Public Meetings - Lehi, Utah

The Lehi City Council met on June 10, 2025, starting with a pre-council session at 5:31 PM and a regular session at 7:00 PM. The council addressed a wide range of items including financial reports, a fraud risk assessment, PARC tax committee recommendations, multiple road projects, a road closure, budget amendments, zoning code changes, and board appointments. Several public comments were heard on traffic safety and neighborhood concerns. Consent Calendar - Approved purchase orders, city council meeting minutes, and surplus items (including a steel casing pipe from the Flight Park well project) unanimously. Public Comments & Testimony - Dean Kazarin (1184 W., 2100 North) expressed concern about UDOT's rejection of noise barriers for the 2100 North project, noting that 14 barriers were proposed but only one pre-existing one was approved. He requested the council review the report and investigate further. - Brad Sunderland (1835 Triniman Lane) supported closing the 1870 North State Street intersection for safety but worried about increased traffic on 1800 North and Triniman Lane, mentioning narrow road widths and lack of sidewalks. He urged careful traffic studies. - Brace Specknell (Stone Gate community) echoed concerns that closing 1870 North would divert traffic through his neighborhood, where children play, and noted that 1500 North is already congested. - Chad Perry (1400 South) supported the closure and highlighted dangers from a nearby dealership's truck unloading in the center lane. - Mike Bentley (1400 West) strongly backed the closure, citing multiple near-misses and a recent incident where he pulled a child from the road. He emphasized the need for data collection before finalizing improvements. - Amanda Paris (neighborhood resident) agreed that the intersection is dangerous and urged thoughtful solutions to prevent cut-through traffic on 1600 North. - Dean Kazarian (1870 North) asked about park-and-ride access and suggested that stop signs on 1800 North could make it hard for residents to exit during rush hour. - Jordan Becknell (1700 North, 1200 West) worried about children's safety on 1600 North and suggested speed bumps or other deterrents. - Steven Swillow (nearby resident) asked if staff had worked with Google Maps to restrict routing; staff confirmed they had but it was not fully effective. Presentations and Reports - Financial Report (Dean Lundell): Sales tax receipts through March were ahead of budget, with a 500k surplus expected. Impact fees are trending upward but not back to 2022 levels. Classy Road funds (gas tax) continue to grow. The sewer fund cash reserves dropped from 262 days in 2023 to an estimated 118 days due to TSSD rate increases. The certified tax rate for 2025 is 0.001163, down 5.9% from 2024, reflecting a 5.9% increase in overall property values. Lehi's taxable value ($13.4 billion) is the highest in Utah County. - Fraud Risk Assessment: The city scored 375 out of 395 points (low risk), missing points only for lacking an internal audit function (budgeted for 2026). Council members were reminded to complete the state auditor training. - PARC Tax Committee Recommendations (Lindsay): The committee recommended $556,848 in funding for 23 projects (partial funding for 2, denial for 7) from 14 organizations. Highlights included support for Heritage Arts Foundation statues (but not the fundraising program), Lehi Arts Council’s show rights and set building, Lehi Historical Society staffing and supplies, Grassroots Shakespeare Company, Wasatch Theater Company, and several others. Four projects were flagged for council discussion: Wrap the World with Quilts, Chabad of Utah County’s Jewish festival, United Angels Foundation camps, and Wasatch Contemporary Dance’s immersive dinner experience. Councilmembers discussed the timing of PARC tax allocations relative to the budget process, with a preference to move PARC decisions earlier. Council also requested a review of past funded projects and a public-facing website for accountability. Discussion Items - Salt Storage Building (Resolution 2025-39): Approved an agreement with Outback Metal Buildings for a new salt storage building at Willow Park. (Vote: 5-0) - Pony Express Parkway Extension (Resolution 2025-42): Approved an interlocal agreement with Utah County for design and environmental work to extend Pony Express Parkway (1900 South) from Lehi to American Fork. The road will be built as a two-lane pioneer road with right-of-way for five lanes. Construction expected in 2027-2028. (Vote: 5-0) - 2300 West Widening (Resolution 2025-41): Approved an interlocal agreement with MAG for widening 2300 West from Pioneer Crossing to Main Street, including two new signals and a trail. Funding of $12 million. (Vote: 5-0) - PARC Tax Allocation (Resolution 2025-35): Approved the committee’s recommendation of $556,848. (Vote: 5-0) - Road Closure at 1870 N State Street (Resolution 2025-38): After a public hearing and extensive discussion, the council voted to close the intersection to vehicular traffic, with staff directed to evaluate traffic patterns after the closure and before the signal installation in 2026. (Roll call vote: 5-0) - Budget Amendment 3 (Resolution 2025-37): Approved transferring excess general fund reserves to capital projects, including insurance proceeds for a damaged vehicle and emergency work on the Low Hills tank. The amendment allows flexibility to comply with the 35% fund balance cap. (Vote: 5-0) - Impact Fees Facilities Plan Amendment (Ordinance 2025-38): Updated the facilities list for culinary water, storm drain, sewer, road, power, and public safety fees without changing the fee methodology. (Vote: 5-0) - Certified Tax Rate (Resolution 2025-47): Adopted the 2025 certified tax rate of 0.001163. (Vote: 5-0) - Retirement Contribution Pick-up (Resolution 2025-36): Approved the city paying the 4.73% employee contribution for public safety and firefighter retirement systems (corrected from 4.3% in the draft). (Vote: 5-0) - Geneva Rock Agreement (Resolution 2025-40): Approved a contract for road construction and improvements, with Geneva Rock as the low qualified bidder. (Vote: 5-0) - Utah Valley HOME Consortium (Resolution 2025-43): Approved continued participation in the consortium for down payment assistance and housing programs. (Vote: 5-0) - Zoning Amendments: Passed three ordinances: Chapter 5 (comprehensive update to zoning districts and bulk regulations), Chapter 11 (clarifying concept plan public hearing requirements), and Chapter 39 (definition clarifications, especially for ADUs). (Each vote: 5-0) - Appointments: Approved Matthew Lee to the PARC Advisory Committee, Stacey Bateman to the Library Board, and Alyssa Smiles and Bryce Packer to the Parks, Trails and Trees Advisory Committee. (Each vote: 5-0) Key Outcomes - All consent agenda items, resolutions, and ordinances were approved unanimously (5-0) with roll call votes on resolutions. - The 1870 North State Street road closure was approved with a directive to monitor traffic and adjust as needed. - The council directed staff to explore moving the PARC tax allocation process earlier in the budget cycle and to create a public-facing webpage for accountability. - The council noted the need for further study on the Triniman Lane corridor regarding road width and safety improvements. - The meeting adjourned around 9:15 PM after a brief plug for the Waterwise Landscape Tour on Saturday, June 14.

