OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Lehi City Council Meeting - January 27, 2026

Meeting Portal — Tuesday, January 27, 2026
BodyLehi, Utah
SessionMeeting Portal
DateTuesday, January 27, 2026
StatusFILED
Video Record
0:00 / 2:11:23

Transcript — Verbatim
0:01

Here in the Lehigh City Hall in our council chambers.

0:06

All council members are accounted for tonight.

0:08

Councilmember Newell, Councilmember Harrison, Councilmember Freeman, Councilmember Stallings, and Councilmember Lockhart.

0:15

We welcome all guests and we also welcome all staff who are here with us this evening.

0:20

To start, we will stand, and I've asked uh Councilmember Lockhart to lead us in the Pledge of Allegiance.

0:30

I pledge Elliot.

0:36

And to the Republic for which it stands.

0:38

One nation under God.

0:40

Individual with liberty and justice current.

0:49

Thank you.

0:50

Thank you, Councilmember Lockhart.

0:53

First item tonight is presentations reports.

0:55

I don't believe we have any.

0:57

So we're good there.

0:58

So we're gonna open it up.

0:59

We'll gonna go first to our citizens' comments.

1:03

Um let me give you kind of the rules of the lands here.

1:05

We we welcome you all if you'd like to come and make comment.

1:08

If you see that you have an item that's on our agenda tonight, there are some items that will we will open reopen it for public comment.

1:18

Uh so we'd ask that you would uh keep those comments to the root to the to the items on the agenda as we go.

1:24

However, we'd love to hear from you, so we'll open it um for public comment when you come.

1:28

We'd ask that you'd state your first your name, your whole name.

1:31

Uh you'll have three minutes uh to share what's on your mind, and uh so we'll we'll start public comment.

1:46

Mr.

1:46

Mayor and uh members of the city council, thank you for this public comment time.

1:50

My name is Chris Rollins.

1:52

I've been a homeowner in Lehigh for 11 years, over 11 years.

1:55

During the last City Council work session, there was a discussion regarding the 700 South bike lanes, and I would like to add my voice as a Lehigh homeowner to this discussion.

2:05

I love the protected bike lanes called a cycle track on the master transportation plan.

2:10

Me and my family use them every week.

2:13

I use them to commute to work, and my family uses the bike lane on 500 West to commute to church on Sunday, not commute to bike to church on Sunday.

2:21

In my experience, the cycle track or protected bike lane has a number of important advantages for all riders and joggers and others, but especially for biking with younger riders and his families on more common bike lanes where there are parked cars, then the bike lane, then moving traffic, people on bikes are riding between fast moving traffic on one side and coming up behind parked cars who aren't looking for you on the other.

2:45

At every moment, there's the risk of moving cars swerving or taking up your bike lane space, or drivers in parked cars open their doors into you.

2:53

On the other hand, the cycle track or protected bike lane uses cars that are parked on city streets to create a physical barrier between moving cars and children on bicycles.

3:04

Having biked individually and with my wife and children quite a bit all over Lehigh on both kinds of streets and all types of bike lanes, it is clear to me that this design is much safer and does promote active transportation and the advantages that come with that.

3:19

Of course, that does not mean that there aren't still places where there is risk, including at intersections.

3:26

And yes, cars and bikers, all users need to learn and follow traffic laws, but that applies to all bike infrastructure and road design.

3:35

I don't see how putting young riders closer to moving traffic would make them safer.

3:40

I understand that some residents really don't like them, and I can support exploring solutions to address concerns, curbing instead of the white poles, maybe adjust the width of the lanes, better signage at intersections, or going to a split track where there are single direction lanes on either side of the road.

3:59

But I strongly encourage and request that you keep them as a cycle track or protected bike lanes with a physical barrier between moving traffic and children on bicycles, as has been on the masters, the city master transportation plan for over 10 years.

4:13

I was watching the meeting earlier with the Y2K survey results in the vein of quality of life and all of that.

4:19

I'd like to say that the bike lanes, these bike lanes, and some of the other improvements that were made with the money that was originally designated for these bike lanes are some of the best and most direct ways that the city has improved the quality of life for me and my family since we've lived here.

4:34

And I asked my wife if that was hyperbolic, and she said absolutely not.

4:38

So thank you for your time.

4:42

Thank you, Mr.

4:42

Rollins.

4:50

Hello, my name is Lynette McKenna.

4:52

I am a representative of the Ruth and Nathan Hale Theater that is in Pleasant Grove.

5:00

And just wanted to take this opportunity to make the citizens aware, the community aware of Lehigh that the Ruth is highlighting Lehigh City this upcoming week week, February 2nd through February 7th.

5:19

Tickets are available for the two shows that are playing.

5:26

Such a wonderful performance.

