Lehi council denies Dry Creek Village rezone for 500 units, approves Thanksgiving Point area plan with unit trigger
August 8, 2023, 7:32 p.m. · Council Chamber, 153 N. 100 E., Lehi
The council voted 5-0 to deny a zone change for the Dry Creek Village mixed-use proposal on 16 acres near 1450 South 1100 West after more than 40 residents spoke, nearly all in opposition. It approved an amendment to the Thanksgiving Point Area Plan 4-1, with a cap of 305 occupied units until 2024 road projects are finished and at least $2 million of the project's park impact fees set aside for trails and other projects. The council also tabled a general plan amendment requested by Brent Fox and approved electric revenue bonds. The meeting ran until about 1:11 a.m.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Family Park construction update | Discussed |
| Purchase orders | Approved · 5-0 |
| Electric revenue bonds (Resolution 2023-51) | Approved · 5-0 |
| Second amendment to SIRQ Construction agreement for Fire Station 84 (Resolution 2023-50) | Approved · 5-0 |
| Sunroc agreement for Oak Hollow tank and pond drains (Resolution 2023-49) | Approved · 5-0 |
| Fox general plan amendment, 2.73 acres, medium density residential to light industrial (Ordinance 42-2023) | Tabled · 4-1 |
| Cedar Hollow Plat M preliminary subdivision, 7 lots | Approved · 5-0 |
| Dry Creek Village zone change, 16 acres, TH-5 to Mixed Use (Ordinance 43-2023) | Denied · 5-0 |
| Thanksgiving Point Area Plan amendment (Ordinance 44-2023) | Approved with conditions · 4-1 |
Agenda, item by item
Parks
Family Park construction update
Discussed
In the pre-council session, Parks Department staff Trent Dyer and Shawn Winters told the council that construction of Family Park is in progress and that design and engineering for the all-abilities playground are complete. A related purchase order was on the consent agenda.
Item 4.2 · Contract
Purchase orders
Approved · 5-0
The council approved the purchase orders on the consent agenda together with the prior minutes. The minutes do not list vendors or amounts; one was related to Family Park.
Item 5 · Budget
Electric revenue bonds (Resolution 2023-51)
Approved · 5-0
Jonathan Ward and Brandon Johnson said the resolution sets the parameters of the bond. Chance Plat commented on the city's use of renewable resources. City Administrator Jason Walker said the city also invests in renewables and that natural gas generators protect the city from a volatile market during peak power use.
- BondAmount not given
Item 6 · Contract
Second amendment to SIRQ Construction agreement for Fire Station 84 (Resolution 2023-50)
Approved · 5-0
The council approved a second amendment to the agreement with SIRQ Construction for pre-construction and construction management/general contractor services for Fire Station 84. Chief Jeremy Caft said the city expects to break ground within a couple of weeks.
- Change orderAmount not given to SIRQ Construction
Item 7 · Contract
Sunroc agreement for Oak Hollow tank and pond drains (Resolution 2023-49)
Approved · 5-0
The council approved an agreement with Sunroc to build drains for the Oak Hollow tank and pond, with associated structures and access roads. Water Department Manager Greg Allred was available for questions.
- ContractAmount not given to Sunroc
Item 8 · General plan
Fox general plan amendment, 2.73 acres, medium density residential to light industrial (Ordinance 42-2023)
Tabled · 4-1
Applicant Brent Fox wants to use the property for equipment storage. Council Member Koivisto, citing the city's investment in the general plan and possible effects on home values, moved to deny; planning director Kim Struthers said light industrial zoning allows more intense uses such as storage units and outdoor storage yards. The denial motion failed 2-3, with Condie, Hancock and Southwick voting no. Council Member Condie then moved to table and direct staff to draft a development agreement keeping the medium-density designation while adding the uses Mr. Fox requested, with the agreement staying in place on a sale only if a similar business continued, and any new buildings needing a separate application. That motion passed 4-1.
