Planning commission recommends against 405 Inverness townhomes and Lakeview commercial plan, backs 71-lot Spring Meadow Villas
September 24, 2026, 7:00 p.m. · Lehi City Council Chambers, 131 N. 100 E.
The Lehi Planning Commission on Sept. 24 voted 3-2 to recommend against DR Horton's Inverness Preliminary Plat E, a 405-townhome plan at Center Street and Traverse Terrace Road, after members questioned whether substitute amenities were comparable to what code requires. Commissioners voted unanimously against changing 12.81 acres near 600 South and 600 East from low-density residential to commercial and heavy commercial after six residents spoke about traffic, safety, noise and flooding. They backed the 71-lot Spring Meadow Villas near Utah Lake and a Skye Area Plan change that shifts units toward SR-92, and approved an indoor wingsuit attraction and a Taco Bell drive-thru.
From the draft minutes.
Decisions at a glance
| Item | Result |
|---|---|
| Lakeview Land and Rock General Plan amendment, 12.81 acres at 600 S. 600 East | Recommended for denial · 5-0 |
| Spring Meadow Villas preliminary PRD subdivision, 71 lots at 1630 S. 500 East | Recommended for approval · 5-0 |
| Skye Area Plan amendment, Mixed Use 1 unit range | Recommended for approval · 4-1 |
| Inverness Preliminary Plat E, 405 townhomes at Center Street and Traverse Terrace Road | Recommended for denial · 3-2 |
| Inclined Indoor Wingsuit, 2959 N. Triumph Blvd. | Approved |
| Taco Bell site plan with drive-thru, 1937 N. 3600 West | Approved |
Agenda, item by item
Item 3.1 · General plan
Lakeview Land and Rock General Plan amendment, 12.81 acres at 600 S. 600 East
Recommended for denial · 5-0
Cole Peck asked to change 12.81 acres of vacant land from Low Density Residential to Commercial and Heavy Commercial. Commercial would sit on the west edge as a buffer for homes, with heavy commercial east toward existing light industrial uses. Representative Tony Trane said the owner would seek a development agreement covering buffering, landscaping, outdoor storage, building design and traffic, for up to about 18 buildings for small construction-oriented businesses. The DRC raised concerns that 600 East already carries heavy truck traffic through a mostly residential area, said access east to 850 East would ease that, and noted that 570 South must be extended to 600 East. Staff received 18 comments opposed. Commissioners Beau Jones and Gregory Jackson weighed property rights against neighbors' impacts. The commission forwarded a negative recommendation, saying a development agreement is the right route and should address hours, truck circulation, business types and numbers, building characteristics and flooding.
- Applicant: Cole Peck (represented by Tony Trane)
- Acres: 12.81
- LDR → Commercial and Heavy Commercial
- Up to ~18 buildings contemplated
- 18 written comments opposed
- DRC: access concerns on 600 East; 570 South must extend to 600 East
Item 3.2 · Subdivision
Spring Meadow Villas preliminary PRD subdivision, 71 lots at 1630 S. 500 East
Recommended for approval · 5-0
Windy City Development sought review of a 71-lot planned residential development on R-1-22 and A-5 land near the Utah Lake shoreline. Lots would range from 9,036 to 22,181 square feet, with larger lots to the south. The council approved the concept in May with a 9-lot density bonus in place of city reimbursement for right-of-way dedication, extra open space and a shared-use path in the power line corridor. The A-5 portion stays preserved for the shoreline, a future trail and the Pony Express Parkway. Chance and Frank Collin raised concerns about fencing next to their family's farm, drainage, flooding, traffic, wetlands and right-of-way for the Pony Express Parkway extension. City staffer Brad Kenison said the parkway is a separately funded road in conceptual design and environmental review. Trane said the developer would work with the Collins and that basements are not planned unless a land drain is provided. The commission unanimously recommended approval.
- PaymentAmount not given to Windy City Development
- Applicant: Windy City Development (represented by Tony Trane)
- Lots: 71 (9,036-22,181 sq ft)
- Zones: R-1-22 and A-5
- Density bonus: 9 lots in lieu of city reimbursement for right-of-way, open space and power line trail
- HOA to maintain trail corridor and park strip (DRC)
- Council approved concept May 26, 2026
Item 3.3 · General plan
Skye Area Plan amendment, Mixed Use 1 unit range
Recommended for approval · 4-1
DR Horton, which is buying about 38 acres and residential units held by Gardner Group, asked to raise the allowed range in Mixed Use Area 1 from 517 to as many as 627 equivalent residential units and to convert four nonresidential ERUs to residential, without raising Inverness's overall total. Scott Bishop said the change would move about 198 townhomes from upper Inverness to land near SR-92 and swap some upper-area townhomes for single-family homes. Staff said this could reduce hillside units and local road congestion. No public comment. The commission recommended approval 4-1.