5:27

If you have not had the opportunity to see that show, it is fabulous and so entertaining.

5:34

And then also Fiddler on the Roof is playing.

5:38

So either one of those shows, any um citizens of the Lehigh community can get discount tickets for any show between the second and the seventh.

5:51

Tickets can reservations can be made online at the Ruth.org or can call the theater.

6:03

And you can all so there is a coupon code that you would enter in, Lehigh 5.

6:11

Just wanted to make everyone aware of that.

6:13

Thanks so much for the time.

6:15

Thank you.

6:23

I'm gonna set a timer for myself.

Discussion Breakdown — Share of Meeting
Zoning Regulations██████████████████████████████████34%
Procedural████████████12%
Transportation Safety█████████9%
Government Structure███████7%
Affordable Housing██████6%
Engineering And Infrastructure████4%
Budget Equity Analysis████4%
Active Transportation███3%
Economic Development███3%
Summary of Proceedings

Lehi City Council Meeting - January 27, 2026

The Lehi City Council convened on January 27, 2026, at approximately 7:00 PM in the Lehi City Hall council chambers. All five council members were present: Councilmembers Newell, Harrison, Freeman, Stallings, and Lockhart, along with Mayor Benz. The meeting addressed a range of items including public comments on bike lane infrastructure, a public hearing on transportation impact fees, approvals for a substation construction and a development agreement amendment, a zoning change to allow short-term rentals in Cold Springs Ranch, a controversial concept plan for a 219-unit development that was denied, a code amendment adding adult daycare as a home occupation, and two resolutions on local land use authority and transportation funding—one approved and two tabled.

Consent Calendar

  • The consent agenda was approved unanimously (5-0) without discussion.

Public Comments & Testimony

  • Chris Rollins (Lehi homeowner, 11+ years) expressed strong support for the protected bike lanes (cycle track) on 700 South, citing safety benefits for families and children. He requested that the council keep the cycle track design with a physical barrier, while being open to adjustments like curbing or signage.
  • Lynette McKenna (representative of Ruth and Nathan Hale Theater) invited the community to a week of discounted shows (Feb 2-7) for Lehi residents, using code LEHI5.
  • Hunter Page (Lehi resident, 4 years) spoke in favor of expanding bike infrastructure, noting that safer cycling options reduce traffic congestion and improve quality of life. He uses the bike lanes with his family and described the experience as "magical."
  • Crystal Harmon (homeowner near 1900 N) expressed concern about the proposed five-lane expansion on 1900 N, citing a speed study showing 80% of cars going 42+ mph in a 25 mph zone. She requested better pedestrian safety measures like crosswalks and barriers, noting a recent car crash that damaged her neighbor's fence near her children's playground.
  • Matt Redford (founder of Blaze 360) proposed a digital building documentation solution for the fire department to improve pre-planning and emergency response. He asked the council to direct staff to evaluate his company's platform.
  • Jose Zuniga (member of Western State Union Carpenters) requested fair opportunities for union labor in city projects, emphasizing apprenticeships for local youth and concerns about under-the-table payments.

Public Hearing on Transportation Impact Fees

  • Rachel Volick (Bowen Collins Associates) presented the proposed update to the transportation impact fee. The last full analysis was in 2015; the new fee is based on the 2025 Transportation Master Plan. The existing fee is $121.79 per trip; the proposed fee is $146.87 per trip (a 20% increase), but with a credit schedule for existing users, the effective increase is 10% in 2026, rising to 20% by 2035. The fee goes into effect 90 days after adoption.
  • Council discussion: No questions; councilmember Freeman moved to adopt Ordinance 03-2026 with a commitment to revisit the fee every two years to account for inflation. The motion passed unanimously (5-0).

Discussion Items

Sky Substation Construction – Resolution 2026-04

  • Brent Thomas (assistant director, Power Department) presented the agreement with RME for construction of the Sky substation. RME was the successful bidder; construction is slated to start mid-February.
  • Council vote: Motion to approve Resolution 2026-04 passed unanimously (5-0).

Pro Steel Customs Development Agreement Amendment – Resolution 2026-03

  • Dusty Yates (project petitioner) requested an amendment to add his company name (Malakus) and remove U-Haul/rental use from the agreement, as well as improve a 180-foot park strip. The original development agreement was approved in May 2025.
  • Discussion: Councilmember Freeman asked about a right-turn lane on southbound 2300 West onto Main Street; the applicant confirmed a turn lane is planned. Councilmember Lockhart noted that the change opens the property to auto sales (previously included U-Haul), but clarified the definition still allows general auto sales. The council discussed allowing car sales in commercial zones citywide; Councilmember Newell and Freeman are working on a draft for a work session.
  • Council vote: Motion to approve Resolution 2026-03 including all DRC comments passed 5-0, with Councilmember Lockhart voting yes to honor the prior council's decision despite personal reservations about development agreements.

