Lehi planning commission sends multiple zone changes, site plans and a code amendment to city council after unanimous votes

Lehi City Planning Commission members on Thursday recommended approval of a set of zone changes, site plans and a code amendment, and granted several exceptions for development projects — all by unanimous votes — while tabling one item at the applicant's request.

The package of actions includes a recommendation that the City Council adopt a zone change for 610 East State Street, a recommendation on a Garden Park residential rezone, approvals for lot consolidations and site plans in the Mill Pond/Moto United area (including two exceptions for building materials and trees), approval of a preliminary subdivision in Holbrook Place Phase 12 with Jordan River overlay protections, conditional-use approval for a concrete facility on North Boston Street with a setback exception, preliminary subdivision approval for the Willow Park Church site, a setback exception for the Exchange Business Park site plan, and a positive recommendation on a development-code amendment clarifying where barbed wire fencing is allowed and that razor wire is prohibited except when required by higher law. The commission approved minutes from two December meetings on the consent agenda and tabled agenda item 3.3 at the applicant's request.

Why it matters: the actions clear the way for property-specific changes and site development in parts of Lehi that city staff say are already identified for future commercial or residential growth in the general plan, while the code amendment aims to clarify security-fencing rules for public facilities and construction sites.

The most consequential land-use votes

Cardenas zone change (610 East State Street): The commission recommended that City Council approve a request to rezone 0.16 acres at 610 East State Street from R-2 (medium-density residential) to Commercial so the parcel will align with the city’s general plan and allow future commercial redevelopment. The commission’s motion incorporated Development Review Committee (DRC) comments and passed 5-0. The item will go to City Council on Jan. 28 for final action.

Garden Park (515 South 100 West): The commission recommended approval of a zone change on 1.29 acres from A-1 (agriculture) to R-1 flexible (single-family residential). Applicant Adam Albrecht told the commission a deed restriction limits development to four single-family lots; Albrecht said the current plan reflects that restriction and the commission gave a unanimous positive recommendation to City Council.

NuStar/Moto United lot consolidation and Moto United site plan (450 South Mill Pond Drive): The commission approved a plat amendment consolidating two northern lots to create a new Lot 1, and then approved the Moto United site plan for a powersports and marine sales facility. CIR Engineering/ARVIA Architects and the applicant requested two exceptions in the Mill Pond design district: use of tilt-up concrete (rather than the district’s preferred materials) and a reduced tree count. Project architects said roughly 2.6 acres of the 8.4-acre site are protected wetlands or lake area where trees cannot be planted; staff confirmed the developer added extra parking‑lot islands to increase planting opportunities where possible. The commission approved both exceptions and the site plan on a unanimous vote.

Holbrook Place, Phase 12 (preliminary subdivision): The commission offered a positive recommendation to City Council on Ivory Development’s preliminary plat for a 14-lot residential subdivision at approximately 36100 West Turpin Lane, subject to standard DRC conditions. Staff noted three lots contain small portions inside the Jordan River overlay and asked that the 50-foot overlay buffer be hatched on the final plat so permanent structures will not be sited within 50 feet of the top of bank. Neighbor Laura Hardman testified about erosion risk at a sandy river bend and asked for engineering review before building near the rim; the applicant said city-required geotechnical studies will be required at building-permit stage and that most homes are proposed on the higher plateau away from the steep slope.

Curb Cart Concrete (conditional use, 1709 North Boston Street): The commission approved a conditional use and site plan for a small concrete facility that includes a 400-square-foot office and on-site retention, and granted an exception to allow the office and parking area to be set back about 90 feet from the road (greater than the code’s typical standard). An online commenter raised concern about airborne silica; applicants said processing would be controlled on-site and noted the facility design keeps materials enclosed where feasible. Motion passed 5-0.

Willow Park Church subdivision (preliminary): The commission approved preliminary subdivision review for a 10.92-acre proposal to create six residential lots and two lots reserved for future church/stake center buildings at approximately 1500 North / 2750 West. Staff and the applicant confirmed site plans for the church buildings will return later; a nearby resident, Ryan Howell, asked the applicant to consider lighting and where power lines will be placed to preserve the area’s current night-time darkness.

Exchange Business Park site plan (setback exception): Mint Architecture’s Exchange Business Park site plan, which asked for an exception to allow parking closer than 20 feet to the public right-of-way, was approved with condition that a landscape buffer and the existing trail between the street and parking remain in place. The applicant told commissioners the intent is to keep buildings closer to the trail and the site includes a pedestrian connection; the motion passed unanimously.

Barbed wire code amendment (Chapter 12): The commission gave a positive recommendation to City Council on a proposed amendment to development code language clarifying where barbed wire is allowed, adding the Public Facility zone to the list of zones where temporary or security barbed wire can be used, and prohibiting razor wire except when state or federal law explicitly requires it. The commission voted 5-0 to forward the change to City Council.

Votes at a glance

- Minutes (Consent): Approval of Dec. 5 and Dec. 12, 2024 minutes — approved (voice vote, unanimous). - Item 3.1 (Cardenas zone change) — recommendation to City Council to rezone 0.16 acres R-2 to Commercial; passed 5-0. - Item 3.2 (Albrecht / Garden Park) — recommendation to City Council to rezone 1.29 acres A-1 to R-1; passed 5-0. - Item 3.4 (NuStar/Moto United lot consolidation) — approved; passed 5-0. - Item 3.5 (Moto United site plan) — site plan approved and two exceptions granted (tilt-up concrete; reduced tree count); passed 5-0. - Item 3.6 (Holbrook Place Phase 12 preliminary subdivision) — positive recommendation to City Council with DRC conditions and requirement to show 50-foot Jordan River overlay buffer on final plat; passed 5-0. - Item 3.7 (Curb Cart Concrete conditional use/site plan) — approved including setback exception; passed 5-0. - Item 3.8 (Willow Park Church preliminary subdivision) — approved; passed 5-0. - Item 3.9 (Exchange Business Park site-plan setback exception) — approved; passed 5-0. - Item 3.10 (Development code amendment — barbed wire) — positive recommendation to City Council; passed 5-0. - Item 3.3 (pylon sign / EV Auto at 1060 North State Street) — tabled at applicant request; no vote on merits.

What commissioners and staff said (select quotes)

Andrew (ARVIA Architects) on tree reduction at Moto United: "we can't fit that many trees on the site." (applicant explanation: wetlands and lake area limit planting)

Laura Hardman (neighbor / Westerly Properties): "I express my appreciation, first of all, for the Jordan River overlay and buffer zone." Hardman urged on‑site engineering review for lots nearest the river bank.

Adam Albrecht (applicant, Garden Park): "we do have a deed restriction on the property that we can't ever pursue anything more than 4 single family lots." (applicant confirmed the change will yield four lots as constrained by deed restriction)

Brad Mackey (Ivory Development) on Holbrook Place: "most of the homes will sit up on the plateau and have great views of the golf course and the river and the mountains" and said geotechnical studies will be required by the building department.

Next steps and timeline

Most items the commission recommended for approval will be scheduled for City Council review on Jan. 28. Items that require subsequent site-plan or final-plat review (for example, Willow Park Church site plans and final plats) will return to staff or the DRC as required by code. The Cardenas and Garden Park zone changes will be heard by city council, which has final authority to adopt zone changes.

Ending note

Commissioners emphasized that DRC conditions and the city’s building-permit requirements remain in force; several items will require final plats, geotechnical reports, or additional agency permits before construction can begin. The commission closed the meeting after unanimous votes on the package and one tabling motion at the applicant's request.