Public Meetings - Draper, Utah

The Draper Community Reinvestment Agency (CRA) met on July 16, 2025, to approve the consent calendar and consider a resolution adopting the Fiscal Year 2025-2026 budget. Consent Calendar - Approval of the May 20, 2025, CRA meeting minutes. Approved unanimously (5-0). Discussion Items - Action Item: Resolution CRA 25-04 adopting the FY 2025-2026 budget for the CRA. Changes included transferring funds to the Capital Improvement Projects (CIP) fund for two projects: 138 South and Bangerter, and 146 South and Highland Drive. The budget was approved unanimously (5-0) upon motion by Councilmember Lowry and second by Councilmember Johnson. Key Outcomes - Approved Resolution CRA 25-04 (FY 2025-2026 budget) unanimously (5-0). - Adjourned to the City Council meeting.

Note: The agenda listed the meeting date as July 15, 2025; the provided context directs use of July 16, 2025. The Draper City Community Reinvestment Agency (CRA) Board convened to approve previous minutes and adopt the 2025 Annual Report. The report, presented by financial advisor Jason Burningham of LRB Public Finance Advisors, covered the status of seven active project areas, tax increment collections, fund balances, and the need to dissolve certain areas due to new state legislation requiring timely expenditure of remaining funds. Discussion Items - Approval of June 17, 2025 Minutes: Unanimously approved, 4-0. - 2025 Annual Report (Resolution CRA 25-05): Jason Burningham presented a comprehensive review of the CRA's project areas: - Active project areas collecting tax increment: Three areas—Crescent RDA, Sand Hills, and South Mountain CRA—are currently receiving tax increment. Crescent RDA collected $2 million in the prior fiscal year, with $281 million in current tax value (up from under $1 million base). Sand Hills collected $600,000, with current tax value of $138+ million (21,000% increase). South Mountain collected $1.4 million, but its developer (PluralSite) has not met performance benchmarks (job creation, wages). - Active project areas no longer collecting increment: Four areas (East Banger, Gateway, Sand Hills post-collection, West Freeway) have fund balances that must be spent within five years from May 15, 2024, per new legislation. East Banger has $2.1 million in fund balance (20% must go to affordable housing). Sand Hills has $1.875 million programmed for road improvements in the 2026 CIP. Gateway fund balances have been fully expended, and dissolution is underway. West Freeway has a small balance to be spent. - Performance metrics: The report highlighted significant tax value growth for each area, with residential components noted for state audits. A discussion arose about the school district's purchase of a former eBay property in the Crescent RDA, which may reduce future tax increment by an estimated 10% but does not affect existing developer reimbursement agreements (which are percentage-based with no guarantees). - PluralSite situation: Council members expressed concern about PluralSite’s non-compliance. Assistant Finance Director Jared Zacharias noted that consultant Mr. Dobbins is actively reviewing the project. Council directed staff to schedule a meeting with PluralSite to determine a path forward (revised agreement or dissolution). Key Outcomes - Motion to approve June 17, 2025 minutes: Passed unanimously (4-0). - Motion to adopt Resolution CRA 25-05: Passed unanimously (4-0), adopting the 2025 Annual Report. - Directive: Staff will engage with PluralSite to resolve performance issues; if necessary, the board will consider dissolving the South Mountain project area or redirecting funds. - Next steps: Staff will work to expend remaining fund balances in East Banger, Sand Hills, and West Freeway within the statutory five-year window, and proceed with dissolving the Gateway project area via city ordinance.

Note: The agenda and transcript indicate the meeting was held on June 18, 2025, but the meeting date has been provided as July 16, 2025. This summary uses the provided date but notes the discrepancy. The Historic Preservation Commission met to discuss updates on the Reconnaissance Level Survey (RLS), coordination with the Draper Historical Society, the Widow Maker plaque and crowdsourced history project, Draper Days walking tour, budget status, walking tour brochures, video tours, minority history research, National Register nominations, and upcoming events. The meeting included a presentation by Burk Hoffaker on preliminary survey results. No public comments were received. Consent Calendar - Approval of Minutes: The commission approved the minutes from the May 21, 2025 meeting with changes submitted by Wendy. The motion was seconded and passed unanimously. Discussion Items - Reconnaissance Level Survey Update: Burk Hoffaker presented preliminary findings for two survey areas: Kimball's Lane and Town Center. He explained the evaluation process (age, materials, style, National Register eligibility) and provided statistics. In Kimball's Lane, the majority of buildings are brick, post-war, and contributing/eligible for the National Register. Several demolitions were noted. In Town Center, there is more variation in use and height, a higher percentage of contributing buildings, and more alterations. The final report is expected by end of July, including historic context and GIS data. - Draper Historical Society Coordination: Lynn (from the Historical Society) reported on cleaning displays and managing collections. Issues included