Paper City Planning Commission meeting.

Today's date is September 11th, 2025.

I'd like to thank all the staff for all your preparation, getting everything ready, uh, putting the postings up uh throughout the week and then staying late.

Thanks to all the commissioners up here for volunteering their time and thank you to the applicants for coming in and doing things the right way and being involved in the community and those listening in uh through Zoom or whatever online.

We welcome you guys as well.

So let's go ahead and get things started.

Um we have our agenda as posted, right?

There are no changes to that.

Staff correct.

All right, good.

So we've got uh two action items here that are similar.

They're both uh the approval of meeting minutes.

One is for July 31st, 2025, and the next for August 14th, same year.

Um, what would you like to do with that, Commissioners?

Have you read through there?

Are there any changes we need to make?

Susan You didn't even look at her, you just said that I did it's my I first go to.

How are the minutes?

They were simply lovely.

Perfect.

I'd be happy to make a motion.

Perfect.

Well, I'm not I'm not pushing the motion on you.

I just wanted to get confirmation that we're okay.

So all right, well, go ahead, Susan.

If you'd like to, uh welcome to combine them since I already have awesome.

Okay, I move that we approve the minutes of July 31, 2025, and August 14th, 2025 as submitted.

Perfect.

Who will second that motion from Susan?

I'll second that.

Thank you, Gary.

All right, let's put this to a vote.

This is for approval of the July 31st and August 14th, 2025 meeting minutes.

Susan, how do you vote?

Yes.

Gary, yes, Christine.

Yes.

Lisa, yes, and Shabalm.

Yes.

All right.

So now we'll move on to our public hearings.

We have three tonight.

So let's the first of which is the Jiffy Lube conditional use permit amendment and site plan request.

So on the request of Robert Portier of McNeil Engineering representing Don Ballard and Loube Management Corp, a request for approval of a conditional use permit amendment and a site plan for a limited vehicle repair business on approximately 0.32 acres located at approximately 681 East 1230 South.

And it's known as application 2025-0188-USE and 2025-0139-sp.

And Todd Taylors our contacts.

Go ahead, Todd.

Thank you.

This is the vicinity map showing the location of the property near 123rd south and 700 east.

The land use designation is neighborhood commercial.

The zoning is community commercial.

As noted pre in the previous meeting, vehicle repair limited requires a CUP in the commer community commercial zone.

Um the planning commission approved a CUP for this site for vehicle repair limited on July 31st, 2025.

At that time there was an outstanding property boundary issue, and that uh CUP was only approved for the site as it was currently shown in the county records.

Since that time, the property boundary issue has been resolved between the applicant and the city.

Uh so this CUP amendment will cover the entire property as shown in the site plan.

Sorry, this mouse, it's my first time with this mouse.

So okay.

So this is the site plan.

Uh you can see the um the building here, sort of in the center at the front along 123rd, uh, with the entry uh into the parking lot, where cars would come around to the bays, and then there's an existing uh access uh to the parcel to the north.

This is the landscaping plan.

Uh these are the elevations uh and the uh materials with the rock, uh the stucco colors and the brick.

Uh this is the lighting plan, and just a note is on their lighting plan they're showing that all lights will be turned off at night.

Uh so staff is recommending some conditions of approval in addition to the two standard conditions of approval, and that's that there shall be no noise, glare, dust, pollutants, odor, or other impacts outside of the building, that there shall be no storage overnight or otherwise of vehicles, equipment, uh, supplies, parts, or inventory outside the building.

All exterior lighting shall be turned off after hours in compliance with the after hours lighting plan for the property.

But uh however, we uh a security lighting plan in compliance with our code, may be approved by city staff if it's submitted as part of the building permit application, just in case they do need some lighting after all that night.

And that a reciprocal cross access easement to the process to the north be recorded prior to the issuance of a building permit, that you dot approval be obtained for the access on to 123rd south.

Uh that is a uh UDOT maintained uh roadway, and that the UDOT region two drainage approval be obtained for connection into the UDOT system uh on 123rd prior to the issuance of a building permit.

Uh that concludes my presentation.

I'm available if you have any questions.

What's on the property to the north with the where the uh cross access will be I don't know the exact business?

I think a fish tank place or a fish place or something yeah, it used to be the fish place.

Uh yeah, the I was just wondering if it was the business park behind there, but it's not.

Yeah, yeah.

Yeah.

But I don't know what was your concern with the I was just curious.

No concern.

Does this affect uh speeds on 123?

