes - No formal votes were taken. The council directed staff to proceed with scheduling a work session (potentially including a hike tour to view the sanctuary and other sites) for further familiarization with the ESA areas, and to coordinate with property owners in affected zones. - The council agreed to schedule a combined tour and work session for June, subject to public notice requirements. - Staff will continue refining the ESA design standards code and bring it back for a future public meeting.

The Lehi City Council held a work session on April 28, 2026, to discuss Open Meetings Act compliance, city communications strategy, a potential library book drop box, and detailed budget requests from multiple departments including justice court, police, fire, parks, and others. The council also considered adjustments to council travel and compensation. Open Meetings Act Discussion - Councilmember [name] led a follow-up discussion on electronic communications among council members. Staff advised caution to avoid quorum deliberations via email or text. The consensus was that sharing information is acceptable, but policy discussions should be avoided when more than two council members are included on a thread. Staff agreed to avoid asking for collective feedback by email and to push consensus-building to public meetings. Communications Strategy - Communications director [name] presented best practices for city social media and City Chat. Emphasized accuracy before speed, unified messaging across departments, and that council members should defer to official city accounts on official platforms. Council members expressed support and agreed to coordinate messaging with staff before posting on city channels. Library Book Drop Box Discussion - Library director Christie presented concerns about a drive-up book drop: estimated cost of at least $16,000 for a two-stall drop box, plus additional costs for concrete, awning, and staffing (30–45 extra hours per week). She noted weather damage to books, safety concerns, and that the automated interior book drops would become useless. Council discussed alternatives: designated parking spots with a call service for curbside pickup of returns, signage, and testing demand before committing to a drop box. The consensus was to start with designated spots and evaluate usage over a period (e.g., summer) to determine if a permanent drop box is needed. Budget Discussions Justice Court - Judge [name] requested two new full-time clerks due to a 46% caseload increase since 2021 and a projected 24% increase this year. The court remains profitable even with additional staff. Discussion included the possibility of moving the court to the old council chambers to save on building costs. Police Department - Chief Paul proposed reducing the officer request from nine to three, with the addition of AI report-writing software (Axon Draft One or similar) and a wage adjustment equivalent to $1.49/hour for starting officers (total $335,000 for wages). Also requested a records clerk. Chief prioritized wages over headcount. Council expressed concerns about AI accuracy and data privacy; chief noted policies and testing are underway. Fire Department - Chief Craft requested a minimum 20% wage increase (ideal 31.64%, totaling $819,000 including benefits) to retain firefighters, citing a competitive market and high turnover costs. The mayor's budget only provided 6%. Chief prioritized wages over the assistant chief position. Also discussed a heavy rescue vehicle (cost $1.5M over four years) and renovation or rebuild of Station 81. Council leaned toward rebuilding rather than renovating and supported using reserve funds for a design study in the current fiscal year. Parks and Facilities - Director Marsh requested three full-time employees (leisure parks supervisor, arborist, irrigation specialist) to maintain 64 new acres of parkland. The parks department maintains 36 acres per FTE vs. 22 in comparable cities. Council discussed park tax capital projects (e.g., Willow Park campsite renovations, sewer line improvements with a $250,000 grant match) and agreed to hold a dedicated work session in May to prioritize long-range park goals. Library - Director requested wage increases for part-time staff (currently $10.90/hour), an increased book budget (currently below average for city size), an outreach vehicle, and increased program funds. Noted that 45% of checkouts are digital, and e-book subscriptions are costly and recurring. Other Departments - Info center requested a business licensing fee study ($20,000) and a technician position (to be funded by fee revenue). Planning requested a commercial plans examiner, and planning requested a transportation planning technician. Legal and emergency management presented status quo budgets. Mayor/Council Discussion - Council members discussed reducing travel and compensation. A majority agreed to forgo the proposed $6,600 merit/COLA increase for themselves, given the potential tax increase. Council also considered limiting DC trips to once per term or per year, but acknowledged the lobbying value of in-person meetings with federal delegates. Key Outcomes - Council decided to forgo the salary increase for themselves. - Directed staff to test demand for a library book drop via designated parking spots and a call service before committing to a permanent drop box. - Police department will proceed with three new officers, AI software, and wage adjustments within allocated budget; further details on AI policy to be developed. - Fire department's wage request remains unresolved; council will consider funding options. A design study for Station 81 (rebuild or renovation) will be initiated using reserve funds. - Parks capital projects to be discussed at a May work session with the Parks Committee. - Justice court clerks request to be considered in budget; court relocation to old council chambers to be explored. - A motion to enter closed session for discussion of real property and litigation was approved unanimously. Note: This meeting was a work session; no formal votes were taken on budget items except the closed session motion.

