Lehi council approves revised 2,000-unit Thanksgiving Station concept 4-1 with traffic triggers; denies The Falls at the Point plan amendment
March 22, 2022, 6:35 p.m. · Lehi City Council Chamber, 153 N. 100 E., Lehi
The Lehi City Council approved the revised Thanksgiving Station concept, a 77.8-acre mixed-use project with 2,000 residential units, on a 4-1 vote with Council Member Katie Koivisto opposed, subject to triggers, including a cap on units until the Clubhouse Drive extension is built, to be set in the Area Plan. The council unanimously denied a General Plan amendment to mixed use on 11.1 acres at 4200 North Digital Drive (The Falls at the Point), and tabled the Fort Street zone change 4-1 to check public notice. Earlier, members heard a power rate study and a ranked-choice voting survey. The meeting ran until about 1:15 a.m.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Presentation
Ranked choice voting survey results
Discussed
Kelleen Potter presented survey results from Lehi's ranked-choice voting pilot, saying Y2 Analytics surveyed about 1,500 RCV voters and 500 respondents from a non-RCV election and found nearly the same overall satisfaction. Mayor Johnson said the council was not interested in debating RCV at this time, only hearing survey results.
Item 2.2 · Taxes and fees
Power rate study
Discussed
Consultant David Berg said no rates are proposed yet and the council's guidance was sought. Rates have not changed in over 20 years; wholesale power costs are rising with market exposure and natural gas prices, and a 4% wholesale increase is assumed. Commercial customers pay more relative to cost of service; Lehi charges no monthly customer charge while the highest nearby is $17.50, and Lehi is well below Rocky Mountain Power on residential rates. He expects to recommend a residential customer charge, larger percentage increases for residential than other classes, and a wholesale power cost adjustment that moves bills up or down with wholesale costs.
Item 2.3 · Other
Green waste program
Discussed
Finance Director Dean Lundell said North Pointe no longer processes green waste, so containers will be handled like regular ones, though green waste customers are charged less. He recommended telling residents at year end the program ends and letting them keep the container as a second container at $10.65 or have it picked up. Mayor Johnson wanted to look at an alternative, possibly with TSSD.
- Fee$11
Item 4 · Other
Juneteenth holiday
Discussed
HR Director David Kitchen said the council must decide whether to observe the new state and federal holiday. Mayor Johnson preferred shifting an existing paid holiday to keep 12; Council Member Koivisto preferred adding a 13th.
Item 4 · Public safety
Mountainland Pre-Disaster Hazard Mitigation Plan (Resolution 2022-25)
Approved · 5-0
Shauna Mecham said FEMA approved the plan. The council adopted it.
Item 5 · City code
Employee hiring policy (Resolution 2022-23)
Approved with conditions · 5-0
HR Director David Kitchen said the change addresses employees who run for office and elected officials who want to apply for city jobs. The council approved it with the words "or appointed" omitted and clarification that it does not apply to committee and board members such as the Planning Commission.
Item 6 · Budget
FY2022 budget amendment (Resolution 2022-18)
Approved · 5-0
David Watson asked a question at the public hearing. The council amended the FY2022 budget. The minutes do not give amounts.
Item 7 · Contract
TSSD sewer treatment services contract (Resolution 2022-17)
No action
The item was pulled from the agenda.
Item 8 · Public safety
UAMPS power exchange risk management policy (Resolution 2022-21)
Approved · 5-0
Power Director Joel Eves said the policy identifies the employees authorized to make power purchases. The council approved it.
Item 9 · Development
Park Place Suites development agreement (Resolution 2022-22)
Approved · 5-0
City Attorney Ryan Wood said the agreement reflects the council's direction from the prior meeting. The council approved it for the mixed-use project in a proposed Mixed Use zone.
Item 10 · Development
Thanksgiving Station concept, 77.8 acres and 2,000 units, at Ashton Boulevard and Executive Parkway
Approved with conditions · 4-1
Johnathon Bankhead, for the applicant, said the revised plan removes most of the major infrastructure upgrades the earlier proposal needed and addresses needs through impact fees; about 1,800 units would be centered in the TOD, and 200 units, neighborhood commercial and business park zoning would be on the south end. The Legislature approved $4 million for the Clubhouse Drive extension's environmental study and early design, with construction hoped for 2025 or 2026, and the applicant proposed capping the project at 850 units or 400,000 square feet of office until it is complete. Ryan Thomas of Stack Real Estate said the south end would exclude mid-rise office, medical cannabis and brew pubs, with office-warehouse buildings about 109 feet from existing residential fences, dock doors on the north and an 8-foot concrete wall. McKay Christensen of Thanksgiving Point supported it. Speakers: Josh Brooks (I-15 bottleneck), Jeff Sowden (suggested a feedback committee), Evan Ames, Connor Holler and Junior Fini (support), David Watson (golf course and traffic) and Michelle Stallings (Clubhouse Drive, schools, taxes). Council Member Koivisto said she remained concerned about infrastructure, did not support the Clubhouse Drive extension or the 2,000 additional units in the General Plan amendment, and wanted triggers. Council Member Condie said the four parties (developer, UDOT, UTA and city) must commit and that the right triggers would make it successful. Council Member Hancock said infrastructure can support up to 2,000 units but is not guaranteed, and that funding 5,400 units was the concern. Council Member Albrecht stressed triggers so conditions do not worsen first. Council Member Southwick said a grocer is crucial and he was comfortable with 2,000 units. Condie's motion set guiding principles for the Area Plan, including a unit cap before Clubhouse Drive (starting at 600 units), specified traffic improvements, retail below residential on the south 200 units, a retail requirement, a defined south buffer, and truck access on the north; Hancock added findings on traffic capture and infrastructure and that the south units be mixed-use only.
