Lehi City Council Meeting January 28, 2025: Business License Revocation, Zoning Changes, and More
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Lehi City Council Meeting – January 28, 2025
The Lehi City Council held a combined pre-council (5:30 PM) and regular session (7:00 PM) on January 28, 2025, preceded by a closed‑door RDA meeting and a closed session for litigation and property discussions. Key actions included revoking the business license of City Corner Shop for repeated code violations, approving a contract for a pressurized irrigation rate study, approving two zone changes (one deferred), approving a 14‑lot preliminary subdivision, and updating barbed‑wire fencing regulations. Public comments focused on the train depot museum, sidewalk needs, and contractor concerns.
Public Comments & Testimony
- Train Depot Museum: Donald Rest, Darlene Van Werkhoven, and Carl Farnsworth, representing the Steis family, asked the council to cancel the agreement with the Hutchings Institute and reopen the train museum on the ground floor. They argued the current agreement requires continued operation of a train museum, that the museum was closed in 2020 without proper cataloguing of artifacts, and that an ongoing investigation does not prevent reopening. They offered volunteer support at no charge.
- Sculpture at Hutchings Museum: A citizen (name not stated) requested a memorandum of understanding to permit permanent installation of a Wakara statue at the museum, funded privately. The mayor indicated confusion over location and agreed to provide a draft MOU through the city attorney.
- Contractor Complaint: Jose Zuriga raised concerns about Walboard Construction, a subcontractor on city projects, alleging they pay cash and avoid proper licensing. The mayor stated the city had investigated but found no evidence of wrongdoing, suggesting Mr. Zuriga take his complaint to the state licensing office.
- Sidewalk Needs: Two residents (one named Geraldine) pleaded for sidewalks on 400 East, stating that high schoolers and elementary children walk in the street, creating a danger. The mayor explained previous safe‑routes funding relied on a school SNAP plan and that CDBG funds may be used, depending on income qualifications. City staff noted a survey had been conducted to see if the area meets low/moderate income thresholds for CDBG funding.
Consent Calendar
- Approved purchase orders (including a boat ramp by the Jordan River Trail) and the city council minutes as presented. Motion by Chris, seconded by Paige. Unanimous approval (5‑0).
Discussion Items
- Business License Revocation (Corner Shop): The council held a hearing under code section 4.16. City attorney Craig and police sergeant Lewis presented evidence that the business (147 East State Street) had falsely claimed on its license application it would be a convenience store, not a smoke shop; had refused inspections by state health and agriculture officials; and was a public nuisance. Police described a four‑day sting operation where juveniles as young as 14 purchased nicotine vapes and illegal THC gummies without ID, with clerks selling them. The store also sold synthetic urine and drug paraphernalia. The business owner’s attorney had submitted a voluntary surrender letter, but the council proceeded to a formal revocation to create a proper record. The motion included findings under code conditions A1 (license should not have been issued), A2 (refusal to cooperate with inspection), A4 (danger to health/safety/welfare), and A5 (violation of law). Specifics: the application denial of smoke shop status, and that roughly 90% of observed patrons were juveniles. Motion carried unanimously (5‑0).
- Financial Audit Presentation: Dana Howell presented the city’s annual audit, stating the financial statements were presented fairly in accordance with GAAP. She highlighted that the electric fund rebounded from fiscal 2023 due to a rate increase and lower power purchase costs. The single audit for federal grants (ARPA PI meters) had no issues. The only management comment was that the general fund balance slightly exceeded state limits, to be corrected by a transfer to capital projects. Council took no formal action.
- CDBG Priorities Presentation: Claudia Saldana from MAG presented the five‑year consolidated plan for Community Development Block Grant funds (~$300,000/year). Council had previously prioritized sidewalks, street improvements, water/sewer projects, parks, housing rehab, senior/youth services, mental health, homelessness, food banks, transportation, and façade improvements. A public survey received only six responses from Lehi; a new survey will be promoted. The public input mentioned above was taken. The final funding recommendations will come to council on February 25, 2025.
- Pressurized Irrigation Rate Study (Resolution 2025‑07): Council approved a contract with LRB Public Finance Advisors to conduct a rate structure study for the new pressuritr irrigation meters. The study will determine a phased approach and ensure revenue neutrality. Unanimous approval (5‑0).
- Ordinance 03‑2025 – Cardenas Zone Change: Petitioners were absent. Council opted to postpone to a future meeting, as they preferred to hear from the applicant.
- Ordinance 04‑2025 – Garden Park Zone Change: Petitioner Adam Albrecht requested rezoning 1.29 acres at 515 South 100 West from A‑1 to R‑1‑Flex. The property has a deed restriction limiting it to four single‑family lots (two facing Center Street, two facing 500 South). Staff confirmed the density (3.25 units/acre) meets flex requirements. No public opposition. Motion to approve including DRC and Planning Commission comments. Unanimous approval (5‑0).
- Preliminary Subdivision – Holbrook Place Phase 12: Brad Mackey (Ivory Development) presented a 14‑lot single‑family subdivision near 3600 West Turpin Lane. Lots will be clustered to preserve views, with a tot lot, open space, and storm water detention. The development stays clear of the Jordan River overlay. Motion to approve including DRC and Planning Commission comments. Unanimous approval (5‑0).
