Draper City Planning Commission Meeting - May 14, 2026

The Draper City Planning Commission met on Thursday, May 14, 2026, to consider several land use applications and hold a work session on zoning code updates. The meeting included public hearings, administrative approvals, and a major mixed-use development amendment. Commissioners approved all items except the Veranda West amendments, which advanced to city council with a split vote, and the zoning code update, which was for discussion only.

Public Comments & Testimony

• Nelson Zoning Map Amendment: Chris White, a neighbor across the street, expressed concerns about traffic access and safety at the intersection of Willow Springs Lane and 300 East. Kathleen Keller (12782 South Hideaway Cove) asked for clarification on whether the lot could be subdivided again.
• Cookie Ballery Home Occupation: No public comments.
• Veranda West Amendment: No public comments.
• Shadow Crest Cove Preliminary Plat: No public comments.

Discussion Items

• COVID at Bear Canyon Phase Three Plat Amendment: Staff presented a request to split one existing lot into two on approximately 1.0 acres. Both lots meet RA2 zone standards. The applicant, Marissa Davis, was present. No public hearing. The commission approved the plat amendment unanimously.
• Nelson Zoning Map Amendment: Request to change zoning from RA1 to R3 on 0.33 acres to align with adjacent zoning. Staff noted the lot cannot be subdivided further. A public hearing was held with two comments. The commission voted unanimously to forward a positive recommendation to the city council.
• Cookie Ballery LLC Home Occupation Conditional Use Permit: Request to operate a cottage bakery at 286 West Golden Harvest Road. Hours: Mon-Fri 9am-5pm, by appointment only, one customer at a time, parking in front of third garage. Applicant Cheryl Swenson spoke. No public comments. Approved unanimously.
• Veranda West Master Area Plan Amendment, Zoning Text Amendment, and Conditional Use Permit: Request to amend the master area plan and zoning text to allow a surf park, increase residential units by 32, add retail/restaurant, remove office, and adjust open space. Applicant team (Jackson Shepard, Connor Shepard, Adam Lankford) presented. Discussion included water usage (4 million gallons one-time fill, evaporation only, net-neutral per studies), parking, traffic, and community benefit. Commissioner Christine expressed concerns about water conservation and voted no on all three items. Other commissioners supported. Three separate votes:
  • MAP Amendment: Approved (4-1, Christine opposed) to forward positive recommendation to city council.
  • Zoning Text Amendment: Approved (4-1, Christine opposed) to forward positive recommendation.
  • Conditional Use Permit: Approved (4-1, Christine opposed) with conditions including noise study and compliance with noise ordinance; permit not effective until city council approves the MAP and text amendments.
• Shadow Crest Cove Preliminary Subdivision Plat and Conditional Use Permits: Request for 18-lot subdivision, gated entry, and fencing over six feet. Applicant Ryan Budd presented. No public comments. Three separate approvals:
  • Preliminary Plat: Approved unanimously.
  • Gated Entry CUP: Approved unanimously.
  • Fencing CUP: Approved unanimously.

Work Session: Zoning and Subdivision Code Update

• Consultants John Houseal and Heman Dunnikay (Houseal Lavigne) presented proposed changes to base and overlay districts, use standards, and accessory/temporary uses. Key proposals include consolidating residential districts, creating a new MXR missing middle district, an infill overlay, and an affordable homeownership overlay (in response to state HB 37). Commissioners discussed concerns about affordability, density bonuses, and neighborhood compatibility. The code update will continue with further drafts and public comment periods. No action taken.

Key Outcomes

• Approved: COVID at Bear Canyon Plat Amendment (unanimous).
• Forwarded positive recommendation to city council: Nelson Zoning Map Amendment (unanimous).
• Approved: Cookie Ballery Home Occupation CUP (unanimous).
• Forwarded positive recommendation to city council: Veranda West MAP Amendment (4-1), Zoning Text Amendment (4-1).
• Approved: Veranda West Conditional Use Permit (4-1) with conditions.
• Approved: Shadow Crest Cove Preliminary Plat (unanimous), Gated Entry CUP (unanimous), Fencing CUP (unanimous).
• No action: Zoning Code Update work session; further review and public input planned.