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Micron Area Plan Concept

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Planning Commission forwarded this item to City Council with a negative recommendation. It will go to Council on June 8th. 

D R Horton proposes an amendment to the existing Micron Area Plan. This concept shows a variety of land uses including different residential areas, mixed-use, parks and civic/church sites. It also shows an overall network of roads and trails. This represents a high level plan for future development and does not include all the details.

They show an overall density of 2, 412 ERUs (equivalent residential units) which does for the most part represent residential housing but also some of the commercial spaces in the Mixed Use Area.

This concept plan is the first step in amending the Micron Area Plan. If approved, this concept will become their Land Use Map and regulate future development similarly to zoning. The other amendments that will follow will update things like the allowed uses table, the bulk and intensity table, design standard requirements and other regulations for future development. All of these changes are reviewed by Staff, Planning Commission and then approved or denied by City Council.

Please feel free to ask questions here or call for more information.


Submit official public comment

D R Horton proposes an amendment to the existing Micron Area Plan. This concept shows a variety of land uses including different residential areas, mixed-use, parks and civic/church sites. It also shows an overall network of roads and trails. This represents a high level plan for future development and does not include all the details.

They show an overall density of 2, 412 ERUs (equivalent residential units) which does for the most part represent residential housing but also some of the commercial spaces in the Mixed Use Area.

This concept plan is the first step in amending the Micron Area Plan. If approved, this concept will become their Land Use Map and regulate future development similarly to zoning. The other amendments that will follow will update things like the allowed uses table, the bulk and intensity table, design standard requirements and other regulations for future development. All of these changes are reviewed by Staff, Planning Commission and then approved or denied by City Council.

Please feel free to ask questions here or call for more information.


Submit official public comment

Planning Commission forwarded this item to City Council with a negative recommendation. It will go to Council on June 8th. 

Ask questions to Staff about the project. You may submit a question on here or call Staff directly using the contact information above.

  • Share 6. Lastly, on the Lehi City webpage there is a map of this proposed area (which unfortunately I cannot attach to this message board). It clearly labels that the space behind the Dry Creek Ivory Homes Neighborhood is an "Environmentally Sensitive Area; VERY LOW density housing." Yet, the proposed development plans to put 5-6 homes per acre. That is not low density! Our current neighborhood has 3/4 acre lots per home, which means this entire neighborhood will have 4-5 homes just along our back fence. Why are you building high density in an area that is both an ESA and low density housing? on Facebook Share 6. Lastly, on the Lehi City webpage there is a map of this proposed area (which unfortunately I cannot attach to this message board). It clearly labels that the space behind the Dry Creek Ivory Homes Neighborhood is an "Environmentally Sensitive Area; VERY LOW density housing." Yet, the proposed development plans to put 5-6 homes per acre. That is not low density! Our current neighborhood has 3/4 acre lots per home, which means this entire neighborhood will have 4-5 homes just along our back fence. Why are you building high density in an area that is both an ESA and low density housing? on Twitter Share 6. Lastly, on the Lehi City webpage there is a map of this proposed area (which unfortunately I cannot attach to this message board). It clearly labels that the space behind the Dry Creek Ivory Homes Neighborhood is an "Environmentally Sensitive Area; VERY LOW density housing." Yet, the proposed development plans to put 5-6 homes per acre. That is not low density! Our current neighborhood has 3/4 acre lots per home, which means this entire neighborhood will have 4-5 homes just along our back fence. Why are you building high density in an area that is both an ESA and low density housing? on Linkedin Email 6. Lastly, on the Lehi City webpage there is a map of this proposed area (which unfortunately I cannot attach to this message board). It clearly labels that the space behind the Dry Creek Ivory Homes Neighborhood is an "Environmentally Sensitive Area; VERY LOW density housing." Yet, the proposed development plans to put 5-6 homes per acre. That is not low density! Our current neighborhood has 3/4 acre lots per home, which means this entire neighborhood will have 4-5 homes just along our back fence. Why are you building high density in an area that is both an ESA and low density housing? link

    6. Lastly, on the Lehi City webpage there is a map of this proposed area (which unfortunately I cannot attach to this message board). It clearly labels that the space behind the Dry Creek Ivory Homes Neighborhood is an "Environmentally Sensitive Area; VERY LOW density housing." Yet, the proposed development plans to put 5-6 homes per acre. That is not low density! Our current neighborhood has 3/4 acre lots per home, which means this entire neighborhood will have 4-5 homes just along our back fence. Why are you building high density in an area that is both an ESA and low density housing?

