Spring Meadow Villas PUD Concept

I'm here to express my strong opposition to this project as currently proposed, particularly the request for additional density in exchange for reduced open space. While I understand growth is happening in Lehi, this proposal doesn't adequately protect our existing neighborhoods or meet the spirit and letter of the city's own Development Code.
First, on open space quality and self-sufficiency under Chapter 17 for Planned Unit Developments: The code clearly requires at least 20% open space that's well-planned, walkable, and connected—not just a bare minimum acreage. It also specifies that land under power transmission lines only counts as half credit toward that requirement. From what I've seen, this development seems to rely heavily on the power corridor to meet their open space numbers while asking for extra density. I urge the Commission to carefully verify the open space calculations after applying the half-credit rule to ensure full compliance.
More importantly, even if the numbers add up on paper, the open space needs to be functional and self-contained so future residents aren't forced to rely on our privately maintained trails in Spring Creek Ranch, which are funded entirely by our HOA dues. Without comparable internal trails and usable green space, this will strain our resources and create conflicts between neighborhoods. I ask that any approval be conditioned on the open space truly meeting Chapter 17's standards for usable, connected areas—not just hitting an acreage threshold.
Second, regarding the mature tree buffer along the canal easement: Chapter 35 of the Development Code emphasizes Lehi's goal to preserve and maintain the maximum amount of quality tree cover on both public and private lands. Recent amendments have strengthened requirements for preserving existing trees during construction. The mature trees along this shared boundary provide a vital natural screen and buffer between our communities. Removing or damaging them would harm both neighborhoods' quality of life.
I request that, as a condition of approval, the applicant's grading plan be required to demonstrate full preservation of these trees. If any removal is truly unavoidable, equivalent mitigation plantings should be mandated at a minimum. This aligns with Section 12.080's buffering and screening requirements between adjacent residential uses.
Finally, on traffic: Pioneer Crossing is already severely overburdened, and ongoing construction there is pushing significant cut-through traffic onto our two-lane residential streets like Millpond Road and Spring Creek Ranch Road. Adding another 72 homes will only make this worse, increasing congestion, safety risks, and wear on our local infrastructure.
The General Plan stresses that development decisions must align with the Streets Master Plan and ensure adequate public facilities are in place first. Section 12 of the Development Code requires contributions to major infrastructure consistent with master plans. I strongly urge the Commission to condition preliminary plat approval on a full traffic impact study, with any necessary proportional road improvements completed before building permits are issued.
In summary, this project as proposed falls short of Lehi's own standards for open space quality, tree preservation, buffering, and traffic management. Approving it without these strong conditions would negatively impact our neighborhood and set a poor precedent for responsible growth.
Thank you for your time and for carefully considering these concerns.

I’m a resident of Spring Creek Ranch, directly adjacent to this proposed development, and I have three concerns grounded in the Development Code and General Plan.

1. Open Space Quality and Self-Sufficiency
Under Chapter 17 of the Lehi City Development Code, PUDs are required to provide a minimum of 20% open space, and that open space must be well-planned, walkable, and connected. Critically, the code also specifies that land under power transmission lines may only count as half credit toward that open space requirement. This development is requesting additional density in lieu of open space, and the power corridor appears to be a significant component of what they’re counting. I’d ask the Commission to verify that the open space calculation fully complies with Chapter 17 after applying the half-credit rule for the power corridor.

My deeper concern is that without comparable internal trails and usable green space, future residents of this development will naturally use Spring Creek Ranch’s privately maintained trail system — which is funded exclusively by our HOA. The code requires their open space to be functional and self-contained. I’d ask the Commission to condition approval on the open space meeting the usable, connected standard in Chapter 17, not just the acreage threshold.

2. Mature Tree Buffer Along the Canal Easement
Chapter 35 of the Development Code — Community Forestry — states that Lehi City’s goal is to “establish, preserve and maintain the maximum amount of quality tree cover on public and private lands.” Furthermore, recent amendments to Chapter 35 specifically added requirements for existing tree preservation at construction sites. There is a mature tree corridor along the canal easement on our shared boundary that provides a natural buffer between our neighborhoods. I’d ask the Commission to require, as a condition of approval, that the applicant’s grading plan demonstrate preservation of those trees, or require equivalent mitigation plantings if removal is unavoidable. Section 12.080 of the Development Code also addresses project buffering and screening requirements between adjacent residential uses, which supports this request.

3. Traffic — Pioneer Crossing and Internal Street Capacity
Section 12 of the Development Code requires that developments provide portions of major trails and infrastructure consistent with the Lehi City master plans. Pioneer Crossing is already overburdened and active construction on Pioneer is currently pushing cut-through traffic directly through our neighborhood via Millpond Rd and Spring Creek Ranch Rd — a two-lane residential street. Adding 72 homes will compound this significantly. The General Plan explicitly states that development decisions should be consistent with the Streets Master Plan and that adequate public facilities must be in place. I’d ask the Commission to require a traffic impact study as a condition of preliminary plat approval, with proportional road improvements addressed before building permits are issued.