I'm sure these guys did a traffic study.

Brian's saying no, okay.

Their business isn't big enough to warrant a traffic study.

And they're working with UDOT on the air access.

So any conditions would be you know given by UDOT.

Awesome.

Perfect.

All right, well, thanks for that presentation.

Well done.

Is the applicant here?

You're welcome to come down.

You can but you can both come down too.

Yeah, you both come down and just state your names and then add anything to that that you like.

It looks like you got your property uh line adjusted and all taken care of, right?

So everything we do today will be including that extra little mystery sliver.

Uh Robert Poirier, I work for McNeil Engineering.

I prepared the plans and those easements and things.

Perfect.

And then names with food management corporation.

Hi, Sean.

Okay, well, welcome back, guys.

Yeah, so anything else you want to add to that.

I've been uh working with Udot.

I've attended two meetings.

Uh they had a very small comment, which was a recommendation to widen the approach uh as much as we could, and I did that from 25 feet to 29 feet.

Um the very we have a variance request in place, and I was told the variance will be approved because we're closing.

There were two approaches, and now there's gonna be one, and that's what UDOT likes is to get that variance.

If you give them something, they'll give you something.

So I have no doubts it's gonna be approved.

And they had almost no comments whatsoever when we had the meetings.

Okay.

So writing right out, just one access.

One just based at this point, yes.

And we talked about meeting extensions and things like that, and they said it wasn't warranted.

This use is less intense than the previous use, and so they were comfortable.

Uh, you know, with it this is about uh a total of 60 to 70 trips in an entire day, is what they would expect.

Awesome.

Got it.

Great.

Well, we'll go ahead and let you be seated.

We'll put it up to public hearing and invite you back up if we need you, okay.

All right, this is a public hearing, so we're gonna have a couple of these tonight.

The rules are as follows.

Anyone can come up and talk about uh any of these agenda items.

Uh we just ask that you stay under your little red timer over there of three minutes.

You don't have to use the whole time, just to ask that you don't go over.

And if you do come up and uh speak into the mic, just put uh start with your name because we record all this, write it down so we know who was here and who said what.

So who would like to address this agenda item?

All right.

I don't see anyone, so we will go ahead and close the public hearing portion.

Commissioners, any discussion on this on the conditional use permit or the site plan.

I have a question.

I'm seeing so there's one access on 123rd, but there's a possible other access north.

That's the easement to the north.

I think that's just oh, so it's not connected right now, right?

It is connected.

Oh, it is?

Oh, I didn't know that.

Okay, I was gonna say if you guys are adding it, that's a really good idea.

You can see that.

Yes, I didn't have a question.

I just kind of saw it and was like, wait a second.

Yeah, no, that's a good idea.

I was just wondering if they were gonna serve shakes, but that's okay.

In the in the waiting area, yeah.

It'd be a nice little flare, right?

A little throwback.

But a little French right.

I'll make a motion unless um you guys want to make a comment.

Do you want to say something?

Yeah, that's make sure we add in the UDOT variance.

I think it's already included in the list.

It's in the staff, I think it's in the staff recommendation already.

Okay.

I don't think it talks about their variance in the staff recommendation.

But if Spencer is okay with that, I'm okay with that.

I don't know necessarily that we could make a conditional approval based on something that UDOT has sole jurisdiction over.

So I think it's fine to leave it out and just let it every time I hear variance.

I just I've done a few and then all easy.

Yeah, you dot uses that term a little bit differently than is outlined for city code and under under LUDMA.

So under LUDBA, there are five conditions that you have to meet to get a variance.

It sounds like you dots using that term in more of a quid pro quo way rather than show us that you can meet all five conditions.

So I think that it's again like I said, it's not really anything that we can we can say, yeah, you can get it if you can get this.

We're we're not gonna hold somebody up because you dot does or doesn't do one thing or another.

I think it's listed in number seven though that you dot approval be obtained for access on the 123rd prior to issuance of a building permit.

Isn't that I think there's approval and then there's a variance?

So it's for any approval from UDOT.

So if there you have a variance process with their approval, then that's that's fine.

We're just looking for that final approval from you.

Okay.

Okay, then I'm gonna make um a motion.

I move that we approve the conditional use permit amendment as requested by Robert Poirier.

I think that's right pronunciation.

McNeil Engineering representing Don Ballard and Lube Management Corp application number 2025-0188-USE based on the following findings for approval and subject to the conditions listed in the staff report dated August 26, 2025.

