Lehi council denies 5,300-unit Thanksgiving Station concept, directs developer toward 1,500-2,000 units and transit study
December 14, 2021, 6:35 p.m. · Lehi City Council Chamber, 153 N. 100 E., Lehi
After hearing from dozens of speakers, the Lehi City Council voted 5-0 to deny the Thanksgiving Station concept, a mixed-use plan with about 5,300 residential units at Thanksgiving Point. The motion cited the TOD proximity and open-space requirements and directed the developer toward a concept of roughly 1,500 to 2,000 units, a UTA station analysis and school coordination. The council also tabled the General Plan land use update 4-1, approved a municipal boundary adjustment with Draper, and took up appointments and settlements.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Presentation
Financial audit report
Discussed
Dana Howell presented the annual financial audit to the council.
Item 4 · Other
Consent agenda
Approved · 5-0
The council approved the consent agenda, including purchase orders, surplus items and the 2022 meeting schedule. Items 4.5 and 4.6, the Bullock annexation agreement and ordinance, were removed after Jewell Bullock said she did not agree with the city's proposal and wanted her requests granted. City Attorney Ryan Wood said the meeting was not the place to negotiate an agreement.
Item 5 · Budget
FY2022 budget amendment (Resolution 2021-68)
Approved · 5-0
Finance Director Dean Lundell reported on the changes. No one spoke at the public hearing. The council amended the FY2022 city budget. The minutes do not give amounts.
Item 6 · Development
Thanksgiving Station concept, about 5,300 residential units at Executive Parkway and Ashton Boulevard
Denied · 5-0
Applicant representatives Nathan Ricks, Chris Parzio, John Bankhead and McKay Christensen of Thanksgiving Point presented a mixed-use TOD within the Thanksgiving Point Area Plan. Ricks argued 1,000 units is too few to sustain a functional TOD and said funding could use public-private cooperation, a housing and transit reinvestment zone (HTRZ) and public infrastructure districts, with road "triggers" by phase. UTA's Jordan Swain supported transit-oriented projects; Josh Gibbins of Hales Engineering described mitigation for existing congestion. Dozens of residents and others spoke. Opponents raised traffic already at failure levels, parking, school impacts, infrastructure costs, water, whether people would use transit, and changes to a resort-area character; supporters cited housing need for local employers, walkability, transit support and growth. Support also came from Vivint and UVU representatives. Council Member Katie Koivisto said she was concerned about infrastructure funding and wanted responsible development. Council Member Paul Hancock said the area is "broken" and doing nothing would keep it that way, and listed triggers that could allow more density. Council Member Mike Southwick said it is a good place for a TOD but there were too many units. Council Member Chris Condie and Council Member Paige Albrecht said many questions were unanswered and they wanted to protect what Thanksgiving Point has built. Mayor Johnson said the city had studied the Clubhouse Drive extension and considered it the best solution, and that UTA agreed to help study what density a TOD needs. Koivisto first moved to deny with findings on station proximity, open space (10.3 of about 146.5 acres), pedestrian circulation, traffic and infrastructure funding; it died for lack of a second. Hancock then moved to deny on the proximity and open-space findings, with direction that the concept be 1,500-2,000 units (more to be justified with staff), that the developer work with UTA on a station analysis, set triggers with staff, and work with Alpine School District on a school site and busing.
- Units: about 5,300
- Site: about 146.5 acres, 10.3 acres of open space
- Applicant: Thanksgiving Point area developers (Nathan Ricks, Chris Parzio, John Bankhead, McKay Christensen)
- Koivisto's earlier motion to deny failed for lack of a second
- The minutes record a 5-0 roll call on the Hancock motion
Item 7 · Subdivision
Final subdivision, Bridal Creek Estates Plat B (5 lots)
Approved · 5-0
Daniel Perschurt represented the applicant. The council granted final approval.
- Lots: 5
Item 8 · Subdivision
Final subdivision, Gardner Point Phase 4 (114 lots)
Approved · 5-0
The council granted final approval for the 114-lot residential development.
