Lehi Planning Commission Meeting – May 8, 2025

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.