Lehi council approves Downtown Revitalization Plan 3-1, Water's Edge and JDH development agreements, and procedures to fill council vacancy
December 16, 2025, 5:30 p.m. · Lehi City Council Chambers, 153 N. 100 E., Lehi
In its last meeting of the year under the outgoing council, Lehi approved the Downtown Revitalization Plan and State Street Station Area Plan on a 3-1 vote, approved the Water's Edge development agreement for a hotel and up to 330 residential units, and approved a JDH Property amendment adding 30 units on a 3-2 vote after Mayor Mark Johnson broke a 2-2 tie. It also adopted procedures for filling the council seat left by the resignation of Council Member Paige Albrecht and approved a Forebay conservation easement with Payson City. The meeting ran past 11 p.m.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.2 (pre-council) · Budget
New U.S. Treasury regulations on bond hearings
Discussed
Finance Director Dean Lundell said new Treasury regulations require a public comment period to meet IRS requirements for the Thanksgiving Point bond. It need not be a council meeting, only a call-in line; an electronic hearing was set for Dec. 19.
Item 2.3 (pre-council) · Development
Proposal for a development agreement for light manufacturing at 870 N. 100 E.
Discussed
Jonathan Schults presented Cody Black's proposal for a development agreement for a light manufacturing and research-and-development business in the Mixed Use zone at 870 N. 100 E. The council was interested but debated how to start the process, with some suggesting a land use application first so that public notice and the normal land use process are followed. No vote was taken.
- Applicant: Cody Black (presented by Jonathan Schults)
- Zone: Mixed Use
Item 2.4 (pre-council) · City code
Development agreement review and approval process
Discussed
The council said it wants a clear process to avoid confusion and treat applicants fairly. Community Development Director Kim Struthers suggested drafting a process that starts development agreements through land use applications.
Item 4.3-4.12 · Contract
Consent agenda: contracts, land purchases and settlement
Approved · 4-0
The council approved, except for 4.4 and 4.13, an agreement with Galloway & Company to build the Water Department storage building (Res. 2025-97); real estate purchase contracts at 1702 W. Traverse Parkway (2025-99) and 3805 N. Traverse Mountain Blvd. (2025-100); the 2026 sewer lining agreement with Insituform Technologies (C&L Solutions) (2025-101); an amendment extending the Geneva Rock road work contract a year and raising its price (2025-102); a resolution committing wildfire-suppression grant funds above incremental costs to specific Fire Department expenses (2025-87); an insurance consulting agreement with GBS (2025-94); a resolution explaining why Lehi has no Station Area Plan for the American Fork FrontRunner station (2025-88); and a settlement and release of claims with Timpanogos Special Service District (2025-89). The minutes do not state dollar amounts.
- ContractAmount not given
- Land dealAmount not given
- ContractAmount not given
- Change orderAmount not given
- ContractAmount not given
- PaymentAmount not given
Item 4.4 · Contract
Real estate purchase at 174 E. 100 N. (Resolution 2025-98)
Approved · 3-1
Economic Development Director Marlin Eldred said the owner may back out, but he wanted approval ready if the owner sells. City Administrator Jason Walker said the purchase is needed for the long-term city campus plan. Eldred said the existing house would be rented if feasible and otherwise torn down for parking or green space.
- Land dealAmount not given
Item 4.13 · Appointment
Appointment of Planning Commissioners (Resolution 2025-86)
Approved · 3-1
Council Member Michelle Stallings said the code was not followed, that she learned of a resignation and these appointments only from the agenda, and asked for a broader process in which council members can suggest candidates and are told of vacancies earlier. City Attorney Ryan Wood said some procedural questions should be clarified but that the mayor's authority under code is unchanged. The appointments passed.
Item 5.1 · Public hearing
Public hearing on water revenue bonds for secondary water meters
No action
Dean Lundell said the hearing is a required step for the pressurized irrigation meter project, which the state mandates and which is funded by grants and low-interest loans. No one commented.
- BondAmount not given
Item 5.2 · Budget
Budget Amendment #3 (Resolution 2025-90)
Approved · 4-0
Lundell said the amendment carries forward projects, adds recreation grants and road impact fee projects, and funds a new position from power department funds. No one commented at the hearing.
Item 5.3 · Parks
Forebay Recreation Area conservation easement (Resolution 2025-96)
Approved · 4-0
Payson Mayor Bill Wright and other Payson representatives supported the easement and described the area's history and recreational uses. The easement covers about 471 acres in lower Payson Canyon, with Payson City as grantor and Lehi City as grantee. Council members spoke of preserving the area and Lehi's role as steward.
Item 5.4 · General plan
Downtown Revitalization Plan and State Street Station Area Plan (Ordinance 67-2025)
Approved · 3-1
A Landmark Design consultant presented a 20-plus-year vision for downtown, the Mills District near the Roller Mills and the future UTA station area north of State Street. The plan is not regulatory by itself; it aims for a walkable Main Street, public gathering spaces, small-scale retail and mixed-use housing, and shows conceptual cross-sections removing the center turn lane mid-block to widen sidewalks. Unit counts are 'up to' scenarios that must respect capacity and would come from existing citywide caps. Four residents asked the council to table it for the new council or objected to added housing, traffic and reduced parking. Struthers said any street changes would need full design, budget and later council decisions. Council Member Michelle Stallings, citing concerns about the turn lane and bike-boulevard concepts, moved to table so the incoming council could weigh in; the motion died for lack of a second. Council Member Chris Condie said the plan is visionary and amendable and 18-plus months of work had gone into it; Council Member Heather Newall said the current council should adopt a starting vision that later councils can change.
