Planning Commission - Regular Meeting

Good evening. Welcome to our Draper City Planning Commission meeting dated today, 12/18/2025. Thank you to the staff for getting everything ready. This is our last meeting of the year, so you've done great all year, so kudos. We appreciate you getting the reports put together and to us with plenty of time to review. Thanks to the volunteers up here, the commissioners that spend their time looking at those, and we also appreciate the applicants that are here tonight. Then if anyone's listening in, we welcome the public. So let's go ahead and get things started. Our agenda tonight, we have two items on there as posted, and there's no changes to the agenda. Correct?

Alright. So let's go ahead and get things started off. We have two public hearings. The first of which is the break subdivision plat amendment. It's on the request of Gary Knapp representing LM Restaurant Group LC, a subdivision plat amendment located on 1.02 acres of property located at approximately one two two four zero South seven zero zero East and one two two five eight South and seven zero zero East, known as Application 2025 Dash 0174 Dash S U B. So Nick Whitaker is our contact. So go ahead, Nick.

Thank you. So, yes, this is the break subdivision plat amendment request. Here's a vicinity map of the property. It's right off of 700 East And 123rd South, more or less. Here's an aerial map of the property.

This may look familiar almost exactly a year ago. The applicant was here requesting his own change. Here's the land use map. It's neighborhood commercial, and zoning is CC, which is community commercial. So here the project summary is.

The project summary is amending the Draperville Platte to consolidate portions of Lot 7 which is 12240 South 700 East and Lot 8, which is 12258 South 700 East located on Block 17 of the Draperville Platte. The consolidation of the subject property is to subject properties is to accommodate creation of a commercial development, and a geotechnical study was conducted at the subject property and determined to be acceptable. So here is the Draperville Platte. Right here are the subject properties. This is Block 17.

I'll get closer. So the applicant is wanting to combine portions of Lot 7 And 8 to create a single lot to develop that property. This is the amended plat. The final version will have the structures removed from the from the Mylar. Any questions or comments?

Nick, I'm not sure what we're looking at. Can you go back the one slide, please? Yeah. I couldn't understand what this is. What what is what's this plat of?

I apologize. So this is Lot 7 And 8 of the Draperville plat.

Right.

Combining it together into one.

Yeah. But what are these structures? I mean, what are they showing me? Because aren't we aren't we reviewing the platte?

Yeah. So so I and this is in the conditions of the report. So, the final plat that are that will be sent in, will not have these. This this is represents structures on the property.

Currently.

Currently. Yeah. And they will be removed from the plat for the final version.

The structures have actually already been demolished, just recently demolished. So we'll have the plat updated before it gets recorded.

So all we're approving tonight is the combination of the two plot?

That's correct. Two plots. Yeah.

Okay. Thanks. That helps.

Well, will the use for the, for the property eventually come back to the planning commission for site plan?

They will be. Yes. They'll be coming.

Because it seemed to me like this was gonna be a bar and grill if I recall.

You yeah.

And and there was a question on as far as the distancing for the, entrance from residential. Had to be 600 feet or 200 feet as the crow flies?

And that that'll be addressed in the in the in the actual site plan when when we bring that to planning commission. The applicant is working on that and staff, of course, we're working on that as well.

So assuming that would still work, I'm assuming they've checked into that as far as the distance requirements.

Regarding the plat amendment, I mean that wouldn't be in consideration. Am I mistaken on that Jen?

When they come in and apply for their liquor license at that time our business license official will verify distancing standards based on state requirements. That will go to the city council as a local consent item. So the actual liquor license won't come before you. There is a bar license available with the city through the business license standards. And from my understanding, this property does meet the distancing standards.

Okay. That's I know it's not part of this application. I just assumed that they have checked into it. They're aware of that and it hopefully checks out. Okay. Thanks.

Perfect. Thanks. Any of the questions for staff? Alright. Great. Is the applicant here? Yeah. If you'd like to come on down, you can state your name and add anything to that presentation that you'd like. We may have some questions for you.