- Applicant: Brent Fox
- Acres: 2.73
- Current designation → proposed: Medium density residential → light industrial
- Earlier denial motion (Koivisto/Albrecht) failed 2-3
Item 9 · Subdivision
Cedar Hollow Plat M preliminary subdivision, 7 lots
Approved · 5-0
Gary Cooper was the applicant. Adjacent property owner Paul Burnett asked about a retaining wall and drainage; applicant representative Tony Trane said additional requirements on the applicant were not appropriate but that he would work with neighbors. The council granted preliminary approval, including all Development Review Committee and Planning Commission comments.
- Lots: 7
- Applicant: Gary Cooper
Item 10 · Zoning
Dry Creek Village zone change, 16 acres, TH-5 to Mixed Use (Ordinance 43-2023)
Denied · 5-0
Representative Tony Trane presented a mix of single-family homes, townhomes and possibly condos with trails to a school, park and commercial areas, and offered a temporary construction connection to 1700 West. About 40 residents spoke; most opposed the plan or raised traffic and safety concerns, while Jeremy Baker supported it as bringing people closer to the park, churches and school. Council members questioned whether the overlay was unique enough, objected to approving the project piecemeal without a comprehensive plan, said 500 units on 16 acres might be too many, and wanted a clear retail component and a road solution. Council Member Koivisto moved to deny, finding the plan would have a negative effect on the surrounding area, was not suitable and did not comply with the general plan; all five members voted yes. The related concept plan for a 142-unit first phase (item 11) was removed from the agenda.
- Acres: 16
- Current zone → proposed: TH-5 (transitional holding) → Mixed Use
- Density discussed: about 500 units
- Representative: Tony Trane
- Concept plan for 142 units (item 11) removed from agenda
Item 12 · General plan
Thanksgiving Point Area Plan amendment (Ordinance 44-2023)
Approved with conditions · 4-1
Dave Debson of Gardner Development and Ryan Thoams of Stack Development represented the applicant. The council discussed triggers tying unit counts to road projects, including the 2100 North freeway and Clubhouse Drive extension; Mayor Johnson said the 2100 North freeway is likelier to be built first and that Clubhouse Drive is needed because 2300 West cannot be widened under the railroad bridge. The Planning Commission had recommended dedicating the project's park impact fees to trails and bike paths; staff estimated $3.5 million would be needed for connectivity. Cranberry Farms residents objected to a possible punch-through to 2100 North, and UTA's Nick Dirksen supported the plan. Council Member Koivisto preferred tabling until traffic effects were better understood and Council Member Albrecht said she expected more significant improvements; both said so before the vote, and Koivisto voted no. The approved motion, by Condie, caps occupied units at 305 until all road projects slated for 2024 in the trigger summary are done (permits above 305 may be pulled), sets aside at least $2 million of the project's park impact fees for trails and other priority projects (not necessarily the first $2 million), and requires the applicant to buy water by August 31, 2023.
- Fee$2.00 million
- Condition: no more than 305 occupied units until the 2024 road projects in the trigger summary are completed
- Condition: water purchased by August 31, 2023
- Larger plan discussed: 1,220 units
- Planning Commission recommended park impact fees go to trails and bike paths; staff estimated $3.5 million needed
What residents said
Traffic and safety near Dry Creek VillageDensity of 500 units on 16 acresPunch-through to 2100 North from Cranberry FarmsEmergency accessBuild-out timing of roadsIndustrial zoning next to homes
Larry Lacroix complimented the yard of the month recipient and raised planning and traffic concerns. On the Dry Creek Village zone change, speakers opposing or raising traffic, safety or density concerns included Neil Peterson, Jason Draper, Lidia Hogue, Larry and Linda Hadfield, Suzanne Spencer, Dan Ames, Jennifer Davies, Lisa Cummings (child safety), Michelle Christensen, Dan Porter (overlay), Casey Glad, Tom Pugmire, Steve Thurgood, Fred Tougher (wants the overlay zone removed), DJ Gardner (low density only), Paul Binz and many others; Jeremy Baker spoke in favor. Neighbors also wrote about property boundaries. On the Thanksgiving Point plan, Larry Brannaman raised emergency access, Cranberry Farms residents (Megan Sperry, Kelly Griffin, Jacob and others) opposed the punch-through to 2100 North over safety and property-value concerns, Tina Dashrath and Granger Peck urged continued council oversight and criticized the density, Jason Hill asked for written build-out commitments, and Nick Dirksen of UTA supported the plan.