Draper Planning Commission Meeting - July 10, 2025

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.