Draper City Planning Commission Meeting - November 20, 2025

The Draper City Planning Commission convened on November 20, 2025, to review three major land use and zoning amendment requests, two of which were for the Bangar Crossroads area, and two conditional use permit requests. While the Commissioners unanimously approved the first two items involving Elite Aesthetics and Sunshine Preschool, they issued unanimous negative recommendations to the City Council for the third and fourth items regarding the Bangar Crossroads and Openshaw parcels. The primary concerns for the rejections centered on inconsistencies with the Master Plan, insufficient traffic mitigation facilities (specifically at the Third East corridor), and the absence of a binding Development Agreement to protect adjacent residential neighborhoods from potential incompatible commercial impacts.

Consent Calendar

• Item 1C (High Point Office Building Site Plan Deviation): Postponed from the agenda without a vote. Attendees were advised the item would be scheduled for a future date to be determined.

Public Comments & Testimony

• Support for Commercial Development:
  • James Carter: Expressed strong opposition to the commercial rezone, citing a massive mismatch with residential density and fear of commercial trucks viewing into bedrooms.
  • Steve Bowler: Expressed support for the Bangar Crossroads proposal, arguing it is a "fabulous retail piece of property" that offers significant tax benefits and employment, though he acknowledged the need for mitigations in a development agreement.
  • Lee Holliday: Expressed conditional support for the Bangar Crossroads rezone, stating he is not opposed to the change but emphasized the need for thoughtful mitigation, buffering, and a development agreement to blend the development into the community.
  • Fernando Lurch: Suggested a significant buffer structure (green belt or additional street) is essential regardless of the rezoning outcome to protect existing property owners.
• Opposition to Commercial Development:
  • Matt Smith (329 East Brown Farm Lane): Expressed deep concern that the project contradicts the Master Plan's promise to residents, arguing that retail growth at "any cost" sacrifices established neighborhoods and that traffic studies indicate "F grade" failures on key intersections that will cause spillover into residential areas.
  • Carolyn Phippin (363 Brown Farm Lane): Expressed opposition, stating that the city cannot maximize sales tax revenue at the expense of property values and that the purchase of the land with residential zoning created an encumbrance that should be honored.
  • Rosemary Thomas (23 years resident): Expressed strong opposition, urging the commission to require no access points onto Third East and a substantial landscape berm to preserve the neighborhood's character.
  • Christina Kessler Day: Expressed opposition, fearing property value loss and the intrusion of commercial lights and activity into residential backyards.
  • Stephanie James: Expressed opposition, citing severe traffic delays and concerns regarding emergency vehicle access (ambulances) on 138th South.
  • Darcy Anderson: Expressed opposition, questioning the necessity of a second Smith's grocery store and advocating for residential zoning instead to address housing shortages.
  • Larry Dixon: Expressed opposition, arguing the city needs more housing, not big-box retail, and expressed distrust regarding venture capital interests.
  • Bernardo: Expressed opposition, highlighting the difficulty of accessing Third East and the potential for nighttime noise and truck traffic to ruin quality of life.
  • Mike Stout: Expressed opposition, citing the disappointment of neighbors who bought homes assuming a residential setting and noting that Summit County does not approve zoning changes without a prior development agreement.
  • Kristen Thomas: Expressed opposition, arguing the staff reports contradict the General Plan consistency and harmony findings, and citing the traffic hazard at the nearby Channing Hall crosswalk.
  • Ben Jones: Expressed opposition, warning that approving this creates a precedent for "inching" commercial expansion into residential corridors.
  • Robbie Stag: Expressed opposition, viewing the Openshaw application as an incomplete piece of a larger plan with the Bangar Crossroads applicants.

