Lehi Planning Commission Meeting - March 27, 2025

The Lehi Planning Commission met on March 27, 2025, at 7:00 PM in the City Council Chambers. The commission considered several agenda items including a station area plan for future transit (Hospital and 2100 North), zone changes, and a general plan amendment. Public comments were heard on multiple items, particularly the station area plan which drew significant opposition from residents. The commission voted to recommend all items to the City Council, with the station area plan passing 4-1.

Consent Calendar

• Approval of minutes for the March 6, 2025 meeting was approved unanimously.

Public Comments & Testimony

• Item 3.2 (Tronson Zone Change): No public comments.
• Item 3.3 (Webb Zone Change): No public comments.
• Item 3.4 (Hospital & 2100 North Station Area Plan): Numerous residents spoke against the plan, citing concerns about increased traffic congestion, parking shortages (one space per unit), crime, loss of neighborhood character, and the plan's lack of alignment with existing city codes and master plan. Specific speakers included Cammy Stevenson, Paul Carroll, Victoria Richmond, Seth Robinson, Darren Pack, Mick, Kit Harris, Boyd Lou, Gary Arbuckle, Shannon Fairbanks, Landon Fairbanks, Cindy Rizbeck, and Joyce Talon. One speaker, Marshall Gary, expressed support for the plan, arguing that transit-oriented development can reduce traffic and provide housing. The commission also noted online comments echoing similar concerns.
• Item 3.5 (Warner Zone Change): No public comments.
• Item 3.6 (Fisher General Plan Amendment): Gerald Larson raised a storm drain issue; Cameron Barrett asked about sidewalk connectivity and the scope of the rezone.

Discussion Items

• 3.1 Costco Fuel Expansion Extension: Staff explained the request for a one-year extension due to site plan changes. Commissioner Everett inquired about stacking and striping for queuing lanes. The applicant confirmed striping would be included. Motion to approve passed unanimously.
• 3.2 Tronson Zone Change: Staff noted the property is consistent with the general plan (heavy commercial). Discussion centered on a property line discrepancy with a neighboring house, which would need resolution before development. Motion to recommend positively to City Council passed unanimously.
• 3.3 Webb Zone Change: Staff noted the general plan designates low density residential. The applicant intends to subdivide into a flag lot. No questions. Motion to recommend positively passed unanimously.
• 3.4 Hospital & 2100 North Station Area Plan: Staff provided extensive background on the transit studies and the vision for a mixed-use, transit-oriented district with an industrial aesthetic and health/wellness focus. The plan is a visionary document, not regulatory. Commissioners discussed the utility of the 2100 North station as a local rather than regional destination. The plan helps meet state moderate income housing requirements. Motion to recommend positively (4-1) included findings that the plan is a starting point, complies with state code, and helps meet housing goals; the commission also recommended the City Council listen to public comments and avoid creating "islands of misaligned amenities."
• 3.5 Warner Zone Change: Staff confirmed compliance with general plan (light industrial). The property had previous code violations but is now compliant. Motion to recommend positively passed unanimously.
• 3.6 Fisher Main Street General Plan Amendment: Staff explained the applicant wants to build a single-family home on a 0.3-acre portion. The general plan change from NC to MDR matches surrounding residential. Commissioner questions about sidewalk and storm drain issues. Applicant Peggy Fisher stated she wants to build a smaller home for herself. Motion to recommend positively passed unanimously.

Key Outcomes

• 3.1 Costco Fuel Extension: Approved unanimously.
• 3.2 Tronson Zone Change: Positive recommendation to City Council (unanimous).
• 3.3 Webb Zone Change: Positive recommendation to City Council (unanimous).
• 3.4 Hospital & 2100 North Station Area Plan: Positive recommendation to City Council (4-1). The plan will be presented to the City Council on April 8, 2025.
• 3.5 Warner Zone Change: Positive recommendation to City Council (unanimous).
• 3.6 Fisher Main Street General Plan Amendment: Positive recommendation to City Council (unanimous).

City Business

• The commission was reminded there is no work session next week. The spring conference of the Utah Chapter of the American Planning Association will be held in Logan on May 8-9, 2025.

Adjournment

The meeting was adjourned.