The Lehi City Council met on May 27, 2025, starting with a pre-council session at 6:00 PM and a regular session at 7:00 PM. The meeting covered a wide range of topics including minimum lot size requirements for detached accessory dwelling units (ADUs), two annexations, reallocation of Community Development Block Grant (CDBG) funds, fiscal year 2026 budget adoption, a development agreement, preliminary subdivision approval, and a development code amendment. The council also briefly adjourned to the Local Building Authority (LBA) and Redevelopment Agency (RDA) meetings to approve their respective budgets. Consent Calendar - Approved item 4.3: Nice Healthcare Agreement Renewal (a subscription-based health benefit for city employees at $45 per month per employee). Public Comments & Testimony - Jennifer Chamberlain (Lehi Animal Hospital) expressed concerns about the Oz Event Center using their parking lot during daytime events, stating that the event center does not pay for the HOA maintenance and that parking needs were not properly addressed during approval. She urged the city to require adequate parking for event centers. - Carrie Brighton stated she does not oppose the Salt Spring annexation but wants development done in a good manner that follows the general plan. - Larry Hadfield (resident near Pioneer Village) expressed appreciation for the developer listening to neighborhood concerns and creating a compatible subdivision, but raised concerns about traffic congestion in the area due to schools and churches. Discussion Items - Pre-Council – Minimum Lot Size for Detached ADUs: Staff presented a possible change from the current 15,000 square foot minimum lot size to 14,520 square feet (a true third acre). Councilmember Newell explained that a resident was 200 square feet short of the current requirement. The change would also count toward moderate income housing goals. Discussion included concerns about code consistency and the difficulty of using non-round numbers. Council generally supported the change, with direction to staff to initiate the code amendment process. Additionally, a related issue about reducing setbacks for attached pavilions on corner lots in RA1 zones was discussed, and staff was directed to explore that separately. - Waterwise Yard of the Month Presentation: The Environmental Sustainability Committee awarded the May Waterwise Landscape of the Month to Shelby and Becky McCoon, noting their use of drought-tolerant plants, strategic turf grass, and low-pressure irrigation. The committee announced a parade of homes on June 12 for award winners. - CDBG Fund Reallocation: Due to a slight reduction in CDBG funds (from $343,852 to $332,739), the council debated whether to fully fund the Curtis Center subrecipient ($31,864) or put the remainder toward the downtown sidewalk project. Some council members argued that the Curtis Center serves a critical population (adults with special needs) and that the city should complete the sidewalk project with other funds. Others noted the administrative burden of a small grant for the Curtis Center. A motion to fully fund the Curtis Center and reduce the sidewalk allocation passed 4-1. - Fiscal Year 2026 Budget Adoption: Extensive debate occurred on several proposed uses of excess capital funds and ongoing savings. Items discussed included: - Ice Rink: Councilmember Condy proposed removing the $800,000 capital cost and $150,000 ongoing cost for the ice rink, citing limited use and proximity to other rinks. He suggested pursuing grant opportunities for a future permanent rink. - Fragmites Mower: Support for purchasing a mower ($250,000) to address invasive phragmites along Utah Lake, citing fire hazard and liability. Some council members wanted more study, but others noted the need is urgent. - Code Enforcement Officer: Several council members expressed support for funding a code enforcement officer (half of a proposed position) using ongoing savings from the ice rink, but the motion did not allocate that savings immediately. - Internal Auditor: Some council members questioned the need for the position, while others noted it would help ensure compliance with state regulations. - Hutchings Museum: Councilmember Condy proposed increasing city contributions to $15,000 to help fund staff raises, but staff noted that nonprofit organizations should seek funding through the park tax grant. - Police and Parks Staffing: A debate emerged about whether to prioritize police officers over additional park staff. Councilmember Condy argued the city is falling behind in police staffing compared to Orem, while others noted the city has funded police raises and that parks are understaffed. - Ultimately, a motion to approve the budget as originally proposed but remove the ice rink (both capital and ongoing costs) and keep the phragmites mower passed 4-1. The ongoing savings from the ice rink were not allocated pending further vetting. - Clark Meadows Annexation: Resolution and ordinance approving the annexation of 7.2 acres with R-1-22 zoning passed unanimously. - Salt Spring Annexation: Resolution and ordinance approving the annexation of 13.32 acres with TH-5 zoning passed with an amendment to include DRC comments and direction for staff to work on a development agreement with residents. - Whitmore Development Agreement: Resolution 2025-33 approved, allowing equipment/vehicle parking, sod transfer, and green waste facilities