On May 22, 2025, the Draper Planning Commission held a business meeting at 6:30 PM in the Council Chambers, 1020 East Pioneer Road. Vice Chair Lisa Fowler presided in the Chair's absence. The commission considered a zoning map amendment, land use map amendment, and development agreement for the Kimballs Junction project (20 acres at 600 East Kimballs Lane), as well as annual training. The meeting lasted approximately three hours. Consent Calendar - Approval of Minutes (March 13, 2025): Motion by Susan, seconded by Gary, to approve the minutes as submitted. The commission voted unanimously (5-0) to approve. Public Comments & Testimony - Item 1.C (136 Center CSD Text Amendment): Staff announced this item was continued to an uncertain date; no public hearing was held. - Kimballs Junction Public Hearing: Approximately 20 residents spoke, predominantly opposing the proposed density (25-27 units/acre, 500-540 units). Key concerns included: - Traffic and Safety: Multiple speakers described existing congestion on 700 East, Kimballs Lane, and 119th South, noting difficulty turning left, train gate interactions, and proximity to Juan Diego High School. They argued a traffic study should be completed before approval. - Density and Character: Residents stated the density far exceeds the current RA1/RA2 zoning (1-2 units/acre) and the general plan's low-medium density designation. They said it would destroy the semi-rural character of Draper and set a negative precedent. - Infrastructure and Access: Concerns about 119th South being a private dead-end lane, lack of emergency vehicle turnaround, and inadequate parking. Some noted wildlife displacement (deer, geese, foxes). - Crime and Tracks: Several speakers cited crime near the track station, questioning the safety and ridership of the FrontRunner. One police officer reported high crime rates in the area. - Workforce Housing: A few speakers supported the concept but questioned the affordability and the small number of workforce units (30 out of 500+). - Applicant Rebuttal: Paxton Guiman (in-house counsel, Edge Homes) responded that a traffic study requires a set density, that the project is owner-occupied (not apartments), and that the state mandates high density near transit stations. He cited a letter from Steve Waldrop (Senior Housing Advisor to Governor Cox) supporting the project as consistent with state goals. He also noted that the adjacent Juan Diego school supports the project with conditions (e.g., 50-foot buffer, height <60 feet, workforce housing for teachers). Discussion Items - Staff Presentation: Jennifer Jastremsky presented the applications. The current zoning (RA1/RA2) allows 1-2 units/acre; the request is to rezone to RM2 (up to 12 units/acre) and then use a development agreement to allow 25-27 units/acre (500-540 units). The development agreement does not include a concept plan but calls for collaboration on a station area plan. The city is undergoing a station area planning process (required by state law for areas within a half-mile of transit stations). The agreement includes workforce housing provisions (30 units with $30,000 city contribution via RDA funds and $30,000 developer credit, plus state first-time home buyer assistance). - Commission Deliberation: Commissioners discussed the lack of a traffic study, potential mitigation, and the state mandate. City Attorney Spencer Duchene advised that the commission cannot punt on the decision and must forward a recommendation. He noted that under state law (10-9A-403.1), the station area plan must include density, and a traffic study is premature without a site plan. He emphasized that the commission's decision should be based on law, not public clamor. - Training: After the public hearing, the commission received annual training on powers and duties led by City Attorney Spencer Duchene. Topics included enabling statutes, recent case law (Springdale Lodging v. Town of Springdale, South Weaver City v. Cobblestone Resort LLC), and best practices for conditions (objective, clear, enforceable). Key Outcomes - Motion to Approve Development Agreement: Commissioner Mary moved to forward a positive recommendation to the City Council for the development agreement (Application 2025-0090-DA), based on staff findings and with the following recommended conditions for council negotiation: (1) negotiate appropriate height restrictions considering neighboring properties; (2) consider allocating more than 30 workforce housing units; (3) consider larger landscape buffers and fencing than code requires; (4) require 119th South to remain emergency-only access unless additional property is acquired; (5) consider requiring more than the code-minimum parking. Seconded by Gary. Unanimous (5-0). - Motion to Approve Zoning Map Amendment: Commissioner Gary moved to forward a positive recommendation for the rezone from RA1/RA2 to RM2 (Application 2025-092-MA), finding it will not materially affect the station area planning process. Seconded by Susan. Unanimous (5-0). - Motion to Approve Land Use Map Amendment: Commissioner Susan moved to forward a positive recommendation for the amendment from Residential Low/Medium Density to Residential High Density (Application 2025-091-MA). Seconded by Lara. Unanimous (5-0). - Next Steps: The City Council will consider the recommendations at a public hearing on June 3, 2025. The commission's conditions are advisory; the council will make the final decision. - Adjournment: The meeting adjourned after the training session.