Cold Springs Ranch Area Plan Amendment – Ordinance 01-2026

  • Kenneth Glaude (homeowner in Cold Springs Ranch) spoke in favor of allowing owner-occupied short-term rentals (STRs). He argued they support financial stability, are well-managed through platforms like Airbnb, and do not cause more parking or noise issues than long-term rentals.
  • Staff comment (Kim, city staff): STRs are allowed elsewhere in the city under regulations (owner occupancy, parking per bedroom, max 10 guests). The Cold Springs area plan currently excludes them; if changed, the HOA could still restrict them via private covenants.
  • Public comment: Brianna Hickon (homeowner in Cold Springs Ranch) stated she bought her home intending to use an STR to offset her mortgage but discovered the prohibition. She argued that the amendment would not strip HOA authority but allow future boards flexibility.
  • Council discussion: Councilmember Lockhart moved to approve, citing affordability benefits and consistency with city code. Councilmember Freeman seconded. Findings were added: the change promotes affordability and makes code consistent with the rest of the city. Motion passed unanimously (5-0).

Concept Plan for Cho Property – 219 Units at 600 S & 2900 W

  • Tom Romney (Focus Consulting) presented a redevelopment concept for the 56.5-acre Chew property, currently zoned as environmentally sensitive area (ESA, 1 unit per 5 acres, yielding ~25 units). The proposal included 219 units (53 single-family, 166 townhomes) with 48% open space, trail connections to the Jordan River, and a future lighted intersection on Pioneer Crossing. The petitioner acknowledged the need for a general plan amendment and rezoning.
  • Council discussion: Several council members expressed strong opposition to the density (going from 25 to 219 units). Councilmember Harrison noted infrastructure constraints (narrow 600 S road) and dependency on Saratoga Springs. Councilmember Freeman objected to Lehigh building density for Saratoga’s commercial. Councilmember Lockhart cited floodplain and wetland concerns, and the burden of maintaining the proposed open space. Councilmember Newell supported matching the character of the neighborhood (single-family, quarter-acre lots). Councilmembers also emphasized that property rights are limited by zoning and the city's obligation to protect existing residents.
  • Applicant feedback: The applicant (Braden Cooper, Century Communities) asked for direction on whether density or product type was the issue. The council indicated that a modest increase from 25 units (e.g., clustering on the east side) might be considered, but 219 was too high.
  • Council vote: Motion to deny the concept plan with findings including inadequate infrastructure, lack of a plan for the Saratoga border, and inconsistency with the general plan. The motion passed unanimously (5-0).

Development Code Amendment – Adult Daycare as Home Occupation – Ordinance 02-2026

  • Kim (staff) explained the amendment to allow adult daycare under home occupations, similar to existing child daycare rules. This would serve elderly or disabled individuals needing daytime care.
  • Discussion: Councilmember Stallings expressed support but requested that adult daycare providers obtain a Utah Department of Health Adult Daycare license and comply with Utah Admin Code R 501-1, plus an annual fire life safety inspection. This was incorporated into the motion.
  • Council vote: Motion to approve Ordinance 02-2026 with the added licensing requirements and DRC comments passed unanimously (5-0).

Resolution 2026-05 & 2026-06 – Urging Preservation of Local Land Use Authority

  • Councilmember Harrison presented the resolution opposing statewide high-density or "by-right" housing mandates, emphasizing local control. The resolution was amended to remove a reference to Davis and Weber counties to avoid unintended offense.
  • Council discussion: All members voiced support, noting that land use decisions are best made locally and that state mandates shift infrastructure costs to cities. Councilmember Newell appreciated the acknowledgment of the need for a diverse housing supply.
  • Vote on Resolution 2026-05: Motion passed unanimously (5-0).
  • Vote on Resolution 2026-06 (for participating municipalities): Motion passed unanimously (5-0) with the same amendment.

Resolution 2026-07 & 2026-08 – Urging Equitable Transportation Funding for Utah County

  • Councilmember Harrison introduced the resolution, which originally included comparisons to Davis and Weber counties. After discussion, council members expressed concerns about the timing and need for more collaborative data. Stakeholders suggested waiting for the Pell study and aligning with other cities via MAG.
  • Decision: Motion to table both resolutions until August 1, 2026, with direction to staff to gather data and bring back revised language for council consideration. The motion passed unanimously (5-0).