in a Planned Community zone. - Pioneer Village Preliminary Subdivision: Approved for a 34-lot single-family residential project with density in lieu considerations, including construction of a road to Dry Creek. - Development Code Amendment: Ordinance 30-2025 passed, removing side and rear yard setbacks in the Neighborhood Commercial zone except when adjacent to single-family residential, where a 25-foot setback is retained. Key Outcomes - Votes: - Consent agenda approved unanimously. - Clark Meadows annexation: Resolution 2025-32 (5-0) and Ordinance 35-2025 (5-0) passed. - Salt Spring annexation: Resolution 2025-31 (5-0) and Ordinance 34-2025 (5-0) passed. - CDBG reallocation: Motion to fully fund Curtis Center at $31,864 and reduce sidewalk allocation passed 4-1 (Michelle opposed). - Budget adoption: Motion to approve FY2026 budget as originally proposed but remove the ice rink (both capital and ongoing) and keep the phragmites mower passed 4-1 (Michelle opposed). Ongoing savings from ice rink not allocated pending further consideration. - Whitmore development agreement: Resolution 2025-33 passed unanimously. - Pioneer Village preliminary subdivision: Approved unanimously. - Development code amendment: Ordinance 30-2025 passed unanimously. - LBA and RDA budgets: Resolutions L2025-02 and R2025-09 passed unanimously. - Directives: Staff to initiate code amendment for detached ADU minimum lot size (proposed 14,520 sq ft). Staff to explore setbacks for attached pavilions on corner lots. Staff to work with Salt Spring applicant and residents on a development agreement. Budget savings from ice rink to be considered for future allocation (e.g., code enforcement, police, auditor).

The Lehi Planning Commission met on May 22, 2025, at 7:00 PM in the Lehi City Council Chambers. The commission approved consent agenda items, three regular agenda items, and heard an appeal regarding a fence material decision. The meeting concluded after approximately two hours. Consent Calendar - Approved the minutes from the April 24, 2025 meeting unanimously. Public Comments & Testimony - Item 3.1 (Smith's Site Plan): No public comments. - Item 3.2 (Beaches Retail Center): No public comments. - Item 3.3 (Ascend at Inverness Plat Amendment): No public comments. - Item 3.4 (Appeal - Lehi Medical Office Building Fence): Chandler Byrd, a resident at 3293 North 1090 West, appealed the DRC's approval of a chain-link fence with privacy slats. He argued the fence material violates the city code's requirement for "masonry, reinforced concrete, timber, or other similar suitable permanent materials," and that the fence does not provide adequate privacy due to its placement below a retaining wall. Daniel Gentry Smith (neighbor) added that they were not informed of the fence plans despite requests. Discussion Items - 3.1 Smith's Site Plan and Conditional Use for Pharmacy Drive-Thru: Applicant Rick Magnus (AWA Engineering) represented Smith's. Discussion centered on queueing capacity for the dual drive-thru (pharmacy and grocery pickup), traffic concerns on 3600 West, and buffering from adjacent townhomes. The commission expressed some concerns but noted the design is used elsewhere and traffic improvements are planned. Motion to approve included findings and all DRC comments. - 3.2 Beaches Retail Center Concept Plan: Applicant Corey Middleton presented. Commission requested beautification of the east building façade and approved the concept plan with findings that the exceptions (building orientation and entrance location) meet code requirements. - 3.3 Ascend at Inverness Plat Amendment: Applicant Travis Lyons (DR Horton) requested a plat amendment to show utility lines and detention easements for Lot 159. Commission approved including all DRC comments. - 3.4 Appeal of DRC Decision on Fence Material: The commission acted as a quasi-judicial body. City attorney Craig Chambers and attorney for Fort Street Partners (Greg Roberts) argued the appeal was untimely and that the DRC's decision was not arbitrary, capricious, or illegal. The appellant argued that the chain-link fence with privacy slats does not meet the code's material standards. The commission discussed whether constructive notice began when the building was under construction or when the fence was built. They also considered the code's requirement for "permanent" materials. Key Outcomes - Consent Agenda: Approved unanimously. - Item 3.1 (Smith's): Motion to approve passed unanimously. - Item 3.2 (Beaches Retail Center): Motion to approve concept plan with findings passed unanimously. - Item 3.3 (Ascend at Inverness): Motion to approve plat amendment passed unanimously. - Item 3.4 (Fence Appeal): The commission voted unanimously that the appeal was timely (constructive notice triggered by fence construction, not building construction). On the substance, the commission voted 4-1 to uphold the DRC's decision, finding that the chain-link fence with privacy slats qualifies as "other similar suitable permanent materials" as approved by the city. The dissenting commissioner argued that "permanent" does not align with slats. The chair directed staff to draft a written opinion to finalize the decision. The separate appeal on fence location will be heard by the hearing officer. - City Business: The commission agreed to cancel the June and July 2025 work sessions due to lack of staff and holidays. - Adjournment: Motion to adjourn carried.

