Planning Commission - Regular Meeting

Okay, I'd like to introduce everybody and welcome everybody to the July 30th, 2026 Planning Commission meeting. We do not have a chair or a vice chair present, so we will need a motion from the sitting members of the Planning Commission to select an acting chair for the night.

I would like to nominate Susan to be our chair for the night. I'll second that. Thank you. Should we call a vote?

Yes. Yeah.

Do you want to do that?

Yes. So Mary? Yes. Laura?

Yes.

Josh?

Yes.

Kendra?

Yes.

And Susan?

Yes.

You can abstain. Yeah, I'll abstain.

Great. Should I stay here? Okay. Welcome, everyone, to the Draper City Planning Commission meeting. This is July 30th, 2026. And we do have a quorum now, so we will proceed. The agenda has been posted as required by state and city requirements. And I believe there are no changes. I think it has is. We're good to go with the agenda? Correct. Okay. Thanks. So the first item on the agenda is approval for the Planning Commission minutes of June 25th, 2026. Commissioners, have you had a chance to review them? And are there any comments or questions?

None. I can make a motion.

Perfect. Go ahead, Kim.

I make a motion that we move to approve the Planning Commission meeting minutes for June 25th, 2026.

And do I have a second?

I'll second.

Thank you, Mary. Okay, we'll call for a vote. Kendra, how do you vote? Yes. Mary?

Yes.

Laura? Yes. And Josh?

Yes.

And I also vote yes. Thank you. All right. Next, we have a public meeting for Hidden Canyon Estates Phase 5 Amended Subdivision Plat Request. And this request is on behalf of Edge Homes of Utah LLC, representing Edge Homes Utah LLC, and Burgett Reeves, a request for approval of amended subdivision plat to expand the boundaries of the private property. Slope easement and mend the boundaries of two lots on approximately 0.0813 acres located at 2463, 2477, and 2483 East Springtime Road. And application is 2026-0061-SUB. And Todd Taylor is our contact.

Go ahead, Todd. This is a vicinity map showing the subject properties located near the Suncrest area. This is an aerial showing the three lots, and you can see the rebuilt slope where the two homes collapsed. You can also see the county line there. These are in Utah County. The subject property is the land use is residential medium density. And the zoning is residential multifamily, although it is within the Hidden Valley Canyon Estates. Sorry, I always add valley on there. Hidden Canyon Estates Development Agreement. Okay. This is a zoom in on the existing plot. You can see the three lots and the private slope easement. And then this is a zoom in of the proposed amended plot. You can see the private slope easement has expanded. And then there was a shift in this area between the two lot lines. And then the public utility easement will shift as well to follow that new property line. Some requirements that will be part of this amended plat is that they meet all the requirements of the city's divisions, that the notice of consent for the boundary adjustment be recorded with the conveyance document and the amended subdivision plat, that if the amended subdivision plat is not recorded within one year, it will be null and void and they can extend it for six months upon request. and that they submit a title report when they're submitting their MILR to the city for signatures. That concludes my presentation, and I'm available if you have any questions.

Thanks, Todd. Any questions from the commission of staff? Looks like there are no questions, so we'll ask the applicant to come up and address the commission and add any information you wish.

And no new information to add on this. Appreciate staff. This is obviously the end of a three-year nightmare for a lot of individuals. And obviously we have spent a lot of time and effort over the last several years trying to fix the hillside. So we're finally to a point right now where we can close the last chapter of a book that will be thrown away forever. But I'm happy to answer any questions you might have.

Are you Brandon Watson?

I am Brandon Watson with Edge Homes.

Okay, thanks. Okay, any questions of the applicant? Doesn't look like there are any. This is not a public hearing for this item, so we do not need to take public comment. So, commissioners, any questions? Or if not, I'll entertain a motion.

I don't have any questions, but I can go ahead and make a motion.

Sure.

I move that we approve the amended subdivision plat as requested by Brandon Watson of Edge Homes, Utah, LLC, for the Hidden Canyon Estates. Phase 5, amended subdivision plat application number 2026-0061-SUB, based on the following findings for approval and subject to the requirements as listed in the staff report dated July 16, 2026. And the findings for approval is that there is good cause for the amendment and no public street or municipal utility easement will be vacated or amended.

Thank you, Kendra. Do I have a second or any discussion?

I'll second.

Thank you, Mary. And we'll call for vote. Kendra, how do you vote? Yes. Mary? Yes. Laura? Yes. Josh?

Yes.

And I don't think I vote, right?

Okay, and I do vote. Yes. All right. The next item on the agenda is a public hearing. This is Bakehouse Cottage Home Occupation Conditional Use Permit Request. And the request is from Thomas Thomas, representing Bakehouse Cottage Home Occupation Conditional Use Permit Request on approximately point... 31 Acres, located at 478 West Sandburg Lane, known as Application 2026-0142-USE. And Nick Whitaker is our staff representing this, so go ahead, Nick.