The Lehi City Council met on April 28, 2026, at 7:15 PM to discuss multiple agenda items including a request for funding to improve Dragonfly Disc Golf Course, an update on the Active Transportation Plan, public hearings on annexations, and the creation of a Small Business Advisory Council. The meeting lasted approximately two hours, concluding around 9:20 PM. Consent Calendar - The consent agenda was approved with a motion to remove Item 4 (park tax allocations) for separate discussion. The minutes were amended to clarify a comment about "burning and flooding of the ditch." Public Comments & Testimony - Taylor Braithwaite expressed support for trails and e-bike usage, and also voiced support for a potential property tax increase, noting that a median home in Lehigh would see a tax of $419 per year under the proposal—well below inflation-adjusted levels from 2002. - Richard Hawley requested that speakers use microphones more effectively for audibility. - Michelle Kaufusi, former Provo mayor and candidate for county commissioner, introduced herself and thanked the council for their work. - Brian Wyatt, a descendant of Lehigh founder Samuel Mulliner, urged the council to preserve historical landmarks, particularly the mill pond near the sugar factory. - Bart Christofferson criticized bike lane spending, stating that funding should prioritize road maintenance over bike infrastructure and called for "share the taxes" equity. Discussion Items Dragonfly Disc Golf Course Improvements - Scott (disc golf advocate) presented a request for capital improvements at Dragonfly Park, including shade trees, pathways, boardwalks, restrooms, ADA access, and teepads. He noted the park currently has a 4.2 rating (up from 3.9) and will host the United States Women’s Disc Golf Championship in July 2026, with over 400 competitors from 45 states and 16 international registrations. Economic impact is estimated at $4.5 million in business sales, supporting nearly 800 jobs and over 2,000 overnight attendees (3,600 room nights). He argued that the city's master plan already lists site improvements for Dragonfly and that 80% of residents support funding parking improvements. He asked the city to fund Dragonfly like any other park. - Steve (Parks Department) stated that volunteer work has created maintenance burdens. He estimated initial improvements at $800,000–$900,000, with ongoing costs for seasonal staff (1–2 employees) and 50–60 hours of tree maintenance per year. He noted that grants could offset costs but the current grant cycle closed in March. - Scott responded that minimal requests include benches and two teepads (costing about $2,500, funded by the nonprofit). - Brad (Engineering) noted that the planned extension of Pony Express Parkway will cross the southern edge of Dragonfly Park, potentially impacting the course. - Council members expressed support for the project but raised concerns about ongoing maintenance and coordination with the roadway project. Active Transportation Plan Update - Mike West presented the draft Active Transportation Plan, which includes eight goals for the next 5–10 years, such as updating development codes, adding 20% of missing sidewalks, lighting 16 miles of shared-use paths, creating 11 miles of paved trails and 12 miles of on-street bike facilities, completing murals at undercrossings, and connecting recreational network gaps. Goals are based on public outreach emphasizing safety and connectivity. - Council members discussed the 700 South bike lane design, with Councilmember Lockhart proposing removal of flex posts as a trial. Councilmember Stallings expressed safety concerns. Brad (Engineering) noted that similar flex posts on Main Street have not been hit in three years, providing behavioral protection. - Councilmember Freeman asked about the importance of murals; Mike West explained they deter graffiti and encourage trail use. - Council members expressed interest in prioritizing goals 4, 5, and 8 (connectivity, trail expansion, and gap closure). Mike West invited the council to join a bike ride to experience different facility types. Annexations - Cedar Hollow Holdings (400 South Center Street): The council held a public hearing (no public comment). The developer presented a concept plan including a Church of Jesus Christ of Latter-day Saints, which would purchase part of the land, reducing density. The annexation with R1-Flex zoning on 15.31 acres was approved unanimously (resolution 2026-32 and ordinance 22-2026). - Sleigh Holdings (2300 West 300 South): The council held a public hearing (no public comment). The annexation of 4 acres with R1-Flex zoning was approved unanimously (resolution 2026-33 and ordinance 23-2026). Small Business Advisory Council (Ordinance 21-2026) - The council discussed and amended the ordinance creating the Lehigh City Small Business Advisory Council and its guiding principles. Key amendments included: gender-neutral language, striking language requiring the city council to respond within 90 days, removing the "past chair" reference, changing the review cycle to at least every three years, clarifying the council liaison role, and striking a clause about the chair being liaison. The ordinance was approved unanimously with all edits incorporated. CDBG Annual Action Plan - A public hearing was held (no public comment). Staff reported an additional $9,685 in final allocation, bringing the total for Lehigh City Engineering to $302,424. The final resolution will be presented in May. Key Outcomes - Dragonfly Disc Golf Course: No formal vote; discussion only. The council acknowledged the request and will consider funding as part of budget discussions. - Active Transportation Plan: No formal vote; council provided feedback. Staff will incorporate comments and present a final plan at a future meeting. - Annexations: Both annexations (Cedar Hollow and Sleigh Holdings) were approved unanimously via resolutions and ordinances. - Small Business Advisory Council: Ordinance 21-2026 approved unanimously with amendments. Staff will publicize applications with a target first meeting in September 2026. - Park Tax Allocations (Resolution 2026-31): Approved 5-1. Councilmember Lockhart voted no, citing violation of the 50% operating budget policy and lack of performance benchmarks for Hutchings Museum. Other council members noted the museum's broad community impact and that similar exceptions had been made in the past.