The Lehi City Council met on May 13, 2025, starting with a pre-council session at 5:30 PM and the regular session at 7:00 PM. The meeting covered a range of topics including infrastructure planning, land use amendments, budget discussions, and code changes. Significant public comment was heard on the Salt Spring General Plan Amendment, and the council voted to deny it. Other items included approval of zone changes, annexations, and a preliminary subdivision, as well as discussions on sidewalk funding and home occupation regulations. Consent Calendar - Meeting Minutes (04/08/25): Approved unanimously. - Purchase Orders: None to approve. Public Comments & Testimony - Salt Spring General Plan Amendment (Item 13): Multiple residents spoke in opposition, citing concerns about traffic, safety, infrastructure, and the integrity of the city's general plan. Speakers included Thea Thomas (reading a statement from Blaine Thomas), Jason Wolfenden, Jessica Johnson, Brent Shelby, Jen Fossum, Zach Fossum, Tom Fever, Ryan Johnson, Bart Christofferson, Jackie Warner, Jerry Sininger, Carrie Brighton, Evan Howlett, and Caitlin Walker. They argued that the high-density change would increase traffic on already congested roads (Pioneer Crossing, 300 East), create a dangerous environment for children, and set a precedent that undermines the general plan. The planning commission had previously unanimously recommended denial. - Home Occupation Code Amendment (Item 14): Applicant Brienne Beckstrom spoke passionately about her family's electrical business and the need for a code amendment to allow landscape and construction companies as home occupations. She described being harassed by a neighbor and noted that many other businesses operate in similar situations. Several council members expressed sympathy but concerns about the broad impact of the proposed code change. Discussion Items - Pre-Council: Bike and Pedestrian Master Plan Update (2.2): The planning department presented an update on the city's bike and pedestrian master plan, highlighting the benefits of separated bike lanes and the next steps for adoption. Council member comments suggested linking the plan to other city plans. - Pre-Council: Discussion of Public Improvement Districts and Sidewalks (2.3): Council member Paul Iverson proposed a Special Assessment Area (SAA) mechanism to fund sidewalk installation in older neighborhoods, where residents would pay 75% and the city 25% of costs (estimated $350 per linear foot; example: $277/month for 10 years). Discussion included concerns about enforcement, non-payment, and equity compared to bike lane funding. Council member Michelle Albrecht argued that city funds should prioritize sidewalks over bike lanes, citing safety needs for children walking in streets. The council did not reach consensus but agreed to continue exploring options. - Regular Session: Budget and Fee Schedule FY2026 (Item 8): The council held a public hearing and discussed the mayor's tentative budget. Council member Michelle Albrecht proposed amendments: replace two park maintenance positions (one full-time, one part-time) with a code enforcement officer ($117,000); eliminate the ice skating rink capital ($779,000 one-time) and ongoing ($150,000) funds, redirecting to a patrol officer; and use freed-up capital for sidewalks and phragmites control equipment. Council member Paige S. Albrecht supported exploring grants for the ice rink. The council requested staff to provide a matrix of options for further discussion. - Salt Spring General Plan Amendment (Item 13): Applicant Randy Smith (Fieldstone Homes) requested a change from Very Low Density Residential-Agriculture (VLDRA) to High Density Residential (HDR) on 13.32 acres for 90 single-family homes (7 units/acre). He argued the project aligns with general plan goals for lifecycle housing and state incentives, and that traffic would remain at Level of Service A. The council discussed the density jump, infrastructure constraints, and lack of a transition zone. The motion to deny carried 4-0 (with findings that the change is inconsistent with the general plan, does not promote public welfare, and would create an island of high density). - Home Occupation Code Amendment (Item 14): Applicant Brienne and Mitchell Beckstrom proposed amending Chapter 20 to allow construction and landscape companies as home occupations, with conditional use permits for larger properties. Council members expressed concerns that the amendment would weaken oversight, open the door to commercial operations in residential areas, and undermine zoning protections. The council voted to deny the code amendment (4-0) but directed staff to work with the Beckstroms on a development agreement or potential zone change tailored to their property, and to review business licensing procedures. - Neighborhood Commercial Setbacks Code Amendment (Item 15): Staff proposed removing side and rear yard setbacks for neighborhood commercial zones, relying on existing buffering standards. Council members argued for retaining setbacks to protect adjacent residential areas. The motion to table the amendment for further refinement passed 4-0. - Off-Street Parking Code Amendment (Item 16): The council unanimously approved changing the land use authority from the planning commission to the DRC/zoning administrator for determining parking requirements for parks, playgrounds, open space, and trails. Key Outcomes - Approved Unanimously: - Resolution 2025-27: Agreement with FX Construction for McLachlan Well construction. - Additional CDBG funds allocation. - Resolution 2025-29: Amended Cafeteria Plan (health and dependent care FSA carryover limit increased to $660). - Ordinance 27-2025: Anderson Zone Change (A-1 to R-1-22) on 0.60 acres. - Resolution 2025-28 and Ordinance 26-2025: Bart Christofferson Annexation 2 (0.40 acres, R-1-Flex zoning). - Ordinance 29-2025: Barron Zone Change (A-1 to R-1-15) on 1 acre. - Preliminary Subdivision Approval for Inverness Plat D (278 single-family homes, 126 townhomes) with DRC and planning commission conditions. - Ordinance 31-2025: Development Code Amendment to Table 37.080 (Off-Street Parking) for parks and open space. - Denied (4-0): - Salt Spring General Plan Amendment (VLDRA to HDR). - Home Occupation Code Amendment (Chapter 20) – with direction to explore alternative solutions for the applicant. - Tabled (4-0): Neighborhood Commercial Setbacks Amendment (Table 05.040-B) for further refinement. - Closed Session: The council voted to hold a closed session to discuss the character, professional competence, or physical/mental health of an individual. - Next Steps: The council will continue budget discussions and consider a matrix of options for sidewalk funding, bike lane priorities, and code enforcement. The applicant for the home occupation amendment will work with staff on a development agreement.