Okay. I'm, Gary Knapp with JZW Architects. And, yeah, we're combining these two lots, hopefully, to bring the break to this area to that. Just one of the boxes we're trying to check here and and get through. So, yeah, do you have any questions for me? Perfect. Is there

any questions? Alright. Thank you.

Thank

you. Again, we'll give you we'll invite you back up if we need to after the highly contested public hearing with based on the attendance tonight. And those listening in for the recording, there's two seats filled in the in the audience, just so you know. Alright. So this is a public hearing. We'll open it up for public comment. You'll have up to three minutes on the red timer. Is there anyone that would like to address this agenda item? Alright. We're seeing, no one taking that, so we will go ahead and close the public hearing. Commissioners, let's discuss it.

I am act I'm happy to put forward a motion and help this applicant check his box unless anyone else has discussion they would like. Okay. Let's do it. I move that we approve the subdivision plat amendment as requested by Gary Knapp representing LM Restaurant Group LC application 2025Dash0174DashSUB based on the following findings for approval as listed in the staff report dated 12/08/2025. Finding for approval being there's good cause for the amendment and no public street or municipal utility easement will be vacated or amended.

Great. Thanks for that, Mary. Who will second that motion?

I'll second.

Alright. Thanks, Lisa. K. Let's go ahead and put that to a vote. So first, we have Mary.

Yes.

Lisa.

Yes.

Laura.

Yes.

Christine.

Yes.

And Susan. Yes. Alright. Congrats on that. We'll see you again soon. Alright. Let's go ahead and move on to our next public hearing. This is the T Mobile Steep Mountain Park amendment conditional use permit request. It's on the behalf of Declan Murphy representing Coal Creek Consulting and T Mobile. A conditional use permit to amend details and conditions for a previously approved wireless telecommunications facility on approximately 9.51 acres at approximately three five one East Steep Mountain Drive. This is known as application 2025Dash0275DashUSE. And Todd Draper is our staff contacts. Go ahead, Todd.

Yes. Thank you. So as you mentioned, this is the conditional use permit for T Mobile. They are proposing to do some upgrades to the existing Poland Tower. This is the vicinity of Steam Mountain Park. And if my mouse will stop rolling back, I'll try another one. It might be. It'll work. This is the aerial view and the tower. Wow.

It really likes that today. Tower located right in that, location there next to the basketball. And, again, there on the land use map, this is, marked as open space and parks and OS zoned as well. This is the site plan. Again, if it'll stay.

Wow. Right here, we've got that basketball court and then the tower next to it. The associated equipment is in a building that's actually designed to match with the restrooms there, so it just all looks like one building. There is no change to the rest of the site necessarily that's being proposed or anything to exterior of the building. There'll be a few appurtenances inside the building that will be swapped out.

And then with the elevations, part of the reason this is coming as a conditional use, they are going to take the canister off where the existing antennas are inside. I don't know which mouse. It might be a different mouse. It's keeps jumping us around. But, anyway and then they're going to put a new antenna array on the top of that pole, extend the pole a little bit.

The overall height actually increases, I believe, by two feet from 40 to 42. They will be painting the antennas to match the pole color, which is just changing that method of concealment. That is an allowable method to conceal in the ordinance, and we have kind of addressed that in the staff report as well as one of those mitigating conditions. And then just some site photos here. Again, this is taken, I believe, from Redleaf Drive, and then just a closer up shot across the basketball court looking towards the east.

And then this is in the Northeast corner of the park looking to the Southwest corner, and you can kinda see where that is there. The impact would be minimal. Any other questions you may have for me?

Do you know what the width of the antennas are? The proposed width? I know you talk you mentioned the height, but what is do we know what the width is? How far is that I

know it's less than the lights that are existing there. I can probably figure that out So

you can ask the applicant too when they come up. Yeah.

I'll add for stealth design, one thing we look at is are those antenna kinda more flush with the pole versus that larger, wider array?

