Lehigh City Planning Commission Meeting - October 23, 2025

On October 23, 2025, the Lehigh City Planning Commission convened to review zoning changes, subdivision proposals, and area plan amendments. Due to a temporary lack of a full quorum, the Commission authorized three members to conduct business, electing Emily as Acting Chair for the evening. The meeting proceeded with the approval of several routine items and the tabling of a major revitalization plan to allow for further engineering review and public engagement.

Consent Calendar

• Approved agenda items 2.1 and 2.2 (routine agenda items) unanimously.

Public Comments & Testimony

• Scott Pettett: Expressed concerns regarding traffic safety and potential speeding on Utah Highlands Drive resulting from the proposed three-lot subdivision. Inquired about the need for a frontage road or turn lanes to mitigate intersection safety issues, noting the proximity to newly opened soccer fields. Stated that the road currently experiences significant speeding.
• Scott Cutler (Online Comment): Initially expressed concern that the project might involve high-density development (townhomes) near environmentally sensitive areas. In a follow-up comment, stated that upon clarification that the project consists of only three single-family homes, he views it as an acceptable addition to the neighborhood.
• Applicant Feedback: John Hadfield's representative (via staff summary) agreed to place a note on the plat indicating that Lot 1's driveway will be positioned as far away from the intersection as possible.

Discussion Items

• Item 3.1 (Smith Zone Change): Discussed Eric Smith's request to rezone 0.4 acres at 235 West State Street from R2 (medium density residential) to neighborhood commercial to match the general plan. The applicant, Bob Smith, appeared but requested no comment, stating the request was straightforward. Staff confirmed the change aligns with the general plan.
• Item 3.2 (Hadfield Subdivision): Deliberated on John Hadfield's request for preliminary subdivision approval for a three-lot subdivision at 600 East Utah Highlands Drive (re-appropriating a 2006 expired approval). Staff confirmed the lots meet R115 standards. Public discussion focused on lot orientation, ADU eligibility, and traffic impacts. The applicant agreed to document driveway placement on the plat.
• Item 3.3 (Sky Area Plan Amendment): Deliberated on Gardener Companies' request for exceptions to design requirements for the Sky area plan due to steep grades. Two exceptions were proposed: allowing drive-throughs adjacent to major arterials (removing the exception requirement) and shifting 20% glass facade requirements to front or side elevations when facing steep grades rather than public streets. The applicant, Mark Murdoch, clarified that the intent is to preserve pedestrian-friendly linear parks and that glass placement is purely aesthetic due to topography. Staff and Commission agreed the requests made sense given the site constraints.
• Item 3.4 (Downtown Revitalization Plan): Discussed the downtown revitalization and State Street station area plan. Consultant Sam Taylor presented the 160-page vision document. Key discussion points included:
  • Public Engagement: Staff noted low response rates (22 responses) on the recent online survey, with only 18 residents responding, despite broader past engagement.
  • Key Concerns: Residents expressed anxiety over traffic volume, parking loss, and the potential for the transit station to require Union Pacific to move a railroad turnaround.
  • Plan Status: The Commission noted the plan is a visionary guide (20+ year horizon) and that specific details are illustrative. A specific recommendation for a "100 East commercial overlay" was removed based on prior feedback.
  • Engineering Review: The Engineering Department requested additional time to review the plan, particularly regarding infrastructure and the railroad turnaround constraints.

Key Outcomes

• Acting Chair: Motion passed to appoint Emily as Acting Chair for the evening.
• Item 3.1 (Smith Zone Change): Motion carried approving the zone change from R2 to neighborhood commercial with a positive recommendation. Findings include consistency with the general plan, compatibility with surrounding uses, and suitability for identified uses.
• Item 3.2 (Hadfield Subdivision): Motion carried approving the preliminary subdivision approval for the three-lot subdivision. Findings confirm compliance with Lehigh City Development Code and inclusion of DRC comments.
• Item 3.3 (Sky Area Plan): Motion carried recommending approval of the area plan amendment. Findings state the amendment provides necessary design flexibility while preserving the intent of the design requirements and contributing to a quality community.
• Item 3.4 (Downtown Plan): Motion carried to table the Downtown Revitalization Plan and State Street Station Area Plan until the next meeting (November 13, 2025). The tabling allows time for Engineering to finalize reviews and for the Commission to solicit additional public feedback. The Public Hearing is noted as being kept open for the subsequent meeting.
• Adjournment: The meeting was adjourned on motion by the Chair. A work session originally scheduled for November 6th may be canceled or combined into regular meetings depending on the agenda load for November 13th and 20th.