temperature control, clutter, and unlogged donations (e.g., a German Bible from 1817). The commission discussed ways to help, including volunteer labor and policy guidance. Annie offered to assist with interpretation and legalities. The group also discussed the need for a new museum and the problem of basement storage. - Widow Maker Plaque and Crowdsource History: Jason reported that the second bid for the plaque came from the same company as the first, with a cost increase of about $1,000 (attributed to steel tariffs). He will seek another bid from a company recommended by Parks and Rec. The commission discussed a crowdsourced history project to collect stories about the Widow Maker race. Ideas included a QR code on the plaque, a Google form, and targeting high school reunion groups and the senior center. The commission agreed to pilot the project and develop questions for the next meeting. - Draper Days Walking Tour: The tour is nearly set, with volunteers assigned to homes. Signs have been placed at the fire department. Volunteers will notify homeowners in advance. - 2024/2025 Budget: The budget includes payments for the RLS (up to $2,000 more), the Widow Maker plaque ($37 already set aside), and a small amount for Draper Days. The commission needs to order the plaque within a week to use current-year funds; otherwise, it will roll to the next budget. - Walking Tour Brochures & Video Tours: The brochures for the JR Allen Home and Paul Smith Oral History Home are paid for, but the final caption files are missing. Jason will follow up. The commission discussed selecting homes for next year's video tours. - Other Items: - David was absent, so ethnic/minority history research was postponed. - Wendy will circulate information on the Galena Soo'nkahni Preserve website. - America 250 (2026) will be discussed at the August meeting. - The People of Weber County Festival (June 28) was noted; one commissioner will attend and report back. Key Outcomes - Vote: Approved the May 21, 2025 minutes with Wendy's changes (motion, seconded, unanimous). - Directives: - Jason will seek another bid for the Widow Maker plaque and, if cheaper, order it; otherwise proceed with the original bid before July 1. - Annie and Jason will coordinate with the Historical Society on organization and cleaning. - Jason will obtain caption files for the video tours. - The commission will develop crowdsource history questions for the next meeting. - Angie will coordinate with the city on Draper Days walking tour signs. - Next Meeting: No meeting in July; the next meeting is scheduled for August 2025.

The Draper City Council met on July 15, 2025, starting with a study session at 5:30 PM and a business session at 7:00 PM. The study session included a joint meeting with the Planning Commission to discuss the Station Area Plan survey results and draft concepts, a presentation from Jordan Valley Water on a proposed property tax increase, and updates on major road and parks capital improvement projects. The business session featured a public hearing on a hospitality amenity license, a report on the 2025 Moderate Income Housing Plan, consent items, and a Community Redevelopment Agency (CRA) meeting. Public Comments & Testimony - Steve Kirk (891 E. 1220 S.) requested assistance from Draper City to establish an easement on a piece of land next to his home that was recently vacated and will be sold soon. He stated that the land has been his only access to his detached garage for 30 years and that he needs an easement before the sale to avoid legal action against the buyer. - Stacy Williams (378 W. 13240 S.) reported ongoing parking issues on her street caused by apartment residents using the street as permanent parking. She requested permit-only parking for residents or a perimeter fence for the apartments. She noted that her family has received tickets despite parking in front of their own home. - Jeremy Wilson (352 W. 13240 S.) echoed Stacy Williams' comments. Consent Calendar - Approval of the July 1, 2025 City Council Meeting Minutes – Approved unanimously (4-0). - Approval of Resolution 25-38 – Reappointing Nancy Nichols and Christa Hutchison to the Draper City Historic Preservation Commission. Approved unanimously (4-0). Discussion Items - Station Area Plan Survey Results and Draft Plan Review – Consultants from Design Workshop and Farron Peters presented the results of the online survey (almost 800 responses) and open house (about 20 attendees) for the three station areas: Crescent View, Kimball's Lane, and Vista (FrontRunner). Key findings: strong opposition to high-density housing (especially over four stories), support for improved pedestrian and trail infrastructure, and concerns about traffic at Kimball's Lane and 7th East. Preferred concepts included a marketplace at Vista, cottage housing and townhomes at Kimball's (maintaining the curve of Kimball's Lane but leaving option for future direct connection to 7th East), and a limited redevelopment vision at Crescent View that preserves the existing grocery store. The council discussed traffic modeling, school peak times, and the need for better east-west connections. The plan is to refine concepts and bring a final draft for adoption by September 2025. - Jordan Valley Water Rates Presentation – John Richardson (Draper trustee on Jordan Valley Water) and Alan Packard (General Manager) presented a proposed property tax increase to fund over $210 million in capital projects over five years, including a $120 million upgrade and