Item 5.5 · City code
Water Use and Preservation Element of the General Plan (Ordinance 71-2025)
Approved · 4-0
Struthers said state law requires a water conservation element; the plan analyzes water resources and current use and recommends conservation. Council Member Michelle Stallings asked about permits for water-wise landscaping (envisioned, not yet in place) and about the aquifer; City Engineer Lorin Powell said local aquifers are separate strata recharged mostly from the mountains.
Item 5.6 · Zoning
Gurney zone change, 8.62 acres at about 1200 West 800 North (Ordinance 68-2025)
Approved · 4-0
Russ Wilson of Symphony Homes represented the applicant. The council changed the zoning from TH-5 (transitional holding) to R-1-22 with Development Review Committee and Planning Commission comments.
- Applicant representative: Russ Wilson, Symphony Homes
- Acres: 8.62
- Zone: TH-5 → R-1-22
Item 5.7 · Zoning
Lee zone change, 0.50 acre at 1035 W. Main Street (Ordinance 69-2025)
Approved · 3-1
Jordan Lee, representing the applicant, said the intended use is office space. The council changed the zoning from RA-1 to Commercial with committee and Planning Commission comments.
- Acres: 0.50
- Zone: RA-1 → Commercial
Item 5.8 · Development
Hammond Development Agreement, light office warehouse at about 600 West State Street (Resolution 2025-91)
Approved · 4-0
Applicant Justin Hammond said the project had gone through the process and the parties had reached terms. The council approved the agreement with committee and Planning Commission comments.
Item 5.9 · Zoning
Hammond zone change, 0.83 acre at about 600 West State Street (Ordinance 70-2025)
Denied · 4-0
Struthers said that because the development agreement was approved, the council could take the zone change off the table (tabled Aug. 26) and deny it. The motion denied it on the finding that the development agreement was approved.
- Acres: 0.83
- Requested zone: Mixed Use → Heavy Commercial
Item 5.10 · Development
Water's Edge Development Agreement, hotel and 330 residential units (Resolution 2025-92)
Approved with conditions · 4-0
Bob Purdue presented a mixed-use project of primarily a hotel and up to 330 residential units at about 1350 East Interstate Plaza Drive. Council Member Michelle Stallings raised safety and lighting; the council discussed a parking study because of reduced parking requirements, phasing so the hotel starts before the final phase, and the road access agreement with American Fork. The approval added that the applicant must return to Lehi if American Fork does not approve, and replaced section 1.10 with a parking study covering the project and adjacent uses, to return to the council if it seeks a reduction. Stallings said her yes vote is because the result is better than what it could have been.
- Applicant presenter: Bob Purdue
- Units: up to 330 ERUs residential plus hotel
- Conditions: return to Lehi if American Fork access approval is not granted; parking study replaces section 1.10
Item 5.11 · Zoning
Water's Edge general plan amendment, 13.02 acres at about 1300 East 175 South (Ordinance 72-2025)
Denied · 4-0
The amendment to change the land use from Transit Oriented Development to Mixed-Use, tabled Sept. 23, was taken off the table and denied on the finding that the development agreement was approved.
- Acres: 13.02
- Land use: Transit Oriented Development → Mixed-Use
Item 5.12 · Development
JDH Property Development Agreement adding 30 units, 2146 West and 2198 West Stockton Lane (Resolution 2025-93)
Approved with conditions · 2-2
Applicant John Hadfield sought to add 30 residential units to the West Project development agreement, for a total of 155. Eldred and Powell described the long history and said infrastructure can support it; Eldred said the east and west agreements depended on each other and circumstances changed. Council Member Michelle Stallings asked why not a zone change and why the city would add density with nothing in return. Struthers wanted the trail connection kept and a later rezone. The motion kept trail connectivity, drew the units from the village overlay allocation to keep the citywide cap, and required a rezone at project end. The vote tied 2-2 and Mayor Johnson voted yes to break it.
- Applicant: John Hadfield
- Units added: 30 (total 155)
- Conditions: trail connectivity; draw from village overlay units; rezone after build-out
Item 5.13 · Appointment
Procedures for filling the vacant council seat (Resolution 2025-95)
Approved · 4-0
The council discussed interviews, tie resolution, candidate qualifications and time for applicants, for the seat left by the resignation of Council Member Paige Albrecht. It adopted procedures in which candidates introduce themselves first, then answer questions with up to two minutes each, and ties are broken as set out in Utah Code 20A-5-10.
What residents said
Downtown housing, traffic and parkingRemoving center turn lane on Main StreetParking at Water's EdgeDensity added to JDH West project
On the downtown plan, Brett Rollins opposed adding downtown housing and questioned the survey; Kaylin Osborne, James Harrison and Keith Campbell asked the council to table the plan for the new mayor and council, citing traffic, parking and added units. No public comment was recorded on other items.