Um that there's the approval is found in the Draper Code Section 9 5-080E and the negative impacts are mitigated through uh reasonable conditions.

Perfect.

I'll second.

Thanks thanks for that, Lisa and Shabom you'll second.

Yes.

Okay, let's go ahead and put this to a vote.

Then this for approval of the conditional use permit.

Lisa, how do you vote?

Yes.

Shabom?

Yes.

Susan?

Yes.

Gary?

Yes.

And Christine.

Yes.

Okay, let's hit the site plan.

Bless you.

I'll make a motion.

I move that we approve the site plan as requested by Robert Porrier, McNail Engineering representing Don Ballard, and LUB Management Corp application number 2025-0138-sp based on the following findings for approval and subject to the conditions listed in the staff report dated August 26, 2025.

And there are eight conditions.

Perfect.

Thanks, Susan, who will second that motion.

Second.

Thanks, Shabal.

Okay, let's put this to vote to approve the site plan.

Susan, how do you vote?

Yes.

Shabom?

Yes.

Lisa?

Yes.

Gary?

Yes.

And Christine.

Yes.

Okay, congrats on that.

Good luck with UDOT, and thanks for coming in.

Appreciate you.

All right, let's now move on to our next public hearing.

It's the Beta J LLC home occupation conditional use permit.

It's on the request of Brianne Fiddler representing Beta J LLC, a home occupation conditional use permit to operate a cottage business for approximately 0.30 acres located at approximately 563 West Sunset Crest Way.

It's known as application 2025-0067-USE.

And Nick Whitaker's our staff contact.

So go ahead, Nick.

Thank you.

So yes, this is the beta J L L C home occupation conditional use permit request.

Here's a vicinity map of the subject property.

Aerial map.

Land use map and the land use is residential medium density.

And the zoning map, uh it is an R3 zone.

Um here's an overview of what's being requested.

The applicant is seeking a home occupation conditional use permit to operate a cottage business, which creates custom magnets that are sold online.

Um the proposed home occupation is a cottage business, and uh Draper City Municipal Code defines a cottage business as a business where products are created in the home.

The products are unique in nature, such as handicraft, art, and jewelry, limited food production can also be considered anything that uses a material, a mixture of materials or a quantity of materials that could be classified by the fire marshal or building official as dangerous or hazardous will not be allowed.

Um operating a cottage business as a home occupation requires a conditional use permit.

Okay.

So here's the site plan provided by the applicant.

Uh there are no designated parking stalls because no customers come to the home and there are no additional employees.

It's the uh business is all contained in a single room in the house where they make the custom magnets.

It's in the basement in this room here.

Uh 78 square foot room.

Here are interior photos provided by the applicant of the workspace.

And here's impact uh analysis and mitigation.

Um the potential impacts, uh typical potential or typical impacts with with a cottage business would be and in this situation would be maybe the the potential for loud noises and traffic generated by customers.

Um proposed mitigation is that all business operations are conducted entirely within the applicant's residence.

All production and assembly of the custom magnets shall be confined to the area indicated in the staff report and site plans.

No customers come to the home, and there are no business vehicles.

All requirements of the Draper City uh engineering public works, building, planning, and fire division shall be satisfied, and the applicant shall maintain an active business license for as long as the business is in operation from the residents.

Seriously.

Sorry, I'm joking.

I apologize.

Go fund me.

There we are.

And here's a site uh or a site photo, the exterior.

And that concludes my presentation.

Thank you.

Well done.

Thanks.

Just by the technical items there.

Thank you.

That's that's great.

All right.

Uh any questions for staff?

Pretty straightforward.

Is the applicant here?

You want to come on down and add anything to that?

You can tell us anything else you want to have us know about your home business.

Hi.

If you state your name too.

My name is Brianne Fiddler.

Um, I'm here on behalf of Beta J LLC.

Um, the kids were just looking for a way to learn how to run an online business.

So they came up with this plan as a family.

Um Beta J is all of our initials in our family.

So that's how we came up with that.

Um, and so we're just working on trying to help the kids, learn to be on entrepreneurs and set things up in the right way.

Perfect.

Great.

Does your co-applicant want to say hi or wave or process?

Thanks for coming in.

Perfect.

Well, we appreciate you doing it the right way.

Pretty straightforward, and uh, yeah, you submitted everything.

So I think we'll put this up to public hearing, and if we need to have you come back up, we will.

Okay, thank you.

All right, thanks for coming in.

All right, so this is a public hearing, same as before.

