Planning commission backs Gardner Plumb unit transfer and nine-lot Fox Trail deal, tables Vivian Estates 5B
July 9, 2026, 7:00 p.m. · Lehi City Council Chambers, 131 N. 100 E.
The Lehi Planning Commission on July 9 unanimously recommended that the City Council approve moving 124 residential units within the Gardner Plumb development agreement to land west of the Willow Point townhomes on Hardman Way, and a development agreement letting Symphony Homes build nine lots instead of eight in the Fox Trail subdivision at 2850 W. 1500 North. Commissioners tabled JDH Development's 10-lot Vivian Estates Phase 5B after neighbors raised questions about sewer, roads, runoff and slopes, and approved 40-foot pylon signs for The Collective, a childcare center with building-size and buffer exceptions, and an 8-foot fence. They also sent positive recommendations on rewrites of the sign code, development-application rules, the Mixed Use zone and the storm water plan.
From the approved minutes.
Decisions at a glance
| Item | Result |
|---|---|
| The Collective pylon signs, 3700 N. Morning Vista Road | Approved with conditions · 5-0 |
| Ward 8-foot fence exception, 1337 S. 1880 West | Approved · 4-1 |
| Vivian Estates Phase 5A, two lots at 2070 N. 600 East | Approved · 5-0 |
| Vivian Estates Phase 5B, 10 lots near 600 East and 300 East | Tabled · 5-0 |
| Gordon childcare center site plan, 808 N. 2300 West | Approved · 4-1 |
| Fox Trail subdivision concept and development agreement, 2850 W. 1500 North | Recommended for approval · 5-0 |
| Gardner Plumb development agreement amendment: 124 units moved south | Recommended for approval · 5-0 |
| Sign code rewrite (Chapter 23) | Recommended for approval · 5-0 |
| Construction site safety standards (Design Standards Section 3.08) | Recommended for approval · 5-0 |
| Development application requirements (Chapter 11) | Recommended for approval · 5-0 |
| Storm Water Management Plan 2026 | Recommended for approval · 5-0 |
| Mixed Use zone requirements (Chapter 38) | Recommended for approval · 5-0 |
| City business: July meeting schedule | Discussed |
Agenda, item by item
Item 3.1 · Development
The Collective pylon signs, 3700 N. Morning Vista Road
Approved with conditions · 5-0
Trademark Visual asked for conditional use approval of two pylon signs for The Collective commercial development, with exceptions to the code's 25-foot height and 200-square-foot area limits. The item had been tabled June 11; the applicant then cut the main sign at Morning Vista Road and Timpanogos Highway from 70 feet and 595.88 square feet to 45 feet and 457.67 square feet, and proposed a 35-foot, 285.6-square-foot sign behind the apartments on the west side. Commissioners discussed a shut-off time, sign direction, dimming and the minimum height needed to be effective. They approved signs up to 40 feet, with the east face of the east sign, which faces the condominium complex, turned off from 10 p.m. to 6 a.m.
- Applicant: Trademark Visual (Justin Grub present)
- Zone: Planned Community; General Plan: Highway Commercial
- Code limit: 25 ft height, 200 sq ft
- Requested: 45 ft/457.67 sq ft and 35 ft/285.6 sq ft
- Approved: up to 40 ft
- Condition: east face of east sign off 10 p.m.-6 a.m.; all DRC comments
- Tabled June 11, 2026
Item 3.2 · Development
Ward 8-foot fence exception, 1337 S. 1880 West
Approved · 4-1
Andrew Ward asked for an exception to allow an 8-foot fence. Commissioners discussed materials, noise reduction, an abandoned lot next door and DRC comments saying the property does not have a grading issue that would justify the taller fence. The commission approved the exception, finding it would add to the owner's enjoyment of the yard and not harm the neighborhood.
- Applicant: Andrew Ward
- Code allows 6-ft fences; exception needed for 8 ft
- No public comment
Item 3.3 · Subdivision
Vivian Estates Phase 5A, two lots at 2070 N. 600 East
Approved · 5-0
JDH Development sought preliminary approval for a two-lot subdivision on about 1.51 acres in the RA-1 zone. The applicant did not attend, and commissioners voiced frustration about that, but approved the plat because no public concerns were raised and it complies with code.
- Applicant: JDH Development (not present)
- Lots: 2
- Acres: 1.51 (Engage Lehi)
- Zone: RA-1
Item 3.4 · Subdivision
Vivian Estates Phase 5B, 10 lots near 600 East and 300 East
Tabled · 5-0
JDH Development sought preliminary approval for 10 single-family lots on 10.07 acres, each a third of an acre or larger, with two open space parcels; Parcel B, with Dry Creek, the Dry Creek Trail and a small park, would go to the city. The applicant was absent. Neighbors asked about construction, road connections, runoff and which side of the creek the park would be on; staff said runoff would be kept within the neighborhood and the park would be on the north side. The commission tabled the item to Aug. 13 so the applicant could answer questions about sewer availability, road impacts, retention and slopes.