    Lynne Oldham asked over 3 years ago

    I believe you are referring to our General Plan Land Use Map again. Again our General Plan Map does not dictate development for the Planned Community. The approved Land Use Map shows what can be built. It does show that area as open space and singe family homes. The proposed amendment also shows single family homes. As you pointed out the proposed amendment does propose smaller lot sizes than the existing Area Plan  There is nothing in the Lehi City Development Code that would prohibit them from proposing smaller lot sizes. The limiting factors for density would be utility and road capacity or a significant health, safety or welfare concern. 

  • Share 5. If Lehi does acquire this annexed area, how do they plan to accommodate the additional population? Highland Boulevard is already busy and there are no lights along the road. Adding this entire development will make traffic and safety significantly worse. More so, will these Lehi residents be attending Ridgeline Elementary in Highland? Ridgeline Elementary is already one of the most populous elementary schools in the Alpine District. Adding in this entire development will overcrowd and negatively impact our schools. How do you plan to address both of these issues? on Facebook Share 5. If Lehi does acquire this annexed area, how do they plan to accommodate the additional population? Highland Boulevard is already busy and there are no lights along the road. Adding this entire development will make traffic and safety significantly worse. More so, will these Lehi residents be attending Ridgeline Elementary in Highland? Ridgeline Elementary is already one of the most populous elementary schools in the Alpine District. Adding in this entire development will overcrowd and negatively impact our schools. How do you plan to address both of these issues? on Twitter Share 5. If Lehi does acquire this annexed area, how do they plan to accommodate the additional population? Highland Boulevard is already busy and there are no lights along the road. Adding this entire development will make traffic and safety significantly worse. More so, will these Lehi residents be attending Ridgeline Elementary in Highland? Ridgeline Elementary is already one of the most populous elementary schools in the Alpine District. Adding in this entire development will overcrowd and negatively impact our schools. How do you plan to address both of these issues? on Linkedin Email 5. If Lehi does acquire this annexed area, how do they plan to accommodate the additional population? Highland Boulevard is already busy and there are no lights along the road. Adding this entire development will make traffic and safety significantly worse. More so, will these Lehi residents be attending Ridgeline Elementary in Highland? Ridgeline Elementary is already one of the most populous elementary schools in the Alpine District. Adding in this entire development will overcrowd and negatively impact our schools. How do you plan to address both of these issues? link

    5. If Lehi does acquire this annexed area, how do they plan to accommodate the additional population? Highland Boulevard is already busy and there are no lights along the road. Adding this entire development will make traffic and safety significantly worse. More so, will these Lehi residents be attending Ridgeline Elementary in Highland? Ridgeline Elementary is already one of the most populous elementary schools in the Alpine District. Adding in this entire development will overcrowd and negatively impact our schools. How do you plan to address both of these issues?

    Lynne Oldham asked over 3 years ago

    Thank you for these questions, they should receive consideration as part of this approval process. 

  • Share 4. This area has numerous seasonal creeks and a high water table. Many of the residents of the Highland Dry Creek Neighborhood have already dealt with flooding issues and throwing homes on top of it will only make the matters worse. How do you plan to ensure proper building and storm drainage of the area you are developing? on Facebook Share 4. This area has numerous seasonal creeks and a high water table. Many of the residents of the Highland Dry Creek Neighborhood have already dealt with flooding issues and throwing homes on top of it will only make the matters worse. How do you plan to ensure proper building and storm drainage of the area you are developing? on Twitter Share 4. This area has numerous seasonal creeks and a high water table. Many of the residents of the Highland Dry Creek Neighborhood have already dealt with flooding issues and throwing homes on top of it will only make the matters worse. How do you plan to ensure proper building and storm drainage of the area you are developing? on Linkedin Email 4. This area has numerous seasonal creeks and a high water table. Many of the residents of the Highland Dry Creek Neighborhood have already dealt with flooding issues and throwing homes on top of it will only make the matters worse. How do you plan to ensure proper building and storm drainage of the area you are developing? link

    4. This area has numerous seasonal creeks and a high water table. Many of the residents of the Highland Dry Creek Neighborhood have already dealt with flooding issues and throwing homes on top of it will only make the matters worse. How do you plan to ensure proper building and storm drainage of the area you are developing?

