Lehi council denies 21-acre general plan change at 2100 North and 2300 West after residents object
September 22, 2020, 5:30 p.m. · Lehi City Council Chamber, 153 North 100 East
The council unanimously denied a general plan amendment that would have shifted about 21 acres at 2100 North and 2300 West toward commercial and medium-density residential, after six residents spoke against it and members cited traffic and an unfinalized 2100 North access. It also denied a landscape buffer code exception 4-1, approved a 200-unit Timp Point preliminary plan 4-1, and approved a 700 South cycle track design contract and related agreements. Mayor Johnson and Council Member Hancock took part remotely.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Presentation
Valley Visioning update from Envision Utah
Discussed
Ryan Beck of Envision Utah said phase one, public input gathering, is complete, and a random-sample survey matched the public input. Scenarios B and C were the most popular. Envision Utah will keep working with city staff.
Item 2.2 · Presentation
Draft city naming rights policy
Discussed
Marlin Eldred presented a draft policy for naming city assets such as a park bench or playground; commitments over $500,000 would need council approval and the council could refuse a promotion. Consensus was to make it an administrative policy and return for final approval by resolution.
Item 4 · Contract
Real estate purchase from X Development, about 1.7 acres at 1850 North 2300 West (Resolution #2020-60)
Tabled · 5-0
This city-initiated purchase item, with a public hearing, was heard late. The applicant asked that it be tabled and the council agreed.
- Land dealAmount not given to X Development
Item 5 · Contract
WaterSMART grant application to Bureau of Reclamation (Resolution #2020-61)
Approved · 5-0
Public Works Director Dave Norman said the grant would support water conservation by retrofitting pressurized irrigation meters in the Traverse Mountain area and adding generators to well stations for emergencies. The council approved the application.
- GrantAmount not given to Bureau of Reclamation
Item 6 · Appointment
Library Board appointments (Resolution #2020-62)
Approved · 5-0
The council appointed new members to the Lehi City Public Library Board of Directors.
Item 7 · Contract
700 South cycle track design contract with Avenue Consultants (Resolution #2020-66)
Approved · 5-0
Assistant City Engineer Brad Kenison said the agreement is to design the cycle track on 700 South. The minutes give no fee.
- ContractAmount not given to Avenue Consultants
Item 8 · Roads and utilities
Interlocal agreement with Mountainland Association of Governments for the 700 South cycle track (Resolution #2020-65)
Approved · 5-0
The council approved an interlocal agreement with MAG for the 700 South cycle track.
Item 9 · Roads and utilities
Interlocal agreement with MAG for the Triumph Boulevard pedestrian bridge (Resolution #2020-67)
Approved · 5-0
The council approved an interlocal agreement with MAG for the Triumph Boulevard pedestrian bridge project.
Item 10 · Development
Checker Flag development agreement (Resolution #2020-63)
Approved · 5-0
The council approved a development agreement with Cody Black, doing business as Checker Flag, LLC. Mr. Black had asked for a code amendment to allow car sales on his property; the council instead asked for an agreement limiting the property to no more than 10 cars for sale, with a site plan showing where they may be placed.
- Applicant: Cody Black dba Checker Flag, LLC
- Limit: no more than 10 cars for sale
Item 11 · City code
Landscape buffer exception code amendment, Section 12.080 (Ordinance #52-2020)
Denied · 4-1
The council un-tabled, then denied, an amendment that would let the Planning Commission grant an exception to buffering requirements where residentially zoned land has a non-residential use. Jeff Southard, for the applicant, said a buffer may be unnecessary next to something like a detention basin. A business owner said it would let her better use her site. Council Member Albrecht objected to any exceptions; Council Member Koivisto objected to a citywide code change and suggested a development agreement; Council Member Hancock raised the lighter notice required for code amendments. Mr. Struthers said the Planning Commission would keep discretion and that mailed notice could be triggered by making it a conditional use.
Item 12 · Annexation
Matheny annexation resolution of intent (Resolution #2020-64)
Approved · 5-0
The council approved a resolution of intent to annex 1.34 acres with RA-1 zoning. Jason Matheny was present for questions.
- Acres: 1.34
- Proposed zoning: RA-1
Item 13 · Zoning
Baum zone change, 1907 North Center Street (Ordinance #53-2020)
Approved with conditions · 5-0
The council changed 0.36 acre from TH-5 (transitional holding) to R-1-15 (residential). Josh Baum represented the applicant.
- Acres: 0.36
- Current zone to proposed: TH-5 to R-1-15
Item 14 · General plan
General plan amendment, about 21 acres at 2100 North and 2300 West (Ordinance #54-2020)
Denied · 5-0
The council denied changing the designation from NC (neighborhood commercial) and LDR (low density residential) to C (commercial) and MDR (medium density residential). Applicant representative Dave Morton said resident feedback centered on traffic, so the plan offered a new access to 2100 North, a widened 2300 West in place of added density, a mixed-use design, and a cap of 95 units; he cited a Hales Engineering traffic study. Council Members Koivisto and Albrecht noted the 2100 North access was not finalized. Mr. Struthers said base density would be 59 units on LDR without the 4 commercial acres, not the 90 the applicant stated. Six residents spoke against, citing the existing general plan and concern that a development agreement could circumvent the ordinance; one asked for a unit cap and opposed access through the neighborhood. Council Member Condie said specific terms are hard to set at this high level; Council Member Hancock said a change would hinge on a development agreement and open density questions; Mayor Johnson and Mr. Hancock suggested a PUD or PRD application. The motion to deny cited a negative effect on the surrounding area, inconsistency with general plan goals, and no overall community benefit.
- Applicant representative: Dave Morton
- Acres: about 21
- Designation: NC and LDR to C and MDR
- Offered: cap of 95 units, 2300 West widening, 2100 North access
Item 15 · Zoning
Gutierrez Dubois zone change, 1454 West 900 North (Ordinance #55-2020)
Approved with conditions · 5-0
The council changed 22.9 acres from A-1 (agriculture) to R-1-15 (residential). Danny Gutierrez represented the applicant.
- Acres: 22.9
- Current zone to proposed: A-1 to R-1-15
Item 16 · Zoning
Gutierrez zone change, about 482 West 1425 South (Ordinance #56-2020)
Approved with conditions · 5-0
The council changed 0.92 acre from TH-5 (transitional holding) to RA-1 (residential/agriculture). Bud Gutierrez represented the applicant.
- Acres: 0.92
- Current zone to proposed: TH-5 to RA-1
Item 17 · Subdivision
South Creek preliminary subdivision (first hearing)
Tabled · 5-0
The applicant was not present, so the council tabled the 21-lot plan until the applicant could attend.
- Lots: 21
Item 18 · Subdivision
Timp Point preliminary subdivision
Approved with conditions · 4-1
The council granted preliminary approval to a 200-unit residential development. Brandon Watson represented the applicant. Council Member Koivisto voted no.
- Units: 200
What residents said
Traffic on 2300 West and 2100 NorthHigh densityCrosswalk access to North Point ElementaryCommercial uses allowedOpen space locationNotice for code amendments
On the 2100 North and 2300 West general plan amendment, Angie Lovebridge, Mindy Butler, Jason Lovebridge, Russ Franklin, Brian McCuistion and Collette Lubeck opposed it, with Mr. McCuistion worried a development agreement could be an end-around to the ordinance and Mr. Lovebridge saying the current general plan designation is appropriate. Lisa Foltz offered an alternative layout, asked for a development agreement capping units, and opposed an access through the neighborhood.