Thank you.

After reading the information provided about this project, I strongly encourage the planning committee to decline this proposal. This area already suffers from high traffic problems, which is a concern with so many children in the neighborhood. The high density housing development in American Fork by the front-runner station has already caused significant traffic congestion in this area. Adding more homes would exacerbate the existing problems.

Pioneer crossing is already stressed with too much traffic, and adding more development before additional infrastructure is ready to handle it is a big concern. I know this is something that needs to be considered throughout all of Lehi period this proposal should be declined until existing infrastructure is built out to support more homes. This means improving roads, water, sewer, etc.

Another concern is the overcrowding in our schools. There are changes happening to existing school districts, and more families should not be added to the neighborhood until we know that schools have the ability to support additional enrollment.

There's also something to be said for maintaining the culture and feel of Lehi city. Building out so much of our farms and green spaces makes this a much more urban area. Part of the reason people want to move to Lehi is because of the benefits like green space, walking trails, wildlife, etc. I also worry about the environmental impact that this will have. On the local area near the lake, so much development is already driving away wildlife.

I strongly urge the city council to carefully consider the traffic impacts of this proposed development. Traffic in this area is already a significant concern. There are limited road options, and 1630 South has increasingly become an alternate route for drivers trying to avoid Pioneer Crossing. Adding a large number of homes in this location would make it even more difficult for residents, particularly those in the Spring Creek Subdivision, to safely enter and exit our neighborhood.

I am also concerned about the impact this development would have on the neighborhood trail that runs north–south through this area. This trail is heavily used by residents and is currently lined with mature trees that create a peaceful, natural environment. That canopy of trees is a large part of what makes the trail feel like an escape into nature.

If this land must be developed, I strongly encourage the city to require a substantial buffer between the trail and any new homes. The mature trees along the trail should be preserved whenever possible. If some trees, such as Russian olives, must be removed, they should be replaced with additional trees and adequate green space to maintain the character and shade of the trail.

Thank you for considering these concerns as you evaluate this proposal.

I strongly encourage the city council to decline the request for this development. There simply is not the infrastructure to provide for this.

First, when Pioneer Crossing was built it was Lehi’s stance that they did not want an arterial road going through the town. We are now paying for that decision. There simply are not enough roads to accommodate the people that are already here. 1630 south has already become an alternate route to skip pioneer crossing. If you are to add this amount of homes, the Spring Creek Subdivision (where myself and my family reside) will find it nearly impossible to get in and out of our neighborhood.

Secondly, Spring Creek Subdivision already has water pressure issues, I feel that adding more to a main line would make this even worse.

Third, the schools in this area are already over-crowded. Where would the children that move into this area go to school? Especially with the new district split.

American Fork’s high density housing has already caused major issues at the stop sign at millpond road and 1630 south. There are many changes that need to be made before something like this is approved.

Additionally, every time Lehi residents run for Office, whether it be for City Council or a different office. they stress their desire to maintain Lehi city’s charm, grow responsibly, and preserved open spaces.

Looking at the plan for this development it appears that it would start just west of a north-south neighborhood trail that currently is shaded by mature trees and provides a sense of “being in nature” when walked on. This is a heavily used neighborhood trail that would completely lose its appeal and feeling of preserving open space.

When receiving and evaluating such development proposals, please consider the long term impacts of your decision. Changing the zoning from agricultural to residential or commercial on every square foot is very shortsighted. Please consider at least a 100 yard buffer in between developments to preserve open and green space. This is critical for the well-being of Lehi citizens as well as the abundant wildlife we enjoy around here.

Please take mine and other comments into consideration. I would propose that if you must develop this land that you cut the amount at least in half. Thank you, for your consideration

I would strongly encourage the city council to decline the request for this development. There simply is not the infrastructure to provide for this. First, when Pioneer Crossing was built it was Lehi’s stance that they did not want an arterial road going through the town. We are now paying for that decision. There simply is not enough roads to accommodate the people that are already here. 1630 south has already become an alternate route to skip pioneer crossing. If you are to add this amount of homes, the Spring Creek Subdivision (where myself and family reside) will find it nearly impossible to get out of our neighborhood. Secondly, Spring Creek Subdivision already has water pressure issues, I feel that adding more to a main line would make this even worse. Third, the schools in this area are already over crowded. Where would the children that move into this area go to school? Especially with the new district split. American Fork’s high density housing has already caused major issues at the stop sign at millpond road and 1630 south. There are many changes that need to be made before something like this is approved. Please take mine and other comments into consideration. I would propose that if you must develop this land that you cut the amount at least in half. Thanks for your consideration.

This would add an other 140 cars in our neighborhood. We are already being overran by the access cars coming through our neighborhood from the west and east of us. Just getting out of our neighborhood to Millpond onto Pioneer Crossing takes 10-20 minutes! No one has thought about the roads and planning of all the excess traffic, and pushing it through our neighborhood! People hunt in this area and it is a natural habitat for many animals and birds. Eagles 🦅 are known to nest in the there. Such a bad idea!