- Lots: 114
Item 9 · Annexation
Municipal boundary adjustment with Draper City, 163.03 acres (Ordinance 69-2021)
Approved · 5-0
No one spoke at the public hearing. The council approved a boundary adjustment between Lehi and Draper on 163.03 acres near 4600 North and 1200 East with TH-5 zoning.
- Acres: 163.03
- Zoning: TH-5
Item 10 · Subdivision
Cold Spring Ranch HD5 plat amendment
Approved · 5-0
The council approved an amendment changing the location of a townhome building and a trail easement.
Item 11-17 · Development
Garden Park, Lehi Pointe Phase 4 and Sanctuary items
No action
Items 11 through 17 were removed from consideration: the Garden Park zone change and 4-lot concept at 515 South 100 West, the Lehi Pointe Phase 4 concept (125 units on about 14.5 acres at 3450 North Digital Drive) and its development agreement, the Sanctuary development agreement, the Sanctuary zone change (9.4 acres, Commercial to TOD, 2601 West Slipstream Avenue), and the Sanctuary concept (527 apartments).
Item 18 · General plan
General Plan land use element update (Ordinance 58-2021)
Tabled · 4-1
Planning Director Kim Struthers suggested tabling until the map could be updated. Speakers asked that TOD density not be defined and that the once-a-year limit on General Plan amendments be removed; Jim Whitmore, a Digital Drive property owner, said owners were surprised by changes; Michelle Stallings said owners should be told when land uses change; and representatives of Mill Pond and other landowners asked for more density. Condie moved to table, have staff update the digital map, and remove the one-year limit from the text; he amended the motion to have staff look at 2,000 units for Thanksgiving Point.
- Condie amended the motion to include staff review of 2,000 units for Thanksgiving Point
Item 19 · Other
Opioid settlement participation (Resolution 2021-66)
Approved · 5-0
The council authorized Lehi to participate in settlements with distributors and Janssen to abate the opioid epidemic.
- GrantAmount not given
Item 20 · Other
Voter participation areas (Resolution 2021-67)
Approved · 5-0
The council adopted voter participation areas.
Item 21 · Appointment
Planning Commission appointments (Resolution 2021-69)
Approved · 5-0
The council appointed board members to the Lehi City Planning Commission. The minutes do not name them.
Item 22 · Appointment
Tri-City Golf Course Governing Body appointments (Resolution 2021-70)
Approved · 5-0
The council appointed members to the Tri-City Golf Course Governing Body (Fox Hollow Golf Course), with Max Powell to serve as chairman.
Item 23 · Contract
Settlement agreement with AT&T Corporation (Resolution 2021-73)
Approved · 5-0
The council approved a settlement agreement and release of claims with AT&T Corporation. The minutes do not state terms or amounts.
- PaymentAmount not given to AT&T Corporation
Other
Closed session on reasonably imminent litigation
Approved · 5-0
The council voted unanimously to go into closed session to discuss reasonably imminent litigation.
What residents said
Traffic at Thanksgiving PointSchool capacityInfrastructure costsParkingWater supplyDensity in TOD areas
Larry Lacroix opposed the Clubhouse Drive extension at Thanksgiving Point. On the Thanksgiving Station concept, speakers opposed included Jared Ashbury, Scott Verisae, Larry Lacroix, Granger Peck, Jared Watson, Lori Gilbert, Audrey Hart, Aaron Bullen, Jason McGuire, Ms. Godfrey, Rachel Asbury, Paula Watson, Michelle Stallings, Brady Sanibel, Brooke Young, Carolyn Morass, JoAnne Thomas, Michelle Miles, Lindsay Volter, Keith Campbell, Chip Beckstead and Jacque Bassinet; speakers in support included Aaron Lewis, Shawn Morn, Kim Phazer of Vivint, Katherine and Evan Ames, Young Hon, Terry Tu, Jarod Beans, Brian Fruit, Venessa Perez, a UVU representative and Mark Hampton. On the General Plan update, speakers asked that TOD density not be defined and that the once-a-year amendment limit be dropped.