Lehi Planning Commission Meeting - March 13, 2025

The Lehi Planning Commission met on March 13, 2025, at 7:00 PM in the Lehi City Council Chambers (153 N. 100 E.). The meeting covered nine public hearing items, including a station area plan, multiple plat amendments, a general plan amendment, a grading permit, conditional use permits for drive-thrus, an area plan amendment, and a development code amendment. The commission also discussed an environmentally sensitive area overlay zone and conditional use permit updates. Several items were recommended to the city council, one was tabled, and one received a negative recommendation with a suggestion for a development agreement.

Consent Calendar

• Approval of Minutes (February 27, 2025): Approved unanimously by voice vote.

Public Comments & Testimony

• Item 3.1 (North Lehi Station Area Plan): Carl Karen (Bateman Irrevocable Trust) expressed concerns about density allocation, open space requirements, and the plan's impact on his property. He requested the item be tabled for further discussions with staff. Other public comments (online) included Ronald Dibble and Josh Wilcox opposing the station location, and Bill Harris supporting the walkable design.
• Item 3.3 (Oak Creek Hollow Plat B): Richard Simon, a neighbor, questioned the impact on property values. He had no opposition after discussion.
• Item 3.4 (Whitmore General Plan Amendment): James Whitmore (property owner) supported a temporary light industrial designation via a development agreement to address his vacant land. Carl Karen opposed the change, citing concerns about blight from nearby industrial uses.

Discussion Items

• Item 3.1 – North Lehi Station Area Plan: A presentation by Christine Richmond (GSBS Consulting) outlined the vision for a transit-oriented community around the future TRAX station. The plan includes 143 developable acres, with 34% open space, 23% commercial, 16% mixed-use, and 27% residential. The commission debated whether the plan constitutes a regulatory area plan under city code, with staff clarifying it is a state-required station area plan that does not vest development rights. The motion included a recommendation to city council to clarify this distinction.
• Item 3.2 – Exchange Phase 16 Plat Amendment: Approved to subdivide Parcel A for a second phase of the Exchange Business Center. Applicant confirmed a preschool tenant and plans to break ground soon.
• Item 3.3 – Oak Creek Hollow Plat B: Approved to split lot 8 into two equal 0.72-acre lots in the RA1 zone. The neighbor's property value concern was addressed as the city does not have data on market impacts.
• Item 3.4 – Whitmore General Plan Amendment: The applicant requested changing the land use from Commercial to Light Industrial on 2.41 acres. Staff and the commission expressed concern about precedent and future development potential. The commission recommended denial but suggested a temporary development agreement to allow light industrial use with shorter terms (e.g., 2-5 years) and strict conditions.
• Item 3.5 – Inverness East Grading Permit: DR Horton requested a grading permit for 197 acres (110,000 cubic yards cut, 151,000 fill) with a 24-36 month timeline. The commission approved a recommendation to city council, noting that the grading would be on-site and consistent with approved plans.
• Item 3.6 – Swig Drive-Thru Conditional Use: The applicant requested tabling to allow a queuing study due to concerns about stacking spilling into parking. Tabled to April 24, 2025, by unanimous vote.
• Item 3.7 – Skye Area Plan Amendment: The commission recommended adding “grocery store” and “general merchandise store” as permitted uses in the Skye Area Plan. Staff confirmed these uses were already allowed under retail but the amendment provides explicit clarity for potential tenants.
• Item 3.8 – Cyprus Credit Union Site Plan & Drive-Thru: Approved a positive recommendation for exceptions to building and parking setbacks (25 ft to 15 ft) due to grading constraints. The drive-thru stacking was deemed adequate (3-5 cars). Conditions include DRC comments and traffic study acceptance.
• Item 3.9 – Development Code Amendment (Chapter 39): The amendment restricts townhomes and condos to one kitchen and clarifies dwelling units must be occupied by one family. The commission recommended approval to address enforcement issues with illegal ADUs.

Key Outcomes

• Approved (Recommendations to City Council): Items 3.1 (with clarifying language), 3.2, 3.3, 3.5, 3.7, 3.8, and 3.9.
• Tabled: Item 3.6 (Swig drive-thru) to April 24, 2025, for additional study.
• Negative Recommendation: Item 3.4 (Whitmore GPA) with direction to pursue a development agreement for temporary light industrial use.
• No Action: City business items (ESA overlay discussion and conditional use updates) were for discussion only; no votes taken.
• Adjournment: The meeting was adjourned after completing all agenda items.