Lehigh Planning Commission Meeting - January 8, 2026

The Lehigh Planning Commission convened on January 8, 2026, beginning with the temporary and permanent election of Commissioner Tyson Eyre as Chair and Commissioner Nicole Coons as Vice Chair. The commission proceeded to review multiple public hearings and concept plans, addressing zoning exceptions, plat amendments, and significant development proposals, while also scheduling a bylaws training session.

Consent Calendar

• Election of temporary and permanent Commission Chair (Tyson Eyre) and Vice Chair (Nicole Coons).
• Movement of Item 3.1 (Bylaws Adoption) to the end of the agenda at the request of staff and members to allow for future training.

Public Comments & Testimony

• Item 4.1 (Sandal Hana / Joseph Lambert): Commissioner Eyre expressed support for the glass reduction but concern regarding the parking reduction, noting that the proposed 150 spaces triples the parking at a similar facility (Sandbar) with the same number of courts. The applicant stated they focused on a parking study to justify 150 spaces but would need to negotiate with neighbors for 10 additional stalls versus 160 extra.
• Item 4.6 (Rockwell Station / Gary Knapp): Several commissioners expressed strong concern regarding the approval of an office building without on-site parking, noting the removal of existing downtown parking. A commissioner noted the difficulty of shifting societal parking habits. The applicant stated they entered into a non-exclusive lease for 30 (potentially 40) overflow spaces at the Legacy Center and expressed willingness to fund additional angled parking on a public street to mitigate concerns.
• Item 4.8 (Park Meadows Subdivision / JDH Developments):
  • Annette Gaugham (resident) opposed the project, citing concerns about the loss of large lot sizes (originally 5 acres), increased traffic on under-capacity roads (Pioneer Crossing, 7750 North), and the adequacy of existing park space. She expressed a desire for the city to prioritize broader vision over specific subdivision density.
  • Warren Johnson (resident) opposed smaller lots being placed on the road frontage, arguing they do not represent the character of the area, and suggested a moratorium until road issues are resolved.
  • Andrew Ward (resident) opposed the proposal, noting the existing annexation plan proposed fewer lots (9-10) with half-acre sizes, and expressed concern about the lack of infrastructure capacity (traffic, schools) in the neighborhood.
  • Online commenters supported restrictions, calling for the rejection of flexible easements and the preservation of previously approved lot counts.
• Item 4.11 (Cold Spring Ranch Short-Term Rentals):
  • Brianna Hickon (resident) supported the amendment, arguing that regulated owner-occupied rentals provide financial stability and are less disruptive than long-term rentals.
  • Riley Perry (HOA President) opposed the amendment, citing the community's high density (60% townhomes), narrow streets (24-foot wide HOA streets), severe parking shortages, and the impossibility of the HOA amending CCRs to align with a potential city code change.
  • Sheila Millette (resident) opposed, highlighting that many homes in the community are grandfathered out of ADU eligibility and that the amendment effectively bypasses HOA governing documents.
  • Kendra Byan (resident) supported the amendment, citing the need for housing for families traveling to Primary Children's Hospital and positive experiences with previous short-term renters.
  • Morgan Cotter (resident) supported, arguing owner-occupied short-term rentals mitigate affordability issues compared to long-term rentals.
  • The applicant (Kenneth Galott) clarified that owner-occupied rentals involve personal oversight, strict parking limits (typically one vehicle), and quiet hours, contrasting their responsible management with long-term rentals that occupy parking spaces for 12 months.

Discussion Items

• Item 4.1 (Sandal Hana Concept Plan): Staff noted substantial DRC comments regarding utilities, but the main issues were design exceptions. The commission discussed conflicting design overlay requirements (TOD vs. Urban Tech Mixed Use), with staff clarifying the most restrictive code applies. The applicant confirmed they are adding glass to rear elevations to offset side exemptions.
• Item 4.6 (Rockwell Station Concept Plan): Extensive discussion occurred regarding the lack of on-site parking for a proposed office building. Staff clarified that Mixed Use zoning does not have a mandatory minimum parking requirement, but the commission uses standard requirements as a guide. The applicant proposed leasing overflow parking and funding street improvements. A commission member noted the difficulty of enforcing parking norms in historic downtowns versus daytime office demand versus weekend visitor demand.
• Item 4.8 (Park Meadows Subdivision Concept Plan): Staff clarified that the Density in Lieu trade-off allows the developer to dedicate a dry creek corridor and trail to the city in exchange for smaller lot sizes (some under 0.5 acres), avoiding the city paying the ~$300,000 cost to purchase the land. The commission discussed the impact on neighborhood character, traffic capacity, and the loss of animal rights on smaller lots.
• Item 4.11 (Cold Spring Ranch Area Plan Amendment): Discussion centered on the conflict between city code and Area Plans that do not explicitly permit owner-occupied short-term rentals. Commissioners noted that while the code allows these rentals city-wide, this specific Area Plan is the governing document for the zone. Concerns were raised about HOA conflicts and the inability of the HOA to amend its CCRs to handle the new use if approved.
• Item 4.12 (Century Communities 219 Unit Proposal): The applicant requested approval for 219 units (53 single-family, 166 townhomes) on 56.5 acres with significant wetlands. Staff explained the current zoning allows only 25 units. The applicant proposed trading 219 units for 48% of the land (approx. 27 acres) as permanent native open space and trail connections. Commission members expressed concern about the massive density increase (25 units vs. 219 units) and the incompatibility with the surrounding low-density neighborhood and adjacent Saratoga Springs regional commercial development. One member suggested moving density to a TOD area instead.

Key Outcomes

• Item 4.1 (Sandal Hana): Motion to approve the request with findings that the project is consistent with code, specifically noting the glass reduction on side elevations and the parking reduction based on the applicant's study. (Passed)
• Item 4.2, 4.3, 4.4, 4.5 (Plat Amendments): Approval granted for the Skyview East (13 lots), Skyview West (2 lots), and Primary Children's Center (1 lot) amendments, as well as the consolidation of two lots at 627 West 1200 North. All motions passed unanimously.
• Item 4.6 (Rockwell Station): Motion to approve the concept plan with findings of consistency with the development code, including a recommendation to continue working with the city to ensure parking is sufficient. (Passed)
• Item 4.7 (Hadco HQ): Motion to postpone the public hearing to a date within the next two months. (Passed)
• Item 4.8 (Park Meadows): Motion to recommend approval to City Council with findings that the concept conforms to general plan goals and policies, pending City Council decision on financing. Commissioner Eyre voted nay. (Passed 4-1)
• Item 4.9 (Big O Tires): Motion to approve the conditional use and setback exception with findings of consistency with code and DRC comments. (Passed)
• Item 4.10 (Malica's LLC): Motion to recommend approval of the amendment to the Development Agreement to change the named party to the property owner. (Passed)
• Item 4.11 (Cold Spring Ranch STRs): Motion to recommend approval to City Council with conditions: the amendment is aligned with city-wide policy, limited to owner-occupied (primary residency) rentals, and clearly states non-owner-occupied rentals remain prohibited. Commissioner Eyre voted nay. (Passed 4-1)
• Item 4.12 (Century Communities): Motion to deny the proposed concept plan, with findings that it is inconsistent with the development code and general plan goals and policies due to the density gap and land use incompatibility. (Passed unanimously)
• Item 4.13 (Adult Daycare): Motion to recommend approval to City Council for the development code amendment adding adult daycare to home occupations. (Passed)
• Future Steps: Bylaws adoption is deferred until the training session scheduled for February. City Council will hear Items 4.8, 4.11, and 4.12 on January 27, 2026.