Lehi council approves scaled-back Fox Canyon subdivisions 3-1, denies Vantage apartments and a Capital Real Estate plan amendment
April 11, 2023, 6:32 p.m. · Council Chamber, 153 N. 100 East, Lehi
With Council Member Paul Hancock excused, the council approved reduced versions of the Fox Canyon subdivisions at Traverse Mountain (38 lots and 125 townhomes) on 3-1 votes, denied the 80-apartment Vantage concept on State Street and a Capital Real Estate general plan amendment, and approved a lease with STRATA Networks, the 2023 budget amendment and a tentative fiscal 2024 budget. The meeting ran past midnight.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.3 · Presentation
Power purchase plans update
Discussed
Finance Director Dean Lundell said resource and natural gas cost increases have raised power costs. The city is working on a contract to lock in natural gas costs for five years, which requires a letter of credit of about $2 million. He said council approval is not required but he wanted the council aware. Crystal Robinson said staff are working to hedge for more security and limit market risk, and presented future power market options.
- Guarantee released$2.00 million
Item 2.4 · Presentation
Water Management Plan changes
Discussed
Water Department Manager Greg Allred presented proposed changes, including adding conservewater.utah.gov, which provides a weekly lawn-watering guide by county, for a more consistent message to residents. Hutchings Museum Director Daniela Larsen and Shaye Ruitenbeek (fiber network) also presented.
Item 3 · Other
Consent agenda: March 14 minutes and purchase orders
Approved · 4-0
Approved on consent.
Item 4 · Budget
2023 budget amendment (Resolution 2023-14)
Approved · 4-0
After a public hearing with no comments, the council amended the city's fiscal year 2023 budget. The minutes give no figures.
Item 5 · Budget
Tentative budget for fiscal year 2024 (Resolution 2023-18)
Approved · 4-0
The council adopted the tentative fiscal year 2024 budget. The minutes give no figures.
Item 6 · Contract
Lease with option to purchase for STRATA Networks (Resolution 2023-15)
Approved · 4-0
After a public hearing, the council approved a lease agreement with STRATA Networks. Kenneth Glade urged the council not to proceed, saying due process was not allowed for the change in use of the property. Tyson Hudges, who lives nearby, said he would like to see something else there. Paul Benz asked for help making the area safer for children. Casey Christensen and Loral Stevens questioned the process, saying it had not been open, and Christensen cited safety. The minutes do not give the lease site or terms.
- Land dealAmount not given to STRATA Networks
- Public hearing held
Item 7 · Contract
Water infrastructure development and cost-sharing agreement with Geneva Rock Products (Resolution 2023-16)
Approved · 4-0
The council approved a water infrastructure development and cost-sharing agreement with Geneva Rock Products. The minutes give no amounts.
- ContractAmount not given to Geneva Rock Products
Item 8 · Zoning
Lehi Fire Station 84 zone change, 4.1 acres at about 1500 North 3600 West (Ordinance 27-2023)
Approved · 4-0
The council rezoned 4.1 acres from TH-5 (transitional holding) to Public Facility for a fire station. The ordinance was renumbered 27-2023.01.
- Acres: 4.1
- Current zone → proposed: TH-5 → Public Facility
Item 9 · Development
Green Forest Landscaping development agreement, 7944 N 9550 W (Resolution 2023-19)
Approved with conditions · 4-0
The council approved a development agreement allowing a landscaping business in a Neighborhood Commercial zone, specifying that it is for landscaping services only.
- Condition: landscaping services only
Item 10 · General plan
Arias General Plan amendment, 1.97 acres (Ordinance 21-2023)
Denied · 4-0
The council untabled the request to change the land use from Neighborhood Commercial to Heavy Commercial and denied it on the basis that the development agreement had been approved.
Item 11 · Subdivision
Fox Canyon Plats A1 and I1 preliminary subdivision, reduced to 38 single-family lots, about 5400 North Fox Canyon Road
Approved with conditions · 3-1
The council untabled this item and item 12 and heard Perry Homes' Merlin Huff. Members discussed when a traffic signal would be installed. Residents Josh Cornia (traffic study did not account for seasonal conditions), James Verey (wildfire evacuation), Greg Crab (winter traffic), Rob Ludlow (a planned road in the TMTH development would remove safety risks and the study was not accurate) and others asked for another connection to Flight Park Road. Traffic Engineer Luke Seegmiller presented on the study. Council Member Chris Condie moved approval at 38 lots instead of 41, with a recommendation that Perry add a second road access and look at other ingress and egress options.
- Lots: 38 (reduced from 41)
- Applicant: Perry Homes
Item 12 · Subdivision
Fox Canyon Townhomes Plats J1 and L1 preliminary subdivision, reduced to 125 units, about 5300 North Fox Canyon Road
Approved with conditions · 3-1
Heard with item 11. The council approved 125 townhome units, down from 143, in the HDR1 and HDR2 land use designations.
