405 More Inverness Lehi Townhomes Approved Despite Planning Commission Pushback

Inverness isn't a new community. D.R. Horton announced the master-planned development in January 2025, and families already live there. What changed on Oct. 13, 2026, is the plan for its lower end. That night the Lehi City Council approved Inverness Preliminary Plat E, which adds 405 townhomes near Center Street and Traverse Terrace. It also approved a related change to the Skye Area Plan. The Planning Commission had recommended denial, and current residents pushed back. If you're shopping for new townhomes in Lehi, Utah, or you already own in Inverness, here's what was approved and what to ask next.

WHAT CHANGED ON OCT. 13

Sources: Lehi City staff report; Oct. 13 council meeting record and video.

THE PLANNING COMMISSION SAID NO THE COUNCIL SAID YES.

On Sept. 24, the Lehi Planning Commission voted 3–2 to send Plat E to the council with a negative recommendation. The commission found that the subdivision didn't meet the city's development code. The sticking point was amenities. Lehi requires multifamily projects to provide their own amenities, and D.R. Horton asked to substitute for the required ones, pointing to amenities spread across the rest of Inverness. One commissioner said the materials didn't clearly show the substitutes were comparable to what code requires.

On Oct. 13, the council approved Plat E 5–0 anyway, but not as submitted. The motion said the decision was made independently of the Planning Commission's recommendation. It found that Plat E holds about a fifth of the development's residential density and that the extra amenities would improve residents' quality of life.

WHAT AMENITIES ARE ACTUALLY PLANNED FOR PLAT E

The original plan, according to Engage Lehi, was a community pool, a pool house, tot lots and playgrounds, and two pickleball courts. The council added more.

A master-planned trail will also run through the site along "Road A." D.R. Horton described the splash feature as jets that spray into a beach-entry pool's shallow end. Plat E residents will also have access to the wider Inverness HOA amenities. D.R. Horton's Inverness community page lists a clubhouse, pool, splash pad, pickleball and basketball courts, playgrounds and trails.

THE AREA PLAN CHANGE: 98 UNITS MOVE DOWNHILL

In a separate 4–1 vote, the council adopted Ordinance 43-2026, amending the Skye Area Plan. D.R. Horton had 126 townhomes planned in upper Inverness. Those will become single-family cottage lots, and 98 of the townhome units move down to the Plat E site. The result is 28 more single-family homes, 28 fewer townhomes and no change in total units.

The Skye Area Plan allows 517 equivalent residential units (ERUs) in its Mixed Use 1 area, and the 405 townhomes fit within that cap. That 517 also covers the commercial along Timpanogos Highway. City staff wrote that the area is "getting close" to the limit and will keep tracking it.

D.R. Horton argued that putting townhomes on the lower, flatter ground keeps traffic closer to SR-92 and off the hillside. Councilmember Michelle Stallings voted no on the amendment, citing traffic on a street with child pedestrian safety concerns.

Watching how north Lehi traffic is changing? Read our guide to the 2100 North freeway in Lehi.

WHY CURRENT OWNERS PUSHED BACK

City staff summarized nine negative online comments for the Planning Commission. Several came from current Inverness owners. They said amenities they were told about when they bought, including multiple pools, a dog park and parks, had been cut or hadn't appeared. They also worried that 405 more households would crowd the HOA amenities they already pay for. At the council meeting, a resident argued that steep grades make some amenities counted in the plan hard to reach on foot.

D.R. Horton's answer was that Inverness still plans five pools across the development, including one at an active-adult area. It said the dog park and an amphitheater were moved, not removed. It also said it is committing about $15 million in amenities across Inverness and trying to keep HOA fees where they're set now.

WHAT BUYERS AND CURRENT OWNERS SHOULD ASK

• HOA dues: What are the current dues, what do they cover, and could they rise as amenities are added? Dues haven't been published for Plat E.
• Amenity access and capacity: Which amenities can Plat E residents use, and how will the main pool and clubhouse handle 405 more households?
• Phasing: D.R. Horton told the council it expects about seven phases over roughly four years and hopes to start a first phase this winter. Ask which amenities open with which phase.
• Final plat: A preliminary plat doesn't authorize construction on its own. Final plat approval comes next, and details can still change. Pricing isn't public yet either; D.R. Horton's Inverness page says "Call for Information."

Compare any Plat E plan against current Lehi homes for sale and our Lehi neighborhood guide.

BUYING NEW CONSTRUCTION? BRING YOUR OWN ADVOCATE

The builder's sales team represents the builder. Red Sign Real Estate Team, part of KW Westfield in Orem, has helped buyers across Utah since 2008 and has earned 1,950+ five-star reviews. We can walk new-construction contracts, lot choices, HOA documents and inspections with you, starting with your very first visit to the model. Talk with our team before you register at the sales office.

FREQUENTLY ASKED QUESTIONS

What did Lehi approve at Inverness on Oct. 13, 2026?

The City Council approved Inverness Preliminary Plat E, 405 townhomes near Center Street and Traverse Terrace, on a 5–0 vote. In a 4–1 vote, it also amended the Skye Area Plan to move 98 townhome units downhill and add 28 single-family cottage lots without increasing total units.

What amenities will the Inverness Lehi townhomes have?

The approved plan includes a community pool with a splash feature, an enlarged pool house, tot lots and playgrounds plus two more playgrounds, a dog park, two pickleball courts and a trail. Residents will also have access to the wider Inverness HOA amenities.

Why did the Planning Commission recommend denial?

On Sept. 24, 2026, the commission voted 3–2 for a negative recommendation, finding Plat E didn't meet the development code. Its main concern was D.R. Horton's request to substitute for required on-site amenities.

Are there affordable new builds in Lehi?

D.R. Horton hasn't released pricing for the 405 Inverness townhomes, so it's too early to say how they'll compare. A local agent can show you which new and resale homes in Lehi fit your budget today.

When will D.R. Horton start building the Inverness Lehi townhomes?

D.R. Horton told the council it hopes to start a first phase this winter and build about seven phases over roughly four years. Final plat approval still has to come first, and the D.R. Horton Inverness Lehi timeline could shift.

Sources: Lehi City Council meeting, Oct. 13, 2026 (video and OpenUtah meeting record, lehi.openutah.org). Lehi City, "Inverness Preliminary Plat E" City Council staff report, Oct. 13, 2026, including Sept. 24 Planning Commission minutes. Engage Lehi, "Inverness Preliminary Plat E" (engagelehi.org). D.R. Horton, Inverness community page (drhorton.com), accessed Oct. 16, 2026, and Jan. 31, 2025 press release announcing Inverness.