Draper City Planning Commission Meeting – March 12, 2026

The Draper City Planning Commission met on Thursday, March 12, 2026, at 1:45 PM UTC (evening session) to consider five agenda items: a development agreement and zoning request for Fratto Farms, a text amendment for private schools, a site plan and parking deviation for High Point Office Building 2, a development agreement amendment for Kimball's Junction, and a boundary adjustment with Alpine City. The meeting included public hearings and resulted in recommendations to the City Council.

Public Comments & Testimony

• Fratto Farms: Multiple neighbors spoke in opposition. Dave Hansen requested no zone change, citing developer profit and lack of neighborhood engagement. Kimberly Henry asked for no zone change to avoid a precedent and noted nearby high-density Edge Homes provide sufficient housing. Jim Duncan (adjacent property owner) criticized the proposed 35-foot height, stating it exceeds existing structures and his house is only 20-22 feet. Jerry Thomas expressed concerns about driveway encroachment on public right-of-way and traffic, preferring 8 homes. Cindy Romero raised traffic and parking issues, suggesting 12-14 homes. Ralph Broderick opposed high density and noted his own nearer-to-transit property would face pressure. Lois Duncan cited privacy invasion from height and traffic concerns.
• Juan Diego Text Amendment: Five students (Ava Wagner, Riley Logan, Olive Kiger, L. Breen, Camilla Morales) spoke in favor of the farm-to-table project, describing educational benefits, a $7,500 grant, and plans for a garden and greenhouse.
• High Point Office Building 2: No public comments.
• Kimball's Junction: Denise Smith, a neighbor, expressed concern about traffic and smaller dimensions (alley widths, driveway depth), suggesting fewer units.
• Alpine/Draper Boundary: David Whitbeck explained a county recording error misplacing the boundary by 20 feet, requesting correction through municipal agreement.

Discussion Items

Fratto Farms Development Agreement, Zoning Map, and Land Use Amendments

• Staff Presentation: Nick Whitaker presented a proposal to change 2.03 acres from RA-2 (residential agricultural, 20,000 sq ft lot minimums) to RM-2 (multifamily, 12 du/acre), with a land use designation change from residential medium to high density. A development agreement would limit the project to 15 detached single-family homes (down from a potential 24 units), 35-foot max height, and design standards including frontage toward 800 East. The site is within a half-mile of the Kimball's Lane station area plan but not specifically addressed in it.
• Commissioner Concerns: Commissioner Nixon raised issues about the lack of guarantees on home size, use of a park area (lot 15) that could later become a home, driveway encroachment on public right-of-way (lots 10, 11, 15 with only 15-foot depth), and whether the city gains adequate benefits (curb and gutter already required by code). Commissioner Nixon noted the development agreement reduces units from 24 to 15, which is a benefit. Commissioners debated the appropriateness of high density given adjacent commercial and single-family homes. Commissioner Adams noted that without a zone change, four homes at 35 feet could be built, but the site's location next to commercial makes expensive single-family homes unlikely. The architect confirmed homes would likely be under 2,500 sq ft and no permanent park is guaranteed.
• Vote: Motion to forward a negative recommendation (denial) for the land use map amendment (finding it not harmonious with existing development) passed 4-1 (Laura no). For the zoning map amendment (denial based on findings 1-3 in staff report) passed 4-1 (Laura no). For the development agreement (denial based on staff findings and commissioner concerns) passed 4-1 (Laura no).

Juan Diego Zoning Text Amendment

• Staff Presentation: Jen Destrempski presented the request to add private schools as a conditional use in all residential zones. Staff recommended an alternative: allow only in R-3, limited to sites ≤1 acre ancillary to an existing private school campus, with building coverage ≤2,000 sq ft and height ≤25 ft. The applicant is Skaggs Catholic Center, which owns property in R-3.
• Applicant Testimony: Joe Colosimo explained they want to use a 0.45-acre lot for a farm-to-table program and greenhouse for their school. They support the R-3 limitation and conditional use.
• Commissioner Discussion: Commissioners favored the limited scope to avoid widespread impacts. Terms like "ancillary" require definition. Legal counsel confirmed the commission can recommend policy changes. Students presented a compelling case.
• Vote: Motion to forward a positive recommendation as proposed by staff (R-3 only, with conditions and a definition of "ancillary") passed unanimously (5-0).