    Lynne Oldham asked over 3 years ago

    Thank you for your concern and question. Representatives from our Public Works and Engineering departments have reviewed the concept and will be involved in reviewing future amendments to the Area Plan as well as all subdivisions. During these reviews they will make sure that adequate drainage is provided. 

  • Share 3. This area is listed as an Environmentally Sensitive Area, and for good reason. Each winter a herd of migrating elk visit the region you plan to develop. If you develop this entire area, you are destroying their habitat. How do you plan to protect the wildlife and unique ecosystem? Currently, your "open space plans" are limited to along Timpangous Highway, which we all know is not proper or beneficial open space for people and animals alike. I read previous questions that addressed this same topic, and basically your comment says "it's actually open space and not the same thing as an ESA." This is a technicality! The citizens are concerned for the wildlife and want to protect it! How are you going to do this? on Facebook Share 3. This area is listed as an Environmentally Sensitive Area, and for good reason. Each winter a herd of migrating elk visit the region you plan to develop. If you develop this entire area, you are destroying their habitat. How do you plan to protect the wildlife and unique ecosystem? Currently, your "open space plans" are limited to along Timpangous Highway, which we all know is not proper or beneficial open space for people and animals alike. I read previous questions that addressed this same topic, and basically your comment says "it's actually open space and not the same thing as an ESA." This is a technicality! The citizens are concerned for the wildlife and want to protect it! How are you going to do this? on Twitter Share 3. This area is listed as an Environmentally Sensitive Area, and for good reason. Each winter a herd of migrating elk visit the region you plan to develop. If you develop this entire area, you are destroying their habitat. How do you plan to protect the wildlife and unique ecosystem? Currently, your "open space plans" are limited to along Timpangous Highway, which we all know is not proper or beneficial open space for people and animals alike. I read previous questions that addressed this same topic, and basically your comment says "it's actually open space and not the same thing as an ESA." This is a technicality! The citizens are concerned for the wildlife and want to protect it! How are you going to do this? on Linkedin Email 3. This area is listed as an Environmentally Sensitive Area, and for good reason. Each winter a herd of migrating elk visit the region you plan to develop. If you develop this entire area, you are destroying their habitat. How do you plan to protect the wildlife and unique ecosystem? Currently, your "open space plans" are limited to along Timpangous Highway, which we all know is not proper or beneficial open space for people and animals alike. I read previous questions that addressed this same topic, and basically your comment says "it's actually open space and not the same thing as an ESA." This is a technicality! The citizens are concerned for the wildlife and want to protect it! How are you going to do this? link

    3. This area is listed as an Environmentally Sensitive Area, and for good reason. Each winter a herd of migrating elk visit the region you plan to develop. If you develop this entire area, you are destroying their habitat. How do you plan to protect the wildlife and unique ecosystem? Currently, your "open space plans" are limited to along Timpangous Highway, which we all know is not proper or beneficial open space for people and animals alike. I read previous questions that addressed this same topic, and basically your comment says "it's actually open space and not the same thing as an ESA." This is a technicality! The citizens are concerned for the wildlife and want to protect it! How are you going to do this?

    Lynne Oldham asked over 3 years ago

    We should clarify this is the City's website and the City is answering these questions. The applicant is able to read these but not respond. 

    The Lehi City zoning map shows this area zoned as Planned Community. This designation indicates that the Area Plan governs land use not the zoning. The existing Micron Area Plan (approved in 2012) shows these areas as Open Space not Environmentally Sensitive Area. The Lehi City General Plan shows these areas as Environmentally Sensitive Area because they were native open space in the Area Plan not because there are any studies that indicate that these areas cannot develop. 

