Lehi council approves Hospital and 2100 North station area plan and three zone changes
April 22, 2025, 5:57 p.m. · Council Chamber, Lehi City Hall, 153 N. 100 East
The Lehi City Council approved the Hospital and 2100 North Station Area Plan with conditions, along with zone changes for Tronson, Webb and Warner and a general plan amendment for Fisher. It denied the one-kitchen rule for townhomes and approved a Skye Substation switchgear agreement and a fiber materials agreement. Mayor Johnson was excused at about 7:40 p.m. and Council Member Albrecht chaired the regular session.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.2 · City code
Possible revisions to the public disturbances (noise) ordinance
Discussed
Staff proposed a simpler draft modeled on Provo's recent update that would give enforcement officers discretion. Discussion covered the cost of professional sound studies, up to $20,000, and difficulty measuring noise. Council members raised concerns about enforcement against traffic and industrial noise and city liability, and suggested researching noise reduction methods and consulting Provo. Staff will refine the draft.
Item 2.3 · Other
Community Development Block Grant allocations
Discussed
Claudia Saldana of Mountainland Association of Governments said leftover COVID-era funds can go to additional COVID-related applications. Tabitha's Way and Family Haven have tied requests to COVID expenses; United Way would need to amend its application. The council directed use of staff's recommendations, which will return for a formal vote.
Item 4 · Taxes and fees
Cemetery and Literacy Center fees (Resolution 2025-19)
Approved · 5-0
After a public hearing with no comments, the council approved the fee schedule amendment introduced April 8, including higher prices for upper-section cemetery plots and a Literacy Center summer program fee.
Item 5 · Other
Employee Policy Manual amendments (Resolution 2025-24)
Approved · 5-0
The council approved amendments to the Employee Policy Manual.
Item 6 · Contract
Skye Substation switchgear agreement with Avail Switchgear Systems (Resolution 2025-25)
Approved · 5-0
Council Member Stallings asked about funding. Power Director Joel Eves said it would come from impact fees, and that the substation supports growth. The minutes give no price.
- ContractAmount not given to Avail Switchgear Systems
Item 7 · Contract
Fiber materials agreement with Stuart C. Irby Company (Resolution 2025-26)
Approved · 5-0
Fiber Manager Shaye Ruitenbeek said the city will buy fiber materials ahead of time and be reimbursed by developers.
- PurchaseAmount not given to Stuart C. Irby Company
Item 8 · City code
One-kitchen rule for townhomes and condos (Ordinance 20-2025, tabled April 8)
Denied · 5-0
Struthers proposed defining a kitchen as having cooking facilities, a sink and a refrigerator over five cubic feet. Council members had significant concerns about enforceability and unintended limits. Council Member Newall suggested having homeowners sign an acknowledgment that they cannot rent out the space. The council denied the ordinance and directed staff to explore options such as a signed acknowledgment or a stamp on plans.
Item 9 · General plan
Hospital and 2100 North Station Area Plan (Ordinance 21-2025)
Approved with conditions · 5-0
Struthers said the plan covers two future stations, is not a construction blueprint, and needs multiple steps before implementation. Alan Stevenson questioned the plan and suggested tabling it or exploring other routes. Marshall Gary, Scott Hilton, Leah Jay and Evan Hilton spoke in support, citing walkability, lower traffic and housing affordability. The council approved it as a broad vision with no vested rights, with the right to amend it, a trigger tied to the residential portion, a distinction from city area plans such as Holbrook Farms, city rights over the detention area, and a note that the 2100 North station location may be revisited to be more accessible and farther from current homes.
Item 10 · Zoning
Tronson zone change, 901 W. State Street (Ordinance 22-2025)
Approved with conditions · 5-0
Brad Tronson was available for questions. The council changed 0.91 acres from R-1-8 residential to Heavy Commercial, including Development Review Committee and Planning Commission comments.
- Applicant: Brad Tronson
- Acres: 0.91
- Current zone → proposed: R-1-8 → Heavy Commercial
Item 11 · Zoning
Webb zone change, 1312 N. 600 East (Ordinance 23-2025)
Approved with conditions · 5-0
Taylor Butterfield said the owners want to split the lot. The council changed 0.51 acres from RA-1 to R-1-Flex with Development Review Committee comments.
- Acres: 0.51
- Current zone → proposed: RA-1 → R-1-Flex
Item 12 · Zoning
Warner zone change, about 7491 W. 8179 N. (Ordinance 24-2025)
Approved with conditions · 5-0
Brent Ault was available for questions. The council changed 7.70 acres from A-5 agriculture to Light Industrial with Development Review Committee comments.
- Applicant representative: Brent Ault
- Acres: 7.70
- Current zone → proposed: A-5 → Light Industrial
Item 13 · General plan
Fisher Main Street general plan amendment, 1680 W. Main Street (Ordinance 25-2025)
Approved with conditions · 5-0
Peggy Fisher was available for questions. The council changed the land use designation on 0.3 acres from neighborhood commercial to medium density residential with Development Review Committee comments.
- Acres: 0.3
- Land use: NC → MDR
What residents said
Noise from neighbors and industrial operationsTransit station location near homesDensity and traffic
Marshal Gary described bass noise from a neighbor's unit, measured at up to 80 decibels. Mike Bentley complained about noise from trucks and beeping at a nearby industrial operation and the lack of recourse. On the station area plan, Alan Stevenson was skeptical; Marshall Gary, Scott Hilton, Leah Jay and Evan Hilton supported it.