Lehi Planning Commission Meeting - June 11, 2026: Zone Changes, Signs, Subdivision & Code Updates

The Lehi City Planning Commission met on June 11, 2026, to review a diverse agenda including zone changes, conditional use permits for signage, a preliminary subdivision plat, a site plan for a science center, and amendments to the city’s development code covering automobile sales and neighborhood exchange structures. The meeting featured significant public testimony and a split commission vote on one item.

Consent Calendar

• Unanimously approved the minutes of previous meetings (Items 2.1, 2.2, 2.3).

Item 3.1: TN Contracting Zone Change

Public Comment:

• None.

Discussion:

• Staff presented the request to rezone 1.09 acres at 2004 North 900 West from RA1 to R2, aligning with the General Plan’s medium-density residential designation allowing six units per acre.
• The applicant had nothing to add.
• The commission expressed no concerns, finding the change fully consistent with the General Plan.

Outcome:

• Motion passed to recommend approval to the City Council, with findings related to life cycle housing, diversity of housing types, and General Plan consistency. (Unanimous)

Item 3.2: Trademark Visuals Pylon Signs

Public Comment:

• Several residents (Kate Chavez, Sasha, Jin Lee) submitted comments opposing the placement of a 60-foot sign on Sunrise Way, arguing it belongs on the highway and would be an eyesore and source of light pollution for the neighborhood.

Discussion:

• Staff explained the request for two pylon signs at the Collective Commercial Development, with exceptions for height (60 ft vs. code 25 ft / max exception 70 ft) and area (595.88 sq ft vs. code 200 sq ft / max exception 600 sq ft).
• Applicant Justin Grubb and developer Juan Montoya defended the size and placement due to site constraints (easements, grade, setbacks) and visibility issues. They offered to reduce the height and collaborate on design adjustments.
• Commissioners Jackson and Tyson expressed strong concerns about the eastern sign’s effectiveness and its impact on adjacent apartments, suggesting a single, well-placed sign or a reduction in height.
• The commission debated splitting the request but opted to table the entire item.

Outcome:

• Motion carried to table the entire request to the July 9, 2026 meeting, allowing the applicant to refine the proposal based on commission feedback.

Item 3.3: Cortiz Preliminary Subdivision

Public Comment:

• Mark Peacock, a neighboring property owner, expressed concerns about access to a private irrigation ditch and headgate for his water rights. He requested the item be tabled until the irrigation access was resolved.

Discussion:

• Staff confirmed the ditch is a private lateral and not maintained by the main irrigation company.
• Applicant Jake Hone stated they are working with the irrigation company and neighbor to provide recorded access easements.
• The commission and legal counsel discussed water rights and prescriptive easements, concluding the matter is largely between the private property owners but was being addressed by the developer.
• Commissioners felt the developer had adequately addressed the concerns within the property boundaries.

Outcome:

• Motion carried to recommend approval of the preliminary subdivision to the City Council, with findings stating it meets the development code requirements, accompanied by DRC comments. (Unanimous, City Council hearing set for July 14).

Item 3.4: Walker Zone Change

Public Comment:

• Several neighbors (Sheena Welch, Kathy Sunderland, Kyle Welch, Andrea Hansen) and a business owner (Steve Johnson, online) spoke and submitted comments in opposition. They argued that Heavy Commercial zoning is incompatible with the surrounding established single-family homes and would harm property values, safety, and the character of the neighborhood. They urged the commission to recommend denial.

Discussion:

• Staff noted the request aligns with the General Plan’s Heavy Commercial designation for the area.
• Applicant Deborah Walker stated she simply wished to rezone the property to facilitate a sale.
• A lengthy debate ensued about the General Plan’s role, vested rights, and whether the zone change would “unduly affect” nearby properties.
• Commissioner Jackson moved to recommend denial, citing a lack of vested rights and that approving the change was not currently in the general welfare given the impacts on the residential neighborhood.
• Commissioner Nicole seconded.

Outcome:

• The motion to recommend denial, with findings citing a lack of vested rights and the current lack of general welfare benefit compared to the impact on residents, carried with a split vote.

Item 3.5: Thanksgiving Point Science Center Site Plan

Public Comment:

• John Peterson spoke in strong support, calling the museum a unique regional draw and justifying the design exceptions based on the building’s use.

Discussion:

• Staff presented the proposed museum addition to the Red Barn, requiring exceptions for EFIS use (above the 20% code maximum), glass (below the 40% code minimum on facades), and the street setback.
• Applicant McKay Christensen and architect Brad Beecher detailed the design rationale for the exceptions, citing interior exhibit, theater, and lab requirements.
• Commissioner Tyson voiced concerns about setting a precedent by granting multiple exceptions, comparing it to previous commission decisions on other projects.
• After further discussion, Commissioner Nicole made a motion to approve.

Outcome:

• Motion carried to approve the site plan with specific findings recognizing the unique nature of the nationally-drawing museum structure, accompanied by DRC comments.

Item 3.6: Development Code Amendment (Automobile Sales)

Public Comment:

• John Peterson of “The Ridge” development spoke in support, advocating for allowing first-class dealerships while protecting the area from lower-end lots.

Discussion:

• Staff explained the amendment removes the 1-acre minimum lot size and updates redundant regulations, per City Council direction.
• Commissioners discussed the reasoning for the original limitation versus the current market needs.

Outcome:

• Motion carried to give a positive recommendation to City Council, with DRC comments. (Unanimous)

Item 3.7: Development Code Amendment (Neighborhood Exchange Structures)

Public Comment:

• None.

Discussion:

• Staff presented the amendment to add regulations for Little Free Libraries and food pantries, permitting them in residential zones and restricting them from public rights-of-way without permission.

Outcome:

• Motion carried to give a positive recommendation to City Council, with DRC comments. (Unanimous)

Administrative Items

• Acknowledged the upcoming Rodeo / July 4th holiday. No late June meeting.
• Next regular meeting scheduled for July 9, 2026.
• Motion to adjourn passed.