High Point Office Building 2 Site Plan and Parking Deviation

• Staff Presentation: Todd presented a new office building (25,806 sq ft) on 1.02 acres at 193 E Highland Drive. The site has existing parking (310 spaces). The applicant needs a parking deviation because code requires 349 spaces (with 10% natural deviation = 315; they have 310 – a gap of 5 spaces). A parking study (ITE) shows peak demand of 283 stalls (excluding reception center), leaving a 27-stall surplus. Staff recommended condition #4 requiring the reception center to operate only after 6 PM to offset peak use, plus condition #3 assessing future tenant parking. The applicant argued condition #4 conflicts with an existing lease and is unnecessary given ample parking data.
• Applicant Testimony: Greg Goffin (owner's rep) corrected staff's classification of medical service vs. personal care, showing the code gap is only 5 stalls (1.6%). Actual usage observed is 155 stalls average, 291 on busiest day – well under supply. He requested removal of condition #4.
• Commissioner Discussion: Commissioner Nixon agreed condition #4 is problematic for an existing tenant but noted the parking study relied on that restriction. Commissioner Adams noted the site is overparked. Staff clarified that without condition #4, future tenants could be managed under condition #3. Commissioner Nixon moved to approve the parking deviation and site plan with removal of condition #4.
• Vote: Parking deviation approved 4-1 (Susan no). Site plan approved 4-1 (Susan no).

Kimball's Junction Development Agreement Amendment

• Staff Presentation: Jen Destrempski presented the amendment to set design standards and concept plan for 21 acres at 632 E Kimball's Lane (RM-2 zone). The original development agreement (2025) set density 25-27 du/acre, workforce housing (30 units), and required this amendment. Proposed changes: building heights up to 54 feet (code 35), reduced sidewalk standards, 20-foot alleys (code 26), 18-foot driveways (code 20), 10-foot road setbacks, 25% open space (code 30%), and other deviations. Staff recommended three conditions: 1) clarify street dedication and public improvements, 2) ensure compliance unless modified, 3) require a half cul-de-sac at 119th South for emergency/turnaround.
• Applicant Testimony: Paxton Guiman (Edge Homes) emphasized this is a for-sale project with workforce housing, responding to state pressure. He argued the half cul-de-sac addresses a pre-existing issue and should be offset via impact fee credits or cost-sharing, but agreed to negotiate with City Council. He also committed to a canal trail and agreed to add language in the agreement. He noted the design achieves density with functional layouts.
• Commissioner Discussion: The half cul-de-sac was debated; the commission felt it was out of their scope for negotiation. The canal trail language was strongly recommended by Commissioner Nixon. Commissioners accepted the reduced driveway depth (18 ft) and alley widths as acceptable given no on-street parking. Traffic impacts will be studied at site plan stage.
• Vote: Motion to forward a positive recommendation with the three staff conditions plus addition of mandatory canal trail installation and dedication passed unanimously (5-0).

Alpine/Draper Boundary Adjustment

• Staff Presentation: Todd (stand-in) explained the city-initiated request to remove 0.45 acres from Draper's land use and zoning maps due to a municipal boundary adjustment with Alpine City. The property is at 16001 S 3500 E, currently in RR-22 zone with hillside overlay. The correction stems from a county recording error.
• Applicant Testimony: David Whitbeck (lot owner) explained the error subtracts 20 feet from his property; all parties (Alpine, Draper, county) are cooperating.
• Vote: Motion to forward positive recommendations for both the land use and zoning map amendments passed unanimously (5-0).

Key Outcomes

• Fratto Farms: Negative recommendation (denial) on land use map amendment (4-1), zoning map amendment (4-1), and development agreement (4-1). Commissioner Laura dissented on all three. The project will go to City Council for final decision.
• Juan Diego Text Amendment: Positive recommendation (5-0) to allow private schools as conditional use only in R-3 zone, limited to ≤1 acre, ancillary to existing campus, max 2,000 sq ft building coverage, max 25 ft height, with a definition of "ancillary" to be added.
• High Point Office Building 2: Parking deviation approved (4-1) and site plan approved (4-1), both with condition #4 (reception center hours) removed. Commissioner Susan voted no.
• Kimball's Junction Development Agreement Amendment: Positive recommendation (5-0) with added conditions: three staff conditions (street dedication, compliance, half cul-de-sac) plus requirement for canal trail installation and dedication to the city.
• Alpine/Draper Boundary Adjustment: Positive recommendation (5-0) for both land use and zoning map amendments.

Meeting adjourned at approximately 10:45 PM UTC after training.