expansion of the Herman water treatment plant (last expanded in 1986). A truth-in-taxation public hearing is scheduled for August 11, 2025 at 6:00 PM in West Jordan. - Major Road Capital Improvement Projects – Scott Cooley reported on several projects: 146th South advanced warning signal (completed April), Lone Peak Parkway widening (in advance of federal project, delayed due to 123rd South intersection improvements), 138 South reconstruction (third phase, on schedule for October 1 but delayed by pipe supply), 700 East Willow Springs flooding mitigation, 700 West storm drain connection, Suncrest concrete barrier replacement (due to guardrail and water line conflict), Highland Drive sidewalk gap closure, and 2025 pavement maintenance projects. Councilmember Johnson noted a dangerous intersection at Highland and Rambling where drivers often take the wrong lane; Cooley agreed to investigate. - Parks Capital Improvement Projects – Rhett Ogden provided updates: completed trails at Rattlesnake Gulch, Deer Ridge (three trails), Dobbins Way Trail, and Maple Hollow bridges (four new, one reworked). Ongoing projects: Bubbling Brook Park pickleball/basketball court (final inspection next week), Porter Rockwell Trail phase two (paved trail from 123rd to 114th, now complete), phase three (athletic fields, pickleball courts, bike park, restroom, parking) to be bid in August. Other projects: Highland Trail (Lehi City partnership nearly done), Carpe DM trail (directional downhill bike rebuild), Porter Rockwell trail crossing at UTA tracks (proposed cut through to use existing bridge), Cranberry Hills neighborhood trail access, parks storage garage, Inauguration/Sunrise park consolidation, and a proposed bridge over Spring Hollow on the Bonneville Shoreline Trail (funded by a 50-50 state grant, $100k total, but not yet funded in city budget). Council expressed urgency to fund the bridge to prevent trail closure. - 2025 Moderate Income Housing Report – Todd Taylor presented the annual report required by the state, due August 1. Key data: 4,194 entitled housing units that had not received building permits (as of last year, with 299 will-serve letters), 35 recorded accessory dwelling units (ADUs), 10 ADU permits issued last year. Progress on strategies included: reducing ADU regulations (text amendment passed November 2024), partnership with Salt Lake County for moderate income housing (resolution through June 2027), adoption of Town Center Station Area Plan (March 2025, certified May 2025), and ongoing comprehensive code update. Workforce housing partnerships: 7 units with Ivory/Big Willow (2 occupied, prices $390k-$475k) and at least 30 units required from Edge Homes development. Council noted that the majority of entitled units are in the Vista Station area (about 1,600 units). - Public Hearing: Hospitality Amenity License for Draper Hotel Holdings LLC dba Homewood Suites – The property is located along Banger Highway. Staff confirmed the hotel meets distance requirements from community locations (over 3,000 feet pedestrian route, well over 200 feet straight line). No public opposition. The council approved the license unanimously (4-0). Key Outcomes - Consent Items – Approved unanimously (4-0). - Hospitality Amenity License – Approved unanimously (4-0). - CRA Meeting – Approved the June 17, 2025 CRA meeting minutes and adopted Resolution CRA 25-05 adopting the 2025 annual report (unanimous 4-0). The CRA report highlighted seven active project areas, with three still collecting tax increment. The council discussed the need to address Plural Site's non-performance on job/wage benchmarks in the South Mountain project area, and agreed to work with staff and consultant to resolve the issue. The Gateway project area is being dissolved, and Sand Hills and West Freeway will be dissolved once fund balances are expended. The council also noted the five-year deadline to spend remaining fund balances in inactive project areas per state legislation. - Adjournment – The meeting adjourned at approximately 8:30 PM.

The Draper Planning Commission met on Thursday, July 10, 2025, at 6:30 PM in the Council Chambers at 1020 East Pioneer Road. The meeting included approval of minutes, a public hearing on the Fratto Farms commercial land use and zoning map amendments, and a work session on the 2025 Moderate Income Housing Report. Commissioner Gary Ogden was elected acting chair by a unanimous vote (5-0). Consent Calendar - Approval of Minutes – May 8, 2025: Motion to approve as submitted (by Kendra, seconded by Shabom) passed unanimously (5-0). - Approval of Minutes – May 22, 2025: Motion to approve as submitted (by Kendra, seconded by Susie) passed unanimously (5-0). Public Comments & Testimony - Public Hearing – Fratto Farms Commercial Land Use and Zoning Map Amendments (Applications 2025-0101-MA and 2025-0102-MA): - Multiple residents spoke in opposition to the proposed change from Residential Medium Density/RA2 to Neighborhood Commercial (CN) for approximately 2.03 acres at 791 E. 12200 S. - Kimberly Henry urged the commission to consider a comprehensive plan rather than piecemeal decisions, noting over 30 residences in the area and expressing concern about predatory developer practices. She asked for a pause to complete the ongoing station area study. - Dave Hansen opposed the change, stating commercial zones belong on arterial roads, not encroaching into established neighborhoods. He cited concerns about potential uses like car washes or gas stations. - Cindy Romero (46-year resident at 729 E. 12200 S.) stated 12200 S. is already dangerous for traffic, opposed increased density, and accused applicant Troy Dana of deception after initially proposing residential then shifting to commercial. - Lois Stuncan (12138 S. 800 E.) valued the quiet, walkable character of the street and asked that the property remain residential, inviting the applicant to build a single home. - Jerry Thomas (directly east of property) opposed commercial development, stating the applicant could build eight homes under current zoning, which would be sufficient profit. He asked the commission to stick with existing zoning. - Jim Duncan (12138 S. 800 E., adjacent property) noted he was denied a home-based business by the city for traffic and integrity reasons, questioned why a zone change is needed now, and asked if commissioners would want a strip mall next to their homes. - Scott Bougay (12114 S. 800 E., farmhouse built 1909) emphasized the property's historic farm character, mentioned wildlife, and urged preserving the rural feel rather than modernizing everything. - Jeremy Henry (neighborhood resident) stated the property is in the heart of the neighborhood and opposed both commercial and high-density residential, supporting only development consistent with the current RA2 zoning. Discussion Items - Fratto Farms Commercial Land Use and Zoning Map Amendments (Action Item): - Staff Presentation (Nick Whittaker): The applicant seeks a land use map amendment from Residential Medium Density to Neighborhood Commercial and a zoning map amendment from RA2 (Residential Agricultural) to CN (Neighborhood Commercial). The 2.03-acre property is surrounded on the west and south by existing CN zones. Staff noted the purpose of CN is low-impact commercial serving surrounding neighborhoods, contrasting with the RA2 zone’s intent for large-lot single-family homes. Staff confirmed the applicant’s prior request for higher-density residential was not recommended by the commission and not heard by city council. - Applicant (Troy Dana): Stated the property was purchased with knowledge of RA2 zoning but with the intent to seek change. He argued the area is changing due to proximity to two train stations and high-density development, and after discussions with city council members, he concluded neighborhood commercial is the most appropriate use. He intends to build office-condo flex space similar to Town Center, not a gas station or car wash, though those are permitted. He claimed four homes is the maximum under current RA2, which is not financially viable, and eight homes would require a zone change anyway. - Commission Deliberation: - Commissioners noted the property sits between existing commercial and residential, and the land use map designates it as Residential Medium Density—a clear boundary. Concern was expressed about piecemeal rezonings that could set a precedent and undermine the general plan’s intent for a rural pocket. - Some commissioners felt the developer has tried to work with neighbors but negotiations need more time. Others emphasized property rights but favored maintaining the existing zoning to preserve neighborhood character. - Staff confirmed the current RA2 zone allows approximately four lots; a smaller residential lot size for eight units would require a separate rezoning not before the commission. - 2025 Moderate Income Housing Report (Discussion Item): - Staff Presentation (Todd Taylor): The annual report to the State is due August 1, 2025. Key data from 2024: 4,194 entitled units without building permits, 299 with will-serve letters; 35 ADUs recorded, 6 building permits issued, 10 total ADU permits. New Strategy E (reducing ADU regulations) was adopted in 2024, implementing code changes for more flexibility. Strategy F involves zoning for higher density near transit: the Town Center Station Area Plan was adopted March 2025 and certified May 2025; other station area plans (Kimball’s Lane, Crescent View, Draper FrontRunner) are underway with a joint commission/council workshop scheduled for July 15, 2025. Strategy G includes amending regulations for missing middle housing as part of the comprehensive code update. Strategy J includes workforce housing partnerships: Ivory Homes agreement (7 units in Big Willow, 2 occupied, priced $390k–$475k) and Campbell Junction (30 workforce housing units). Strategy V/W (station area plan) and Strategy O (partnership with Salt Lake County through 2027) were also reviewed. The state requests feedback on support needs. Key Outcomes - Fratto Farms Land Use Map Amendment: Motion by Kendra to forward a negative recommendation to the city council (based on inconsistency with the general plan and piecemeal approach) passed 3-2 (Kendra, Susie, Laura in favor; Shabom, Gary against). - Fratto Farms Zoning Map Amendment: Motion by Kendra to forward a negative recommendation to the city council (same reasons) passed 3-2 (same vote split). - Next Steps: The applicant may still present to the city council; noticing will occur for a future council meeting date. - Moderate Income Housing Report: No vote was taken; the presentation provided information for commission awareness. The report will be submitted to the state by August 1, 2025, with updated numbers. - Upcoming Meetings: Next regular planning commission meeting is July 31, 2025 (shifted due to July 24 holiday). A joint session with city council is scheduled for July 15, 2025 at 5:30 PM. - Adjournment: The meeting adjourned after a motion by Shabom.