Discussion Items

• Elite Aesthetics Conditional Use Permit (App 2025-0253-USE):
  • Staff Position: Staff confirmed the proposal for a trade vocational school in the CO2 zone at 66 East Wadsworth Park Drive meets parking requirements (5.44 spaces per 1,000 sq. ft.), totaling over 31 spaces, aided by a recorded easement for cross-access parking.
  • Commissioner Position: Commissioner Lisa expressed comfort with the request, noting no mitigations were needed and parking was sufficient. No public testimony was offered.
• Sunshine Preschool Home Occupation Amendment (App 2025-0239-USE):
  • Staff Position: Staff supported the amendment to increase student capacity from 10 to 16 and add an employee, citing a September 2025 text amendment to the definition of "limited preschool" and noting the site's layout allows for safe drop-off/pickup without blocking the road.
  • Applicant Position: Applicant Jennifer O'Neill noted state licensing ratios and provided 14 signatures from neighbors expressing support.
  • Commissioner Position: Commissioners were favorable, with Mary making the motion to approve based on findings and conditions in the staff report.
• Bangar Crossroads Land Use & Zoning Amendments (Apps 2025-0064-MA & 2025-0065-MA):
  • Applicant Position (Dwayne Rasmussen): Stated the applicant is working with major retail tenants (unable to name currently) and anticipates a development agreement to regulate setbacks, fencing, and height. They argued the project would generate significant tax revenue and that traffic improvements (designed and funded by the applicant) are ready to break ground regardless of zoning approval. The applicant agreed to negotiate a development agreement but argued it could happen "fairly quickly" after the city moves forward.
  • Commissioner Position (Concerns):
  • Commissioner Mary: Expressed hesitation about approving the zone without a binding Development Agreement, noting that the Planning Commission has no discretion to reject a site plan later if it complies with the new zone. She highlighted the risk to adjacent residential properties and the potential for a grocery store to abut homes directly.
  • Commissioner Lisa: Questioned the traffic impact on Third East and the transition from residential to commercial, expressing worry about light pollution, noise, and the integrity of the Master Plan.
  • Commissioner Christine: Noted the history of the property and the risk that a zone change without specific covenants limits future control.
  • Commissioner Andrew Adams: Clarified the Planning Commission's role is advisory to the City Council and that the City Council is not bound by their recommendation, but emphasized the importance of making recommendations to guide the Council and protect the community.
• Openshaw Land Use & Zoning Amendments (Apps 2025-0080-MA & 2025-0074-MA):
  • Applicant Position (Steve Lovell): Stated the applicant supports a development agreement and prefers to align access with the Bangar Crossroads project. However, they noted their property is currently zoned for office and could pursue office use if retail is not approved.
  • Commissioner Position: Commissioners discussed the interconnected nature of the two applications. Commissioner Kendra expressed that while the corner parcel is different, the lack of a unified Development Agreement and the potential for "hodgepodge" development without a comprehensive plan warranted a negative recommendation.

Key Outcomes

• Approved:
  • Elite Aesthetics (CUP): Motion to approve the conditional use permit for the trade vocational school passed 4-0 (Lisa, Kendra, Christine, Mary).
  • Sunshine Preschool (CUP Amendment): Motion to approve the amendment to the conditional use permit passed 4-0 (Mary, Kendra, Christine, Lisa).
• Negative Recommendations Passed:
  • Bangar Crossroads: The Commission unanimously recommended denial to the City Council for both the Land Use Map (2025-0064-MA) and Zoning Map (2025-0065-MA) amendments. The specific findings for denial cited were criteria 2 (consistency with General Plan), 3 (harmony with surrounding development), and 4 (adequate facilities and services). Vote: 4-0.
  • Openshaw: The Commission unanimously recommended denial to the City Council for both the Land Use Map (2025-0080-MA) and Zoning Map (2025-0074-MA) amendments. The specific findings for denial cited were criteria 2, 3, and 4. Vote: 4-0.
• Next Steps: All negative recommendations regarding the Bangar Crossroads and Openshaw projects will be forwarded to the Draper City Council, with a meeting date noted as December 2nd, 2025.
• Adjournment: The meeting concluded with no further business after the adjournment motion passed.