Lehi hearing: dealership appeals planning condition requiring LED sign off overnight

Hearing Officer Brian Haws said he will issue a written decision within 10 days after reviewing the planning commission record, as EB Auto owner Alex Lawrence appealed a planning commission condition that would require his on-premise LED sign to be turned off from 10:00 p.m. to 6:00 a.m.

Lawrence, who identified himself as the owner of EB Auto, said he visited 43 businesses along the same freeway corridor and found none were required to turn their signs off overnight. He argued the planning commission singled out his dealership and described the decision as "arbitrary" and "capricious" under the standard for appeals. "I paid for this company to do it... the area will see an almost undetectable difference in ambient light after installation of the digital LED sign," Lawrence said, referring to a light-pollution study he submitted with the appeal.

A city representative told the hearing that the appeal review is limited to the record before the planning commission and that Lawrence’s study was submitted after that meeting and therefore was not part of the record. The city pointed to testimony in the record from a nearby resident, Adam Olson, who told the planning commission he had had problems with signs in the past and asked for limits so he could sleep at night. The city said the planning commission imposed the 10 p.m.–6 a.m. condition to balance the property’s permitted use with those neighbor concerns.

Hearing Officer Haws clarified that under Lehi’s procedure he must determine whether the planning commission’s decision was arbitrary, capricious or illegal based on the evidence presented to that body. He told Lawrence he could seek a modification to the conditional-use permit or otherwise pursue administrative remedies after Haws issues his written report.

City staff and commissioners noted the municipality’s sign code already contains technical protections for electronic displays—requirements such as auto-dimming ambient sensors and restrictions on rapid transitions—and that other on-premise signs along the corridor have been subject to mitigation (shading, baffling) rather than an hours-based shutoff. The record includes discussion that each conditional-use approval can be tailored and that different properties and signs may receive different conditions based on site-specific factors and evidence presented to the planning commission.

Lawrence also described the economic stakes, saying the digital display cost roughly $250,000 and that the sign is central to the dealership’s visibility and expected tax contribution to the city. He said he had been advised by his sign contractor not to attend the night planning meeting and that, had he known a study would be relevant, he would have submitted it to the planning commission before its decision.

The hearing closed after parties discussed next steps. Haws said he will review the planning commission record, may take up to 10 days to issue a written opinion, and noted that if the decision is upheld Lawrence may pursue a modification of the conditional-use permit before the commission or raise the matter with the city council.