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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Draper Planning Commission Meeting Summary – June 12, 2025

Meeting Portal — Thursday, June 12, 2025

BodyDraper, Utah

SessionMeeting Portal

DateThursday, June 12, 2025

StatusFILED

Video Record

0:00 / 2:05:38

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

1:14

Well good evening.

1:15

Welcome to our Draper City Planning Commission meeting.

1:18

My name's Andrew Adams.

1:19

Uh today's date is June twelfth, twenty twenty five, and we want to thank our commissioners up here for volunteering their time.

1:25

But more importantly, thank you to the staff for getting everything ready throughout the week, putting notices up, uh working with the applicants so that we can have a productive meeting every other uh week when we hold these.

1:35

So thank you to the applicants that have shown up tonight and then also our neighbors.

1:39

Uh just we're here in the community with you, so thanks for giving a hoot and coming out here and figuring out what's going on in your town.

1:45

So let's go ahead and get things started.

1:46

We've got an agenda that's uh been posted online.

1:48

It's also sitting in the back.

1:50

Uh the paper agenda will go exactly as posted with one exception.

1:54

The last item on the list uh for the evening, it's item I guess one letter I is an igloo.

2:01

That one has been withdrawn by the applicant.

2:03

So if you're here for that one, it's the Justin Nelson uh OFI campus LLC uh agenda item.

2:09

So if you're here for that, you can take the night off or just stay and watch, you know, watch how civics are done here at the city level.

2:16

So um let's go ahead and get started, Jennifer.

2:18

I'm gonna turn it over to you real quick for some staffing announcements.

2:21

Yeah, I just want to let everybody know our city recorder, uh, Nicole is the one doing the recording tonight.

2:28

I know you guys haven't had a chance to meet her yet, so I want to introduce her.

2:34

Awesome.

2:34

Welcome, Nicole.

2:36

Thank you.

2:36

Did you did you have your speech prepared?

2:39

Okay, well then we'll skip it.

2:41

So you just let me know when you want to cash that one in and we'll let you give one.

2:44

So all right, let's go ahead and get started with our meeting.

2:46

Our first agenda item, uh it's a public hearing.

2:49

It's the Whittington zoning map amendment request.

2:51

It's on the request of Dan Whittington, a zoning map amendment from RA1 to RA2.

2:56

This is on approximately point nine three acres and it's located at one three two three two south three hundred east.

3:03

It's known as application twenty-twenty-five-0071-MA.

3:08

Our staff contact on this one is Paul Geilman, so Paul will turn it over to you.

3:12

Take it away.

3:14

Uh like you said, this is a uh rezone request from RA one to the RA2 zone.

3:19

Um, our vicinity map, so we are just east of the freeway, just west of third east, um, between 123rd south and Banger.

3:29

We're going in for a closer view.

3:31

We are south of uh Carlquist and Day Meadow Drive.

3:34

Um you can see the property outlined in red.

3:39

Um it does work the RA2 zone fits with the residential medium density.

3:46

Um the zoning map for the property, the yellow is RA1, the surrounding area that is gray is RA2, so it is currently surrounded by RA2.

3:56

Um overview of the request for the zones.

3:59

Uh the main difference is the minimum lot size requirement in the RA2 zone, it's a 20,000 square foot minimum lot.

4:05

In the RA1 zone, it's a 40,000 square foot minimum lot.

4:09

Um the purpose of the RA1 and the RA2 zones as defined in the Draper City code are the same.

4:16

And there is a site photo of the front of the house as seen from third east.

4:21

And then if you have any questions for me, go for it.

4:26

I don't think we have any up here, Paul, thank you.

4:28

Is the applicant here tonight?

4:30

All right, if you'd like to come up and add anything to that presentation, you can make sure you get your money and efforts worth.

4:38

How much time have you got?

4:39

Uh just well, the meeting it's indefinitely at 10 30.

4:42

I think we have to vote to see if we want to continue without a recess.

4:45

So but if you're just state your name for the record.

4:50

Oh, my name for the record, Daniel Whittington.

4:53

Thanks, Daniel.

4:55

Nothing else to ask.

4:56

Uh any questions for the applicant?

4:58

Pretty straightforward.

4:59

Okay.

5:00

All right, we'll go ahead and let you get seated.

Discussion Breakdown — Share of Meeting

Land Use Regulation█████████████████████████████████████████████61%

Business Licensing████████11%

Fire Safety█████7%

Parks and Recreation████6%

Public Engagement████6%

Engineering And Infrastructure███4%

Procedural██3%

Historic Preservation█1%

Public Safety█1%

Summary of Proceedings

Draper Planning Commission Meeting Summary – June 12, 2025

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.

Meeting Transcript

Well good evening. Welcome to our Draper City Planning Commission meeting. My name's Andrew Adams. Uh today's date is June twelfth, twenty twenty five, and we want to thank our commissioners up here for volunteering their time. But more importantly, thank you to the staff for getting everything ready throughout the week, putting notices up, uh working with the applicants so that we can have a productive meeting every other uh week when we hold these. So thank you to the applicants that have shown up tonight and then also our neighbors. Uh just we're here in the community with you, so thanks for giving a hoot and coming out here and figuring out what's going on in your town. So let's go ahead and get things started. We've got an agenda that's uh been posted online. It's also sitting in the back. Uh the paper agenda will go exactly as posted with one exception. The last item on the list uh for the evening, it's item I guess one letter I is an igloo. That one has been withdrawn by the applicant. So if you're here for that one, it's the Justin Nelson uh OFI campus LLC uh agenda item. So if you're here for that, you can take the night off or just stay and watch, you know, watch how civics are done here at the city level. So um let's go ahead and get started, Jennifer. I'm gonna turn it over to you real quick for some staffing announcements. Yeah, I just want to let everybody know our city recorder, uh, Nicole is the one doing the recording tonight. I know you guys haven't had a chance to meet her yet, so I want to introduce her. Awesome. Welcome, Nicole. Thank you. Did you did you have your speech prepared? Okay, well then we'll skip it. So you just let me know when you want to cash that one in and we'll let you give one. So all right, let's go ahead and get started with our meeting. Our first agenda item, uh it's a public hearing. It's the Whittington zoning map amendment request. It's on the request of Dan Whittington, a zoning map amendment from RA1 to RA2. This is on approximately point nine three acres and it's located at one three two three two south three hundred east. It's known as application twenty-twenty-five-0071-MA. Our staff contact on this one is Paul Geilman, so Paul will turn it over to you. Take it away. Uh like you said, this is a uh rezone request from RA one to the RA2 zone. Um, our vicinity map, so we are just east of the freeway, just west of third east, um, between 123rd south and Banger. We're going in for a closer view. We are south of uh Carlquist and Day Meadow Drive. Um you can see the property outlined in red. Um it does work the RA2 zone fits with the residential medium density. Um the zoning map for the property, the yellow is RA1, the surrounding area that is gray is RA2, so it is currently surrounded by RA2. Um overview of the request for the zones. Uh the main difference is the minimum lot size requirement in the RA2 zone, it's a 20,000 square foot minimum lot. In the RA1 zone, it's a 40,000 square foot minimum lot. Um the purpose of the RA1 and the RA2 zones as defined in the Draper City code are the same. And there is a site photo of the front of the house as seen from third east. And then if you have any questions for me, go for it. I don't think we have any up here, Paul, thank you. Is the applicant here tonight? All right, if you'd like to come up and add anything to that presentation, you can make sure you get your money and efforts worth. How much time have you got?

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