Uh, if anyone would like to address this agenda item, they can do it now.

Who would like to do that?

All right, we see no one, just crickets.

So we will go ahead and close the public hearing portion for this agenda item.

Pretty straightforward, commissioners.

Who wants to make a motion?

I'll make a motion.

Go ahead, Gary.

I move that we approve the home occupational occupation conditional use permit is requested by Brianne Fiddler representing beta J LLC application 2025-0067-USE based on the following findings for approval and subject to the conditions listed in the staff report dated August 28th, 2025.

And there's one uh finding which supports it, and I want to I want her to get this.

Perfect.

I'll I'll second the motion.

You'll second that, Lisa.

Okay, all right.

Well, let's go ahead and put this to uh to a vote.

This is for approval of the home occupation conditional use permit.

And uh let's go ahead and start with you, Gary.

How do you vote?

Yes, Lisa, yes, Christine, yes, Susan, yes, and Shabom.

Yes.

All right, congratulations.

So that's approved.

Good luck with your business, and we hope it does really well.

Uh next, we have our last public hearing for the evening.

Uh, this is the oh, it is continued.

All right, so that concludes our meeting for the evening then.

So you you've got the uh the item to their other business.

I just want yeah, I just wanted to take a couple minutes and give you an update from last week's council meeting.

Um so the uh stationary plan for Vista Station, Kimball's and Crescent was approved by council last week.

So uh Todd Taylor has provided all that information to WFRC, Wasach Front Regional Council to work towards their certification.

Um that's kind of the the final step in that stationary plan process is actually getting certified from WFRC.

So we're we'll we'll let you know when that that happens.

Um let's see, there were a couple other hearings.

Uh let's see that the text amendment to preschools did get approved.

Um, so you may see some uh conditional use permits or amendments to existing businesses coming in requesting those additional students.

Um hearst development agreement got approved, and that development agreement for big willow got approved.

Good hey, so just a question on that station plan.

Hey, so just a question on that station plan.

Um there's this this little nuance there where Edge Homes already has some applications in, right?

And then what we requested or put in that plan was a product that's completely different, right?

Like the the the vision or the plan was you know, flat roof, three-story buildings.

Edge doesn't do anything like that.

It's not really a Utah thing somewhat is that what is that we're talking about?

The station plan.

So yeah, so well, so the rendering did I think it did show kind of a flat group, but it also didn't really concentrate on their property.

Sure.

But that that's just a rendering of what could be.

So my question is when a site when a when a station plan like that gets approved, because it's been I don't think I've experienced that here, right?

Where we have a long-term plan like this, and I don't know if I'll live long enough to even see it actually experience it.

So my question is I mean, you had some people up in arms that are like, oh my gosh, you know, Harman's all those little strip mall places don't want to change.

But the real answer is they don't have to, it's all property right ownership.

So what does this station plan even really do?

What we just did right there, what what does what's that for?

Does it influence future zoning or what?

It it does under state law.

We now have to change our zone zoning code to allow for that to be developed.

Got it.

So for example, Edge kind of slipped in.

Let's say Edge had a product that wasn't even in line with that, they would have been grandfathered in, and everything in the future would have been according to that plan.

Yeah, so if they would have waited, you know, property owners sold five years from now, we would have a code in place allowing for that uh development to take place.

Edge has come in, they've got a development agreement with their density, they'll be looking to amend that development agreement for their concept plan, design standards, things like that.

That'll probably run before we get around to changing our code.

We need to concentrate on the town center first, yeah.

Um, and get that code updated so you'll see that come.

But a developer could look at that and say, hey, I know four stories allowed in this location, and they could they would know they would get it, correct?

Because that's what we've got to do.

Yeah, so the stationary plan is calling for what kind of density and height.

Yeah.

But was edge that different than the concept?

A little different.

Um, so the concept did show the same kind of density.

Their development agreement produced 25 to 27 units per acre.

I think the concept um that was in the plan had 25 units per acre.

Um, it did include um three and four-story condos, which edge plans on doing.

It did show townhomes, which edge plans on doing.

Um, it also showed some cottage courts, which are kind of smaller single family.

Um, edge does not plan on doing that.

Yeah, so um so there were a little bit of too alarming.

I mean, yeah, so there were some differences, and and we know there's gonna be differences.

Um, it's it's just a concept plan, and then the property owners need to come in and actually work towards development.

And if it's a developed development agreement, they can easily say, hey, we're not doing the cottage courts, we're doing this, and we could all say yes, or the the planning planners would say yes or no.

