Planning Commission Meeting of March 26, 2026

The Lehi City Planning Commission convened on March 26, 2026 at 7:00 PM to consider several items including a new flex commercial building definition, two annexation zonings, a site plan exception for Lifetime Fitness, and two general plan amendments. The commission made recommendations to the City Council on most items.

Consent Calendar

• Approved the minutes from the March 5, 2026 meeting.

Public Comments & Testimony

• Item 3.3 (Cedar Hollow Holdings Annexation): Multiple neighbors spoke. Jay Bowdy asked about the potential for a PUD/PRD after annexation. Bart Christopherson supported the annexation but requested larger lots. Merrill Carson asked about zoning for the proposed church. Camellionetti expressed concern that the R1 Flex zone could allow a PUD, increasing density. Another neighbor opposed higher density due to traffic concerns. The applicant, Tony Train, clarified there is no intent to do a PUD and that the church would reduce overall density.
• Item 3.4 (Lifetime Fitness EFIS Exception): Carly Johnson supported the project, calling it a luxury asset. Bruce Olfin expressed concern about the building's appearance, calling it a "nice warehouse," and cautioned that the operator's promises are not contractual.
• Item 3.5 (Terry Bishop General Plan Amendment): Many neighbors spoke in favor, including Robert Alred, Bill Clement, Brooke Brill, and others. They praised the Bishop family, supported the 13-lot plan, and asked that the lot count be locked in. Concerns about road width transitions were raised by Jeremy and Andrea Egbert.
• Item 3.6 (Georgetown Developments General Plan Amendment): One speaker opposed the mixed-use change, citing traffic safety for children walking to school and the incompatibility with the surrounding residential area. Online comments were mostly against, with one in favor (Bill Harris).

Discussion Items

3.1 – Flex Commercial Building Definition (XDevelopment)

• Applicant: Jason Bowl (Snell & Wilmer) and Carla Mata (XDevelopment) proposed a new "flex commercial building" use to allow warehouse space with a customer-facing retail/office component (at least 15% office/reseller). The use would be permitted in commercial, heavy commercial, regional commercial, light industrial, and technical manufacturing zones, but not mixed-use (per DRC).
• Staff: Brittany presented the request, noting the DRC recommended removing mixed-use.
• Commission Questions: Commissioner Jackson asked why a new definition was needed vs. existing office-warehouse. The applicant explained the niche is customer-facing retail. Units capped at 30,000 sq ft. No exact existing examples were cited.
• Public Hearing: No public comments.
• Commission Deliberation: Commissioners supported the amendment, noting it provides commercial opportunity and conforms to the general plan. One commissioner expressed a fear of large-scale warehouses but acknowledged the 30,000 sq ft limit.

3.2 – Sleigh Holdings Annexation R1 Flex Zoning

• Applicant: Shane Yates requested R1 Flex zoning on 4 acres at 2300 W 300 S. The property includes power line easements.
• Staff: Brittany noted consistency with the general plan (low-density residential). Density 3.25 units/acre, minimum lot size 8,000 sq ft. Water rights must be provided within two years.
• Commission: Gary clarified road connections to Gray's Drive. A question about water rights was answered by staff: the city works with Lehi Metro Water District; the ordinance is held until water is provided.
• Public Hearing: No public comments.
• Commission Action: Unanimous positive recommendation to city council.

3.3 – Cedar Hollow Holdings Annexation R1 Flex Zoning

• Applicant: Tony Train (representing Gary Cooper) requested R1 Flex zoning on 15.31 acres at 400 S Center Street. The applicant intends to dedicate ~5 acres for a church and develop single-family homes on the remaining land.
• Staff: Brittany explained that over 10 acres, the R1 Flex zone requires a mix of lot sizes: 40% ≥12,000 sq ft, 30% 10,000–11,999 sq ft, 30% 8,000–9,999 sq ft. Density up to 3.5 units/acre.
• Public Comments: See above.
• Commission Deliberation: Commissioners discussed the church, potential for a PUD/PRD, and traffic. Brittany clarified that any future PUD would require a public hearing. The applicant confirmed no intent to do a PUD.
• Commission Action: Unanimous positive recommendation to city council. The motion included all DRC comments.