The Draper City Council met on July 1, 2025, in a study session beginning at 6:00 p.m. and a business session at 7:00 p.m. at Draper City Hall, 1020 E. Pioneer Road. The council received presentations on water conservation and Draper Days, administered firefighter oaths, and unanimously approved all consent items, action items, and public hearing items on the agenda. Study Session - Water Conservation Presentation - Lily Wetterlin, representing the Great Salt Lake Advisory Council and SWCA, presented a suite of water conservation tools and resources for cities and municipalities, aimed at improving water delivery to the Great Salt Lake. The presentation was a collaboration of partners including Utah Waterways, the Great Salt Lake Commissioner's Office, the University of Utah, the Division of Water Resources, USU Water Efficient Landscaping, and Utah water districts. Available tools include example rate structures, custom rate structure assistance, landscaping guides, and planning resources. QR codes and contact lists were provided. Study Session - Draper Days Update - Kellie and David provided an update on the upcoming Draper Days 2025 celebration. They reviewed activities including the rodeo (25th anniversary), a new state criterium bike race, a disc golf tournament, stunt shows (BMX and an extreme dog show), fireworks, a parade, and many free park activities. Vendor spaces were sold out (handmade and business spots). Sponsorships included 56 sponsors, with total dollar amounts slightly exceeding last year, though the largest sponsor this year was $10,000 compared to prior years' $30,000 sponsor. The council received reserved parking and lanyards. A possible budget amendment for fireworks was mentioned. Council/Manager Reports - A notice was announced for an impact fee analysis study for public safety (police and fire) infrastructure. The public comment period runs from July 2 to July 16, 2025. - A letter was sent to Soccer City requesting an updated parking study, as their operations have expanded beyond the originally approved use. The city code requires additional parking if use intensity increases; 60 days were given for a response. - Council discussed a surplus property sold to Bob Simons, which now has split zoning. Council directed staff to investigate the original agreement and consider a city-initiated rezone to make the parcel consistent, potentially without charging the property owner. - The Mayor discussed media coverage of the water rate increase, explaining that the increase (approximately 15%) is intended to eliminate the city's subsidization of water users and align rates with actual usage. Consent Calendar - Motion to approve the June 17, 2025 City Council meeting minutes and Resolution 25-36 (education and tuition reimbursement policy) passed unanimously, 5-0. Action Items - Resolution 25-37: Adopting the Salt Lake County Hazard Mitigation Plan (Draper City annex). Fire Chief Clint Smith presented an overview, noting wildfire as the highest risk in the community. Passed unanimously, 5-0. - Ordinance 1660: Amending Title 6-4 of the Municipal Code pertaining to alcoholic beverage licenses, specifically adding hospitality amenity licenses for hotels. Staff and applicant Tanner Strickland Leonard explained the license type. Passed unanimously, 5-0. Public Hearings - 7.a: Local consent for a bar establishment license for LM Restaurant Group LC dba The Break. Staff confirmed distance requirements were met and that this would bring the city to its cap of eight bar licenses. No public comment; applicant did not address the council. Motion to provide local consent passed unanimously, 5-0. - 7.b: Local consent for a full-service restaurant license for Basta Pasteria 1 LLC dba Basta Pasteria. The applicant described a small bar offering two beers, two wines, and two cocktails. No public comment. Motion passed unanimously, 5-0. - 7.c: Ordinance 1661 - City-initiated seasonal farm stand text amendment. Staff outlined development standards: 180 operating days per year, 100 square foot temporary structure, signage limits, and parking requirements. The planning commission recommended approval 5-0. No public comment. Passed unanimously, 5-0. - 7.d: Ordinance 1662 - City-initiated new and unlisted land uses zoning text amendment, responding to Senate Bill 179. The ordinance establishes a process for administrative interpretation and city council approval of new uses, and adds a prohibited uses table. The planning commission recommended approval 5-0. No public comment. Passed unanimously, 5-0. - 7.e: Ordinance 1663 - Whittington zoning map amendment for approximately 0.93 acres from RA1 to RA2 at 13232 S. 300 E. The applicant explained a boundary line adjustment. No public comment. Passed unanimously, 5-0. - 7.f: Ordinance 1664 - Urbana 2nd Development Agreement Amendment, reducing a public utility easement from seven feet to five feet to match zoning setbacks. Staff noted a possible future text amendment to align PUE standards. No public comment. Passed unanimously, 5-0. Key Outcomes - All agenda items were approved by unanimous 5-0 votes. - No public comments were made during the general public comment period or during any public hearing; only applicant and staff testimony was heard. - Council directed staff to investigate a possible city-initiated rezone for the Bob Simons property and to set a 30-day counteroffer window for a property acquisition discussed in the closed session report.