Got it.

Council would say yes or no.

Yeah, sorry.

Oh I just gave you guys a huge upgrade.

You should have just taken it and we I'd hit my gavel and it'd be so so little, so let it be written, yeah.

Um a brave future developer could come in and ask for a rezone.

Is that a possibility?

Put after after we after we run the rezone process, yeah.

20 years in the future, an Arab Sheikh comes from Dubai and wants to change the zone.

Can most people lay you?

Well, anybody can request to change the zone on any property at any time, and it's really up to the city council to make that call whether they want to approve or not.

Um but C doesn't come into play or WFRC doesn't come into play if they want to change this zone.

Correct.

Now with the stationary plan, state law says we have to adopt these stationary plans and we have to change our code to allow for them to be built.

So we'll be updating our codes to allow for that density and building height, but also setting architectural standards, parking standards, things like that.

Yeah.

Um whereas maybe this MOTA would have been more of an exception, and now it could be the rule based on new architectural standards or anything.

So it's your guideline to as you go next down the next 20 years to make it make that available.

Yes.

Yeah.

Okay.

Just pondering that.

I thought since we had an extra two minutes and you fed us well.

I thought we'd get our our uh food food budget worth, right?

Um, and then just one more thing.

In October and November, you guys are gonna see some stuff on a new uh element to our general plan that we've been working on.

I thought since we had an extra two minutes and you fed us well, I thought we'd get our our uh food food budget worth right um and then just one more thing in October November you guys are gonna see some stuff on a new uh element to our general plan that we've been working on um something else that Todd Taylor's been working on but um uh a water preservation element is now required to be within our stationary or with that our sorry within our general plan um so we've been working with the consultant to create that new element um in October we're gonna bring um some recommendations to get some feedback from you and then November we'll have the actual document for review is this my favorite topic yeah for con landscaping conservation yeah so uh water preservation conservation so it's so most of it's gonna be looking at landscaping because that's kind of what we can we can control as a as a city but um the consultants have kind of put together some recommendations on what what we can do to conserve water as a city but also to encourage residents to conserve water perfect is flip your strip one of the items because I'm on a I'm on a campaign I'll bring you some doozy I'll bring you some photos next week I I think education and continuing to work with like Jordan Valley and their program various programs is in that list.

Perfect yeah you can't outlaw them because it's but but you can certainly screw them up and I've got plenty I used to be all about height right that was my hot button but 2025 moving forward yeah no more red balloons it's all about flipping your strips all right I have one other just the follow up from uh last meeting as well uh we have the uh email I finally sent out it took me all two weeks to get out to you on uh registration for the Utah chapter of the American planning and association conference if you're interested if you attend those are training hours you don't have to spend with Spencer and I um but uh if you want to do both you can as well um I did kind of update things it looks like we're on track uh as far as meetings go attendance I may send up out a couple of emails uh a couple of uh commissioners but uh what was the date of the of the meetings oh sorry uh ninth and tenth I believe ninth and tenth yeah the ninth and tenth of October Susie doesn't miss that conference you know and I've been all year for that waiting for Susan to present at that conference yeah I'd like to I'd like to submit her name she probably has at some point probably and then we'll come and cheer yon yeah but that's a good way to get a hundred percent attendance from all Draper commissioners is put one of our one of our phone on the on the uh represent me and you then on the stage yeah yeah yeah I'll I'll make a recommendation they get get her on the perfect on the agenda sorry so I'm just kidding just kidding that's all volunteer so what what do we need to do so uh just send an email to either Jennifer or I I know Susan's already let us know where's it Todd?

It's at salt in Salt Lake at the depot and uh the mega plex there which is great that's a really convenient location I've been I've been I'll I'll be out of the country on that date but these are that's a great place to go because I've been up to the one I think it was in Brigham City and then one in St.

George so for it's just for it to be right here it's I would take advantage of that if you're ever going to hit it so there's my plug.

And and even if yeah you're just there one day or half a day that gets quite a few training hours yeah that I I remember a great class about the Soho food trucks that somebody put on there that was really cool.

I mean the the guy that actually developed that came in and talked about it and it was it was good eye opener because they did a cool thing with that so he explained how they did it and how it was funded and how it's doing so cool stuff like that.

All right well thank you you're welcome to the APA you're they're welcome for the plug it's free.

All right anything else okay well what's the word motion we adjourn.

All right let's adjourn that was a motion from Gary to adjourn adjourned