- Grant$4.00 million to State of Utah (Legislature)
- Acres: 77.8
- Units: 2,000 (previous proposal about 5,300)
- Applicant: Thanksgiving Point area developers (Johnathon Bankhead); Stack Real Estate for the south end
- Triggers to be set in the Area Plan, including a unit cap (starting at 600) before the Clubhouse Drive extension is complete
Item 11 · General plan
Thurman General Plan amendment, 1.54 acres on Cedar Hollow Road (Ordinance 18-2022)
Approved · 5-0
The council changed the land use designation from very low density residential to low density residential.
- Acres: 1.54
- Land use: VLDR → LDR
Item 12 · Subdivision
Final subdivision, Gardner Point Phase 5 (103 lots)
Approved · 5-0
Brandon Watts represented the applicant. The council granted final approval.
- Lots: 103
Item 13 · Subdivision
Preliminary subdivision, Somerset Hills (5 lots)
Approved · 5-0
Mark Garza represented the applicant. The council granted preliminary approval in an R-1-8 zone.
- Lots: 5
Item 14 · General plan
The Falls at the Point General Plan amendment, 11.1 acres at 4200 North Digital Drive (Ordinance 19-2022)
Denied · 5-0
Steven Mecham and Curtis Minor presented a hotel and multifamily plan to change the land use from Light Industrial and Commercial to Mixed-Use, noting utility access issues to be resolved. Mayor Johnson said the General Plan update allocated all density to the TODs and this area lies between them. Planning Director Kim Struthers said staff suggested reserving density for TOD areas and was concerned the design was horizontal mixed use, a more suburban model. Hancock said he was not comfortable giving away 400 units that do not help the TOD work or encourage UTA to build the BRT line; Condie said the residential component does not work there. A developer representative said the group would return with a plan involving other area developers. Koivisto moved to deny with findings on lack of sewer, pressurized irrigation and water infrastructure and inconsistency with the recent General Plan, suggesting the developer work with staff and neighbors; the motion was amended to preserve the 1,000 residential units for the TOD zone and to involve UTA.
- Acres: about 11.1
- Land use: Light Industrial and Commercial → Mixed-Use
Item 15 · Zoning
Fort Street zone change, 4.79 acres at about 3300 North 1200 West (Ordinance 20-2022)
Tabled · 4-1
Jenny Taumoepeau, for the applicant, said a medical office building is planned and complies with the General Plan. Kay Montague, James Lewis, Mason Hilton, Tanner Yarden and a speaker named Steve opposed, citing that they were not mailed notice of the January General Plan change, inconsistency with surrounding homes, traffic and child safety, privacy and the height of a three-story building on elevated ground; they said screening would be vital if approved. Struthers said the General Plan hearings were properly noticed. Mayor Johnson suggested tabling to confirm notice; City Attorney Ryan Wood noted an appeal process exists. Koivisto moved to table to April 12; Condie opposed, concerned anyone could claim improper notice.
- Acres: 4.79
- Current zone → proposed: TH-5 → Commercial and R-1-10
- Tabled to April 12, 2022
Item 16 · Annexation
Kiene Addition annexation, resolution of intent, 5 acres (Resolution 2022-24)
Approved · 5-0
Andy Welch represented the applicant. The council approved the resolution of intent to annex 5 acres with R-1-22 zoning.
- Acres: 5
- Proposed zoning: R-1-22
Item 17 · Development
Vistas at the Point Townhomes utility and roadway exception
Approved with conditions · 5-0
Jared Morgan, for the applicant, asked to build utilities and roads before the Point of the Mountain water well is fully operational. Hancock moved, and the council directed staff to work with the applicant on a development agreement that bars going vertical and gives no further vesting until the issue is resolved, with full development rights once conditions are met.
Item 18 · Appointment
Historic Preservation Commission appointment (Resolution 2022-18)
Approved · 5-0
The council appointed a new board member. The minutes do not name the appointee.
Item 19 · Appointment
PARC Advisory Committee appointments (Resolution 2022-20)
Approved · 5-0
The council appointed new committee members. The minutes do not name them.
Item 20 · Contract
Emergency Debris Management Plan contractor prequalification (Resolution 2022-26)
Approved · 5-0
The council approved a contract to prequalify a contractor for the city's Emergency Debris Management Plan. The minutes name no vendor or amount.
- ContractAmount not given
Item 21 · City code
Standard Details amendment (Ordinance 21-2022)
Approved · 5-0
The council amended the Development Code for the Lehi City Standard Details.
Other
Closed session
Approved · 5-0
The council voted unanimously to go into closed session; the minutes record the motion as concerning the character, competence or health of an individual.
What residents said
Ranked-choice votingTraffic and Clubhouse Drive extensionNotice of General Plan changesPrivacy and building height near Fort StreetSewer, irrigation and water infrastructure
Cristy Bulkley, Wendy Hart, Heather Thomas of Utah Freedom Coalition, Tiffany Barker, Michelle Stallings, Jason Preston and Candy Ward raised concerns about ranked-choice voting, citing complexity, confusion, the survey's validity and 1,367 voters whose votes were counted only for first choice. Mayor Johnson said no decision would be made that night and that debate would come if the city considered RCV again. Residents spoke for and against Thanksgiving Station and, on Fort Street, opposed the zone change.