Lehi updates backyard cottage rules for new state law, tables State Street heavy commercial rezone
July 14, 2026, 5:00 p.m. · Lehi City Council Chambers, Lehi Civic Center, 131 N. 100 E.
The Lehi City Council approved changes to its detached accessory dwelling unit rules to meet a state law taking effect Oct. 1, lowering the minimum lot size from 14,520 to 11,000 square feet. After nearly an hour of comment from about 25 neighbors, the council tabled the Walker family's request to rezone 2.58 acres at 915 W. State Street from residential to heavy commercial and asked staff to draft a development agreement instead. The council also adopted a certified property tax rate with no increase above the certified rate and continued the Cortese subdivision to July 28.
From the agenda and city or news reports of the results; minutes not yet posted.
Decisions at a glance
Agenda, item by item
Item Pre-2.1 · Presentation
Children's Center presentation
Discussed
Presentation to the council during pre-council. No packet material.
Item Pre-2.2 · Presentation
Water conservation update
Discussed
Water staff updated the council on irrigation-season conservation. Lehi Free Press reported two days later that Water Operations Supervisor Matt Dalton said irrigation use was down 18% (about 382 million gallons) at the season's midpoint, with residents saving roughly 50 million gallons a week under Phase Two restrictions (two watering days a week).
- Irrigation use reduction: 18% (about 382 million gallons) as of mid-July
- Phase Two of the water conservation plan in effect since April
- Source for figures: Lehi Free Press, July 16
Item Pre-3.1 · Taxes and fees
Public safety impact fee study
Discussed
Finance Department discussion of the public safety (police and fire) impact fee study ahead of the July 28 public hearing.
Item Pre-3.2 · Taxes and fees
Certified tax rate discussion
Discussed
Finance Department discussion of the certified property tax rate before the regular-session vote.
Item Pre-3.3 · City code
Bellaview parking and city parking requirements
Discussed
Discussion of parking problems in the Bellaview area and Lehi's parking requirements, including leased parking, educational facilities and the Historic District.
Item 2.1 · Presentation
July Waterwise Yard of the Month
Discussed
Recognition of the July Waterwise Yard of the Month.
Item 4.1 · Contract
Purchase orders
Pending
Consent approval of four purchase orders for Power and Water department work.
- Purchase$168,600 to Stuart C. Irby Co.
- Purchase$184,608 to AC Excavation
- Purchase$135,300 to Stuart C. Irby Co.
- Purchase$1.00 million to Mountainland Supply Co.
- PO 8399, Stuart C. Irby Co.: 6 150-kVA and 4 225-kVA pad-mount transformers for The Shops @ Skye View East buildings 4-9 and inventory, $168,600; competing quotes: WUE $175,453.33 (12-week lead), Anixter $150,873.91 (15-week lead)
- PO 8402, AC Excavation (Lehi): Spring Creek substation tie-in, 3,200 ft of 6-inch bore and related work, $184,608
- PO 8398, Stuart C. Irby Co.: 600 fault indicators at $225.50 each, $135,300; competing quotes: Anixter $242.64 each, WUE $227.29 each
- PO 8395, Mountainland Supply Co.: blanket order for pipe, valves, fittings and meters for the 2026-27 secondary (PI) meter project, $1,000,000
Item 4.3 · Taxes and fees
Certified property tax rate for FY2026-27 (Resolution 2026-45)
Pending
Resolution adopting the certified property tax rate set by the Utah State Tax Commission, which is designed to bring in about the same property tax revenue as last year excluding new growth. The city is not raising property taxes above the certified rate, so no Truth in Taxation hearing was required.
- Certified rate: 0.001242
- No tax increase above certified rate
Item 4.4 · Roads and utilities
Quicksilver Concrete contract, 2025 CDBG downtown street improvements (Resolution 2026-46)
Pending
Agreement with Quicksilver Concrete Inc. of Lehi for the 2025 Community Development Block Grant downtown street improvement project. The resolution says the city solicited bids and selected Quicksilver; the notice of award lists a contract price of $189,705.50, with liquidated damages of $500 a day for late completion.
- Contract$189,706 to Quicksilver Concrete Inc.
- Contractor: Quicksilver Concrete Inc., 548 S. 600 E., Lehi
- Contract price: $189,705.50
- Funding: federal CDBG grant
- Location left blank in the draft resolution
Item 5.1 · Development
Grow Industrial storm drain revision, 4218 W. 1700 North
Pending
Albion Development asked to replace the open regional detention basin on parcel 3 of The Hub business park with an underground StormTech system so it can build a commercial project on the lot. The basin currently serves the Store It storage units and Silver Bear Swim School, and the Hub plat says it cannot be altered without City Council and City Engineer approval. The DRC said the design left too little room for sewer and water mains and asked for a geotechnical report.
- Applicant: Albion Development
- Acres: 1.35
- Zone: Light Industrial
- Neighbors: storage units, Caliber Collision, The Exchange homes (R-3) to the east
- DRC conditions: room for utility mains, perc-rate geotech report, note that the private system can't be altered without council/engineer approval
Item 5.2 · Zoning
Walker zone change, 915 W. State Street (Ordinance 27-2026)
Tabled
Deborah Walker, for her late parents' estate, asked to rezone 2.58 acres from R-1-8 residential to C-H heavy commercial, which matches the General Plan designation, so the land can be sold to a developer planning offices and warehouses. The Planning Commission recommended denial 3-2 on June 11. About 25 neighbors, many from Trinnaman Lane, spoke against it over truck traffic, child safety and noise. Councilmember Heather Newall said she had a hard time seeing heavy commercial so close to homes, and Councilmember Emily Lockhart asked whether the applicant would accept a development agreement with neighborhood mitigations; Walker agreed. The council tabled the request and directed staff to prepare a development agreement.