The Lehi Planning Commission met on May 8, 2025, at 7:00 PM in the City Council Chambers to consider eight agenda items, including public hearings, development code amendments, and recommendations to the City Council. The meeting covered a conditional use for a flag lot, a building addition for Texas Roadhouse, a preliminary subdivision with a density bonus, a time-limited development agreement, an amenities revision for a TOD project, and three code clarifications. All votes were unanimous except where noted. Public Comments & Testimony - Item 2.3 (Pioneer Village): A public commenter (identified as "Can it late?") thanked the developer for listening to neighborhood concerns but questioned the fairness of the density bonus (10 lots) in exchange for a road, noting the lots could be worth over $3 million. They suggested reducing the bonus or ensuring the road connects fully to 1700 West. - Larry Hadfield expressed appreciation for the developer's responsiveness, supported the road connection to improve school traffic safety, and requested that the road be completed all the way to 1700 West. Discussion Items - 2.1 – Garrett Flag Lot Conditional Use: The applicant requested approval for a flag lot at 450 East 200 South. Staff noted the area was recently rezoned to R2, requiring 8,000 sq ft lots and 75 ft frontage; both proposed lots meet those requirements. No public testimony or applicant questions. The commission approved the conditional use with findings that the lot meets code and DRC comments. - 2.2 – Texas Roadhouse Building Addition: Bernahl Development Services requested approval for a 989 sq ft addition (48 new seats) at 1402 East Main Street, with an exception to the urban village design standard requiring 40% glass frontage, proposing 30% to match the existing building. The applicant (Emily, virtually) explained the addition will keep the building's character. No public testimony. The commission approved the exception and site plan, finding it meets the intent of the design district and that the exception does not increase impact. - 2.3 – Pioneer Village Preliminary Subdivision: Flagship Homes proposed a 34-lot single-family subdivision at 1300 West 1400 South, using density bonus (10 extra lots) in exchange for constructing a road connecting to 1700 West (Miller Roads Park). Staff confirmed the trade was deemed fair by city engineers. The road would be built to Dry Creek; the city may help fund fill/bridge to complete the connection. DRC had 13 red-line comments. Public speakers raised concerns about proportionality of the density bonus vs. road cost. Commissioners debated the fairness and requested that City Council review detailed cost comparisons. Motion passed to recommend approval to City Council with the condition that City Council examine receipts and ensure equitable value. - 2.4 – Whitmore Development Agreement: James Whitmore requested a time-limited development agreement to allow equipment/vehicle parking, sod transfer, and green waste facilities in a Planned Community zone (previously commercial). The agreement runs for three years from City Council approval and voids if unused for one year. The applicant thanked the commission. No public testimony. The commission recommended approval, noting the agreement is appropriate and meets general plan intent. DRC comments included. - 2.5 – Vistas at the Point Amenities Revision: Clyde Capital Group requested removal of the amphitheater from required amenities for the 404-unit TOD project, proposing instead a pocket park/pavilion with bench swings. Staff expressed concern that the replacement may not meet TOD intent for a gathering space. The applicant cited cost and use concerns. Commissioners noted the amphitheater was a key selling point and felt the substitution was a downgrade; the location also moved to a less accessible hilltop. After discussion, the commission voted to table the item to allow the applicant to propose more equivalent amenities that align with TOD requirements. (Motion to table passed) - 2.6 – Development Code Amendment – Chapter 11 (Concept Plans): Staff presented clarifications on when public hearings are required for concept plans, especially for PRDs, TODs, and when exceptions are requested. Commissioners suggested minor wording changes (e.g., “forum” to “opportunity” or “vehicle,” and clarifying “code exception” instead of just “exception”). The commission recommended approval with those modifications incorporated. - 2.7 – Development Code Amendment – Chapter 5 (Zoning Districts): A comprehensive update to clean up language and references in the zoning districts and bulk/intensity tables. No substantive changes. One commissioner suggested changing “business uses” to “commercial uses” in Section S. The commission recommended approval with that suggestion and DRC comments. - 2.8 – Development Code Amendment – Chapter 39 (Definitions): Clarified several definitions, including “dwelling two-family duplex” to exclude ADUs, removed “typical uses” from some entries, added heliport to healthcare facilities, and added mail/copy services to retail sales. No DRC comments. The commission recommended approval. Key Outcomes - Approved: 2.1 (Garrett flag lot), 2.2 (Texas Roadhouse addition), 2.4 (Whitmore development agreement), 2.6, 2.7, 2.8 (code amendments) – all with recommendations or direct approval. - Recommended to City Council with condition: 2.3 (Pioneer Village) – positive recommendation, but City Council to review cost equity for density bonus. - Tabled: 2.5 (Vistas at the Point amenities) – for applicant to revise with TOD-appropriate amenities. - Next Steps: Applicants and staff will incorporate commission feedback and return as scheduled.