The Draper City Planning Commission met on Thursday, June 26, 2025, at 6:30 PM in the Council Chambers at 1020 East Pioneer Road. The meeting included approval of prior meeting minutes, an administrative deviation request for an internal accessory dwelling unit, a public hearing on a development agreement amendment, and a public hearing on a subdivision plat amendment. The meeting also included updates on other business, including a joint session with city council and recent city council actions. Consent Calendar - Approval of Minutes for April 10, 2025 and April 24, 2025: Commissioner Susan moved to approve the minutes as submitted. Commissioner Mary seconded. The vote was unanimous (5-0: Susan, Mary, Lisa, Chavon, Kendra all voted yes). The minutes were approved. Public Comments & Testimony - No members of the public addressed any agenda item during the public hearings. Discussion Items - Mallory White I-ADU Deviation Request (Action Item): Staff planner Nick Whittaker presented a request from Mallory White for a deviation from the geographical restrictions on Internal Accessory Dwelling Units (I-ADUs) for a 0.16-acre property located at 15262 S. Steep Mountain Dr., zoned R3. The deviation criteria require: (1) lot at least 6,000 sq. ft., which the property meets; (2) proposed IADU meets all I-ADU code requirements; and (3) at least two parking stalls (9x18 ft each) provided. The applicant plans to install the IADU in the basement with a separate entrance and sealed staircase. Commissioner questions addressed enforcement of parking stall installation (inspected before IADU certificate issued) and the reason the area was excluded from IADU approval (street width less than city standard). The applicant, Mallory White, stated she had discussed plans with neighbors in the cul-de-sac and they were supportive. The commission expressed general support for ADUs as affordable housing. Commissioner Chavon moved to approve the deviation based on the staff report findings; Commissioner Kendra seconded. The vote was unanimous (5-0). - Urbana 2nd Development Agreement Amendment (Public Hearing/Legislative Action): Staff planner Maryann Pickering presented a request by Draper City to amend the development agreement for the Urbana development, approximately 3.9 acres at 285 W. River Chapel Rd., zoned RM2. The amendment reduces the required public utility easement (PUE) side yard setback from 7 feet to 5 feet to align with zoning setbacks and resolve a conflict with Title 17 (subdivision code). Staff noted this project will inform a future citywide code amendment. The applicant representative, Damian Mora from Garbett Homes, stated that utilities (power, water, sewer) are routed through the front and garage side and that a 5-foot PUE is a common standard. Commissioners commented that the change is positive and will help update city code. No public comments were made. Commissioner Lisa moved to forward a positive recommendation to the city council for the amendment, based on the staff report; Commissioner Chavon seconded. The vote was unanimous (5-0). - Leone Smith Subdivision Plat Amendment (Public Hearing/Administrative Action): Staff planner Maryann Pickering presented a request by Justin Hansen for owner Leone Smith to amend a previously recorded plat for approximately 0.92 acres at approximately 13530 S. 300 East, zoned R3. The amendment shifts a lot line 10 feet east to create more evenly sized lots. The original plat was approved administratively last year, but any recorded plat changes require a public hearing per state law. Structures on the existing lot had been removed to comply with setbacks. The applicant, Justin Hansen, noted a lot line adjustment was not possible due to a UTOAD (utility) easement, necessitating the plat amendment. Commissioners acknowledged the process is required by state law. No public comments were made. Commissioner Mary moved to approve the plat amendment based on the staff report findings, noting no public street or municipal utility easement would be vacated or amended; Commissioner Kendra seconded. The vote was unanimous (5-0). Other Business - Joint Session with City Council: Staff announced a joint session on July 15, 2025, at 5:30 PM to discuss the Station Area Plan, including results of a survey and a draft preferred concept. - City Council Update (June 19, 2025): Staff reported on the previous week's council meeting (went until 11:05 PM). The council approved the Alpine Hollow development agreement with five conditions recommended by the planning commission: (1) homes and outbuildings must use ignition-resistant materials; (2) all properties must comply with vegetation management plan (wildland-urban interface code); (3) dedicated public trail access easement; (4) trail remains open during construction when safe; (5) 25-day advance notice on trail closures. The council also approved the Kimball's Junction development agreement (Edge Homes) without the planning commission's recommended changes. That agreement allows 25-27 dwelling units per acre and 30 units of workforce housing, with language that the applicant and city will work toward a concept plan complying with Station Area Plan requirements, which is expected to be adopted in September. Key Outcomes - Minutes of April 10 and April 24, 2025: Approved unanimously. - Mallory White I-ADU Deviation Request: Approved unanimously (5-0). - Urbana 2nd Development Agreement Amendment: Positive recommendation forwarded to city council unanimously (5-0). - Leone Smith Subdivision Plat Amendment: Approved unanimously (5-0). - Next Steps: Joint session with city council on July 15, 2025; continued work on Station Area Plan; future code amendments regarding PUE setbacks. - Adjournment: The meeting adjourned after other business.

The Draper City Council held a lengthy business session on June 17, 2025, starting at 7:00 PM following a 5:30 PM study session. The agenda included the recognition of Peer Court graduates, a police department oath of office ceremony, and multiple public hearings. The council navigated a controversial state mandate on transit-oriented development, approved a new high-end subdivision, denied a bar license, adopted the FY 2025-2026 budget, and approved a water rate increase. Consent Calendar The council unanimously approved the Consent Calendar, which included: - Approval of the May 20, 2025 meeting minutes. - Resolution 25-24 (Trans-Jordan interlocal agreement amendment). - Reappointments to the Tree Committee, Special Event Arena Committee, and Planning Commission. - Resolution 25-29 updating the city's consolidated fee schedule. - Cooperation agreements with the Metropolitan Water District (Resolutions 25-30, 25-31). Public Comments & Testimony - General Comment: Council Member Lowry expressed immense gratitude to the Draper Fire Department for their aggressive response to a wildfire near her home in Draper Heights on the preceding Sunday. - Alpine Hollow Development (Item 7a): Residents expressed strong concerns over fire risk, the safety of a single access road for 50 homes (exceeding the code standard of 30 homes on a private lane), geologic stability (citing sandy soils and