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Commission split on Waters Edge general-plan amendment as TOD moratorium complicates developer's plan
Summary
On a 13.02-acre parcel near Walmart, the commission liked the developer's mixed-use concept but ultimately issued a negative recommendation to council because a city resolution pauses TOD rezonings until transit commitments are firm; the commission urged council to consider the resolution's impacts while acknowledging the project's merits.
The Lehi City Planning Commission concluded a lengthy public hearing and deliberation on a proposed general plan amendment for the "Waters Edge" site (approximately 13.02 acres near Walmart) by issuing a negative recommendation to the city council while noting support for the concept presented by the applicant.
Staff said the site is currently designated transit-oriented development (TOD) on the general plan and the zoning is commercial; a 2016 concept plan had expired and two council resolutions limit rezoning to TOD until there is a firm transit timeline. Applicant Bob Perdue said roughly 9.5 of the 13.02 acres are buildable (wetlands on the site are in the balance) and described possible pedestrian and vehicular access options, including a connection to Walmart’s northern parking area that would require multiple external approvals. Perdue said he and the owner have pursued TOD options in the past but were stalled by council and transit-agency delays: "We would prefer the TOD but we can't get any kind of feedback from the city council or UTA," he told the commission.
Commissioners debated whether the commission should respect the council's resolution or advance a recommendation that would allow mixed-use development now. One commissioner warned that if the commission recommends changing the designation it could "undermine the concept of a TOD moving forward." Another described the practical challenge from the applicant's side and urged a path forward. After extended discussion, the commission voted to negatively recommend the general plan amendment to city council while also noting the commission found the applicant’s verbal concept appealing and urging council to revisit the TOD moratorium and the policy trade-offs. The negative recommendation does not prohibit the applicant from seeking council action; it signals the commission's concern about the policy implications of allowing an opt-out from TOD designations.
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