Draper City Planning Commission Meeting - November 13, 2025

The Draper City Planning Commission convened on November 13, 2025, to consider a series of action items, public hearings, and general plan amendments. The meeting proceeded with the approval of recent minutes and the 2026 meeting schedule, followed by deliberations on three subdivision plat amendments, three map amendments (zoning and land use), and three city-initiated general plan amendments, including a required state-mandated water conservation element.

Consent Calendar

• October 9, 2025 Minutes: The Commission approved the meeting minutes for October 9, 2025, with a unanimous 4-0 vote.
• October 23, 2025 Minutes: The Commission approved the meeting minutes for October 23, 2025, with a unanimous 4-0 vote.

Public Comments & Testimony

• Chad Sumption (Citizen): Expressed support for water conservation measures but requested data statistics comparing water usage between high-density and low-density housing to clarify claims that density reduces per capita water use. He praised the city's initiative to convert park strips to water-wise landscaping but noted aesthetic and maintenance issues with current implementations. regarding the Plumber zoning amendment, he supported the rezoning due to the high cost of maintaining large rural lots but raised concerns about school drop-off/pickup traffic queuing, noting that adjacent developments would not resolve the existing intersection congestion caused by the new school.
• Kim Mazuccelli (Applicant - Ozzy Shepherd LLC): Provided testimony clarifying that firearms transfers are conducted strictly on an appointment basis (5-10 customers/week) with no inventory stockpiled at the residence. She noted that neighbors were supportive after she spoke with them, although the public hearing received no additional testimony.

Discussion Items

• Corner Canyon Vista Amendment No. 6 (SUB 2025-0099): Staff presented a request to remove a 0.10-acre non-disturbance area on a 0.34-acre lot to allow for development. A geotechnical study confirmed the area is stable despite being fill. Commissioners discussed the fairness of allowing amendments after other lots in the subdivision had built over similar areas, with one commissioner noting it seemed unfair to existing homeowners who had complied. The applicant expressed a desire for yard space for twins and a potential pool. Despite concerns about vegetation (sagebrush), the geotechnical findings regarding slope stability and fill acceptance prevailed.
• Ozzy Shepherd LLC Home Occupation (USE 2025-0156): The Commission discussed a request for a home occupation conditional use permit to operate an online novelty business and firearm transfer service (FFL). Commissioners debated the appropriateness of firearms transfers in a residential zone, with some expressing concern about strangers entering the neighborhood. However, staff and commissioners clarified that no firearms are stocked; transfers are transactional, requiring background checks and appointments. It was noted that the ordinance does not prohibit the business type, and safety is mitigated by the lack of inventory and the ATF inspection process.
• Huber Family Map Amendments (MA 2025-0222-MA / 2025-0223-MA): The applicant requested to rezone 1.38 acres from RA1 to R3 and change land use from low medium density to medium density to facilitate adding a lot to the adjacent Fox Landing subdivision. The applicant confirmed they spent considerable time addressing engineering concerns regarding access and drainage. The item was viewed as a standard "perfect fit" addition to the planned subdivision.
• Fetzer Family Map Amendments (MA 2025-0192-MA / 2025-0193-MA): Owners requested to rezone 0.89 acres from RA2 to R3 to allow for potential future subdivision to facilitate "aging in place." Commissioners discussed the concept of "spot zoning," noting the isolated nature of the R3 zone within an RA2 area, but acknowledged the trend toward higher density and state pressure. The applicant clarified they have no immediate plans to subdivide but want the option to sell to a family member later.
• Water Use and Preservation Element (TA 2025-0258-TA): Staff presented the mandated General Plan amendment to address water conservation goals, including leadership collaboration, irrigation restrictions, increased density, and educational programming. The discussion highlighted that while landscape waste is common, per capita water use is actually lower in residential sectors than commercial/institutional sectors, and higher density can reduce overall landscaping demands.
• Plumber Zoning Map Amendment (MA 2025-0137-MA): The applicant sought to rezone 2.28 acres from RA1 (40,000 sq ft minimum) to RA2 (20,000 sq ft minimum) to allow for the construction of up to four homes (intention is three). Commissioners noted the potential for higher density than currently planned and the issue of "even cuts" not always being possible due to existing structures and trees. The applicant confirmed the intent to build three rambler-style homes.
• Front Runner Station Area Plans Amendment (TA 2025-0255-TA): A minor amendment was discussed to update figures in the adopted Station Area Plans to include a new building requested by UTA at the Vista Station. The changes were purely graphical to reflect the new structure.
• Boundary Adjustment Text Amendment (TA 2025-0254-TA): Staff explained text amendments to update the Municipal Code to align with new Utah State Code definitions regarding "simple" versus "full" boundary adjustments and to reinstate public meeting notice requirements for subdivision amendments.

Key Outcomes

• Approved Minutes: October 9 and October 23, 2025 meeting minutes were approved unanimously.
• 2026 Schedule: A positive recommendation was forwarded to City Council for the 2026 Planning Commission meeting schedule, modifying July dates to avoid Pioneer Day conflicts.
• Corner Canyon Vista Amendment: Approved unanimously (4-0) to allow removal of the non-disturbance area based on geotechnical stability findings.
• Ozzy Shepherd LLC: Approved (3-1, Commissioner Shabom voted No) to grant the home occupation conditional use permit for the firearm transfer business, finding it compliant with ordinance standards and mitigated impacts.
• Huber Family Amendments: Forwarded positive recommendations to City Council for both the land use map amendment and zoning map amendment unanimously (4-0).
• Fetzer Family Amendments: Forwarded positive recommendations to City Council for both the land use map amendment and zoning map amendment unanimously (4-0).
• Water Element: Forwarded a positive recommendation to City Council for the Water Use and Preservation Element General Plan amendment unanimously (4-0).
• Plumber Amendment: Forwarded a positive recommendation to City Council for the zoning map amendment unanimously (4-0).
• Station Area Plans: Forwarded a positive recommendation to City Council for the Front Runner Station Area Plans amendment unanimously (4-0).
• Boundary Adjustment: Forwarded a positive recommendation to City Council for the boundary adjustment text amendment unanimously (4-0).
• Adjournment: The meeting was adjourned after confirming commission training hours.