Lehi council rejects 219‑unit CHU concept plan, citing infrastructure and floodplain concerns
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Summary
The Lehi City Council denied a concept plan for a 219‑unit redevelopment of the CHU property, saying the proposal exceeded the area's planned density, relied on infrastructure not yet demonstrated feasible, and encroached on FEMA 100‑year floodplain areas. Council asked applicants to revise clustering and mitigation before resubmission.
The Lehi City Council voted to deny a concept plan for the CHU property, a proposed 219‑unit redevelopment on roughly 56.5 acres near 600 South and 2900 West, after extended council discussion about neighborhood compatibility, infrastructure capacity, and floodplain risks.
Century Communities representatives presented a concept that would add 219 units—53 single‑family homes and 166 townhomes—while preserving roughly 48% of the site as open space. The developer contended clustering allowed preservation of environmentally sensitive areas and could create trail connections to the Jordan River, while noting constraints posed by adjacent Saratoga Springs land and UDOT access rules for Pioneer Crossing.
Several council members questioned whether the site's roads, utilities and emergency services could support the proposed density. Councilmember concerns included the narrowness of 600 South, the need for utility service extensions and cost, and the lack of an integrated commercial component that would typically accompany higher density near municipal boundaries. Council Member Freeman emphasized the practical costs the city and residents could inherit for maintaining development and open space; Council Member Harrison and others pointed to FEMA mapping and said much of the site falls within a 100‑year floodplain, creating additional design and mitigation burdens.
Staff counsel explained the property is currently zoned as an ESA (environmentally sensitive area) under the general plan, with an expected yield of roughly 25 units based on the unit‑per‑acre math used in the plan; staff said higher yields require a stricter FEMA elevation certification and significant mitigation to move building sites out of the floodplain. Council members proposed alternatives such as clustering development on higher ground, reducing unit counts, or pursuing a land swap/annexation scenario with Saratoga Springs if a commercial transition is expected, but several said Saratoga Springs had shown limited interest in land swaps to date.
After debate, Council Member Harrison moved (seconded by Council Member Lockhart) to deny the concept plan. The council adopted findings citing: insufficient infrastructure capacity demonstrated for the proposed density; reliance on adjacent Saratoga Springs’ yet‑to‑be‑developed commercial property and lack of a cohesive regional plan; and significant portions of the proposal within FEMA’s 100‑year floodplain. The motion carried with a majority of council votes.
Next steps: The denial preserves the current general plan expectation for the site. The applicant may revise and return with a plan that better addresses infrastructure sequencing, floodplain mitigation and site clustering; any future resubmittal should include engineering reports proving serviceability and FEMA elevation/certification work where relevant.
Speakers quoted or referenced: - Braden Cooper (Century Communities representative): “We are proposing 219 units, which 53 are single family and 166 townhomes.” - Council Member Harrison (motion to deny): cited infrastructure, floodplain and general plan compatibility as primary reasons for denial.
Provenance: Developer presentation and council discussion begin at SEG 1197 and the denial motion and vote are recorded at SEG 2000–SEG 2044.
