Lehi council denies heavy commercial change on State Street, tables data center rules
October 8, 2024, 6:00 p.m. · Council Chamber, 153 N. 100 East, Lehi
The Lehi City Council voted 4-1 to deny a general plan amendment that would have changed 0.66 acres at 635 West State Street from Commercial to Heavy Commercial, following a unanimous Planning Commission recommendation for denial. It also tabled a proposed data center ordinance for more study and approved several development code changes on corner-lot setbacks, grading and micro schools. In the pre-council session, staff reported that the Federal Railroad Administration had suspended the FrontRunner quiet zone.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.2 · Presentation
Railroad quiet zone suspended by federal regulators
Discussed
Traffic Engineer Luke Seegmiller said the quiet zone, set up in 2012 with several cities along the FrontRunner corridor, was suspended by the Federal Railroad Administration in a Sept. 30 letter, requiring trains to sound horns again within seven days. The city had reported nearly 80% of identified deficiencies, such as crossing medians, as fixed and expected the rest done by mid-October. Lehi is working with other cities and contractors to speed the remaining work; staff said some cities, including Murray, were months from resolving their issues.
Item 2.1 · Presentation
Emergency management update
Discussed
Emergency Manager Scott Dabell said his team updated the emergency operations plan, ran tabletop exercises with agencies and hospitals, trained city staff on active-shooter and hazmat scenarios, and promoted the Great ShakeOut earthquake drill.
Item 2.3 · Presentation
PARC tax fund report
Discussed
Management Analyst Sierra Pierson gave an update on PARC tax funding.
Item 5 · Other
Resolution 2024-53: amending the Frances Martens Comer Perpetual Library Fund
Approved · 5-0
Library Director Kristi Seely and Library Board Chair Melissa Southwick said the amendment would give the fund flexibility to support various library projects. Members discussed recognizing the donor family with a plaque or a named room in the new library, and the mayor suggested staff talk with the family. The motion added direction that staff work toward an honorary room, plaque or designation in the new library and speak with the family.
Item 6 · Zoning
Ordinance 58-2024: Tronson general plan amendment, 635 West State Street
Denied · 4-1
Applicant Brad Tronson, who uses the 0.66-acre lot for contractor equipment storage, sought a change from Commercial to Heavy Commercial so he could build office/warehouse space with more warehouse than the 50/50 split the commercial zone requires. An adjacent resident, Teresa Gonzalez, raised concerns about thin buffering from homes, noise, property values and precedent along State Street, and asked the council to follow the Planning Commission's unanimous denial recommendation. Council Member Chris Condie proposed tabling and pursuing a development agreement allowing more warehouse space with full commercial-zone buffering and a size limit; that motion failed 2-3, with Council Member Paul Hancock saying he could support exploring it but was wary of accommodating a use that arose from a code enforcement issue. Council Member Heather Newall's motion to deny passed 4-1, with Condie opposed. The council then directed staff to review commercial and industrial use tables, buffering by use impact, uses such as racetracks in commercial zones, and the office/warehouse split.
- Applicant: Brad Tronson
- Acres: 0.66
- Current designation -> proposed: Commercial -> Heavy Commercial
- Planning Commission: unanimous recommendation for denial
Item 7 · City code
Ordinance 59-2024: accessory building side yard setback on corner lots (Chapter 26)
Approved · 5-0
Community Development Director Kim Struthers said the change gives corner-lot owners more flexibility to place detached garages or sheds closer to the side street, keeping a 20-foot setback only for garages that take access from the street. A resident spoke in support.
Item 8 · City code
Ordinance 62-2024: corner-lot side yard setback for remodels (Table 05.040A)
Approved · 5-0
The amendment reduces the allowed side yard setback on corner lots from 20 to 15 feet for remodels. Struthers said it gives homeowners more flexibility to expand; a resident spoke in support.
Item 9 · City code
Ordinance 60-2024: adding data centers to the use table and definitions
Tabled · 5-0
After extended discussion of power and water use, noise and appropriate zoning districts, the council tabled the ordinance. Council Member Michelle Stallings asked staff to consider making data centers a conditional use, creating specific data center districts, requiring more thorough noise studies and mitigation, adding protections for adjacent residential areas and reviewing utility impact requirements.
Item 10 · City code
Ordinance 61-2024: grading requirements (Chapters 12-A and 12-B)
Approved · 3-2
The amendment adds geotechnical report and retaining wall plan requirements for slopes over 30% and makes unauthorized grading on city property a Class B misdemeanor. City Attorney Ryan Wood said the classification gives prosecutors flexibility and signals seriousness, and noted a 30-day notice period before enforcement, recommended by the Planning Commission, is unusual to put in code. The mayor raised homeowners altering drainage swales after construction. The council approved it with the misdemeanor designation and 30-day notice period.
Item 11 · City code
Ordinance 63-2024: micro schools as home occupations (Chapter 20)
Approved · 5-0
Struthers said the amendment follows state law allowing micro schools as home occupations. It permits up to 16 students with 35 square feet per student and requires a drop-off circulation plan.
What residents said
Buffering between commercial and residential uses on State StreetNoise and property valuesData center power, water and noiseRailroad quiet zone horns
Teresa Gonzalez, an adjacent resident, opposed the State Street Heavy Commercial request. Applicant Brad Tronson explained his plans. Residents Bryce Packer and Ben Olson spoke in support of the corner-lot setback amendments.