Lehi council denies Salt Spring density change and home-occupation code amendment
May 13, 2025, 5:59 p.m. · Council Chamber, Lehi City Hall, 153 N. 100 East
The Lehi City Council denied Fieldstone Homes' request to change 13.32 acres at 500 East 950 South to high density residential after the Planning Commission had recommended denial. It also denied a home-occupation code amendment for landscape businesses and tabled a Neighborhood Commercial setback change. Council Member Chris Condie was excused from the whole meeting.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Presentation
North Point Solid Waste District update
Discussed
Neil Schwendiman of North Point Solid Waste District reported more construction and demolition waste and said fees will rise, asking the city to account for that in its budget. The district is designing facility improvements and will present them later.
Item 2.2 · Presentation
Bike and Pedestrian Master Plan update
Discussed
Planning Manager Mike West said Lehi has more than 75 miles of paved trails, 17 miles of bike lanes and 1.8 miles of separated bikeways, mostly built through developments, density-in-lieu fees and area plans. Goals include filling sidewalk gaps, improving trail safety and connections to key destinations. Trail use jumped after new connections such as the rail trail bridge, with some trails averaging 300 to 700 users a day.
Item 2.3 · Roads and utilities
Public improvement districts for sidewalks in older neighborhoods
Discussed
Finance Director Dean Lundell described special assessment areas that would let residents finance sidewalks in older parts of the city, with the city possibly covering part of the cost. Council members discussed participation thresholds, funding, affordability for residents, effects on property values and the need for safety data. Some favored grants or city funds; others stressed resident contributions.
Item 5 · Contract
Agreement with FX Construction for the McLachlan Well (Resolution 2025-27)
Approved · 4-0
Water Division Manager Greg Allred said the pressurized irrigation well, west of 3600 North and 900 West, would fill supply gaps early and late in the season when canal water is unavailable. The minutes give no contract amount.
- ContractAmount not given to FX Construction
Item 6 · Other
Final allocation of additional Community Development Block Grant funds
Approved · 4-0
Claudia Saldana of Mountainland Association of Governments said formal approval was needed for the allocation discussed April 22. The council approved the allocation as shown in a handout; the minutes do not list amounts.
Item 7 · Other
Amended cafeteria plan (Resolution 2025-29)
Approved · 4-0
Human Resources Director Dave Kitchen said the flexible spending account carryover rises from $500 to $660 to match current IRS limits.
Item 8 · Budget
Fiscal 2026 budget and fee schedule: public hearing and discussion
Discussed
No one spoke at the hearing. Council Member Stallings proposed shifting funds from park maintenance staff to a code enforcement officer and argued against funding the ice rink because of cost and low use. Mayor Johnson asked for an analysis of the code enforcement position, and Lundell agreed to prepare a matrix of proposed amendments. No vote was taken.
Item 9 · Zoning
Anderson zone change, 206 N. 1100 West (Ordinance 27-2025)
Approved · 4-0
Caden Hazard presented the request to rezone 0.60 acres from A-1 agriculture to R-1-22 so the lot can be divided and a second home built.
- Acres: 0.60
- Current zone → proposed: A-1 → R-1-22
Item 10 · Annexation
Bart Christofferson Annexation #2, 440 S. 300 East
Approved with conditions · 4-0
The applicant sought annexation to connect to city sewer, water and fiber. No one spoke at the hearing. The council approved the annexation agreement (Resolution 2025-28) and annexed 0.40 acres with R-1-Flex zoning (Ordinance 26-2025), with Development Review Committee comments.
- Acres: 0.40
- Assigned zone: R-1-Flex
Item 11 · Zoning
Barron zone change, 61 E. 2200 North (Ordinance 29-2025)
Approved with conditions · 4-0
The applicant asked to rezone one acre from A-1 agriculture to R-1-15 residential so the land can be divided and family members can build homes. The council approved it with Development Review Committee comments.
