Lehi Planning Commission Meeting - September 25, 2025

The Lehi City Planning Commission met on September 25, 2025, at 7:00 PM in the City Council Chambers. The commission considered six regular agenda items, including zoning requests, a concept plan exception, a conditional use, general plan amendments, and a proposed affordable housing ordinance. The commission approved consent items, recommended approval for three items, recommended denial for two items, and voted to negatively recommend the SHAR ordinance.

Consent Calendar

• Approval of the minutes from the August 28, 2025, meeting was moved and seconded, passed unanimously.

Public Comments & Testimony

• Item 3.4 (Warner Transport): Lorraine Abell (adjacent property owner) submitted an online comment expressing cautious optimism about the applicant's willingness to comply with buffering, dust mitigation, and groundwater concerns. A public commenter (Casey Glade) criticized the city for inconsistent enforcement of dust mitigation but urged approval of the applicant.
• Item 3.5 (Bull River GPA): Multiple residents spoke in opposition. Alan Hawley argued the project is inconsistent with the development code, incompatible with the neighborhood character, and would create safety and parking issues. Others echoed concerns about traffic, parking overflow, and distrust of Perry Homes. Some residents requested that pedestrian access be blocked to prevent parking in the cul-de-sac. Online comments from Mark Stillings, Scott MT, Lane and Leanne Simmons, and Jared Peterson opposed the rezoning.
• Item 3.6 (SHAR Ordinance): Kenneth Glade spoke against the ordinance, arguing it transfers value from existing residents to developers and lacks transparency. Laura Stevens raised concerns about enforceability and loopholes. Larry Hadfield criticized the small lot sizes and lack of open space. Marshall Gary suggested learning from incremental development models and questioned specific provisions (e.g., detached-only, price cap, public hearing requirements). Two online comments (Megalyn Sayer and Bud Lamb) supported the ordinance.

Discussion Items

• 3.1 JDH Olson Annexation (R-1-22 Zoning): Staff recommended approval as the zoning conforms to the general plan. No public comments. The commission voted unanimously to recommend positively to the city council, including DRC comments.
• 3.2 Lee General Plan Amendment (MDR to Commercial): Staff explained that similar changes have occurred nearby. The applicant, Robert Lee, stated the intent is to build an office warehouse for his real estate business. Discussion clarified differences between commercial and neighborhood commercial zones. The commission voted to recommend positively, with a finding that it does not conform to the existing general plan but no negative comments were received.
• 3.3 Life Time Fitness Concept Plan (Parking Exception): The applicant presented the building orientation to engage with a planned trail rather than the street. Parking was noted as over the minimum. The commission approved the concept plan, finding that the exception still allows pedestrian access and is consistent with the code and general plan. All DRC comments included.
• 3.4 Warner Transport Conditional Use (Rock, Sand, Gravel, Topsoil Storage): Applicant Johnny Warner described past compliance issues and promised dust mitigation, speed control, and buffering. Staff noted 13 DRC comments. The commission discussed whether concrete recycling falls under the use and decided to include it but not concrete manufacturing. The motion passed unanimously.
• 3.5 Bull River Road General Plan Amendment (LDR to HDR): Applicant Lindsay Neve (Perry Homes) proposed 14 townhomes (down to 12 if needed) on 1.48 acres. Neighbors strongly opposed, citing traffic, safety, parking, and incompatibility. The commission noted the island of high density in a low-density area and voted to negatively recommend to city council, finding it inconsistent with the general plan and adjacent land uses.
• 3.6 SHAR Ordinance (Starter Home Attainable Residential): Staff presented the ordinance as a voluntary overlay allowing 150% density bonus for small single-family homes (under 1,200 sq ft) on lots under 6,000 sq ft, with owner occupancy and a $400,000 price cap. The commission discussed concerns about enforceability of deed restrictions, the fixed price cap, limited applicability, and potential for developer abuse. The commission voted unanimously to negatively recommend to city council, finding it not in conformance with the general plan.

Key Outcomes

• Items 3.1, 3.2, 3.3, 3.4: Approved/positively recommended unanimously.
• Item 3.5: Negatively recommended to city council (unanimous). The council will consider it on October 14, 2025. Residents were encouraged to contact council members.
• Item 3.6: Negatively recommended to city council (unanimous) with findings of non-conformance with the general plan. The commission expressed openness to alternative approaches.
• City Business: Staff reminded of the APA Utah Chapter fall conference (October 9-10) and the next work session for training.
• Adjournment: The meeting was adjourned at approximately 9:12 PM.