- Ordinance 05‑2025 – Barbed Wire Fencing Code Amendment: Staff presented updates to Chapter 12 clarifying where barbed wire is allowed (agricultural zones and public facility zones) and explicitly prohibiting razor wire unless required by federal/state law. Motion to approve. Unanimous approval (5‑0).
Key Outcomes
- Business License Revoked (Corner Shop): Revoked unanimously (5‑0) for multiple code violations, including false application, refusal to allow inspections, and creating a public nuisance endangering youth.
- Resolution 2025‑07 (PI Rate Study): Approved unanimously (5‑0).
- Ordinance 04‑2025 (Garden Park Zone Change): Approved unanimously (5‑0).
- Preliminary Subdivision (Holbrook Place Phase 12): Approved unanimously (5‑0).
- Ordinance 05‑2025 (Barbed Wire Fencing): Approved unanimously (5‑0).
- Ordinance 03‑2025 (Cardenas Zone Change): Deferred to a future meeting due to applicant absence.
- RDA Resolutions: Two resolutions (Mountain Vista and Skyview Community Reinvestment Project Areas) were approved to begin plan preparation. Councillor Michelle voted no on both, citing concerns about the standard language expressing desire to conduct reinvestment activities. The votes were 4‑1 for each.
Meeting Transcript
Paperwork here in order. I'd like to welcome everybody to the uh January 28th, 2025 city council meeting. Uh it right now at 5:30, 534. It is our pre-council meeting. As a matter of roll call, our city council members are all in attendance here today. So thank you very much. A couple changes to the agenda just for uh council, so you know we do have to go into an RDA meeting. Uh we'd probably do that between item six and item seven if there's time uh before the uh closed door session that's scheduled. That being said, we uh generally like to start our uh meeting with an opening prayer, and I've asked Paige if she would do that. Excuse me, yeah, it was Paul. You were Pledge of Allegiance. I'm sorry, I had it written down. Our dear Heavenly Father grateful for this uh day that was given us. We're grateful for the moisture that we've been receiving over the last uh week or so, and for the beautiful city that we live in and for the freedoms that we enjoy in this great country of ours, we're grateful for the opportunity we have to serve uh in the capacity that we have and for the opportunity that we have to listen to the items that are before us today, and pray that that will uh bless us that we'll be able to uh do that which would be pleasing in thy sight and uh would be best for the for Lehigh moving forward. We're grateful for our first responders and for our military and pray that that will watch over and protect them. And we say these things things in the name of thy son Jesus Christ, amen. Amen. Thank you, Paul. Yeah, Paige, you're not getting away from it. You're doing the pledge in the next meeting. I may call Paul to do it, but I do mean you. Let the record reflect I was willing. You were, I could see that. All right. Item number two is a hearing to consider whether to revoke the business license uh for corner shop. Ryan, you're going to lead that discussion. Yeah, so Craig and the police department are gonna make the presentation, but just a little, I guess, to bring you up to date where we're at. So we I got an email from the business owner's attorney last Tuesday that basically notified us that they would be voluntarily surrendering their business license, that they wouldn't be opposing this. We're gonna have kind of an abbreviated version of what we were planning on doing. Um just because the code doesn't really necessarily provide for a mechanism for it to be voluntarily surrendered. So Craig's gonna go through the kind of some of the elements and then um the police department's got you know some supporting documentation for that. So we'd like you to make just brief findings, including that we received that email from the business owner's attorney, and and then you know, um, if that's the way you decide to go making a resolution or approving a resolution, actually revoking the business license. There's just things like they have appeal rights and things like that. So we wanted to make at least a brief record, have you take that specific action just so we're you know we're crossing all the T's and and dotting all the I's going forward. So with that, we'll I'll let Craig make the presentation and then he'll turn some time over to the police department and then happy to answer any questions or have a discussion on anything further that you that you want to any other information that you need. So I think Paul said it best that he's been on the council for 10 years and have has never had to deal with one of these. Um I've been in a attorney for 15 years, and this is the first time I've ever had a hearing like this. I've had some that got close, but not to this point. Um I did want to just point out this is the building we're dealing with. Um I don't know if you guys can see it on the screen in front of you. It's the little I think it was a used to be a barber shop east right next to Osman Design. Uh the mayor is familiar with this building. He can see it from his window at work, and here's kind of a 500-foot view over here is where hearts are on the run is, and that building is right in there. Not on the corner. So the reason why we're here tonight is under our code. Um for a suspension or rev revocation of a business license. Um, one of those five uh things need to be met, and then there's a procedure that needs to be followed by the city. Um part of that is having a ruling uh by the city council as a whole uh to determine whether to revoke, suspend, um, or uh there are other options as well. Um in this case, we're asking that there be a revocation. Um, as you can see, in A, um, because the license shouldn't have been issued, because the license failure refusal to permit or cooperate with an audit or inspection, if the continued operation of the license activity would constitute a nuisance or present danger to the health safety and welfare of the community, or because of a violation of this title or any other app applicable uh provision of law.
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