- Applicant: DR Horton (Scott Bishop)
- Mixed Use 1: 517 → up to 627 ERUs
- 4 ERUs nonresidential → residential
- ~198 townhomes moved toward SR-92
- Overall ERUs unchanged
Item 3.4 · Subdivision
Inverness Preliminary Plat E, 405 townhomes at Center Street and Traverse Terrace Road
Recommended for denial · 3-2
DR Horton sought approval of 405 townhomes in the Mixed Use area of the Skye Area Plan, between Viewpoint Middle School, Texas Instruments and a commercial/Life Time area, with substitutes for the code's amenity requirements. Staff said density, layout, parking, trails and elevations meet code and the area plan. Scott Bishop said amenities spread across Inverness include pools, playgrounds, pickleball, trails and a clubhouse, and that the plat provides 269 additional parking stalls compared with the 135 required by code, with two-car garages and 20-foot driveways. Commissioner Lindsay Gehman worried about pressure on city parks when amenities are substituted, and Commissioner Beau Jones said the materials did not show the substitutes were comparable. Staff summarized nine negative online comments on traffic, infrastructure, parks, amenities, density and design. The commission forwarded a negative recommendation, finding the plat does not meet subdivision code.
- Applicant: DR Horton (Scott Bishop)
- Units: 405 townhomes
- Zone: Planned Community (Skye Area Plan Mixed Use)
- Amenity substitution requested (code: 14 picnic areas, 2 sports courts, 6 playgrounds/dog parks, 1,500+ sq ft clubhouse, 2 pools for 401-500 units)
- 9 negative online comments
- Vote as recorded in draft minutes: Gehman no, Jones yes, Eyre no, Roberts yes, Jackson yes (Gehman made the motion)
Item 3.5 · Development
Inclined Indoor Wingsuit, 2959 N. Triumph Blvd.
Approved
Clark Robinson sought conditional use approval for what he described as the first inclined indoor wingsuit facility in the United States, a commercial entertainment use in the Commercial zone. He also asked for an exception to the 40 percent first-floor glass rule on the frontage-road and Triumph Boulevard sides, because wind-tunnel machinery sits on the first floor and glass would weaken the structure and raise noise. He said noise would be less than nearby I-15 and that traffic and parking would not be a problem. Engage Lehi reports approval; minutes not yet available.
- Applicant: Clark Robinson
- Zone: Commercial
- Conditional use: commercial entertainment
- Exception: 40% first-floor glass
Item 3.6 · Development
Taco Bell site plan with drive-thru, 1937 N. 3600 West
Approved
McClure Engineering sought conditional use approval for a Taco Bell with a drive-thru at Hardman Way and 3600 West, and an exception allowing less glass on the side facing 3600 West because of the building's interior layout. Engage Lehi reports approval.
- Applicant: McClure Engineering
- Conditional use: drive-thru
- Exception: 40% glass facing 3600 West
What residents said
Heavy truck traffic on 600 EastPedestrian safety near 600 South/600 EastNoise and lighting from commercial and heavy commercial usesDrainage and floodingFencing next to farmlandPony Express Parkway right-of-way and wetlandsTownhome density and amenities at InvernessStrain on city parks
Lakeview: Sarah Blatter, Dale Stewart, a resident identified as Berkeley, Alexa Jarrett, Skyler Thomas and Carrie Lynn Southerton raised traffic and road conditions, pedestrian safety, buffering, noise, lighting, drainage, building size and the lack of a detailed plan. Several asked that the residential designation stay until protections are in place. Staff reported 18 written comments opposed. Spring Meadow Villas: Chance Collin raised fencing next to his family's farm and drainage and flooding; Frank Collin raised existing traffic, the future Pony Express Parkway extension, wetlands, property acquisition and impacts on the family's farm. Skye Area Plan: no comments. Inverness Plat E: no speakers; staff summarized nine negative online comments on traffic, infrastructure, parks and open space, amenities, density and housing design and quality.