Yeah. So this still qualifies technically as a stealth? Okay. Thanks.

Alright. No other questions? Thank you, staff. Is the applicant here? If you wanna come on down same drill, just state your name and then add anything you like.

My name is Jacob Ryans with Coal Creek Consulting. Unfortunately, Declan is out of state, and there's some technical issues for him calling in. So I'm subbing in tonight. I don't have anything to add to that. But if you have any questions, I'm happy to answer them.

This is a random question maybe for staff, maybe for you. When T Mobile or any other company puts a poll in a public or city owned park, is there a fee that's paid to the park or the city for that or to the city, not the park?

Yep. Yes. There is. They've Okay. They have a lease with the city.

Okay. Thank you.

Alright. Any other questions on width on the antennas? You good, Susan? Yep. K. Great. Well, it looks like you got off easy. So that's it from us. Alright. Put it up to, again, the hot public comment here, and we'll let you know if we need to have it come back up. This is a public hearing. We'll open it up to public comment. Who would like to address this item? No one. So we'll go ahead and close the public hearing. Alright. Commissioners, any discussion on this?

I don't I don't have an opinion one way or the other. I think it's fine. Does anybody else, wanna comment on that or discuss it?

Okay. I'm good with clarifications. I'll make

a motion then. I move that we approve the conditional use permit amendments as requested by Declan Murray representing Coal Creek Consulting and T Mobile for the proposed T Mobile wireless telecommunication facility application 2025Dash0275DashUSE based on the findings and criteria for approval and the conditions listed in the staff report dated 12/10/2025. Findings for approval is there in the staff report, and I agree with them.

Great. Thank you, Lisa. Who will second that motion?

I'll second it.

Alright. Thanks, Susan. K. Let's put it to a vote. Lisa?

Yes.

Susan?

Yes.

Christine?

Yes.

Mary?

Yes.

And Laura? Yes. Alright. For the last vote of the year. Nice job. Alright. Congrats on that. Thanks for coming in and spend some time with us. Alright. That's what we've got now for tonight. It looks like any other items on the agenda.

Yeah. So we just wanted to remind you all about your training for the year. Todd's been busy calculating where everybody's at. So all of you have emails. If you have outstanding training, he sent you links to those trainings. Please email him when you've completed them. You have until the end of the year.

Yep. And and I can report we we did talk about it briefly before this meeting, but we only have one of you needed the few minutes from, last week's training, and everybody else here is good. You've got your four hours for the year or much greater. Thank you,

Susan. My pleasure.

Thank you. I think you're around 24 or so.

Is that all?

Yeah. So at least that you've turned into us. So we appreciate that.

Good. Good.

Perfect. Alright. Well, well done, staff. Well done, commissioners.

Is there any updates from city council before we close? Or were you gonna get to that?

Yeah. We can take a minute. Yeah.

Why why don't we go over Tuesday's meeting there just real quick if you wanna give some updates?

Yeah. So Tuesday for Bangerter Crossroads, zoning map and land use map amendments as well as the Openshaw zoning and land use map amendments. City council did approve those. The ordinance was the ordinance that would actually change the the zoning that was approved sets it so that it doesn't take effect until May 7, and it requires the applicants to come in with a development agreement. So they have to make that development agreement application before the end of the year and then that gives us five months, well four months to really kind of work through that process, have those public hearings, bring it to planning commission council and get something approved for the development agreement before the zoning takes effect.

The other item on that agenda was the wildly popular geotechnical text amendment.

Oh, yeah.

And that also passed as well as the Why? Was it appendix Standards. Standards as a separate stand alone document. So those will help us do that part of the ordinance a lot better and make changes as they become applicable over time.

Perfect. Well, great. Well, thanks again, staff. If there's nothing else on our on our agenda tonight, before I wish everyone a great holiday break and then a good nice switch over to the New Year, what would we like to do? Anything else? Alright. Seeing no other business.

I move we adjourn.

Great. Adjourned.