The Lehigh Planning Commission met on April 23, 2026, at 2:00 PM MT in the new city building. The meeting covered ten agenda items including a controversial concept plan for transferring density from West Canyon to lower Traverse Mountain, along with several zoning, signage, and conditional use approvals. The commission voted to recommend denial of the concept plan but left the door open for a modified proposal. Consent Calendar - Approved items 2.1 and 2.2. A correction was noted that the March 12 meeting minutes lacked a seconder for item 3.2. Public Comments & Testimony - Item 3.1 (Smith's Pylon Sign): One e-comment from Hannah Orton opposed the sign, calling it oversized and detrimental to mountain views. Two other e-comments raised concerns about sign height and location. - Item 3.5 (Traverse Mountain Area Plan Amendment): Over a dozen residents spoke in opposition. Key points included: - Rob Ludlow (20-year resident, involved in 2012 compromise) called the proposal a "density grab" that unwinds carefully negotiated compromises. - Zach Sabrisky said he paid extra for a view lot and now fears high-density development will ruin it. - Drew Armstrong questioned whether infrastructure already invested in West Canyon would be wasted. - Aaron Ethington cited the area plan's explicit language limiting density in Perry A1/B1 to 250 units, not 827. - Mary Ann Ludlow, an attorney, argued residents have vested rights in the 2012 plan and that Perry Homes already profited from mining under the guise of mass grading. - Angie Park described the ecological damage in West Canyon and urged the commission to see it. - Josh Coleman noted the area already has multiple high-density complexes and lacks promised parks. - Ryan Kingle said a handshake is a promise; he was sold on the original plan. - Shanna Coleman pointed to traffic safety issues near schools. - Brandon Ethington requested a 10-acre park in exchange for density transfer. - Brian DiPatello, a police officer, warned of increased crime and overpopulation from apartments. - Paul Randstrom argued the developer should invest in infrastructure where they are entitled, not shift costs to residents. - Clint Jorgensen, a former civil engineer, stated the proposal is purely about profit. - One online comment on Item 3.7 requested a condition prohibiting short-term rentals for the ADU. Discussion Items - Item 3.1 – Smith's Pylon Sign Exception: Applicant requested a 50-foot height (down from 70) and 400 sq ft sign (below code's 600). Staff showed UDOT bridge elevations and traffic speeds. Commission praised the reduced size. The sign has no video board. Approved. - Item 3.3 – Flag Lot: Conditional use for a flag lot at 200 South. Staff confirmed it meets code and fire access. Approved. - Item 3.4 – Bull River Road Preliminary Subdivision: Three single-family lots in R110 zone. Applicant Perry Homes confirmed code compliance. Approved. - Item 3.5 – Traverse Mountain Area Plan Amendment (Concept Plan): This was the main discussion. Staff recommended transferring all 600 units out of West Canyon to lower parcels near SR92, citing infrastructure, emergency access, wildfire, and geotechnical benefits. Applicant Matt Swain (Perry Companies) argued the transfer would place density near transit and services, allow market flexibility, and create more open space in West Canyon. He acknowledged the potential for up to 827 units in Perry A1/B1 (currently 250 max). The DRC preferred all units moved out. Public testimony was overwhelmingly opposed. Commission members expressed concern about the massive density increase (from 250 to 827 possible units) and the mining history. They voted to recommend denial but indicated willingness to consider a modified concept with fewer transferred units. - Item 3.6 – Green Zone Change: 1.57 acres from A1 to R122. Staff said it meets the general plan. Approved with positive recommendation. - Item 3.7 – ADU Conversion: Applicant Jeff White described converting his shop into a detached ADU to house adult children or aging parents. Building built in 2020. Windows are 10 feet high. Commission discussed the online comment about short-term rentals; legal counsel advised they cannot impose such a condition without evidence of a negative impact. Approved. - Item 3.8 – Heritage Meadows Preliminary Subdivision: Tabled at applicant's request. - Item 3.9 – Fence Height Exception: Applicant requested 8-foot fence (6-foot code) along rear property line adjacent to railroad. Already has 8-foot fences on sides. Commission approved, citing privacy and sound reduction. - Item 3.10 – Hansen Tennis Club Signage: Amendment to allow wall and monument signs. Staff recommended downlighting instead of up-lighting. Applicant agreed to comply with design standards. Positive recommendation to council. Key Outcomes - Item 3.1: Approved motion to approve the pylon sign exception (height 50 ft, 400 sq ft). Vote: unanimous. - Item 3.3: Approved conditional use for flag lot. Unanimous. - Item 3.4: Approved preliminary subdivision. Unanimous. - Item 3.5: Motion to recommend denial of the concept plan to city council, with findings that it is not consistent with the development code or general plan. The commission also expressed openness to a modified concept plan that transfers some density out of West Canyon. Vote: 3-0 (Commissioner Jackson excused). - Item 3.6: Positive recommendation for zone change. Unanimous. - Item 3.7: Approved conditional use for ADU conversion. Unanimous. - Item 3.8: Tabled until applicant requests to bring back. - Item 3.9: Approved fence height exception. Unanimous. - Item 3.10: Positive recommendation for signage amendment, with condition that lighting be downward facing per code. Unanimous. - Meeting adjourned at approximately 4:50 PM.