Thank you very much. So yes, this is Bakehouse Cottage, and I'd like to note there was an error in the way that the words were uploaded into the system that we used. It's actually just Bakehouse. So when I say Bakehouse Cottage, it is meaning Bakehouse. Let's see if this works.

Nope.

Okay, so here is the vicinity map of the property right here in the center. Let's see, here's an aerial map of the property. Subject property is right here. And land use, the current land use is residential medium density. Here's a zoning map. Current zoning designation is R4. So just a summary of the request. It's a home occupation conditional use permit. The applicant's requesting to operate a cottage business that produces baked goods from their home. The business is owned and operated by the applicant and their spouse and both reside in the home. No additional employees. Hours of operation are Tuesday through Saturday from 11 a.m. to 9 p.m. The baked goods are sold at farmer's markets and other events. Customer orders are also made online and scheduled for pickup at the subject property. Only one customer is scheduled for pickup at a time. Pickup is only scheduled on Thursdays, Fridays, and Saturdays between 11 a.m. and 9 p.m., and off-street parking is provided for the customer at the time of pickup. The green square here on this map is where the customers park their vehicle when they pick up their order. Here's a floor plan of the property. This is north up here. So they come to the home, pick up their orders here. The orders and baked goods are prepared in the kitchen. And then there is also some storage space here in the garage. So impact analysis and mitigation identified potential impacts for customers coming to the home and associated traffic and customer vehicles parked on the street. And the proposed mitigation is that all requirements of Draper City Engineering Public Works building planning and fire divisions are satisfied. that a Draper City business license shall be obtained, that all other required licensing and regulatory agency approvals shall be obtained and shall be kept current and in good standing, and that the customer pickups shall only take place on Thursday, Friday, and Saturday between the hours of 11 a.m. and 9 p.m., and the customer pickup time shall be scheduled so that only one customer at a time shall come to the home to pick up their order." and that an off-street parking stall shall be provided to the customer at the time of their pickup. And the staff recommendation is approval, and as the applicant's proposal does not negatively impact their neighborhood or the city, the applicant's proposal will contribute tax revenue to the city, and the applicant's proposal supports the economic vitality goals found in the city goals and policies chapter of the Draper City General Plan.

Here's a site photo.

And that is my presentation, if there are any questions.

Thanks, Nick. Does anybody have any questions on staff? It doesn't look like it, so we'll invite the applicant to come up and state your name and any comments that you wish to add to it. How's that?

So I'm actually Tyler Thomas. I'm the one representing today. And I have nothing to add. I'm just sorry I didn't bring some samples.

Yeah, so are we, darn.

But yeah, nothing to add. Yeah. Yeah.

Have you been doing a business elsewhere, or I'm just curious, because it seems like we've gotten several of these lately, homes, you know, people working at their homes with baked goods, et cetera.

No, so I used to do a beignet business a few years back. I just loved baking and finally got back into something else, and I thought cinnamon rolls were a pretty good thing to do, for farmer's markets especially, so that's kind of what got me into it. I've been working on it since January, so.

So that's kind of your niche, the cinnamon rolls? Yep, yep. Wow, sounds heavenly. Okay, thanks. Yeah. You're welcome to have a seat, and if we need you, we'll have you come back in a second. Okay, commissioners, any questions so far? Okay, don't see any. So this is a public hearing, so we will open it up to the public. If anyone wishes to make a comment, please come up to the microphone and state your name. And any comments are allowed up to three minutes, and there is a timer that will start ticking as soon as you approach. Thanks.

Thanks so much. My name is Sheila Smith, and my husband Jim is here too. We haven't met, and that's not being very neighborly of us, but we live in the Big Willow Creek subdivision. Just raise your hands if you've been there. Have you seen our subdivision? Thank you. It's 250 homes, and the way you get into the subdivision is off 114 South, and the way you get out is if you know where the Jensen Family Farm is. So it's just, there's mainly just one road that goes through there. The streets are quite narrow, and when you park, if someone were to park on the street, it's hard to get by them. because it's extremely narrow. And where the Thomases live is they are the only house there that face south, and so you enter the subdivision going down Engelman Drive, and then you turn on Sandburg, and that is the way that you get through the subdivision. So it is a... main thoroughfare through there. And so my husband and I were concerned that it might create a lot of traffic with that. And we don't wish Thomas is any ill here about it. But we know that there's a bus stop here. where children get on and off. And then we were somewhat, we were concerned maybe if trucks were coming in to pick up goods, dropping off supplies, how much that might impact the neighborhood. And we, you know, are just, you know, not very far away from where they live. But that's really... That's just our concerns that it might just really somewhat impact because our subdivision is packed with people and very narrow roads. But thank you for hearing me today. I appreciate that.

