Draper City Council Business Session - June 17, 2025

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.