- Units: 125 (reduced from 143)
- Applicant: Perry Homes
Item 13 · General plan
Capital Real Estate general plan amendment, 1.74 acres at about 1800 North 2300 West
Denied · 4-0
Alyson Morgan of Capital Real Estate presented the project and options that would allow it with exceptions, including a building larger than the Neighborhood Commercial zone allows. Residents Angie Lethbridge, Jason Lethbridge, Brian McCuistion and Russ Franklin opposed it; Angie Lethbridge said it was too close to a school and should stay low-density residential, and McCuistion said a development agreement should be considered instead. The council denied the change from low density residential to Neighborhood Commercial, finding it would create a zoning island, does not fit the road system, would reduce connectivity to the adjacent neighborhood, and the proposed building would be more than double the zone's allowed size.
- Acres: 1.74
- Land use: Low density residential → Neighborhood Commercial (requested)
Item 14 · Development
Vantage concept plan and land use plan, 80 apartments and flex workspace, 77 East State Street
Denied · 4-0
The applicant presented a mixed-use project. Council members were concerned there would not be enough parking and that it is not known when transit will be available. DR Green and Elizabeth Rasmussen raised concerns. The council denied the plan, finding the requested parking exception incompatible with the surrounding area.
- Units: 80 apartments plus flex workspace
Item 15 · Zoning
Lehi Pioneer Plaza zone change, about 0.09 acre at about 1000 South 1300 West (Ordinance 24-2023)
Approved · 4-0
The council rezoned about 0.09 acre from R-1-22 to Commercial. Jared Osmond was the applicant.
- Current zone → proposed: R-1-22 → Commercial
Item 16 · Subdivision
Coombs Corner two-lot subdivision, about 1765 North 1100 West
Approved · 4-0
The council granted preliminary and final approval. Ryan Coombs was the applicant.
Item 17 · Development
Skye Area West Side grading permit, about 145 acres at about 4340 North Center Street
Approved · 4-0
The council granted a grading permit. Scott Dunn represented the applicant.
- Acres: about 145
Item 18 · Subdivision
Vivian Estates Phase 3 final subdivision, 22 lots at about 2200 North 500 East
Approved · 4-0
The council granted final approval for a 22-lot development in an RA-1 zone. Austin White represented the applicant.
- Lots: 22
- Zone: RA-1
Item 19 · City code
Development code amendments: dog care facilities and mobile personal services (Ordinance 26-2023)
Approved with conditions · 2-2
Mary Kelly represented the applicant. The ordinance allows dog care facilities as a conditional use in the Neighborhood Commercial zone and adds temporary-use regulations. Council members discussed concerns that mobile personal services could disrupt neighbors, and the motion approved the amendments but without the mobile personal services provisions. The vote was tied 2-2 among council members and Mayor Mark Johnson voted yes to break the tie.
- Condition: mobile personal services excluded
Item 20 · Subdivision
Jordan Walk Towns Phase 1 final subdivision, about 3410 West Hardman Way
Approved · 4-0
The council granted final approval. Brad Mackey represented Ivory Development.
Item 21 · Subdivision
Vistas at the Point Backbone Phases 1-4 final subdivision, about 3000 West Traverse Mountain Boulevard
Approved · 4-0
The council granted final approval in a TOD zone. Nathan Schellenberg represented the applicant.
- Zone: TOD
Item 22 · Zoning
General plan amendment and zone change, about 1 acre at about 975 South 1350 West (Ordinance 25-2023)
Approved · 4-0
The council changed about 1 acre from VLDRA and R-1-22 zoning to an Open Space land use designation and Public Facility zoning.
- Acres: about 1
- Current → proposed: VLDRA / R-1-22 → Open Space land use, Public Facility zoning
Item 23 · Contract
Interlocal agreement with Utah County for 2023 municipal elections (Resolution 2023-17)
Approved · 4-0
The council approved the agreement for the county to administer the 2023 municipal elections.
Other
Closed session
Approved · 4-0
The council voted to close the meeting to discuss the character, performance or competence of an individual; it recessed about 11:45 p.m. and adjourned about 12:05 a.m.
What residents said
Traffic, a second road access and wildfire evacuation at Fox CanyonSTRATA lease process and neighborhood safetyParking at the Vantage projectBuilding size and school proximity at 1800 North 2300 West
During citizen input, Rob Ludlow and several Traverse Mountain residents (including Scott Wilson, Jenny Calf) raised safety concerns about Fox Canyon and asked that density be moved. Danielle Hunt asked for more funding to protect schools. Chief Jeremy Craft thanked the council. Additional comments are summarized under the STRATA lease, Fox Canyon, Capital Real Estate and Vantage items.