The Lehi City Council met on April 14, 2026, starting in the afternoon and continuing into the early morning of April 15. The meeting included presentations on fiscal sustainability, power rates, and water conservation, followed by a regular session addressing budgets, land use, and development agreements. Key decisions included adoption of a tentative budget, approval of water shortage ordinance with directions for tiered fines, approval of two Mill Pond land transactions (one denied), tabling of several items for further negotiation, and denial of a general plan amendment for mixed-use near a residential neighborhood. Consent Calendar - Approved the consent agenda unanimously (5-0), which included routine approvals. Public Comments & Testimony - Bernie Meller (freshman) thanked the council for the Lehi Police Citizens Academy, describing hands-on experiences that built respect for officers. - José Zulaga (Carpenters union) urged the city to address construction tax fraud, which cheats communities out of tax revenue. - Teresa Gonzalez (resident adjacent to State Street) requested an 8-foot fence for buffering between commercial and residential properties, citing safety concerns from people hopping over 6-foot fences. - Laura Stevens and Kenneth Glade opposed the Thanksgiving Station participation agreement, arguing it lacked accountability, timelines, and public protections, calling it an "extraction agreement." - Several residents (Carly Johnson, Jason Brill, Emily Stembridge, Katie Beckham, Jamie Venet) spoke in favor of the Bishop property general plan amendment, citing thoughtful design and neighborhood cohesiveness. - Scott Greer, Blake Andriken, Kim Hurst, Marlowe Hodge opposed the mixed-use general plan amendment at 41 East 900 North, citing floodplain concerns, traffic safety, and loss of residential character. Discussion Items - BYU Planning Studio Presentation: Students presented a fiscal sustainability model for Lehi using CommunityViz, analyzing land use scenarios. Key findings emphasized the need for strategic planning as the city approaches build-out. - Power Rate Study: Dave Berg Consulting presented a study indicating 4.5-5% annual rate increases needed to maintain reserves (180 days). Lehi rates are 30-50% lower than Rocky Mountain Power. Discussion included a rate stabilization fund to smooth future spikes. - Water Conservation Update: Dave Norman reported Utah’s worst snowpack in 100 years (17% of normal in Provo-Ultah Lake basin). Lehi faces a 50% reduction in stored water and lost leased water. Phase 2 restrictions (watering 2 days/week) begin April 15. The city aims for 30% reduction, similar to 2021 success. - Small Business Advisory Council: Councilmember Harrison proposed tabling to finalize edits, including advisory-only role, two-year terms, and staff advocate. Council supported a staff member (not "advocate") and council liaison. - Commercial-Residential Buffering: Planning staff proposed 6-8 foot fences, wider landscape buffers, and exceptions. Residents requested 8-foot walls. Council tabled full discussion but passed a separate ordinance for existing homes in non-residential zones (see below). - Spring Metal Villas PUD Concept: Applicant requested 72 lots with density bonus for open space and Pony Express road. Council tabled to first meeting in May for cost-benefit analysis. - Bishop Property (2424 West 900 North): General plan amendment from VLDRA to VLDR for 13 lots (down from 17). Council tabled with direction for a development agreement capping lots at 13 and maintaining 56-foot road width consistent with neighborhood. - Flex Commercial Building Use: New definition proposed for mixed-use zones. Council tabled to refine warehouse component and increase retail requirement in commercial zones. - Thanksgiving Station / Stack Soccer Field RDA Participation Agreements: Lengthy debate over tying reimbursement to retail/office milestones. Council tabled all three resolutions to allow Mayor Benz to lead negotiations, with a goal to return in two weeks. Key Outcomes - Ordinance 14-2026 (Water Shortage Management): Approved unanimously (5-0) with direction to add tiered fines based on property size and a city compliance plan. - Budget Amendment (Resolution 2026-27): Approved unanimously. - Tentative Budget (Resolution 2026-28): Adopted unanimously with discussion of earlier budget workshops next year. - Mill Pond Transactions: - Resolution 2026-22 (sale of 4 acres to Moto United for $4M): Approved 4-1 (Lockhart no). - Resolution 2026-23 (purchase of 1.635 acres for $340K from RDA funds): Approved 4-1 (Lockhart no). - Resolution 2026-24 (purchase of 4 acres from Mill Pond Management for $4M): Approved 4-1 (Lockhart no). - General Plan Amendment (41 East 900 North): Denied unanimously (5-0) for inconsistency with surrounding residential character. - Ordinance 19-2026 (Buffering for Existing Residential in Non-Residential Zones): Approved unanimously (5-0), adding an 8-foot fence height requirement under Section 12.080 B.1. - Table Items: - Small Business Advisory Council (tabled to next meeting). - Commercial-Residential Buffering full draft (tabled to next work session). - Spring Metal Villas PUD (tabled to first meeting in May). - Flex Commercial Building Use (tabled with direction to refine warehouse definition and retail percentage). - RDA Participation Agreements R-2026-2, R-2026-3, R-2026-4 (tabled for Mayor-led negotiations). - The meeting adjourned at approximately 1:30 AM on April 15, 2026.