Thank you. Any other comments?

I just wanted to emphasize one thing. Can you please state your name? My name is Jim Smith. Thanks. Sheila and I live at 11586 Junegrass Drive, so we're just two houses down from the Thomas's. And the thing that concerns me is the Thomas's, they must have a lot of friends and family because when they have a gathering at their home, there are cars parked all over the street there, and you can barely get by. If we come up the main road and turn left to go to our house, which is right down the street there, it's hard to get by all those cars. And, you know, we don't want to hit anybody's car. It gives us enough room to get by, but it's still, you know, not very safe. So we go slow in case there's any children that may jump out or what have you. And then just right on the opposite corner, is where the school bus comes to pick up the kids and drop the kids off. So it's a concern to us because the roads are so narrow. If you have any cars parked on the street, it's a major concern.

Thank you. Any other comments? Doesn't look like it, so I will then close the public hearing. Response to a couple of the concerns expressed. As far as the traffic and customers, that is being addressed by the conditions, the proposed conditions for mitigation, which are... Well, they have to have at least one parking stall for customers, which was shown on the site plan on their property in their driveway. And there are certain times to pick up the products on Thursday, Friday, Saturday in certain time periods. So that eliminates that. And I think there's one customer. allowed at a time. So that should mitigate any potential congestion with customers, etc. We didn't hear much about drop-off if he has any deliveries of product, etc. I'm seeing a negative, but why don't you come to the microphone and just so it's on the record.

Yeah, you can invite them back up.

We were just going to remind you of that.

Yeah, we won't have any drop-offs or any trucks coming into the neighborhood. I will be going and picking up all of the supplies I may need for any type of orders happening or farmer's market. So no trucks or any deliveries or anything that's coming through the neighborhood.

Okay. Do you have any other comments?

I have a quick question, just on volume. I mean, I noticed you're only doing a few days. Oh. Pickup is Thursday through Saturday, is that right? I'm seeing Tuesday on this form, but pickup's only three days. So what are you anticipating volume to be, like as far as customers per day average?

Yeah, for sure. So I'm starting out, so I have no idea. But we're thinking around like 15 to 20, 25-ish spread out throughout those three days. So not a huge number, but yeah.

And no outside employees? Nope. So volume is kept to the capacity of one person? Yeah. Yeah, and the one Parkinson's. Right, right. I'm just thinking, you know, if there were someone coming and going every 10 minutes or something, that would be problematic. But then I don't know how much time you'd have to spend.

Yeah, I don't know how many I can handle. Yeah.

Okay. All right. Thank you.

Yeah.

Any other comments? Okay. Well, then I will entertain a motion unless there's any other discussion.

I'll make a motion and just preface it by saying, you know, our code does allow for people to have businesses out of their home as long as they're reasonable and the Planning Commission helps mitigate any negative effects. And I think we've done that really well.

Or our staff, excuse me.

We have done nothing. Has done that really well in this case. And I... Wouldn't anticipate there being any issues and we've got the off street parking to address The parking issue and I don't know if the streets are too narrow. I that's definitely beyond our scope so that would come up somebody else but I Will make the motion I move that we approve the home occupation conditional use permit as requested by Thomas Thomas representing Bakehouse Application 2026-0142-USE, based on the following findings for approval and subject to the conditions listed in the staff report dated July 11, 2026. The finding for approval being the proposal complies with the standards for approval found in DCMC Section 9-5-080E, and potential negative impacts are mitigated through the imposition of reasonable conditions.

Thank you, Mary. Do I have a second or any discussion on the motion?

I'll second that.

Thank you, Laura. Okay, we will take the vote on this. Mary, how do you vote? Yes. Laura?

Yes.

Kendra?

Yes.

Josh? Yes. And I also vote yes. And thank you to come in and do this through the proper process, and hopefully your neighbors can get to know each other better and have great cinnamon roll parties. Okay.

Thank you. Cinnamon rolls solve it all. What's that? Cinnamon rolls solve it all.

There you go. Food does most of the time. Okay. Thank you. All right. The next item on the agenda is also a public hearing. This is a city-initiated town center residential zoning text amendment on behalf of Draper City. And it is the zoning text amendments to Chapter 9-11 of the Draper City Municipal Code in order to permit a residential unit on smaller properties in the town center zone, known as Application 2026-0175-TA. And Todd Taylor is our contact on this. Go ahead, Todd.