  • Share 2. Even though this area to be developed is right behind our homes in Highland, we were not informed of this impending development and had to make numerous phone calls and inquiries to be notified of this proposed plan. My question--why are you not informing Highland Residents of this proposed plan since it directly impacts their living and usage of the open space? on Facebook Share 2. Even though this area to be developed is right behind our homes in Highland, we were not informed of this impending development and had to make numerous phone calls and inquiries to be notified of this proposed plan. My question--why are you not informing Highland Residents of this proposed plan since it directly impacts their living and usage of the open space? on Twitter Share 2. Even though this area to be developed is right behind our homes in Highland, we were not informed of this impending development and had to make numerous phone calls and inquiries to be notified of this proposed plan. My question--why are you not informing Highland Residents of this proposed plan since it directly impacts their living and usage of the open space? on Linkedin Email 2. Even though this area to be developed is right behind our homes in Highland, we were not informed of this impending development and had to make numerous phone calls and inquiries to be notified of this proposed plan. My question--why are you not informing Highland Residents of this proposed plan since it directly impacts their living and usage of the open space? link

    2. Even though this area to be developed is right behind our homes in Highland, we were not informed of this impending development and had to make numerous phone calls and inquiries to be notified of this proposed plan. My question--why are you not informing Highland Residents of this proposed plan since it directly impacts their living and usage of the open space?

    Lynne Oldham asked over 3 years ago

    We require notices for everyone within 300 feet of the development whether they live in Lehi or not. We apologize if you live within that distance and have not received a notice, it may still be coming in the mail. 

  • Share I live in the Ivory Dry Creek Neighborhood in Highland, where the eastern half of this development will take place right in our backyard. I have a series of questions, but first and foremost: 1. If this is area is "soon to be annexed Utah County" then why have Utah County residents not been informed of the annexation? Are you not required to inform residents or give them a voice in the matter? on Facebook Share I live in the Ivory Dry Creek Neighborhood in Highland, where the eastern half of this development will take place right in our backyard. I have a series of questions, but first and foremost: 1. If this is area is "soon to be annexed Utah County" then why have Utah County residents not been informed of the annexation? Are you not required to inform residents or give them a voice in the matter? on Twitter Share I live in the Ivory Dry Creek Neighborhood in Highland, where the eastern half of this development will take place right in our backyard. I have a series of questions, but first and foremost: 1. If this is area is "soon to be annexed Utah County" then why have Utah County residents not been informed of the annexation? Are you not required to inform residents or give them a voice in the matter? on Linkedin Email I live in the Ivory Dry Creek Neighborhood in Highland, where the eastern half of this development will take place right in our backyard. I have a series of questions, but first and foremost: 1. If this is area is "soon to be annexed Utah County" then why have Utah County residents not been informed of the annexation? Are you not required to inform residents or give them a voice in the matter? link

    I live in the Ivory Dry Creek Neighborhood in Highland, where the eastern half of this development will take place right in our backyard. I have a series of questions, but first and foremost: 1. If this is area is "soon to be annexed Utah County" then why have Utah County residents not been informed of the annexation? Are you not required to inform residents or give them a voice in the matter?

    Lynne Oldham asked over 3 years ago

    Thank you, nothing has been submitted for this annexation yet. Notices are required by the State and will be given as part of the annexation process. Without an official application the City has not advertised the annexation. This area also will require permission from Highland City to annex into Lehi based on an existing city boundary line agreement.

  • Share Who is the owner of the triangular section of land west of Belmont elementary and the new junior high school? also the other mixed use blocks of land? on Facebook Share Who is the owner of the triangular section of land west of Belmont elementary and the new junior high school? also the other mixed use blocks of land? on Twitter Share Who is the owner of the triangular section of land west of Belmont elementary and the new junior high school? also the other mixed use blocks of land? on Linkedin Email Who is the owner of the triangular section of land west of Belmont elementary and the new junior high school? also the other mixed use blocks of land? link

    Who is the owner of the triangular section of land west of Belmont elementary and the new junior high school? also the other mixed use blocks of land?