On April 13, 2026, the Lehi City Council held a work session beginning at 4:00 PM. The meeting focused on two main items: the allocation of park tax funds to various cultural and recreational organizations, and potential amendments to zoning regulations for auto sales in commercial zones. The council also voted to enter a closed session for permitted purposes. No public comment was taken, as this was a work session. Discussion Items Park Tax Allocation (Item 2A) - Council reviewed a spreadsheet of recommendations from the park tax committee and previous council discussions. Organizations discussed included: - Chabata of Utah County: $10,000 (unanimous) - Frituro Foodsol Academy Foundation: no recommendation - Grassroots Shakespeare Company: no majority - Harrington Center for the Arts: $20,000 (four recommended) - Hutchings Museum (storage security): $4,500 (unanimous) - Lehigh Arts Council (show rights): $48,650 (unanimous) - Lehigh Historical Society and Archives: initially $98,748, but after discussion council agreed to $102,498 to include trading cards for fourth graders - Lehigh Roundup Rodeo: $90,000 (four recommended) - Nashville and the Rockies (music fest): $6,000 (three recommended) - Thanksgiving Point Institute (GrowTech Gardens): some council members supported $87,000, but no majority; discussion about making facilities more accessible to residents - United Angels (sensory-friendly lunar new year): $0 (no majority) - United Angels (adaptive spring break minicamp): $1,215 (four recommended) - United Angels (special needs teens social activities): $828 (three recommended) - Several other organizations received no council recommendation. - Hutchings Museum operating expenses: The museum requested $260,000. Initially some council members proposed $200,000, citing a board member's statement that the museum could survive on that. However, after further discussion, most council members agreed to fund the full $260,000 for this year, with the understanding that the museum needs to become more self-sufficient in the future. Council members expressed desire for an operational review, increased visitor traffic, and reduced reliance on city funds. A motion to fund $260,000 was supported by the majority. - Transition from general fund to park tax: Several organizations historically funded from the general fund were moved to the park tax, including: Lehigh Area Music Association ($2,500), Lehigh Arts Council ($78,000), Lehigh Historical Society ($33,000), and Thanksgiving Point ($50,000 each for butterfly and natural curiosity exhibits). These transfers were supported by the majority. - Policy discussion: Council members noted that the total requests from qualifying organizations exceed the projected annual park tax revenue of $600,000 (plus reserves). They agreed to revisit the park tax policy and state code definitions in a future work session (likely November) to provide clearer guidelines for applicants. Auto Sales in Commercial Zones (Item 2B) - Staff presented proposed amendments to allow auto sales as a permitted use in commercial zones, removing the current 1-acre minimum site requirement. The draft included new standards: - Safe access and fire/police access - Removal of the requirement for a specific number of inventory stalls per parking space - Office on site required - Lighting standards referenced to a separate section - Removal of landscaping requirement between public right-of-way and car display (some council members objected, preferring to keep at least a minimal buffer) - Hard surfacing requirement for parking areas (some council members suggested allowing gravel with a deadline to pave, e.g., 1-2 years) - Proposed new restrictions: direct frontage on an arterial road (Section 7) and prohibition within 500 feet of mixed-use or TOD zones (Section 8). Council direction on auto sales amendments: - Remove Section 7 (arterial frontage requirement) and Section 8 (TOD/mixed-use proximity restriction) – majority supported removal, but some wanted to keep Section 8 for future consideration and to seek public comment. - Keep hard surfacing requirement but possibly with a timing provision; however, enforcement limitations were noted. - Remove the landscaping requirement for auto sales (some council members disagreed, but the majority was okay with removal). - Revise parking standards: remove the current paragraph tying parking to inventory stalls; instead, adopt one space per employee and research a better ratio based on inventory display capacity. - Staff will produce GIS maps showing parcels affected by the proposed changes and bring the item back for further discussion before sending to DRC and planning commission. Key Outcomes Park Tax Allocation: - Council reached consensus on the funding amounts for most organizations, as detailed above. The Hutchings Museum will receive $260,000 for this year, with an expectation of increased self-sufficiency and a future report on progress. - Staff will prepare a resolution for a future council meeting to award the contracts based on this discussion. Auto Sales Regulations: - Council directed staff to remove Sections 7 and 8 from the draft amendments, but to keep Section 8 in the draft for public and planning commission input. - Staff will revise parking standards and provide a map of arterial roads and TOD areas. - The proposed amendments will proceed to the Development Review Committee and Planning Commission for formal consideration. Closed Session: - Council voted unanimously to enter a closed session for purposes allowed under the Open and Public Meetings Act, including discussion of real property, litigation, and personnel matters. The meeting moved to closed session at approximately 5:30 PM.

