Lehi Planning Commission Work Session - February 6, 2025

The Lehi Planning Commission met on February 6, 2025, at 5:30 PM in the City Council Chambers. The meeting covered updates on DRC-approved projects, a detailed discussion of a proposed Environmental Sensitivity Area (ESA) overlay zone (formerly AHOZ) aimed at creating affordable housing, a brief update on the bike/pedestrian plan, and a deferral of the discussion on limiting conditional uses. The meeting adjourned at approximately 7:00 PM.

Discussion Items

• Review of Items Approved at DRC (Development Review Committee) – Staff presented recently approved projects since November 2024, including a detached ADU for Mr. Craghead, the Inverness Platte 6 final subdivision (4.4 acres, 37 single-family homes, 202 townhomes), the Grants Corner site plan near the rodeo grounds, and a 25-unit apartment building on State Street (18 one-bedroom, 7 two-bedroom units). Commissioners asked about ADU window orientations and setbacks; staff noted that a future code amendment on detached ADU privacy is forthcoming.

• ESA Overlay Zone / AHOZ Update – Staff provided an update following council discussions. The mayor is pushing for a quick adoption to preempt state legislation that would allow 6,000-square-foot lots as a permitted use in all residential zones. The proposed overlay would allow 6,000-square-foot lots on 60-foot frontages, with a 50% density increase over the base zone, and a home size limitation of 1,000–1,900 square feet (with unfinished basements allowed). No garage would be required, only two off-street parking spots. Streets would be substandard (30-foot asphalt width with mountable curb and integral sidewalk). The overlay would require owner-occupancy deed restrictions and a developer pro forma with a 20% profit cap; staff noted the mayor strongly supports this cap. Commissioners discussed design standards, landscaping, and the role of HOAs. Most commissioners expressed support for the concept but cautioned against over-regulating to keep prices low. They agreed that income restrictions are not needed because the small size and lot size will naturally keep prices lower. The overlay would be a general plan overlay, with zone change and concept plan approved together, then administrative approvals for subsequent phases.

• Bike/Pedestrian Plan Update (Informal Presentation) – Staff gave a brief update on the draft bike/ped plan. The plan is being developed in-house. Key sections include vision, existing conditions (with public feedback ranking safety as top concern, connectivity second), a proposed network map, and an implementation plan with high/medium/low priorities rather than fixed phases. The current draft identifies major gaps in the network, particularly north-south routes. Staff noted that 2300 West is a constrained corridor, so 1700 West is being proposed as the primary active transportation route instead. The plan is nearing completion of text and will be made more accessible than the current 400-page plan.

• Discussion of Residential and Commercial Table of Uses (Item 5) – This item was deferred because Commissioner Craig was absent. The agenda title was noted to have a typo: "to limit" should be "to eliminate" conditional uses. The item will be revisited at a future meeting.

Key Outcomes

• No formal votes were taken; the meeting was a work session for discussion and direction.
• Staff will continue developing the ESA overlay ordinance, incorporating commissioner feedback on design standards, home size limits, and owner-occupancy requirements. The goal is to bring a draft code to the Planning Commission for a public hearing within the next few months.
• The bike/ped plan update will be finalized and presented for adoption at a future regular meeting.
• The table of uses discussion is postponed until Commissioner Craig can attend.