Lehi Planning Commission Meeting Summary - July 10, 2025

The Lehi Planning Commission met on July 10, 2025, to consider eight agenda items including zone changes, plat amendments, grading permits, site plan exceptions, development agreements, and code amendments. The meeting included public hearings for most items, deliberation on compatibility and design standards, and a close vote on a zone change recommendation.

Consent Calendar

• Approval of Minutes (May 22, 2025): Approved unanimously.

Public Comments & Testimony

• Item 3.1 – Hammond Zone Change: Two neighboring property owners spoke in opposition. Corey Gurney cited lack of a clear plan, risk of unknown uses, proximity to homes, increased traffic, and no public benefit. Melissa Nokes questioned the timing of the zone change without a specific development plan and requested that a plan be presented before rezoning.
• Item 3.3 – Colledge Farms F Concept Plan: Marcy Lowe (adjacent resident) asked for clarification on potential road widening and traffic controls (four-way stop or traffic light). Stephen Henson submitted an online comment requesting a perimeter fence on the west side to minimize dust and construction impact.
• Item 3.7 – Tandem Parking Amendment: Marshall Gary submitted an online comment expressing strong support for the change, stating it reduces parking costs and is a win for affordability.
• Item 3.8 – ADU Code Amendment: Gary (DRC comment read aloud) opposed the outright prohibition of ADUs on slopes over 20%, arguing that an engineering solution should be possible. He suggested a higher limit (e.g., 30%) or no specific cap.

Discussion Items

• Item 3.1 – Hammond Zone Change (0.83 acres, 600 W State St): The applicant sought to rezone from Mixed Use to Heavy Commercial, consistent with the 2022 General Plan. Staff noted the change reflects existing surrounding uses. The commission debated whether to recommend approval given the plan alignment or deny due to incompatibility with adjacent legal non-conforming residential uses and the lack of a development plan. After public opposition and deliberation, a motion to recommend negative was made, citing incompatibility with current uses. An amendment added a recommendation for city council to consider a development agreement and future code changes for buffering. Vote: 3-2 in favor of negative recommendation.
• Item 3.2 – Barron Highlands Plat Amendment: Request to split Lot 1 of Carter Ridge Subdivision into two 20,000 sq ft lots (exceeds R1-15 minimum). No public comments. Approved unanimously.
• Item 3.3 – Colledge Farms F Concept Plan: The applicant requested tabling to July 31 to update the plan. The commission held the public hearing and then voted to table to the July 31 meeting, with a recommendation to hold another public comment opportunity.
• Item 3.4 – Upper Inverness Grading Permit (693.4 acres): D.R. Horton requested approval for on-site dirt movement from other phases; no off-site haul routes. No public comments. Approved unanimously, finding proposed grading meets preliminary plat plans, allows on-site material use, and complies with General Plan.
• Item 3.5 – Sky View West Anchor Site Plan Exceptions: Gardner Plumb (representing an unnamed national retailer) requested exceptions for: a drive aisle between building and street (due to 27-foot grade change), block length/connectivity (no pedestrian stair/ramp due to safety concerns), front elevation glass requirement (16% vs required 20%), and architectural wall variations (glass as third articulation on north/west elevations). Public hearing held with no public comments. The commission debated each exception. They approved the drive aisle and connectivity exceptions based on topography. They denied the glass percentage exception (16% vs 20% required), finding the applicant did not meet the burden of proof and citing precedent. The glass articulation exception for non-front elevations was also denied. Vote on motion to deny the glass exception: 3 in favor, 1 opposed. (One commissioner challenged the arbitrary nature of the 20% standard.) DRC comments included.
• Item 3.6 – Beckstrom Development Agreement: Following a denied code amendment earlier, this agreement allows the Beckstroms to continue their home occupation (storing equipment/materials/vehicles) with conditions: activities inside accessory building, limited to two bays, max 3 on-site employees, operating hours 7am-5pm M-F, limited deliveries, 8-foot fence screening, annual compliance report. Applicant Mitch Beckstrom spoke, highlighting their discretion and good neighbor relations. No public comments. Voted positive recommendation to city council with findings that the agreement provides a path for compliance and poses no health/safety risk.
• Item 3.7 – Development Code Amendment (Table 37.080 – Tandem Parking): State law now requires cities to count tandem parking as two stalls. This amendment removes the prohibition on tandem configurations. The commission clarified the definition of tandem parking should be removed in a future amendment and that the change does not immediately affect ADU parking requirements. Voted positive recommendation to city council to bring code into state compliance.
• Item 3.8 – Development Code Amendment (Chapter 26 – Detached ADUs): Proposed changes: reduce minimum lot size from 15,000 sq ft to 14,520 (1/3 acre); prohibit ADUs on slopes >20% grade or in environmentally sensitive areas; require grading plans for slopes between 10-20% (DRC suggested lowering to 5-10%). Discussion centered on the slope restriction, with some commissioners supporting a higher limit (e.g., 30%) if engineering can ensure safety, while others cited affordability concerns and precedent from Traverse Mountain. The motion included clarifying language that the percentages refer to grade and recommended city council consider a higher slope limit. Voted positive recommendation to city council with modified language and the suggestion to review the slope percentage.

Key Outcomes

• Negative recommendation (3-2) for Hammond Zone Change, with advisory to consider development agreement and buffer code amendments.
• Approved Barron Highlands plat amendment (unanimous).
• Tabled Colledge Farms F Concept Plan to July 31, 2025 meeting.
• Approved Upper Inverness Grading Permit (unanimous).
• Approved two site plan exceptions (drive aisle, connectivity) for Sky View West; denied glass percentage and articulation exceptions (3-1).
• Positive recommendation for Beckstrom Development Agreement (unanimous).
• Positive recommendation for tandem parking amendment (unanimous).
• Positive recommendation for ADU code amendment with modifications to clarify grade percentages and request council consider higher slope limit (unanimous).
• Next meeting: July 31, 2025 (instead of July 24). Work session in August.