The Lehi Planning Commission met on April 8, 2026, to hear a presentation from BYU civil engineering students on future growth modeling and fiscal impact, and to discuss pylon sign regulations, including a mapping inventory and policy considerations. Discussion Items - BYU Student Growth Modeling Presentation: Grace Gibson, Kezia Tripp, Marcus Fisher, and Aaron Christensen (BYU civil engineering master's students) presented a preliminary model to estimate build-out capacity under different development patterns and their fiscal impacts. They used Community Viz software and assumptions based on the general plan, including three residential density categories (high: 12 units/acre, medium: 5, low: 2), mixed-use (75% residential, 25% retail), and transit-oriented development (50% residential, 25% commercial, 20% retail, 5% open space). Preliminary results showed a net revenue surplus of approximately $2–3 million under full build-out when compared to the 2026 budget. The students requested feedback on what future scenarios (e.g., medium build-out, low build-out, different TOD splits) would be most useful for the commission. - Pylon Sign Inventory and Policy Discussion: Ken Peterson presented a mapping of existing pylon signs in Lehigh, noting that about half exceed the 25-foot standard height, with many exceptions granted for lots near I-15. The tallest sign is the Outlet sign at 100 feet. Peterson highlighted that many older signs lack complete records. Commissioner Tyson expressed strong opposition to tall signs, arguing they clutter views of the mountains and advocating for human-scale, wayfinding-oriented signage. Commissioner Greg emphasized the need for data-driven standards rather than arbitrary limits, pointing out that the commission often lacks justification to deny exceptions. Commissioner Mike noted that zoning standards need only a rational basis but agreed that a study would improve policy. Staff (Kaden) mentioned that the sign code is being updated, including a proposal to make signs that meet the 25-foot height limit a staff approval item rather than a conditional use, incentivizing smaller signs. Several commissioners supported a formal study of sign visibility and best practices. Key Outcomes - The commission directed staff to research existing studies on sign visibility, height, and size to inform potential code updates, rather than relying on anecdotal or arbitrary numbers. - Staff will continue working on a comprehensive sign code update, with the goal of providing the commission with data-backed recommendations. - The next regular meeting is scheduled for April 23, 2026, at the new city building.

The Lehi City Planning Commission convened on March 26, 2026 at 7:00 PM to consider several items including a new flex commercial building definition, two annexation zonings, a site plan exception for Lifetime Fitness, and two general plan amendments. The commission made recommendations to the City Council on most items. Consent Calendar - Approved the minutes from the March 5, 2026 meeting. Public Comments & Testimony - Item 3.3 (Cedar Hollow Holdings Annexation): Multiple neighbors spoke. Jay Bowdy asked about the potential for a PUD/PRD after annexation. Bart Christopherson supported the annexation but requested larger lots. Merrill Carson asked about zoning for the proposed church. Camellionetti expressed concern that the R1 Flex zone could allow a PUD, increasing density. Another neighbor opposed higher density due to traffic concerns. The applicant, Tony Train, clarified there is no intent to do a PUD and that the church would reduce overall density. - Item 3.4 (Lifetime Fitness EFIS Exception): Carly Johnson supported the project, calling it a luxury asset. Bruce Olfin expressed concern about the building's appearance, calling it a "nice warehouse," and cautioned that the operator's promises are not contractual. - Item 3.5 (Terry Bishop General Plan Amendment): Many neighbors spoke in favor, including Robert Alred, Bill Clement, Brooke Brill, and others. They praised the Bishop family, supported the 13-lot plan, and asked that the lot count be locked in. Concerns about road width transitions were raised by Jeremy and Andrea Egbert. - Item 3.6 (Georgetown Developments General Plan Amendment): One speaker opposed the mixed-use change, citing traffic safety for children walking to school and the incompatibility with the surrounding residential area. Online comments were mostly against, with one in favor (Bill Harris). Discussion Items 3.1 – Flex Commercial Building Definition (XDevelopment) - Applicant: Jason Bowl (Snell & Wilmer) and Carla Mata (XDevelopment) proposed a new "flex commercial building" use to allow warehouse space with a customer-facing retail/office component (at least 15% office/reseller). The use would be permitted in commercial, heavy commercial, regional commercial, light industrial, and technical manufacturing zones, but not mixed-use (per DRC). - Staff: Brittany presented the request, noting the DRC recommended removing mixed-use. - Commission Questions: Commissioner Jackson asked why a new definition was needed vs. existing office-warehouse. The applicant explained the niche is customer-facing retail. Units capped at 30,000 sq ft. No exact existing examples were cited. - Public Hearing: No public comments. - Commission Deliberation: Commissioners supported the amendment, noting it provides commercial opportunity and conforms to the general plan. One commissioner expressed a fear of large-scale warehouses but acknowledged the 30,000 sq ft limit. 