    CR asked over 3 years ago

    From my understanding that is all part of the land that DR Horton is purchasing from Micron. The Gardner Company is partnering with DR Horton to develop the commercial areas. 

  • Share Is there a way that concerned nearby homeowners could meet with DR Horton representatives prior to the planning commission meeting to ask questions and gain understanding of why they're laying things out as is proposed? Possibly to give input and propose some changes prior to the meeting instead of having to confront them at the meeting for the first time? on Facebook Share Is there a way that concerned nearby homeowners could meet with DR Horton representatives prior to the planning commission meeting to ask questions and gain understanding of why they're laying things out as is proposed? Possibly to give input and propose some changes prior to the meeting instead of having to confront them at the meeting for the first time? on Twitter Share Is there a way that concerned nearby homeowners could meet with DR Horton representatives prior to the planning commission meeting to ask questions and gain understanding of why they're laying things out as is proposed? Possibly to give input and propose some changes prior to the meeting instead of having to confront them at the meeting for the first time? on Linkedin Email Is there a way that concerned nearby homeowners could meet with DR Horton representatives prior to the planning commission meeting to ask questions and gain understanding of why they're laying things out as is proposed? Possibly to give input and propose some changes prior to the meeting instead of having to confront them at the meeting for the first time? link

    Is there a way that concerned nearby homeowners could meet with DR Horton representatives prior to the planning commission meeting to ask questions and gain understanding of why they're laying things out as is proposed? Possibly to give input and propose some changes prior to the meeting instead of having to confront them at the meeting for the first time?

    erinre asked over 3 years ago

    Thank you for asking. Scott from DR Horton has agreed to have a discussion before the meeting. The date that worked is Wednesday May 12th (the day before Planning Commission). The meeting will be in the Council Chambers at 5pm. 

  • Share I am new to the community on 400 W. Luckily someone informed me about the proposed changes. I have several questions: Was there a call for public comment or notification of homeowners that I missed? Does approval of the plan also mean approval of the zoning changes to get rid of the park and replace it with houses? Has anyone from planning been to the land to look at the proposed open space to see how unusable it actually is or to look at the “Greenways” which are to be reserved as environmentally sensitive lands? Since there no Lehi city parks nearby, Where is the plan for the park to provide residents a playground and place to play on grassy areas? Are there any discussions in place with the school district for a new elementary school for all the new houses since the current school is nearing capacity? on Facebook Share I am new to the community on 400 W. Luckily someone informed me about the proposed changes. I have several questions: Was there a call for public comment or notification of homeowners that I missed? Does approval of the plan also mean approval of the zoning changes to get rid of the park and replace it with houses? Has anyone from planning been to the land to look at the proposed open space to see how unusable it actually is or to look at the “Greenways” which are to be reserved as environmentally sensitive lands? Since there no Lehi city parks nearby, Where is the plan for the park to provide residents a playground and place to play on grassy areas? Are there any discussions in place with the school district for a new elementary school for all the new houses since the current school is nearing capacity? on Twitter Share I am new to the community on 400 W. Luckily someone informed me about the proposed changes. I have several questions: Was there a call for public comment or notification of homeowners that I missed? Does approval of the plan also mean approval of the zoning changes to get rid of the park and replace it with houses? Has anyone from planning been to the land to look at the proposed open space to see how unusable it actually is or to look at the “Greenways” which are to be reserved as environmentally sensitive lands? Since there no Lehi city parks nearby, Where is the plan for the park to provide residents a playground and place to play on grassy areas? Are there any discussions in place with the school district for a new elementary school for all the new houses since the current school is nearing capacity? on Linkedin Email I am new to the community on 400 W. Luckily someone informed me about the proposed changes. I have several questions: Was there a call for public comment or notification of homeowners that I missed? Does approval of the plan also mean approval of the zoning changes to get rid of the park and replace it with houses? Has anyone from planning been to the land to look at the proposed open space to see how unusable it actually is or to look at the “Greenways” which are to be reserved as environmentally sensitive lands? Since there no Lehi city parks nearby, Where is the plan for the park to provide residents a playground and place to play on grassy areas? Are there any discussions in place with the school district for a new elementary school for all the new houses since the current school is nearing capacity? link

