Lehi council denies 219-unit Chiu concept plan, raises transportation impact fee to $146.87 and awards Skye substation contract
January 27, 2026, 4:30 p.m. · Lehi City Council Chambers, 153 N. 100 E., Lehi
The Lehi City Council voted 5-0 to deny the concept plan for a 219-unit development on the Chiu property at about 600 South 2900 West, adopted a transportation impact fee increase from $121.79 to $146.87 per trip, and approved a contract with RME to build the Skye substation. It also allowed owner-occupied short-term rentals in Cold Spring Ranch, added adult daycare to home occupations, and passed resolutions urging preservation of local land use authority. Two transportation funding resolutions were tabled until about Aug. 1.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item 2.1 · Budget
Annual audit report
Discussed
Dana Howel of Osborne Robbins Buehler reported clean financial statements with no major findings, only minor timing adjustments, satisfactory federal grant compliance and no significant state compliance deficiencies.
Item 2.2 · Presentation
Citizen survey results
Discussed
Y2 Analytics reported that 78% of residents would recommend Lehi as a place to live and the average quality-of-life rating was 75 out of 100. Growth and rush-hour traffic were top concerns; nine of 22 city services scored above 70, and newly added power services scored 79. Council members questioned running the survey right after an election; the presenter said keeping the January-February window allows year-to-year comparison.
Item 3.1 · Public safety
Police department staffing
Discussed
Police Chief Darren Paul said the department is updating its staffing study, which uses a saturation index of officers needed by hour. He said growth and traffic are raising call load, the ideal count exceeds what one budget can fund, and he wants a phased four-to-five-year plan while continuing efficiency measures. He noted grant-funded positions require the city to absorb full costs later.
Item 3.3 · Appointment
Mayor and council committee assignments
Discussed
Mayor Pro Tempore Michelle Stallings introduced the discussion. Council Member Emily Lockhart suggested any committee with taxing authority have an elected official rather than only staff; Council Member Rachel Freeman supported both when possible. The item was postponed until staff gathers meeting information, to be revisited at the budget retreat.
Item 7 (pre-council) · Roads and utilities
1900 South right-of-way (Pony Express Parkway extension)
Discussed
Engineering's Brad Kennison said the project would extend 1900 South from Center Street to about 700 West in American Fork. MAG granted $12.69 million in 2022, with Lehi's share about $430,000 (6.77% of cost). The design would buy right-of-way for five lanes but initially build two, and he estimated $15 to 20 million more would be needed to build five lanes now, split with American Fork. Challenges included American Fork's traffic concerns and where five lanes would end; UDOT said the Vineyard connector is now a funding priority with construction possible in 2034-2035. Council members raised concern about traffic funneling into neighborhoods and discussed front-loading costs with later reimbursement.
- Grant$12.7 million to Mountainland Association of Governments
Item (pre-council) 7 · Other
Closed meeting motion
Approved · 5-0
The council voted to hold a closed meeting to discuss the purchase, exchange, lease or sale of real property. It met from about 6:40 to 7:01 p.m.
Item 5 · Taxes and fees
Transportation impact fees (Ordinance 2026-03)
Approved · 5-0
Rachel Ball of Bowen Collins Associates recommended raising the transportation impact fee from $121.79 to $146.87 per trip based on the updated Transportation Plan, and updating it every two to three years. No one spoke at the hearing. The motion added a provision to revisit the fee every two years for inflation.
- Fee$147
Item 6 · Contract
Skye substation construction agreement with RME (Resolution 2026-04)
Approved · 5-0
Assistant Power Director Brent Thomas said RME was the successful bidder and construction is planned to begin mid-February. The minutes do not state the contract price or other bids.
- ContractAmount not given to RME
Item 7 · Development
ProSteel Customs Development Agreement amendments (Resolution 2026-03)
Approved with conditions · 5-0
Dusty Yates presented amendments adding his company, Malakas LLC, to the previously approved agreement and removing U-Haul rentals from the proposal. Council members discussed right-turn lane requirements, and staff confirmed compliance. Council Member Emily Lockhart said she is not a fan of development agreements but would vote yes to honor the prior council's decision.