3.2 – Sleigh Holdings Annexation R1 Flex Zoning - Applicant: Shane Yates requested R1 Flex zoning on 4 acres at 2300 W 300 S. The property includes power line easements. - Staff: Brittany noted consistency with the general plan (low-density residential). Density 3.25 units/acre, minimum lot size 8,000 sq ft. Water rights must be provided within two years. - Commission: Gary clarified road connections to Gray's Drive. A question about water rights was answered by staff: the city works with Lehi Metro Water District; the ordinance is held until water is provided. - Public Hearing: No public comments. - Commission Action: Unanimous positive recommendation to city council. 3.3 – Cedar Hollow Holdings Annexation R1 Flex Zoning - Applicant: Tony Train (representing Gary Cooper) requested R1 Flex zoning on 15.31 acres at 400 S Center Street. The applicant intends to dedicate 5 acres for a church and develop single-family homes on the remaining land. - Staff: Brittany explained that over 10 acres, the R1 Flex zone requires a mix of lot sizes: 40% ≥12,000 sq ft, 30% 10,000–11,999 sq ft, 30% 8,000–9,999 sq ft. Density up to 3.5 units/acre. - Public Comments: See above. - Commission Deliberation: Commissioners discussed the church, potential for a PUD/PRD, and traffic. Brittany clarified that any future PUD would require a public hearing. The applicant confirmed no intent to do a PUD. - Commission Action: Unanimous positive recommendation to city council. The motion included all DRC comments. 3.4 – Lifetime Fitness Site Plan Exception (EFIS/Stucco) - Applicant: Dan Beavers (Lifetime) requested an exception to the 40% maximum EFIS (exterior insulation finish system) per elevation. The building is a steel structure with proposed EFIS percentages: front 60%, east/west 73%, back 75%. The applicant argued that design elements (color variation, scoring, decorative lighting, pedestrian-scale materials) improve quality and align with the Sky Area Plan. - Staff: Brittany outlined the exception criteria under Section 37.010. - Commission Questions: Commissioners challenged the request, noting the 67% average is far above 40%. The applicant said taking brick higher would be structurally and aesthetically problematic. One commissioner compared to the Sanctuary project, which had compelling design reasons. - Public Comments: See above. - Commission Deliberation: Commissioners debated granting a partial exception (e.g., lower on south facade) vs. tabling. The applicant requested a conditional approval to meet deadlines. The commission decided to postpone to allow the applicant to revise the design closer to 40% (suggested around 55%). - Commission Action: Motion to postpone to April 23, 2026, with feedback to come back closer to the 40% standard. Passed unanimously. 3.5 – Terry Bishop General Plan Amendment (VLDRA to VLDR) - Applicant: Jaron Davis (Bishop family) requested a change from Very Low Density Residential/Agriculture to Very Low Density Residential on 7.1 acres at 2424 W 900 N. The change would allow lot sizes of 15,000 sq ft (vs. half-acre) to match the surrounding College Farms PUD. Proposed 13 lots (up from 12 under current zoning). The applicant agreed to a 13-lot cap. - Staff: Brittany noted the change would allow 13 lots instead of 11-12, and the development would not likely reach 17 due to road and lot constraints. - Public Comments: See above. Neighbors overwhelmingly supported and asked for a binding 13-lot limit. - Commission Deliberation: Commissioners noted the neighbors' support and the applicant's willingness to limit lots. The motion included a recommendation to city council to consider a development agreement capping lots at 13. - Commission Action: Unanimous positive recommendation to city council, with an additional recommendation to explore a development agreement for 13 lots. 3.6 – Georgetown Developments General Plan Amendment (LDR to Mixed Use) - Applicant: Brandon Mills (Georgetown Development) requested a change from Low Density Residential to Mixed Use on 2.8 acres at 41 E 900 N. Proposed 20 units (10 live-work, 10 townhomes) at 7 units/acre. The site is near I-15 and a future transit stop. - Staff: Brittany explained that the mixed-use zone has no fixed density but must come from a map; city council could set a unit cap. The current LDR allows 4 units/acre (R18). The site is partly in a floodplain. - Public Comments: See above. Key concerns: traffic, pedestrian safety, incompatibility with existing single-family homes. - Commission Deliberation: Initial motion to recommend denial failed (3-3 tie? Actually first motion had three ayes and three nays, but the chair did not break tie? The transcript shows a second motion was made to recommend approval. That motion passed with one nay. Commissioners who supported cited proximity to transit, buffer to I-15, and reduced auto trips. Those opposed cited density increase and neighborhood character. - Commission Action: Motion to recommend approval to city council passed (at least 4-1). The motion included findings: within TOD, buffer to I-15, encourages active transportation, and conforms to general plan. Key Outcomes - Item 3.1 – Flex commercial building definition: Positive recommendation to city council (unanimous). - Item 3.2 – Sleigh Holdings annexation: Positive recommendation (unanimous). - Item 3.3 – Cedar Hollow Holdings annexation: Positive recommendation (unanimous). - Item 3.4 – Lifetime Fitness exception: Postponed to April 23, 2026, with direction to reduce EFIS percentage closer to 40%. - Item 3.5 – Terry Bishop general plan amendment: Positive recommendation (unanimous), with an additional recommendation to consider a development agreement limiting lots to 13. - Item 3.6 – Georgetown Developments general plan amendment: Positive recommendation to city council (passed with one dissenting vote). The meeting was adjourned after completing all agenda items.