- Acres: 1
- Current zone → proposed: A-1 → R-1-15
Item 12 · Subdivision
Inverness Plat D preliminary subdivision (278 single-family homes, 126 townhomes)
Approved with conditions · 4-0
Landon Larson of D.R. Horton presented the plat near Horton Way and Edinburgh Avenue. Council Member Stallings asked about townhome amenities and area plan compliance; Kim Struthers said residents would have access to the master clubhouse and pool, open space and trail connections.
- Applicant: D.R. Horton
- Units: 278 single-family homes, 126 townhomes (404 total)
Item 13 · General plan
Salt Spring general plan amendment, 500 East 950 South (Ordinance 32-2025)
Denied · 4-0
Randy Smith of Fieldstone Homes asked to change 13.32 acres from very low density residential/agricultural to high density residential, with a development agreement limiting it to detached single-family homes and a density cap. He cited lifecycle housing goals, nearby commercial and industrial uses, available utilities and state moderate-income housing incentives. Residents who spoke opposed the change, citing traffic on 300 East and Pioneer Crossing, the general plan, rural character and school-age children; one speaker supported more density with better transit and bike facilities. The Planning Commission had unanimously recommended denial. Council Member Stallings said the change moved from the least to the most intensive residential designation and that high-density areas near transit already exist. Council Member Hancock appreciated the single-family detached concept but also found the location unsuitable. Council Member Newall worried about an isolated high-density island with no transition, and Council Member Albrecht suggested the developer return with a different approach. The council denied it with findings of inconsistency with the general plan and surrounding area, and the lack of transition.
- Applicant: Fieldstone Homes (Randy Smith)
- Acres: 13.32
- Land use: Very Low Density Residential/Agricultural → High Density Residential
- Planning Commission: unanimous recommendation of denial
Item 14 · City code
Home occupations code amendment for landscape and construction businesses (Ordinance 28-2025)
Denied · 4-0
Two petitioners who run a landscaping business sought changes allowing such businesses as conditional uses, with full use of accessory structures, limited deliveries and sales, vehicle limits and traffic plans. Council members, including Stallings, Hancock, Newall and Albrecht, said they sympathized but did not want a citywide ordinance for a single case, citing enforceability of conditional use permits and the commercialization of residential areas. The council denied the amendment and directed staff to work with the petitioners on a possible development agreement, keep a general plan amendment option open, and tighten business licensing follow-up. City Attorney Ryan Wood cautioned that agreements are usually tied to zoning changes.
Item 15 · City code
Neighborhood Commercial setbacks code amendment (Ordinance 30-2025)
Tabled · 4-0
Struthers said side and rear yard setbacks in the zone seem unnecessary given buffering standards. Council Member Stallings worried buildings would sit closer to homes. The council tabled the item and asked staff to propose a minimum buffer of about 12 feet that grows with the adjacent zone.
Item 16 · City code
Parking table amendment for parks and trails (Ordinance 31-2025)
Approved with conditions · 4-0
Table 37.080 now says parking for parks, playgrounds, open space and trails is set 'as approved by planning commission.' The amendment moves that decision to the Development Review Committee or zoning administrator, since many facilities are city-owned.
Other
Historical marker concerns (administrative report)
Discussed
City Administrator Jason Walker sought direction on a family's concerns about a historical sign marker and whether the city might help financially. Council Member Stallings opposed using city funds, saying the program is for historically significant places and people. Council Member Newall opposed removing a verified name from the marker. Council Member Hancock also opposed spending city funds but was open to other solutions, and the mayor left the matter open.
Other
Closed session on an individual's character or competence
Approved · 4-0
The council voted to hold a closed session, about 10:41 to 11:08 p.m.
What residents said
Traffic on 300 East and Pioneer CrossingDensity inconsistent with general planHome businesses in residential areasSidewalks in older neighborhoods
On the Salt Spring change, about 15 residents spoke; most opposed, citing traffic on 300 East and Pioneer Crossing, the general plan, rural character, children's safety and strain on police, while one supported density with transit and bike improvements. A speaker on the home-occupation item criticized an anonymous complaint against the petitioners.