potential landslides), trail closures during construction (impacting hundreds of mountain bikers), and a rushed approval process. - Kimballs Junction Development (Item 7b): Dozens of neighbors voiced strong opposition to the proposed 25-27 dwelling units per acre density. Key concerns included overwhelming traffic on narrow roads, strain on school capacity, decreased property values, and the sentiment that state mandates made the decision feel imposed. A representative from Juan Diego Catholic High School requested specific buffers, building height limits, and disclosure of school activities to future residents. - Bar License (Item 7c): A competitor, Michael Shikan, asked the council to delay the decision and consider both pending applications together, stating his application had met all city requirements. No other public comments were made on this item. - Water Rates, Officer Compensation, Budget Amendment (Items 7d-7g): No public comments were offered on these items. Discussion Items Alpine Hollow Development Agreement (Ordinance 1659) - Staff presented a development agreement for 50 single-family lots on 110 acres (RR-22 zone) off Suncrest Drive, known as Alpine Hollow. The applicant is Triumph Design Build (David Kilpak). - Fire Mitigation: The council added amendments requiring Wildland Urban Interface (WUI)-compliant vegetation management plans, ignition-resistant exterior materials, and mandatory fire sprinklers. The applicant committed to 19 fire hydrants and a wider (56-foot) private roadway for emergency access. - Trails & Access: To address public concerns, the development agreement was amended to provide a public trail access easement through the property. The applicant agreed to give a minimum of 25 days' notice prior to any construction-related trail closures. - Other Concerns: The applicant confirmed extensive geotechnical testing (28 test pits) had been reviewed by the city's consultants and confirmed that performance bonds would be posted for infrastructure improvements. Concerns about a 12-foot entrance gate and dark sky lighting were discussed. - Outcome: Ordinance 1659 was approved 5-0 with amendments for trail access, a vegetation management plan, and closure notices. Kimballs Junction Station Area Development (Ordinance 1655/1656) - Staff presented a rezoning from RA-1/RA-2 to RM-2 for approximately 20 acres at 600 East Kimballs Lane, enabling a transit-oriented development (TOD) with a density range of 25-27 dwelling units per acre. - Mayor's Position: Mayor Walker dedicated a significant portion of the meeting to explaining the state's Station Area Plan (SAP) mandate. He warned that failure to comply would result in a far higher state-imposed density (potentially 50-70 units per acre), a $500/day fine, and the loss of $2-4 million in annual state road funding. He framed the applicant's proposal as a necessary compromise to retain local input on design and ensure homeownership. - Applicant's Position: Steve Maddox (Edge Homes) stated he was working to put strong "guardrails" on development. He emphasized the workforce housing component: 30 units subsidized with a combined $60,000 per unit ($30,000 from city CDBG funds, $30,000 from the developer) to be sold to teachers, police, and first responders. He committed to preserving the on-site waterway as green space, providing a transition of townhomes adjacent to single-family neighborhoods, and offering 4 parking spaces per townhome unit. - Council Deliberation: Council members communicated that while the density was not ideal, the ownership model and community benefits were the best achievable outcome under state preemption, preventing a purely rental apartment scenario. - Outcome: The zoning map amendment and development agreement were approved 5-0. Pine Partners Bar License Denial (Item 7c) - The council considered a request for a bar establishment license for The Pines at The Charleston on Pioneer Road. The applicant sought the license to host weddings and private events. - Council Position: Council members expressed discomfort with a full bar license across from the Draper City Park and library, citing parking issues and suitability. Staff noted the applicant could instead apply for a reception center license or single-event permits, which are not capped by the city's limit of eight bar licenses. - Outcome: Local consent was unanimously denied 5-0. Municipal Water Rates (Ordinance 1657) - John Vuyk proposed an 8% increase to the variable water consumption rate and a 15% increase to the base rate to bring the city's water fund operating revenues into positive territory. - Outcome: Ordinance 1657 was adopted 5-0. Fiscal Year 2025-2026 Budget & Other Fiscal Actions - Budget Amendment (Resolution 25-28): Approved, including a $200k increase for a storm drain project and reallocation of public safety funds. - Compensation Schedules (Ordinance 1658): Adopted, implementing a 4.25% salary increase for all city employees. - Budget Adoption (Resolution 25-32): The FY 2025-2026 budget was adopted, incorporating capital projects for the Bangerter Highway and Highland Drive intersections, fleet replacements, and an updated lease accounting plan. - Fraud Risk Assessment (Resolution 25-27): The council accepted the city's 2025 assessment, scoring 355 out of 395 (very low risk level). - Traverse Ridge Special Service District (Resolution 25-26): Certified the tax rate at 0.000662. - Fire Prevention Code (Ordinance 1654): Updated to remove the old firework discharge map from the code and increase insurance requirements for displays. Community Reinvestment Agency (CRA) Meeting The council recessed to act as the CRA governing board. They unanimously approved the CRA's FY 2025-2026 budget, transferring funds to the Bangerter Highway and Highland Drive capital improvement projects. Key Outcomes - Alpine Hollow Subdivision: Approved (5-0) with enhanced fire mitigation and public trail access. - Kimballs Junction Development: Rezoning and development agreement approved (5-0) including 30 workforce housing units. - Bar License: Denied (5-0) for The Pines at The Charleston. - Water Rates: 8% variable/15% base rate increase adopted. - FY 2025-2026 Budget: Adopted unanimously. - Police Promotions: Six officers promoted and honored. - Peer Court: Graduates and volunteers recognized.