- Applicant: Dusty Yates (Malakas LLC)
- Condition: Development Review Committee comments
Item 8 · General plan
Cold Spring Ranch area plan amendment to allow short-term rentals (Ordinance 2026-01)
Approved with conditions · 5-0
Kenneth Claude presented the amendment to allow owner-occupied short-term rentals, which most of the city already permits but the area plan excluded. Staff noted owner-occupancy and parking controls and that the HOA could still add restrictions. One resident, Brianna Hicken, spoke in support. Council Member Michelle Stallings asked for findings that it helps affordability and makes the code consistent with the rest of the city, and Council Member Heather Newall asked staff to consider it as an affordability goal; the motion adopted both.
- Applicant: Kenneth Claude
- Conditions: Development Review Committee comments; findings on affordability and code consistency
Item 9 · Development
Chiu property concept plan, 219 units at about 600 South 2900 West
Denied · 5-0
Tom Romney of Focus Consulting presented a concept plan that would preserve open space linking to city open space and the Jordan Willows development, arguing it would be less environmentally detrimental and would improve road connections. Braden Cooper of Century Communities said current zoning is not economically viable for the owner and noted utility service challenges. Council members said the density request was far too large and inconsistent with the general plan, that much of the site is in the 100-year floodplain and ESA zone, that townhomes would not match nearby single-family homes, and that they did not want to trade density for leftover open space the city would maintain. Some indicated limited openness to modest single-family density. The motion to deny cited infrastructure, the land to the south in Saratoga Springs, and general plan intent.
- Applicant presenters: Tom Romney (Focus Consulting), Braden Cooper (Century Communities)
- Units: 219
Item 10 · City code
Home occupations code amendment adding adult daycare (Ordinance 2026-02)
Approved with conditions · 5-0
Struthers said the city allows child daycare as a home occupation and had requests for daytime adult daycare for elderly or disabled residents; group homes are treated separately. Council Member Michelle Stallings noted the draft referenced only childcare rules. The approved motion requires a valid Utah Department of Health adult daycare license, an annual fire safety inspection and compliance with Utah Administrative Code R501-1 to keep a city business license.
Item 11 · Other
Resolution urging preservation of local land use authority (Resolution 2026-05)
Approved · 5-0
Council Member James Harrison presented the resolution opposing new statewide high-density or 'by-right' housing mandates; specific bill references were removed after Utah League of Cities and Towns feedback. Council Member Heather Newall praised the collaborative tone and Council Member Michelle Stallings said infrastructure costs fall on local taxpayers. At Council Member Emily Lockhart's request a parenthetical comparing Utah County with Davis and Weber counties was struck.
Item 12 · Other
Regional resolution on local land use authority (Resolution 2026-06)
Approved · 5-0
Council Member Rachel Freeman said the regional version for participating northern Utah County municipalities is the same as Lehi's and invites neighbors to join. It passed with the same Davis and Weber county language struck.
Item 13-14 · Other
Resolutions urging equitable transportation funding for Utah County (Resolutions 2026-07 and 2026-08)
Tabled · 5-0
Council Member James Harrison presented both resolutions. Council Member Heather Newall noted a November joint MAG letter signed by Utah County commissioners and 20 mayors could be a baseline. Council Member Emily Lockhart worried the wording could seem unappreciative of billions already received, and Council Member Michelle Stallings suggested waiting for the Point of the Mountain study before making specific requests. The council tabled both and asked staff to bring them back by about Aug. 1.
What residents said
Protected bike lanes on 700 SouthSpeeding and traffic on 1900 SouthDensity and floodplain at the Chiu propertyTransportation funding for Utah County
Chris Rollins and Hunter Page spoke in support of protected bike lanes on 700 South. Crystal Harmon asked for protections for her neighborhood from speeding and accidents as 1900 South is expanded. Matt Redford of Blaze 360 asked the council to have staff evaluate digital building documentation for emergency response. A representative of Western Standard Union asked for opportunities to work with the city and mentioned apprenticeship programs. Lynette McKenna announced discounted Ruth and Hale theater tickets for Lehi residents.