On May 6, 2025, at 4:03 PM, the Lehi City Council held a work session in the Council Chambers. All council members were present. The meeting focused on two main agenda items: a discussion of the SHARE (Sustainable Housing and Affordable Residential Environments) affordable housing overlay ordinance and a comprehensive review of the proposed FY 2026 budget. The meeting adjourned around 9:30 PM after extensive deliberation on both topics. Discussion Items SHARE Affordable Housing Overlay - The council revisited the proposed SHARE overlay, which aims to increase affordable housing through density bonuses. Two main approaches were presented: (1) engineering's idea of allowing a 50% density bonus citywide on lots under 6,000 square feet as-of-right, and (2) a designated-location approach with a development agreement. - Key points of debate included: location (anywhere in the city vs. designated areas), price point (goal of $400,000 vs. $500,000), design standards, and the need for a development agreement vs. as-of-right development. - Council members expressed positions: Mayor favored a hybrid approach with citywide density bonus but a development agreement for design and quality. Councilmember Michelle supported allowing 50% bonus anywhere but requiring council approval for design. Councilmember Paul emphasized homeownership and deed restrictions. Councilmember Heather highlighted the importance of mixing affordable homes throughout the city, not in isolated pockets. Councilmember Chris argued that $400,000 is unrealistic for Lehigh and suggested $500,000 with more flexibility for developers. - Staff presented examples of standard subdivisions (Grandeur Estates, Longhorn Meadows) to illustrate potential density increases and market impacts. The council also heard feedback from a developer (Flagship Homes) who expressed reluctance to pursue a development agreement due to risk. - The council reached consensus on a hybrid approach: allow a 50% density bonus citywide (as of right for density), but require a development agreement to review design, quality, and price point. The price goal is $400,000, but developers may justify a higher price. Staff will rewrite the ordinance and return for another work session. FY 2026 Budget Discussion - The council reviewed budget requests from multiple departments. Key discussions included: - Literacy Center: Requested $73,000 for six months of staffing at a new satellite center; funded at $50,000 for four months (March–June). - Library: Requested eight part-time staff (later adjusted to six months), increased programming budget, and increased book budget. Only part-time staffing was partially funded; programming and book budget increases were not funded due to budget constraints. - Police: Current sworn officers: 67. Requested additional officers; only 3 of 6 requested were funded. Council expressed concern about understaffing compared to Orem (104 officers for similar population). The police chief noted that retention has improved and the department is using a shift-bid system to optimize coverage. The motorcycle program was discussed as a cost-effective traffic enforcement tool. - Fire: Requested an assistant fire chief and fire inspector; not funded. The fire chief noted that opening Station 84 increased administrative burden and slowed progress. - Parks and Recreation: Discussed purchase of an ice rink ($222,000 ongoing, with $150,000 additional in FY 2026, subsidized by $130,000 annually). The council debated whether to continue subsidizing the rink versus funding police. Also discussed phragmites control at Jordan Willows: proposed purchase of an aquatic mower ($263,000) to reduce fire risk and improve wetlands. Council showed interest but noted funding constraints. - Cycle Track (700 South): Staff presented options to improve the cycle track: concrete curbing ($735,000), precast barriers ($445,000), parking stops ($160,000–170,000), or purchasing a curb-and-gutter machine ($385,000) for future use. Council discussed aesthetics, safety, and resident feedback. No decision made; staff directed to gather more information. - Other departments: Power and Fiber fully built out. Streets and Water departments had requests for ADA ramps, a salt storage building, and fleet replacement. Fleet replacement of $13.6 million was not funded; only $1.4 million approved. A leasing strategy was discussed. - Administration: Requests for a communication specialist, website update, and internal auditor were discussed. The internal auditor position was conditionally funded pending sales tax revenue. - Finance Director Dean noted that the budget uses one-time funds for one-time expenses, and that ongoing items must be matched with ongoing revenue. The proposed budget uses about $1.8 million of the $3.8 million surplus above the 30% reserve policy. Key Outcomes - No formal votes were taken; this was a work session. - For the SHARE overlay: Staff will revise the ordinance to reflect the hybrid approach (citywide 50% density bonus with a development agreement for design and price) and present it at a future work session. - For the FY 2026 budget: The council will hold a public hearing on May 13, 2025, and may have additional discussion before adopting the budget on May 27, 2025. Council members expressed interest in potentially reallocating funds to add more police officers, but no formal changes were made. The budget as presented includes $50,000 for the Literacy Center, partial police funding, and no funding for ice rink purchase or phragmites equipment, but those items may be reconsidered. - The council directed staff to provide more data on police staffing ratios and to explore funding options for the cycle track improvements. - The next meeting will include the public hearing on the budget.

The Lehi Planning Commission held a work session on May 1, 2025, at 5:30 PM in the City Council Chambers. The meeting focused on updates to conditional use regulations and a presentation on the Bike-Pedestrian Plan update. No public comments were heard, and no votes were taken; the session was entirely informational and deliberative. Discussion Items Update on Conditional Uses - Jacob (Planning Staff) presented proposed changes to reduce the number of conditional uses in both residential and non-residential tables of uses. In the residential table, the number of conditional uses would drop from 12 to 5, contingent on the zone: electrical substations and non-municipal power transmission lines, commercial campgrounds, commercial recreational facilities, kennels, and commercial greenhouses. The remaining conditional uses were retained due to potential impacts (e.g., kennels requiring municipal code changes, commercial recreational facilities needing flexibility for parking and traffic). - In the non-residential table, the number of conditional uses would be reduced to 8, including communication facilities/towers, wind energy facilities, auto service and repair (large), commercial entertainment facilities, commercial recreational facilities, and contractor storage yards. Many former conditional uses (e.g., bed and breakfasts, child daycares, dog care facilities) would become permitted with supplementary requirements. - Staff noted that the effort originated from a City Council request and has expanded to include updates to definitions (Chapter 39) and property development standards (Chapter 12), with additional supplementary requirements being developed. Commissioners asked about specific uses: kennels were discussed as allowed only in agricultural zones; commercial campgrounds in TH5 were questioned; nursing homes in TH5 were clarified as permitted only if no city water services are needed; and data centers were flagged for potential City Council involvement due to water usage. - The update also addressed state code requirements for bars and liquor stores (600-foot distance from churches, schools, etc.), removing them as conditional uses. The heliport definition was narrowed to only allow medical establishments. Bike-Pedestrian Plan Update - Mike (Planning Staff) presented the draft Bike-Ped Plan update, emphasizing simplification from 200 pages to 30 pages of text, with a new prioritization map, design examples, and a gaps analysis. The plan aims to achieve a vision of safe, comfortable walking and biking for all ages and abilities. - Key statistics: Lehi currently has 17 miles of bike lanes, 1.8 miles of separated bikeways, and 75 miles of paved trails. Per 10,000 residents, Lehi has 7.5 miles of paved trails, compared to Highland (10.0), Alpine (2.7), Saratoga Springs (higher), and Eagle Mountain (nearly 15). Data from trail counters showed an average of 306 daily users on the rail trail (peak day 475) and 680 on the Murdoch Canal Trail (peak day near 1,000). The 700 South bikeway (7th South) saw a 400% increase in usage after the SR92 bridge was completed. - Public input indicated safety (70% of survey respondents) as the top concern, followed by facility needs and connectivity. The plan sets eight goals for the next 5–10 years, including adding 20% of missing sidewalks, 11 miles of paved trails, 12 miles of on-street bike infrastructure, and lighting to the rail trail. Commissioners discussed the 7th South design (temporary delineators, parking issues, curb changes) and the need for connections to parks, downtown, and neighboring cities. Mike noted that the next step is to finalize the map, meet with remaining neighboring cities, and release the plan for public comment before adoption. Key Outcomes - No formal decisions were made. The conditional use update will continue with internal review of supplementary requirements, and the planning commission may hold another work session before adoption. - The Bike-Ped Plan update will be finalized, then released for public comment, followed by the adoption process. - The next regular planning commission meeting is scheduled for May 8, 2025, at 7:00 PM, where an appeal regarding a medical office building on 1200 West will be heard. The appeal involves neighbors challenging the buffering/fencing installed during development.