3.4 – Lifetime Fitness Site Plan Exception (EFIS/Stucco)

• Applicant: Dan Beavers (Lifetime) requested an exception to the 40% maximum EFIS (exterior insulation finish system) per elevation. The building is a steel structure with proposed EFIS percentages: front 60%, east/west 73%, back 75%. The applicant argued that design elements (color variation, scoring, decorative lighting, pedestrian-scale materials) improve quality and align with the Sky Area Plan.
• Staff: Brittany outlined the exception criteria under Section 37.010.
• Commission Questions: Commissioners challenged the request, noting the 67% average is far above 40%. The applicant said taking brick higher would be structurally and aesthetically problematic. One commissioner compared to the Sanctuary project, which had compelling design reasons.
• Public Comments: See above.
• Commission Deliberation: Commissioners debated granting a partial exception (e.g., lower on south facade) vs. tabling. The applicant requested a conditional approval to meet deadlines. The commission decided to postpone to allow the applicant to revise the design closer to 40% (suggested around 55%).
• Commission Action: Motion to postpone to April 23, 2026, with feedback to come back closer to the 40% standard. Passed unanimously.

3.5 – Terry Bishop General Plan Amendment (VLDRA to VLDR)

• Applicant: Jaron Davis (Bishop family) requested a change from Very Low Density Residential/Agriculture to Very Low Density Residential on 7.1 acres at 2424 W 900 N. The change would allow lot sizes of ~15,000 sq ft (vs. half-acre) to match the surrounding College Farms PUD. Proposed 13 lots (up from 12 under current zoning). The applicant agreed to a 13-lot cap.
• Staff: Brittany noted the change would allow 13 lots instead of 11-12, and the development would not likely reach 17 due to road and lot constraints.
• Public Comments: See above. Neighbors overwhelmingly supported and asked for a binding 13-lot limit.
• Commission Deliberation: Commissioners noted the neighbors' support and the applicant's willingness to limit lots. The motion included a recommendation to city council to consider a development agreement capping lots at 13.
• Commission Action: Unanimous positive recommendation to city council, with an additional recommendation to explore a development agreement for 13 lots.

3.6 – Georgetown Developments General Plan Amendment (LDR to Mixed Use)

• Applicant: Brandon Mills (Georgetown Development) requested a change from Low Density Residential to Mixed Use on 2.8 acres at 41 E 900 N. Proposed ~20 units (10 live-work, 10 townhomes) at 7 units/acre. The site is near I-15 and a future transit stop.
• Staff: Brittany explained that the mixed-use zone has no fixed density but must come from a map; city council could set a unit cap. The current LDR allows ~4 units/acre (R18). The site is partly in a floodplain.
• Public Comments: See above. Key concerns: traffic, pedestrian safety, incompatibility with existing single-family homes.
• Commission Deliberation: Initial motion to recommend denial failed (3-3 tie? Actually first motion had three ayes and three nays, but the chair did not break tie? The transcript shows a second motion was made to recommend approval. That motion passed with one nay. Commissioners who supported cited proximity to transit, buffer to I-15, and reduced auto trips. Those opposed cited density increase and neighborhood character.
• Commission Action: Motion to recommend approval to city council passed (at least 4-1). The motion included findings: within TOD, buffer to I-15, encourages active transportation, and conforms to general plan.

Key Outcomes

• Item 3.1 – Flex commercial building definition: Positive recommendation to city council (unanimous).
• Item 3.2 – Sleigh Holdings annexation: Positive recommendation (unanimous).
• Item 3.3 – Cedar Hollow Holdings annexation: Positive recommendation (unanimous).
• Item 3.4 – Lifetime Fitness exception: Postponed to April 23, 2026, with direction to reduce EFIS percentage closer to 40%.
• Item 3.5 – Terry Bishop general plan amendment: Positive recommendation (unanimous), with an additional recommendation to consider a development agreement limiting lots to 13.
• Item 3.6 – Georgetown Developments general plan amendment: Positive recommendation to city council (passed with one dissenting vote).

The meeting was adjourned after completing all agenda items.