Sorry, that microphone died. Thank you. So these are proposed Texas amendments in response to some code that we found that prohibits residential uses on properties that are smaller than half an acre in size. Specifically, when we look at the town center zone, it allows a density of six to 25 dwelling units per acre. So then when you're looking at anything that's smaller than a half an acre, that would be less than three units. So then the town center does allow dwelling multiple family units with a conditional use permit, and it prohibits single family dwelling. So then when we look at the definition for a multiple family dwelling, it's three or more units. So the density would allow... two or less units, but the definition and the use table doesn't allow anything less than three units. So what we've done is we're proposing to go into the use table and allow a single family dwelling through a conditional use permit. It has this note that points to it being subject to the provisions of the section 911-090, which is the town center section. And then we've gone in and added this new text in the town center redevelopment provisions that references multiple family dwellings for properties that are half an acre or greater subject to the density requirements. we added in this single family dwelling unit for properties less than half an acre size the requirement that a ground floor of the existing buildings shall be those uses listed as commercial public or civic or municipal uses which is already existing in the town center's zone requirements and that the planning commission finds that all other provisions of the chapter can be met And so we hope that this will allow some of these smaller properties, buildings that we've had come in and talk to us, be able to put a residential use over that ground floor as they seek to reuse some of their historic buildings. That concludes my presentation, and I'm available if you have any questions.

Thanks, Todd. I appreciate it. I have a question. Can you go back to the previous slide? Yeah, there. Is this going to be kind of like similar, like live work units where you've got the commercial on the main floor? How logistically will that work if you're requiring the main floor to be commercial?

No, so the town center doesn't allow live work units due to some changes that the city council made, I think, in the past as a result of the ones just to the south of us. This would be a separate sort of unit and not a combined sort of unit.

single unit that operates two uses it would be a single family just residential unit over a different use a commercial use with a separate entrance and so um as far as ownership is anything like uh the owner have to reside there or have to be the owner of the business is there any strings attached that way or is it just

We don't have any requirements for that. I mean, it could be the same owner. It could be condoed out, maybe.

And it could rent it out. It could be rented out.

Yeah, so town center doesn't allow units on the ground floor. So even if the property is small enough, it would only qualify for one unit. They still couldn't have it on the ground floor, so it would be a mixed-use building with the residential unit above. They could do a condo plot and sell the commercial space and the dwelling unit separately. They could sell it. They could rent it. That would be up to the property owner to decide.

Okay. That sounds like a great solution, actually. I'm glad this was noticed. It's funny how many times you think your code's all across the T's, dot the I's, and then you go, oh, oops. Yeah, there is something we missed. So it's amazing how many times that happens. So thanks for catching it. I appreciate it. Questions, commissioners? Anybody? Okay, this is a public hearing, so we will open the public hearing if there's anyone that wants to make any comments. I don't see anybody, so we will close the public hearing. Bring it back to the commissioners. Commissioners, what are your thoughts?

I can make a motion.

Go ahead. Sounds great.

No comments and everything looks good? I move that we forward a positive recommendation to the city council for the city-initiated town center residential zoning text amendment as requested by Draper City, application number 2026-0175-TA based on the findings and the criteria for approval listed in the staff report dated July 16, 2026. And the findings for, yeah. Sorry, I was looking at the wrong one. But the findings for approval are the six items that are listed there in the report as well as the recommendations of staff.

Thank you, Kendra. Do I have a second or is there a discussion on the motion?

I'll second.

Thank you, Mary. Okay, we will vote, and this is a recommendation that we forwarded to the city council and heard at a different date scheduled. Kendra, how do you vote? Yes. And Mary? Yes. And Laura? Yes. And Josh? Yes. And I vote yes also. So that concludes the posted agenda, and now staff, do you have anything for us?

Yeah, so just a quick update from the last council meeting so there were three items that you guys saw that went to council last week so the domo rezone was approved that was the two properties they're just West of third east going from re1 to re2 that rezone did get approved and Solid constructions rezone on their small piece on 138th, again, just west of 3rd East. That was continued at the applicant's request. They wanted a little bit more time to talk to council before they came to the meeting. So that will be heard at a later date with council. And then we had the short-term rentals text amendment. That was also continued. It will be heard next week. There was a minor error in the... ordinance document itself not the language to the text for the code but the ordinance document that approves the change in the code so that needed to be fixed and then there was some clarification on the enforcement mechanisms that we needed to work on Okay, thank you.

There was also one more, but that was not one you heard, but Spencer had some changes for the Planning Commission governance structure, and that also was continued. So we had everything continued that night.

Okay, thank you. All right, well, if there is no further items, I will take a motion to adjourn.

You'll make one or take one? No, I'll take one.

I will take one. I move we adjourn. Thank you. Meeting adjourned. Seven o'clock.

Bye now.