Key Outcomes

  • Consent Calendar: Approved 5-0.
  • Transportation Impact Fee: Ordinance 03-2026 adopted 5-0, with biennial review requirement.
  • Sky Substation: Resolution 2026-04 approved 5-0.
  • Pro Steel Customs Development Agreement: Resolution 2026-03 approved 5-0 with DRC comments.
  • Cold Springs Ranch Short-Term Rentals: Ordinance 01-2026 approved 5-0, allowing owner-occupied STRs; HOA retains civil enforcement ability.
  • Cho Property Concept Plan: Denied 5-0 with findings including insufficient infrastructure and inconsistency with general plan.
  • Adult Daycare Code Amendment: Ordinance 02-2026 approved 5-0, requiring state licensing and fire inspection.
  • Local Land Use Authority Resolutions: Both Resolution 2026-05 and 2026-06 approved 5-0, urging preservation of local control.
  • Transportation Funding Resolutions: Resolutions 2026-07 and 2026-08 tabled until August 1, 2026, with staff directed to collaborate with MAG and other cities.
  • Administrative: The February 24, 2026 city council meeting was cancelled; budget retreat scheduled for January 29 and February 5, with budget presentations March 9-10.

Meeting Transcript

Here in the Lehigh City Hall in our council chambers. All council members are accounted for tonight. Councilmember Newell, Councilmember Harrison, Councilmember Freeman, Councilmember Stallings, and Councilmember Lockhart. We welcome all guests and we also welcome all staff who are here with us this evening. To start, we will stand, and I've asked uh Councilmember Lockhart to lead us in the Pledge of Allegiance. I pledge Elliot. And to the Republic for which it stands. One nation under God. Individual with liberty and justice current. Thank you. Thank you, Councilmember Lockhart. First item tonight is presentations reports. I don't believe we have any. So we're good there. So we're gonna open it up. We'll gonna go first to our citizens' comments. Um let me give you kind of the rules of the lands here. We we welcome you all if you'd like to come and make comment. If you see that you have an item that's on our agenda tonight, there are some items that will we will open reopen it for public comment. Uh so we'd ask that you would uh keep those comments to the root to the to the items on the agenda as we go. However, we'd love to hear from you, so we'll open it um for public comment when you come. We'd ask that you'd state your first your name, your whole name. Uh you'll have three minutes uh to share what's on your mind, and uh so we'll we'll start public comment. Mr. Mayor and uh members of the city council, thank you for this public comment time. My name is Chris Rollins. I've been a homeowner in Lehigh for 11 years, over 11 years. During the last City Council work session, there was a discussion regarding the 700 South bike lanes, and I would like to add my voice as a Lehigh homeowner to this discussion. I love the protected bike lanes called a cycle track on the master transportation plan. Me and my family use them every week. I use them to commute to work, and my family uses the bike lane on 500 West to commute to church on Sunday, not commute to bike to church on Sunday. In my experience, the cycle track or protected bike lane has a number of important advantages for all riders and joggers and others, but especially for biking with younger riders and his families on more common bike lanes where there are parked cars, then the bike lane, then moving traffic, people on bikes are riding between fast moving traffic on one side and coming up behind parked cars who aren't looking for you on the other. At every moment, there's the risk of moving cars swerving or taking up your bike lane space, or drivers in parked cars open their doors into you. On the other hand, the cycle track or protected bike lane uses cars that are parked on city streets to create a physical barrier between moving cars and children on bicycles. Having biked individually and with my wife and children quite a bit all over Lehigh on both kinds of streets and all types of bike lanes, it is clear to me that this design is much safer and does promote active transportation and the advantages that come with that. Of course, that does not mean that there aren't still places where there is risk, including at intersections. And yes, cars and bikers, all users need to learn and follow traffic laws, but that applies to all bike infrastructure and road design. I don't see how putting young riders closer to moving traffic would make them safer. I understand that some residents really don't like them, and I can support exploring solutions to address concerns, curbing instead of the white poles, maybe adjust the width of the lanes, better signage at intersections, or going to a split track where there are single direction lanes on either side of the road. But I strongly encourage and request that you keep them as a cycle track or protected bike lanes with a physical barrier between moving traffic and children on bicycles, as has been on the masters, the city master transportation plan for over 10 years. I was watching the meeting earlier with the Y2K survey results in the vein of quality of life and all of that. I'd like to say that the bike lanes, these bike lanes, and some of the other improvements that were made with the money that was originally designated for these bike lanes are some of the best and most direct ways that the city has improved the quality of life for me and my family since we've lived here. And I asked my wife if that was hyperbolic, and she said absolutely not. So thank you for your time. Thank you, Mr. Rollins. Hello, my name is Lynette McKenna. I am a representative of the Ruth and Nathan Hale Theater that is in Pleasant Grove. And just wanted to take this opportunity to make the citizens aware, the community aware of Lehigh that the Ruth is highlighting Lehigh City this upcoming week week, February 2nd through February 7th. Tickets are available for the two shows that are playing.

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