Lehi council tables Fox Canyon subdivisions at Traverse Mountain after residents raise traffic and safety concerns
March 14, 2023, 6:29 p.m. · Council Chamber, 153 N. 100 East, Lehi
The council tabled preliminary approval of two Fox Canyon subdivisions (41 single-family lots and 143 townhomes) near Traverse Mountain on a 3-1 vote with one abstention, after residents raised traffic, evacuation and density concerns. It also tabled the Arias General Plan amendment so a development agreement could be drafted, tabled the Marwood zone change over access, and approved a mowing contract with Brightview Landscape Services.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Presentation
Fiber network update
Discussed
Shaye Ruitenbeek updated the council on construction of the city's fiber network.
Item 2.3 · Presentation
Housing and Transit Reinvestment Zone application discussion
Discussed
Economic development staff member Marlin Eldred handed the council a draft of an application the city plans to submit to the state for Housing and Transit Reinvestment Zone funds, explained the process, and asked for feedback.
Item 6 · Other
Closed session
Approved · 5-0
The council voted to close the meeting to discuss the purchase, exchange or lease of real property and the character, performance or competence of an individual.
Item 4 · Other
Consent agenda: purchase orders
Approved · 5-0
The council approved the February minutes and purchase orders on consent.
Item 5 · Contract
Mowing agreement with Brightview Landscape Services (Resolution 2023-13)
Approved · 5-0
The council approved an agreement with Brightview Landscape Services for parks and detention basin mowing. The minutes give no amount or bid details.
- ContractAmount not given to Brightview Landscape Services
Item 6-7 · Subdivision
Fox Canyon preliminary subdivisions, Traverse Mountain: Plats A1 and I1 (41 single-family lots, about 5400 North Fox Canyon Road) and Townhome Plats J1 and L1 (143 units, about 5300 North Fox Canyon Road)
Tabled · 3-1-1
The two items were untabled and heard together. Merlin Huff of Perry Homes said density had been reduced and road alignments adjusted for safety at intersections since the last meeting. Engineer Lorin Powell said the city traffic engineer reviewed the updated traffic study and agreed with its findings; one intersection will need a signal, and members discussed when it would be installed. Residents Rob Ludlow, Josh Cornia, Shanny Capp, Rich Kindred and Lee Denning raised concerns including adherence to Traverse Mountain standards without exceptions, traffic and safety, moving the density elsewhere, and emergency response during snowstorms and wildland fires. Council Member Paige Albrecht said she would be uncomfortable with the townhome density without a traffic signal installed first. Council Member Paul Hancock suggested changing townhomes to single-family homes and moving density to another Perry planning district; Mayor Mark Johnson said a density transfer could result in more apartments. City Attorney Ryan Wood said because this is an administrative preliminary approval, the council could ask the applicant to move density but a denial would need a stated code reason. The council tabled both items with direction that staff confirm block lengths meet the Traverse Mountain Area Plan, that the traffic study concerns be clarified, that a signal plan be developed and that the density be moved.
- Applicant: Perry Homes (Merlin Huff)
- Plats A1 and I1: 41 single-family lots
- Plats J1 and L1: 143 townhome units
- Roll call: Albrecht, Hancock, Southwick yes; Koivisto no; Condie abstained (no reason given in the minutes)
Item 8 · General plan
Arias General Plan amendment, 1.97 acres at 7944 N 9550 W (about 2300 West Pioneer Crossing) (Ordinance 21-2023)
Tabled · 5-0
Applicant Jose Arias said he needs the change from Neighborhood Commercial to Heavy Commercial to keep operating his business. After discussion of concerns, the council tabled the item so a development agreement could be drafted allowing the landscape business to operate there while the current owner is on the property, with the main entrance at 1085 South.
- Acres: 1.97
- Land use: Neighborhood Commercial → Heavy Commercial (requested)
Item 9-10 · Zoning
Marwood zone change, 0.84 acre at 301 East State Street (Ordinance 22-2023) and related item
Tabled · 5-0
The applicant was not present. Planning Director Kim Struthers said staff had access-point concerns that the Development Review Committee had not resolved. The council tabled both items until access is addressed.
- Acres: 0.84
- Current zone → proposed: Mixed Use → TOD
What residents said
Traffic and a needed signal near Fox CanyonEvacuation and emergency response at Traverse MountainDensity and townhomesBlock length and connectivity standards
On the Fox Canyon items, Rob Ludlow said Traverse Mountain's standards should be met without exceptions and the modifications are not enough; Josh Cornia expressed concerns; Shanny Capp cited traffic and safety; Rich Kindred cited traffic and asked that density be moved elsewhere; Lee Denning cited emergency response risks at high elevation in snowstorms and wildland fires. Speakers also noted the applicant gave no presentation.