The Lehi Planning Commission held a lengthy meeting on April 24, 2025, starting at 7:00 PM. The agenda included 14 items, including several public hearings, conditional uses, plat approvals, and recommendations to the City Council. The meeting was extended past 10:00 PM to complete all items. Commissioners placed time limits on speakers: four minutes for applicants and two minutes for public comment. Consent Calendar - Approval of Minutes: The minutes from the April 10, 2025 meeting were unanimously approved. Public Comments & Testimony - Salt Spring General Plan Amendment (Item 3.3): Multiple residents spoke in opposition to changing the land use designation from very low-density residential agriculture (VLDRA) to high-density residential (HDR). Concerns included traffic congestion on 300 East and Pioneer Crossing, inadequate school capacity, safety issues for emergency vehicles, loss of community character, and lack of infrastructure. One resident expressed full support for the change, citing the need for attainable housing. - Lehi Main Street Subdivision (Item 3.6): Residents raised concerns about traffic impacts, especially on 700 South, which is narrow and privately owned in a section. They requested a third egress to 2300 West to alleviate congestion. The applicant clarified that a road stub to the east is provided but not required to connect immediately. - Other Items: No public comments were made on items 3.11, 3.2, 3.4, 3.5, 3.7, 3.8, 3.9, 3.10, 3.12, or 3.13. Some online comments were noted for various items. Discussion Items - Swig Drive-Thru (Item 3.1): Conditional use approval for a drive-thru at 1678 East Timpanogos Highway. The traffic engineer expressed concerns about queuing, but a study showed capacity. The commission approved with three conditions: employee traffic guidance when queue exceeds 13 vehicles, trash pickup accommodation, and a double-stack queue lane (eliminating some parking stalls). - Home Occupation Code Amendment (Item 3.2): Proposed amendment to allow landscaping and construction businesses as conditional uses on residential properties over one acre. The commission recommended approval to the City Council, citing support for small businesses and property rights. - Salt Spring General Plan Amendment (Item 3.3): The commission recommended denial of changing the land use from VLDRA to HDR for 13.32 acres. The recommendation cited inconsistency with surrounding properties, creation of an island of high density, and lack of infrastructure. The final decision rests with the City Council. - Salt Spring Annexation (Item 3.4): Recommended approval of TH-5 (transitional holding) zoning for annexation. This temporary zone allows future development after a zone change and water dedication. - Clark Meadows Annexation (Item 3.5): Recommended approval of R-1-22 zoning, consistent with the general plan's VLDRA designation. - Lehi Main Street Subdivision (Item 3.6): Approved preliminary plat for 83 single-family lots. The development agreement requires a future road stub to the east, but no timeline for connection. Traffic signal improvements at 2300 West and 700 South are planned within a year. - Fabian House 2 Concept Plan (Item 3.7): Approved an exception to parking lot setbacks to allow seven on-street parking spaces along 200 South. The plan includes a parking agreement with the adjacent Carl Malone training center to share parking after hours. - Fibertel/Comcast Line (Item 3.8): Approved conditional use for an underground fiber line in Traverse Mountain, with no objections. - 7-Eleven Concept Plan (Item 3.9): Approved a setback exception to allow a 90-foot building setback (instead of 50) with a large landscaping buffer. The commission suggested creating a walkable, community-friendly design, including potential north-side entrance. - Starbucks Pylon Sign (Item 3.10): Approved a pylon sign that meets all code requirements. - Skyline Properties Plat Amendment (Item 3.12): Approved combining two lots into one for an industrial building. - Olsen Farmstead Preliminary Plat (Item 3.13): Approved a two-lot subdivision with conditions, including a no-climb fence. - Cold Spring Business Park Extension (Item 3.14): Approved a one-year extension (to April 24, 2026) for the site plan, as the code only allows a one-year extension. Key Outcomes - Approvals: Swig drive-thru (with conditions), Lehi Main Street subdivision, Fabian House 2, Fibertel line, 7-Eleven concept plan, Starbucks sign, Skyline plat amendment, Olsen Farmstead, Cold Spring Business Park extension. - Recommendations to City Council: Home occupation amendment (approve), Salt Spring General Plan amendment (deny), Salt Spring Annexation (approve TH-5 zoning), Clark Meadows Annexation (approve R-1-22 zoning). - Votes: All decisions were unanimous. The meeting adjourned around 10:45 PM.