- Applicant: Deborah Walker (Estate of Nancy Walker)
- Acres: 2.58
- Current zone: R-1-8 → proposed C-H (Heavy Commercial)
- General Plan: Heavy Commercial
- Planning Commission (June 11): recommended denial, 3-2 (Jones, Jackson yes; Eyre no)
- Outcome per later council documents: tabled, with direction to draft a development agreement
- Lehi Free Press headline described the result as a denial; the Sept. 8 agenda and the development agreement resolution say it was tabled
Item 5.3 · Subdivision
Cortese preliminary subdivision, 1450 W. 1220 North
Continued
Grow Development's eight-lot subdivision, including an existing home, in the R-1-22 zone. All lots meet the 22,000-square-foot minimum and an 8-foot easement on the north line preserves access to an irrigation ditch. The Planning Commission recommended approval unanimously on June 11 after a neighbor raised ditch-access concerns. The item was continued to July 28.
- Applicant: Grow Development (Jake Holmes)
- Lots: 8
- Zone: R-1-22
- Planning Commission: positive recommendation 5-0 (June 11)
Item 5.4 · Zoning
Prestwich zone change, 2004 N. 900 West (Ordinance 28-2026)
Pending
TN Contracting LLC asked to rezone 1.09 acres from RA-1 to R-2, which allows up to six units an acre including twin homes and townhomes; the applicant originally sought R-3. Staff said R-2 matches the Medium Density Residential General Plan designation. The Planning Commission recommended approval unanimously.
- Applicant: TN Contracting LLC
- Acres: 1.09
- Current zone: RA-1 → proposed R-2
- Maximum units: 6
- Planning Commission (June 11): positive recommendation, unanimous
- Water dedication required
Item 5.5 · City code
Neighborhood exchange structures code amendment (Ordinance 29-2026)
Pending
Adds Little Free Libraries, neighborhood food pantries and similar exchange boxes as an allowed use in all residential and several commercial zones, but bars them from the public right-of-way and sidewalks and from public property without written permission. Brought by the Parks Department. Planning Commission recommended approval unanimously.
- Petitioner: Lehi City
- Planning Commission: unanimous positive recommendation
Item 5.6 · City code
Community forestry code: migratory bird protections (Ordinance 30-2026)
Pending
Amends Chapter 35 to require a written survey by an environmental consultant, at the landowner's expense, before removing trees with migratory bird nests, after a recent development removed such trees. Also renames the street tree list. Planning Commission recommended approval unanimously May 28.
- Applicant: Lehi City (urban forester Jessica Smith)
Item 5.7 · City code
Detached accessory dwelling unit rules for state law (Ordinance 31-2026)
Approved
Brings Lehi's backyard-cottage rules into line with SB 284, effective Oct. 1: minimum lot size drops from 14,520 to 11,000 square feet, the fixed 1,300-square-foot cap is replaced by a rule that the unit be smaller than the main home, parking is capped at one space under 650 square feet and two above, and conditional-use approval for converting older accessory buildings is dropped. Units must be beside or behind the house, at least 6 feet from it, at least 300 square feet and no taller than the home or 35 feet; owner occupancy is required. Community Development Director Kim Struthers estimated eligible lots could rise by upwards of 20% and called the state requirement an unfunded mandate. Councilmember Emily Lockhart questioned the 6-foot separation. Resident Holly Rollins supported the change so her family can house aging parents. The council approved it, according to the Daily Herald and Lehi Free Press.
- Minimum lot: 14,520 sq ft → 11,000 sq ft
- Size cap: 1,300 sq ft → must be smaller than primary home
- Separation from main home: 6 ft minimum
- Owner occupancy required
- Planning Commission: unanimous positive recommendation
- Vote count not reported
Item 5.8 · City code
Automobile sales code update (Ordinance 32-2026)
Pending
At the council's direction, staff simplified auto sales and rental standards: removing prescriptive inventory-stall and customer-parking ratios, keeping 24-foot drive aisles, a required on-site office and paved display areas. Planning Commission recommended approval unanimously.
Item 5.10 · Other
Thanksgiving Point Housing Transit Reinvestment Zone interlocal agreement (Resolution 2026-43)
Pending
After a Redevelopment Agency meeting, the council considered an interlocal agreement between the RDA and the city on the Thanksgiving Point Housing Transit Reinvestment Zone. No staff report was in the packet; a similar agreement returned on the Oct. 13 agenda.
What residents said
Heavy trucks on Trinnaman LaneChild safety near 915 W. State StreetNoise from HADCO and park-and-ridePermanence of heavy commercial zoningHousing for aging parents (supportive of DADUs)
About 25 neighbors spoke on the Walker rezoning during nearly an hour of comment, according to the Lehi Free Press. Kyle Welch, who lives next to the property, said his concern was heavy commercial zoning; his wife, Michelle, said she feared for her children's safety. Kristen Goodwin cited noise from HADCO Construction, I-15 and the 2100 North park-and-ride. Debbie Walker said the family must settle the estate and the house needs new plumbing and wiring. On the DADU changes, Holly Rollins said her 14,418-square-foot lot would now qualify and her family wants to build a home for her aging parents.