Lehi council denies Sanati high-density plan and Cooper Hollow Phase 4 townhomes, rejects downtown spacing change
May 9, 2023, 6:32 p.m. · Council Chamber, 153 N. 100 East, Lehi
The council unanimously denied a general plan amendment from low to high density residential at 460 North 1200 East and the 12-unit Cooper Hollow Phase 4 townhome concept after neighbors objected. It also denied a downtown spacing code change, approved three rezonings (Wiggy Wash, Jeff Olsen, Arias 4-1) and a boundary adjustment with Highland.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Parks
Proposed walking bridge at Dry Creek Lake in memory of former water district chairman
Discussed
Ron Smith of the Lehi Metropolitan Water District proposed building a walking bridge across the Dry Creek Lake inlet in honor of Paul Peterson, the district's longtime chairman who had died a week earlier, with a plaque. Smith said there is no safe crossing now other than a dangerous road. Council members did not object but said the bridge should be part of a comprehensive plan for Dry Creek improvements.
Item 2.2 · Presentation
Fiber network update
Discussed
Fiber Network Manager Shaye Ruitenbeek reported 7,066 preregistrations, about 32.41% of the projected take rate. Construction on cabinet five was complete, cabinet nine was early, and sign-ups were expected to start in about two weeks with going live in about four weeks. The connection to UDOT fiber along I-15 awaits a railroad permit being pursued through American Fork, with a backup plan to connect to Centracom.
Item 2.3 · Budget
Finance report
Discussed
Finance Director Dean Lundell said revenues were generally as expected, sales tax growth had slowed after 18 strong months, and building permit revenues were expected to be lower than last year. He estimated a general fund surplus of over $4 million to be allocated to capital projects.
- Budget$4.00 million
Item 2.4 · Parks
Family Park all-abilities playground update
Discussed
Parks Manager Trent Dyer said staff worked for five or six months with a steering committee and a vendor to narrow playground options. Council members discussed fencing and landscaping and asked for additional swings, shade and swings suited to children with different abilities. The discussion did not cover the splash pad.
Item 4 · Public safety
Flood mitigation update
Discussed
Water Department Manager Greg Allred said sandbags had been placed, reservoir levels were monitored, and gates would be opened fully when the reservoir reached elevation 4755.
Item 5 · Other
Consent agenda: April 11 minutes
Approved · 5-0
Approved on consent.
Item 5 · Budget
Public hearing on fiscal year 2024 budget and consolidated fee schedule
Discussed
Finance Director Dean Lundell said the hearing is part of the budget process. Chris Bowerbank asked for a soft opening of Dry Creek Reservoir with minimal amenities and public access for fishing.
Item 6 · Zoning
Wiggy Wash zone change, 1.6 acres at about 78 South 2300 West (Ordinance 28-2023)
Approved with conditions · 5-0
The council rezoned 1.6 acres from R-2 (medium density residential) to Commercial. John Jensen represented Mammoth Holdings. Resident Kirk Evans raised concerns about the effect on water well rights. The motion directs staff to work with him during site plan review.
- Applicant: Mammoth Holdings (John Jensen)
- Current zone → proposed: R-2 → Commercial
- Acres: 1.6
Item 7 · Zoning
Jeff Olsen zone change, 1.1 acres at 830 and 850 West State Street (Ordinance 29-2023)
Approved · 5-0
The council rezoned 1.1 acres from Mixed Use to Heavy Commercial. Randy Yates, for the applicant, said the business will produce small batches of concrete.
- Current zone → proposed: Mixed Use → Heavy Commercial
- Acres: 1.1
Item 8 · Zoning
Arias zone change, 1.98 acres at about 2300 West Pioneer Crossing (Ordinance 30-2023)
Approved · 4-1
The council rezoned 1.98 acres at 7944 N 9550 W from R-1-22/TH-5 to Neighborhood Commercial, noting a development agreement was already approved.
- Current zone → proposed: R-1-22/TH-5 → Neighborhood Commercial
Item 9 · General plan
Sanati General Plan amendment, 1.5 acres at 460 North 1200 East, low to high density residential (Ordinance 34-2023)
Denied · 5-0
The applicant was not present; the council agreed to proceed. Residents opposed the change. Jason Booth, for the homeowners association, raised concerns and a clubhouse requirement under multifamily design standards he said had not been accounted for, and preferred lower density. Don Watts cited the general plan's low-density designation and runoff. Bill Greenhall, Karen Commish (traffic and safety on 1200 East), Mark Urray, John Collier and Karen Chappell also asked that the area stay low density. Council Member Chris Condie moved to deny, echoing the Planning Commission that the request does not conform to the General Plan, would add congestion, and would create an island of high density; he noted the Development Review Committee said it would create a low-density island on the south parcel. Council Member Paige Albrecht asked that the motion note that the applicant was heard at the Planning Commission.
- Acres: 1.5
- Land use: LDR → HDR (requested)
- Planning Commission recommended denial
Item 10 · Development
Cooper Hollow Phase 4 concept, 12 townhomes at 460 North 1200 East
Denied · 5-0
Heard with item 9. The council denied the concept with the same findings.
- Units: 12 townhomes
Item 11 · Annexation
Dry Creek Common boundary adjustment with Highland City, about 1.62 acres at about 1500 East 2900 North (Ordinance 32-2023)
Approved · 5-0
After a public hearing with no comments, the council adjusted the municipal boundary so about 1.62 acres go to Highland City.
Item 12 · City code
Development code amendment: downtown spacing overlay (Ordinance 31-2023)
Denied · 5-0
Community Development Director Kim Struthers said the state increasingly requires cities to set and report on moderate income housing goals; one goal studied reducing spacing in the downtown overlay from 400 feet to 300 or 200 to allow more duplexes and triplexes, and the proposal changed the measurement from building footprint to property line. Members raised concerns about the historic character of downtown and possible demolition of historic homes. Council Member Paige Albrecht suggested 300 feet or delaying until protections exist; Mayor Mark Johnson raised concerns about a 200-foot buffer and serviceability. The council denied the amendment, finding it contrary to the intent of the overlay and downtown neighborhoods and not productive for the moderate-income housing element.
Item 13 · City code
Development code amendment: approval process for land use plans, Chapter 15 (Ordinance 33-2023)
Approved · 5-0
Mr. Struthers said it allows a mini area plan in transit-oriented development (TOD) areas.
What residents said
Density and traffic on 1200 EastWater well rights near the Wiggy Wash siteHistoric character of downtown
Kirk Evans raised concerns about the city's handling of water well rights in development; the mayor said it would be addressed at site plan review. Chris Bowerbank spoke at the budget hearing. Residents of the Cooper Hollow area opposed the Sanati amendment (see item 9).