The Lehi City Council met in pre‑council at 5:30 PM and regular session at 7:00 PM on April 22, 2025. The pre‑council included discussions on proposed revisions to the noise ordinance and on Community Development Block Grant (CDBG) funding allocations. The regular session featured a public comment period, approval of a consent agenda, and consideration of multiple resolutions and ordinances, most of which passed unanimously. Pre‑Council Discussions - Noise Ordinance Revisions (Item 2.2): Staff presented a draft based on Provo City’s updated ordinance, simplifying current regulations and adding a public nuisance standard. Council members raised concerns about enforcement subjectivity, the potential for grandfathering existing businesses, sound‑study costs ($6,600–$20,000), and the city’s liability for traffic noise. No final action was taken; staff will refine the draft for further discussion. - CDBG Funding (Item 2.3): Staff recommended allocating $340,000 in entitlement funds per the original staff recommendation (yellow table) and using leftover COVID‑19 CV funds (blue table) to increase awards to Tabitha’s Way ($35,000) and Family Haven ($9,000). After debate, the council unanimously supported the staff recommendation as presented, with no additional allocation to United Way. Public Comments & Testimony - Marshall Gary spoke on behalf of his neighbor about a downstairs unit playing loud bass music that could be felt and measured up to 80 dB. Despite police citations, the problem persists. He asked for code improvements and was directed to contact council members via email. - Mike Bentley criticized the noise study methodology used in the HADCO situation, stating that averaging noise over an hour obscures intermittent, high‑decibel events like beeping trucks. He urged prevention rather than after‑the‑fact studies and expressed willingness to work with staff and the business. - Alan Stevenson opposed the Station Area Plan, requesting it be tabled until better understood. He expressed concern that the plan conflates two separate transit modes and that approval could be used to move projects forward despite its “visionary” label. - Marshall Gary (second appearance) supported the Station Area Plan, noting that BRT reduces traffic and parking issues, and recommended consulting Donald Shoup’s work on parking management. He also argued that transit noise is less disruptive than road noise. - Scott Hilton supported the Station Area Plan, stating that road noise is worse than transit noise and that more high‑density housing is needed to make Lehi affordable for him. - Leah Jay countered opposition by arguing that cities naturally change and that managing growth with transit‑oriented development reduces traffic and noise. She urged approval of the plan. - Evan Hilton supported the plan, linking density to the pioneer spirit and the need to accommodate Utah’s growth. Consent Calendar - Approved the March 18, 2025 City Council meeting minutes. - Approved purchase orders totaling over $3.2 million, including $1,390,000 for Avail Switchgear Systems, $500,000 for Stuart C. Irby, and others. Discussion Items - Consolidated Fee Schedule Amendments (Cemetery & Literacy Center) – Resolution 2025-19: Approved unanimously after a public hearing with no public comment. - Employee Policy Manual Amendments – Resolution 2025-24: Approved unanimously after a brief discussion highlighting the positive changes. - Skye Substation Switchgear Agreement with Avail Switchgear Systems – Resolution 2025-25: Approved unanimously. The equipment will serve the Inverness development area and is funded by impact fees. - Agreement with Stuart C. Irby Company for Fiber Materials – Resolution 2025-26: Approved unanimously. The city purchases materials upfront, and developers reimburse for them. - Development Code Amendment – Dwelling Units & Kitchen Definition (Ordinance 20-2025): After debate, the council rejected the ordinance (unanimous vote) and directed staff to explore a signature acknowledgment for applicants and continued use of plan‑stamp notifications instead of a restrictive definition. - Hospital & 2100 North Station Area Plan – Ordinance 21-2025: Approved with unification after public comment. The motion included caveats that the plan is a broad vision granting no vesting rights, may be amended in the future, and that the 2100 North station location may be revisited to improve accessibility and protect existing homes. Additionally, the city may use its detention basin for buffering/landscaping near the station. - Tronson Zone Change (901 W State St, .91 acres, R-1-8 to Heavy Commercial) – Ordinance 22-2025: Approved unanimously. The site is planned for an office/warehouse building. - Webb Zone Change (1312 N 600 E, .51 acres, RA-1 to R-1-Flex) – Ordinance 23-2025: Approved unanimously. The applicants plan to split the lot and build a second home for family. - Warner Zone Change (7.7 acres at 7491 W 8179 N, A-5 to Light Industrial) – Ordinance 24-2025: Approved unanimously. The property is surrounded by light‑industrial general plan designations. - Fisher Main Street General Plan Amendment (1680 W Main St, .3 acres, Neighborhood Commercial to Medium Density Residential) – Ordinance 25-2025: Approved unanimously. The applicant intends to build a single‑family home on the corner. Key Outcomes - All votes were unanimously in favor except for the defeated kitchen definition ordinance (unanimous rejection). - The Station Area Plan was approved with extra conditions regarding vesting, future amendability, and potential location review for the 2100 North station. - Staff will refine the noise ordinance draft and bring it back for future pre‑council discussion. - CDBG funding will follow the staff recommendation: $340,000 in entitlement funds, plus CV‑fund increases for Tabitha’s Way and Family Haven as presented. - The council directed staff to investigate a signature acknowledgment and plan‑stamp approach for kitchen installations in townhomes and condos rather than a code amendment.