Lehi Planning Commission Meeting

The Lehi Planning Commission met on June 12, 2025, at 7:00 PM in the City Council Chambers. The meeting included approval of minutes, several public hearings, and decisions on conditional uses, zoning changes, area plan amendments, and site plan exceptions. Key outcomes included approvals with conditions, recommendations to the City Council, and one item withdrawn.

Consent Calendar

• Unanimously approved minutes from the May 1, 2025 and May 8, 2025 meetings. (Items 2.1 and 2.2)

Public Comments & Testimony

• Item 3.3 (Morgan Zone Change): An online comment from resident John M. expressed support for the zone change but raised serious concerns about the narrow width and deficient infrastructure of West 125 South, urging compliance with city code and safety standards.
• Item 3.4 (Harding Wall Exception): A member of the public commented on the property's improvements and inquired about the city's plans for a trail along Dry Creek.
• No public comments were made for Items 3.1, 3.2, 3.5, 3.6, and 3.7.

Discussion Items

Item 3.1 – Webb Flag Lot Conditional Use (Taylor Butterfield)

• Staff explained the proposal for a flag lot at 1312 North 600 East in the R-1 Flex zone, which requires an exception for driveway spacing (45 ft vs. required 150 ft). The city engineer and traffic engineer approved the exception.
• The commission unanimously approved the conditional use, including all DRC comments and findings that the use meets code standards.

Item 3.2 – Bank of Utah Site Plan Exception (Construction Assistant)

• The applicant requested an exception to the 5,000 sq ft building footprint limit (proposing 5,625 sq ft) in the Neighborhood Commercial zone. The applicant argued the size is essential for an efficient branch and noted the traffic study showed no adverse impact.
• Commissioner Everett expressed concern about setting a precedent on building size exceptions, while other commissioners cited similar past approvals. The commission approved the site plan with an amendment capping the exception at the proposed 5,625 sq ft and including all DRC comments. Motion passed unanimously.

Item 3.3 – Morgan Zone Change (Grow Development)

• The proposal rezones 1.13 acres from RA-1 to R-2 (medium density residential), consistent with the General Plan. Applicant Boyd Brown responded to the public comment, stating that road improvements to meet city standards would be made when the property is subdivided.
• The commission voted unanimously to recommend approval to the City Council, including DRC comments and a finding that road concerns will be addressed upon development.

Item 3.4 – Harding Wall Exception (Roger Harding)

• The applicant proposed a 10-foot wall along 1200 East to reduce noise from traffic and light intrusion. Discussion centered on the unique steep topography, appropriate setbacks, and material. The applicant agreed to a 12-foot setback from the curb to accommodate a future sidewalk and landscaping.
• The commission approved the exception with conditions: minimum 12-foot setback from the back of curb, wall height not exceeding 10 feet measured from curb grade (not on top of any retaining wall), and all DRC comments. An additional finding was added that the exception is granted due to the unique topography. The motion passed 5–1.

Item 3.5 – Strap Tank Area Plan Amendment

• The applicant sought to amend the Traverse Mountain Area Plan to allow manufacturing, processing, and packaging of food and beverage products as a permitted use. Commissioners debated whether to recommend it as a conditional use instead, to allow future review and avoid unintended effects on the area plan.
• The commission recommended approval to the City Council with the condition that the use be added as a conditional use (not permitted) and with DRC comments. The vote was 5–1.

Item 3.6 – K2 Electric Office & Warehouse Conditional Use (Core Architecture)

• The request includes outdoor storage for trailers and electrical equipment. Concerns were raised about potential noise from early morning truck activity, but the applicant clarified the scale is small (F-150 type pickups) and the storage area is below grade with a concrete retaining wall.
• The commission approved the conditional use, including DRC comments and a recommendation that the applicant be sensitive to nearby residential property noise. Motion passed unanimously.

Item 3.7 – Holbrook Farms Plat K Amendment (Boyer)

• The plat amendment adds five commercial lots for Phase 2, consistent with the area plan and development code. The applicant stated they are currently installing road infrastructure.
• The commission unanimously approved the plat amendment with DRC comments.

Item 3.8 – Roller Mills Lofts Concept Plan (Castle Properties)

• This item was withdrawn by the applicant prior to consideration.

Key Outcomes

• Consent Calendar: Approved unanimously.
• Item 3.1 (Webb Flag Lot): Approved unanimously.
• Item 3.2 (Bank of Utah): Approved (6–0), with exception capped at 5,625 sq ft.
• Item 3.3 (Morgan Zone Change): Positive recommendation to City Council (6–0).
• Item 3.4 (Harding Wall): Approved (5–1), with conditions on setback and height, and finding of unique topography.
• Item 3.5 (Strap Tank): Positive recommendation to City Council (5–1), to be added as a conditional use.
• Item 3.6 (K2 Electric): Approved (6–0), with DRC comments and noise sensitivity recommendation.
• Item 3.7 (Holbrook Plats): Approved (6–0).
• Item 3.8 (Roller Mills): Withdrawn.
• Other: No second meeting in July; next meeting scheduled for July 31, 2025.