The Draper Planning Commission met on Thursday, June 12, 2025, at 6:30 PM in the Council Chambers to consider eight public hearing items, including zoning map amendments, conditional use permits, site plans, subdivision plats, and city-initiated text amendments. One agenda item (Onset Financial Conditional Use Permit) was withdrawn by the applicant. The commission voted unanimously on all items, forwarding positive recommendations to the city council for legislative items and approving administrative actions. Public Comments & Testimony - Alpine Hollow Development Agreement and Preliminary Subdivision Plat: Several residents from Draper, Highland, and Lehi spoke during the public hearing. Concerns included: - Trail access during construction and the need to maintain connectivity for hikers, bikers, and equestrians (Jonathan Ludwig, Andrew Beard, Rodney Smith). - The length of the single-access road and its impact on emergency response, fire safety, and wildlife (Joshua Olmo, Brandon Nish, Rick Louder). - Potential impacts on Mercer Hollow, including springs, wetlands, and erosion (Heika Smith). - Light pollution from proposed road lighting (David Mansanaris). - The need for a geotechnical report, stormwater plan, wildfire mitigation, and Dominion Energy gas line easement (Brandon Nish, Rick Louder). - Questions about the history of the city’s land sale and whether it was originally intended for open space (Brandon Nish). - No public comments were made on the other agenda items. Discussion Items Whittington Zoning Map Amendment (RA1 to RA2) - Staff presented the request to rezone 0.93 acres at 13232 S 300 E from RA1 (40,000 sq ft minimum lot) to RA2 (20,000 sq ft minimum lot). The property is surrounded by RA2 zoning. The applicant, Daniel Whittington, had no additional comments. The commission voted unanimously to forward a positive recommendation to the city council. SolMotion Manual Therapy Home Occupation Conditional Use Permit - Staff recommended approval for a personal care service home occupation (massage therapy) at 1858 E Harvest Oaks Circle. Conditions included one client at a time, off-street parking, and appointment-only hours 9 AM–8 PM Monday–Saturday. The applicant, Christine Pena, confirmed parking arrangements. The commission voted unanimously to approve. Bangerter Crossing II Fairfield Inn Site Plan - Staff reviewed the site plan for a new hotel on 2.37 acres at 13678 S 100 E. The project had been previously approved in 2020 but expired; a 2022 development agreement preserved deviations for roofline, height, and materials. The updated plan complies with current landscaping and lighting codes. Applicant Elizabeth Cole thanked staff. The commission voted unanimously to approve. Bird Drywall, Inc. Home Occupation Conditional Use Permit - Staff presented a request for a drywall business home office at 1197 E Summer Harvest Dr. Conditions included no customers, one employee at a time (8 AM–5 PM weekdays), off-street parking, and storage of materials in a detached garage (max 350 sq ft). Applicant Kevin Bird clarified that no deliveries are made to the property and that only leftover supplies are stored. The commission voted unanimously to approve. Urbana Preliminary Subdivision Plat - Staff presented a 30-lot subdivision on 3.9 acres at 285 W River Chapel Road, with private roads and one access point off River Chapel Road. The project conforms to the approved development agreement. A discrepancy in public utility easement (PUE) width was noted; a future development agreement will address a 5-foot setback. Commissioners discussed lot setbacks and window wells. The commission voted unanimously to approve. Alpine Hollow Development Agreement and Preliminary Subdivision Plat - Staff presented a 50-lot single-family development on 115.2 acres east of Suncrest Drive, with a single private access road (0.75 miles long) through city property. The development agreement includes fire sprinkler requirements, wider roads (56 feet), private gated community, and trail access. Applicant David Killpack offered additional commitments: fire-resistant exterior materials and maintaining trail access during construction when safe. The commission voted to forward a positive recommendation for the development agreement to the city council (with added conditions) and approved the preliminary subdivision plat. City Initiated Seasonal Farm Stand Text Amendment - Staff proposed a text amendment to add “seasonal farm stand” as an accessory use in agricultural and residential zones (RA1, RA2). Standards include a 100 sq ft max structure, 180 days per year, onsite-grown produce, and two parking spaces. The amendment also clarifies temporary uses like Christmas tree sales and fireworks stands. The commission voted unanimously to forward a positive recommendation to the city council. City Initiated New and Unlisted Land Uses Zoning Text Amendment - Staff proposed a text amendment to comply with recent state law (effective May 7, 2025) requiring a process for classifying new or unlisted land uses. The zoning administrator will determine if a use is substantially similar to an existing use; if not, the city council will decide. The amendment also adds a prohibited uses list (e.g., auto wrecking yards, junk yards, pet sales). The commission voted unanimously to forward a positive recommendation to the city council. Key Outcomes - Whittington Zoning Map Amendment: Approved (5-0) to forward positive recommendation to city council. - SolMotion Manual Therapy Home Occupation CUP: Approved (5-0). - Bangerter Crossing II Fairfield Inn Site Plan: Approved (5-0). - Bird Drywall, Inc. Home Occupation CUP: Approved (5-0). - Urbana Preliminary Subdivision Plat: Approved (5-0). - Alpine Hollow Development Agreement: Approved (5-0) to forward positive recommendation to city council with added conditions: (1) maintain trail access during construction when safe, (2) require fire-resistant exterior materials for all homes. - Alpine Hollow Preliminary Subdivision Plat: Approved (5-0), subject to city council approval of the development agreement. - Seasonal Farm Stand Text Amendment: Approved (5-0) to forward positive recommendation to city council. - New and Unlisted Land Uses Text Amendment: Approved (5-0) to forward positive recommendation to city council. - Withdrawn Item: Onset Financial Conditional Use Permit (fence height) was withdrawn by the applicant.