- Applicant: JDH Development (not present)
- Lots: 10 (1/3 acre or larger)
- Acres: 10.07
- Open space: Parcel B (Dry Creek, trail, park) to be dedicated to city
- Tabled to Aug. 13, 2026
Item 3.5 · Development
Gordon childcare center site plan, 808 N. 2300 West
Approved · 4-1
Kevin and Sarah Gordon sought site plan approval for a childcare facility on about one acre zoned Neighborhood Commercial, with exceptions to raise the 5,000-square-foot building footprint limit to 10,500 square feet and to waive landscape buffering on the north and east property lines, which border the family's own flag-lot property. A 2022 development agreement limits the property's commercial use to a child daycare. Commissioners discussed whether they could approve parts of the request, what would happen if the properties were sold, and the option of a second story instead; no one spoke against it. The commission approved both exceptions.
- Applicants: Kevin and Sarah Gordon
- Zone: NC (Neighborhood Commercial)
- Footprint: 10,500 sq ft requested vs 5,000 sq ft allowed
- Buffer waiver: north and east property lines
- 2022 development agreement limits use to child daycare
- 2300 West is a major arterial; access may become right-in/right-out
Item 3.6 · Development
Fox Trail subdivision concept and development agreement, 2850 W. 1500 North
Recommended for approval · 5-0
Symphony Homes, which already has approval for an eight-lot subdivision, asked for a development agreement allowing nine lots to better fit the surrounding Colledge Farms community and HOA. Commissioners discussed the HOA's powers and its polling of residents. Three residents opposed or foresaw problems, one supported the nine-lot plan over smaller lots, and one said traffic fears were overstated; six online comments supported and eight opposed. The commission recommended approval, citing community support and city benefits including HOA maintenance of the park strip and trail connections.
- Applicant: Symphony Homes
- Lots: 9 (currently approved for 8)
- Includes development agreement
- Online comments: 6 for, 8 against
Item 3.7 · Development
Gardner Plumb development agreement amendment: 124 units moved south
Recommended for approval · 5-0
The Gardner-Plumb Group asked to move 124 equivalent residential units from the north part of its 2015 development agreement to the south part: 119 from the 'Armory Piece' north of Holbrook Farms and 5 unused from the Primary Children's Hospital development, to a 12-acre parcel west of the Willow Point townhomes on Hardman Way. That parcel had 36 commercial ERUs, and up to 160 units could be built there. The agreement's 1,933 total ERUs would not change. Applicant Steve Maddox reviewed the agreement's 15-year history. Two residents opposed, citing traffic, and one supported keeping the north area's feel; online comments ran six against and one for. The commission recommended approval with a requirement that the Willow Park development have adequate parking.
- Applicant: Gardner-Plumb Group (Steve Maddox)
- Units moved: 124 ERUs north to south
- Total ERUs unchanged: 1,933 (north 200, south 1,733 after the first amendment)
- Receiving parcel: 12 acres west of Willow Point townhomes; up to 160 units
- Condition: adequate parking for Willow Park development
- Online comments: 1 for, 6 against
Item 3.8 · City code
Sign code rewrite (Chapter 23)
Recommended for approval · 5-0
City staff proposed a comprehensive update of the Development Code sign chapter to update requirements and simplify the text. Commissioners noted past code issues the rewrite would fix. No public comment.
- Applicant: Lehi City
Item 3.9 · City code
Construction site safety standards (Design Standards Section 3.08)
Recommended for approval · 5-0
The city proposed adding Section 3.08, Temporary Construction Site Safety Measures, to the Design Standards and Public Improvement Specifications Manual for commercial and residential construction. No public comment.
- Applicant: Lehi City
Item 3.10 · City code
Development application requirements (Chapter 11)
Recommended for approval · 5-0
The city proposed updating application requirements for site plans, infrastructure site plans and preliminary and final subdivisions, removing outdated requirements and simplifying the process. No public comment.
- Applicant: Lehi City
Item 3.11 · Roads and utilities
Storm Water Management Plan 2026
Recommended for approval · 5-0
The city proposed updates to the Lehi Storm Water Management Plan. No public comment.
- Applicant: Lehi City
Item 3.12 · City code
Mixed Use zone requirements (Chapter 38)
Recommended for approval · 5-0
The city proposed amending Chapter 38's Mixed Use zone requirements to require greater commercial uses. Commissioners discussed clause G and DRC comments, and recommended approval on the condition that the clause G language be reassessed.
- Applicant: Lehi City
- Condition: reassess clause G language
Item 4 · Other
City business: July meeting schedule
Discussed
Staff said there would be no second July meeting because of the holiday. The next meeting would be the August work session, where the updated bike and pedestrian plan might be presented. Chair Eyre asked for statistics on 700 South related to the plan.
What residents said
Runoff and drainage near Dry Creek (Vivian Estates 5B)Road connections and construction impacts (Vivian Estates 5B)Sewer availability and slopes (Vivian Estates 5B)Traffic from added units (Gardner Plumb, Fox Trail)Smaller lot sizes (Fox Trail)Sign glare facing condominiums (The Collective)
Fence and Vivian 5A: no speakers. Vivian Estates 5B: Ben Smith, speaking for Robert Smith and other neighbors, raised construction concerns; Sarah Christensen asked which side of the creek the park would be on and raised road connection and runoff concerns. Fox Trail: Neil Farrell foresaw problems; Candace Jones opposed smaller lots and liked the nine-lot plan; Janessa Baker said traffic impacts were overstated and praised the developer for working with residents; Katie Beckham opposed. Six online comments were for it and eight against. Gardner Plumb: Kyle Sheffield opposed; Lisa Harman supported moving the units to keep the north area's feel; Dennis Bade opposed over traffic. One online comment was for it and six against.