The Lehi City Council held a pre-council meeting at 11:30 AM and a regular session at 7:00 PM on March 24, 2026. Key topics included the Park Tax Committee recommendations, budget amendment, Thanksgiving Point participation agreement, a feasibility study for an ice center, updates to the power standards manual, and mixed-use zoning requirements. The regular session featured public comments, approval of four ordinances, and further discussion on mixed-use zoning. Public Comments & Testimony - Eileen Miller (Utah Valley Home Builders Association) promoted the upcoming Parade of Homes (June 4–20) and cautioned against excessive rock mulch based on builder experiences with heat/cold radiation and maintenance issues. - Glenn Rimkus and Susie Remkes (Willow Park Pond residents) opposed a proposed paved walkway around the pond, citing rural character, smooth existing gravel, and concerns about catfish destroying the fishery, litter, and vandalized rocks. They requested tree planting and phragmites removal instead. Consent Calendar - The consent agenda was approved with items 1, 3, and 5 removed (later addressed individually). Items included routine approvals such as fleet surplus declarations. Discussion Items - Park Tax Committee Recommendations (Lindsay Gaiman, Chair): Reviewed 34 applications from 16 organizations. The committee recommended $541,004 in awards (from a $600,000 budget), leaving $59,000 unallocated. Full funding was recommended for 15 applications (e.g., Hutchings Museum storage, Lehigh Arts Council, Roundup Rodeo, Habata of Utah County, Grassroots Shakespeare Company, and others). Partial funding was recommended for 4 applications (Hutchings Museum support staff, Historical Society, Wrap the World with Quilts, Thanksgiving Point Grow Tech Gardens). No funding for 15 applications (e.g., FUTSOL, Utah Floorball Association, some Lehigh Arts Council items). The committee unanimously opposed using park funds for general fund allocations first, stating it was inconsistent with voter intent. Councilmembers expressed varied views on the definition of cultural organizations and use of reserve funds ($568,000 in fund balance). Direction was given to have each councilmember submit their own funding preferences for compilation and later discussion. - Budget Amendment 4 (Dean – Finance): Three items: $70,000 COPS grant (police salaries), $630,000 for Oak Hollow well relining (from water reserves), and $300,000 for police overtime related to UVU shooting. Two additions were noted: $153,000 wildland fire reimbursement (with $50,000 set aside for future equipment) and $11,500 for police equipment subscription. The amendment will go to council on April 14 with a public hearing. - Thanksgiving Point Participation Agreement (Ryan Thomas – Stack Real Estate): Presented a simplified agreement after council rejected a development agreement earlier. Key issues discussed: force majeure language (councilmember Stallings sought to narrow exceptions), affordable housing enforcement (to be defined), increased increment cap ($152.7M vs. original $122M projection), and ability to add land (requires HTRZ amendment through council). Councilmember Freeman expressed concerns about fiscal impact and requested more time; Councilmember Lockhart pushed for a vote in April. Council agreed to compile feedback for staff and work toward an April 14 vote. - Feasibility Study for an Ice Center: Discussion centered on a proposed $33,000 study by Babcock Design. Councilmembers Harrison and Stallings opposed, citing concerns about bias (design firm not economists), low profitability of ice rinks, and existing city financial needs (parks, police, fleet). Councilmember Lockhart supported the study as a way to gather data and potentially diversify revenue. Mayor noted a majority (3-2) opposed moving forward, and the item was shelved indefinitely. - Updates to Power Standards Manual (Brett Thomas – Power Department): Clarified customer responsibility for protecting electronic equipment, aligning with 2020/2023 National Electric Code surge protection requirements. No questions from council; item moved forward. - Mixed-Use Zoning Requirements (Kim – Planning): Proposed requiring 10% commercial for projects over 2 acres; smaller projects (under 2 acres) could be residential if within 600 feet of existing commercial, under 6 units, or with phasing provisions. Councilmembers provided feedback: Councilmember Newell supported higher commercial requirements and individual ownership provisions; Councilmember Freeman opposed the proximity exception for smaller parcels; Councilmember Stallings expressed concerns about mixed-use as a high-density workaround and wanted final decisions at city council level; Councilmember Lockhart sought more emphasis on commercial. Staff was asked to refine the draft. Key Outcomes - Park Tax: Councilmembers will submit individual funding allocations; further discussion at next meeting. - Budget Amendment 4: Added two items; final vote on April 14. - Thanksgiving Point Agreement: Council feedback will be incorporated; target vote on April 14. - Ice Center Feasibility Study: Rejected by majority; no further action. - Power Standards Manual: No concerns; will proceed. - Mixed-Use Zoning: Draft to be revised based on council feedback; future discussion. - Ordinances Approved (unanimous): - Ordinance 10-2026: Flood damage prevention (FEMA compliance). - Ordinance 11-2026: Development code amendment removing maximum setback exception for parking modules. - Ordinance 12-2026: Vivian Estates Phase 5 zone change (TH5 to RA1) on 11.58 acres at 2125 N 600 E. - Ordinance 13-2026: Development code amendment limiting rock mulch to 60% (with amendment clarifying transportation project exemptions).