    I am new to the community on 400 W. Luckily someone informed me about the proposed changes. I have several questions: Was there a call for public comment or notification of homeowners that I missed? Does approval of the plan also mean approval of the zoning changes to get rid of the park and replace it with houses? Has anyone from planning been to the land to look at the proposed open space to see how unusable it actually is or to look at the “Greenways” which are to be reserved as environmentally sensitive lands? Since there no Lehi city parks nearby, Where is the plan for the park to provide residents a playground and place to play on grassy areas? Are there any discussions in place with the school district for a new elementary school for all the new houses since the current school is nearing capacity?

    BFrampton asked over 3 years ago

    Great questions.

    The public notice for everyone living within 300 feet of the Area Plan Amendment will be sent out this week. If you are within that area you should receive the letter by the end of this week or the beginning of next.

    Approval of the concept plan is approval of the land use designations, so yes if it gets approved as it is, it would get rid of the park.

    We are familiar with the area, we have been to look at it. And the areas are not actually designated by the City as Environmentally Sensitive Lands. We designate flood plains, areas with greater than 30% slope, areas along the Jordan River and Utah Lake, and other areas with significant safety concerns for people and for the environment as ESA. The areas shown as Open Space on the existing Area Plan do not meet these requirements. They do currently provide some drainage, but that drainage can be piped down to detention/retention areas as has been done in several areas in the City.

    The Lehi City Development Code does require 10% open space and has park and amenity requirements for attached housing. Those requirements will all need to be met. This concept does not go into detail of where all the parks for each development are located nor what the park space will be used for, that will come later.

    The Developer may be having discussions with the school district about a new elementary school. Public schools can locate in whatever zone they would like as they see the need.

    Please let me know if you have any additional questions. 

  • Share Brittney -- the original Micron land use plan called for areas designed as "Environmentally Sensitive". These areas were to be protected without disruptions to the land. The proposed plan eliminates the ESA zoned land. Can you provide the original Micron land studies that designated this land as ESA and perhaps provide an explanation on why the zoning and protection has been removed from the DR Horton plan? on Facebook Share Brittney -- the original Micron land use plan called for areas designed as "Environmentally Sensitive". These areas were to be protected without disruptions to the land. The proposed plan eliminates the ESA zoned land. Can you provide the original Micron land studies that designated this land as ESA and perhaps provide an explanation on why the zoning and protection has been removed from the DR Horton plan? on Twitter Share Brittney -- the original Micron land use plan called for areas designed as "Environmentally Sensitive". These areas were to be protected without disruptions to the land. The proposed plan eliminates the ESA zoned land. Can you provide the original Micron land studies that designated this land as ESA and perhaps provide an explanation on why the zoning and protection has been removed from the DR Horton plan? on Linkedin Email Brittney -- the original Micron land use plan called for areas designed as "Environmentally Sensitive". These areas were to be protected without disruptions to the land. The proposed plan eliminates the ESA zoned land. Can you provide the original Micron land studies that designated this land as ESA and perhaps provide an explanation on why the zoning and protection has been removed from the DR Horton plan? link

    Brittney -- the original Micron land use plan called for areas designed as "Environmentally Sensitive". These areas were to be protected without disruptions to the land. The proposed plan eliminates the ESA zoned land. Can you provide the original Micron land studies that designated this land as ESA and perhaps provide an explanation on why the zoning and protection has been removed from the DR Horton plan?

    Shaun Gehman asked over 3 years ago

    The original Area Plan (below) actually shows it as Open Space which is not quite the same as ESA. 

    The Lehi City General Plan shows it as ESA because we do not have an "Open Space" designation. There is "Environmentally Sensitive Area" and "Public Facility" of the two, ESA fit more with the Open Space designation.

    In the case of Area Plans the Area Plan is the Land Use document so the designation as Open Space is the most correct. And with the amendment they can move open space, they just have to meet the 10% requirement of the Code. 

    Let me know if you have any additional questions!