The Agenda will be as follows: (Times listed on the agenda are approximate and may be accelerated or subject to change.)

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1 PLANNING COMMISSION AGENDA Notice is hereby given that the Draper City Planning Commission will hold a Regular Meeting at 5:30 pm on Thursday, January 28, 2016, in the City Council Chambers at 1020 East Pioneer Road, Draper, Utah. The Agenda will be as follows: (Times listed on the agenda are approximate and may be accelerated or subject to change.) 5:30 p.m. Dinner Study Meeting: 6:00 p.m., City Council Chambers on the 1 st floor Study Business Items Business Meeting: 6:30 p.m., City Council Chambers on the 1 st floor Citizen Comments: To be considerate of everyone attending the meeting, public hearing comments will be limited to three minutes per person per item. Comments which cannot be made within these limits should be submitted in writing to the City Recorder prior to noon the day before the meeting. 1. Public Hearing: Go West Entertainment Home Occ. CUP On the request of Bianca S. West for approval of a Conditional Use Permit (CUP) to allow a home-based business in the R3 zone at S. Olive Berry Ln. that offers group vocal lessons. This application is otherwise known as the Go West Entertainment Home Occ. CUP Request, Application #CUP Staff contact is Dennis Workman at (801) or dennis.workman@draper.ut.us. Documents: go west entertainment cup.pdf 2. Public Hearing: Grayson Place Zone Change On the request of Dan Stewart for approval of a Zoning Map Amendment of 1.04 acres at 1111 E S. from the RA1 (Residential Agricultural, 1 acre lots) to the RA2 (Residential Agricultural, 1/2 acre lots) zone. This application is otherwise known as the Grayson Place Zone Change Request, Application #MA Staff contact is Dennis Workman at (801) or dennis.workman@draper.ut.us. Documents: grayson place zc.pdf 3. Public Hearing: Lone Peak Medical Center Subdivision Plat Amendment On the request of Andy Hubbard, representing Great Basin Engineering for approval of a Plat Amendment in the CR (Regional Commercial) zone converting an existing office building to office condos at approximately 96 E. Kimballs Lane. This application is otherwise known as the Lone Peak Medical Center Subdivision Plat Amendment Request, Application #SUB Staff contact is Jennifer Jastremsky at (801) or

2 Documents: lone peak hospital subdivision pa.pdf Staff Reports a) Discussion Items b) Administrative Reviews c) Other items Adjournment Any person adversely affected by a decision of the Planning Commission regarding the transfer, issuance or denial of a conditional use permit may appeal such decision to the City Council by filing written notice of appeal stating the grounds therefore within fourteen (14) days from the date of such final determination. SALT LAKE COUNTY / UTAH COUNTY, STATE OF UTAH I, the City Recorder of Draper City, certify that copies of the agenda for the Planning Commission meeting to be held the Thursday, January 28, 2016, were posted on the Draper City Electronic Bulletin Board, Draper City website the Utah Public Meeting Notice website at and sent by to the Salt Lake Tribune, and the Deseret News. City Seal: Rachelle Conner, MMC, City Recorder Draper City, State of Utah PUBLIC HEARING PROCEDURE AND ORDER OF BUSINESS. In compliance with the American with Disabilities Act, any individuals needing special accommodations including auxiliary communicative aides and services during this meeting shall notify Rachelle Conner, MMC, City Recorder at (801) or rachelle.conner@draper.ut.us, at least 24 hours prior to the meeting.

3 Planning Commission Application Summary Project Name: Go West Entertainment CUP Address: S. Olive Berry Ln. Current Zoning: R3 Hearing Date: January 28, 2016 Summary of Request The applicant is requesting approval of a CUP for a home-based business that offers group vocal lessons. Background The applicant wishes to conduct group music lessons from her home. Chapter categorizes this use as a Personal Instruction Service, for which a conditional use permit is necessary. Classes will be held on Tuesdays between 4:00 7:00 pm during the traditional school year (September to June). There will be preteen girls per class session, and there will be no outside employees. General Plan and Zoning The land use map of the General Plan designates the subject property as Residential Medium Density. R3 zoning is compatible with this designation, and a Personal Instruction Service is compatible with R3 zoning provided certain conditions are met. Analysis The property contains one single family home that is approximately 3,500 square feet total. For the vocal lessons, the applicant is proposing to use a room in the basement of the home which is approximately 800 square feet less than the 25% allowance. The home has a driveway that accommodates three cars, as well as a garage that accommodates three cars. The applicant states, however, that she does not expect any customer parking because the students will come by carpool and be dropped off and picked up. Practices are closed, even to parents. She will instruct those dropping off and picking up to do so in front of the driveway rather than to pull into the driveway. In this way, they will avoid the need for backing up and the potential danger associated with it. Deviations (If applicable) Not applicable Staff Recommendation Staff recommends approval of the CUP.

4 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT January 15, 2016 To: Planning Commission Business Date: January 28, 2016 From: Development Review Committee Prepared by Dennis Workman, Planner II Re: Go West Entertainment Home Occupation CUP Application No.: CUP Applicant: Bianca S. West Project Location: S. Olive Berry Ln. Zoning: R3 Acreage: 0.21 acre Request: Approval of a conditional use permit to allow a home-based business that offers group vocal lessons SUMMARY The applicant wishes to conduct group music lessons from her home. Chapter categorizes this use as a Personal Instruction Service, for which a conditional use permit is necessary. Classes will be held on Tuesdays between 4:00 7:00 pm during the traditional school year (September to June). The number of students will range from 15-20, and the applicant will be the only employee. Practice sessions will take place in an 800 square foot room in the basement of the home. ANALYSIS General Plan and Zoning. The land use map of the General Plan designates the subject property as Residential Medium Density. R3 zoning is compatible with this designation, and a Personal Instruction Service is compatible with R3 zoning provided certain conditions are met. Draper City Municipal Code. Section (c) of the DCMC lists Personal Instruction Service as one of five businesses that may be conducted from a residential home, pursuant to CUP approval. Section defines the use as follows: Personal Instruction Service: An establishment primarily engaged in the provision of informational, instructional, personal improvement and similar services of a nonprofessional nature. Typical uses include art and music schools, driving and computer instruction, gymnastic and dance studios, handicraft or hobby instruction, health and fitness studios, massage therapist instruction, martial arts training, and swimming clubs. Site Plan Layout and Parking. The property contains one single family home that is approximately 3500 square feet total. For the vocal lessons, the applicant is proposing to use a room in the basement of the Go West Entertainment Conditional Use Permit 1 App. CUP

5 home which is approximately 800 square feet less than the 25% allowance. A site plan layout is included with this report. The home has a driveway that accommodates three cars, as well as a garage that accommodates three cars. The applicant states, however, that she does not expect any customer parking because the students will come by carpool and be dropped off and picked up. She says that practice sessions will be closed, even to parents. She will instruct those dropping off and picking up to do so in front of the driveway rather than to pull into the driveway. In this way, they will avoid the need for backing up and the potential danger associated with it. Home Occupation Criteria. The DCMC sets forth development standards applicable to all home occupations. They are found in Section , as follows: (a) (b) (c) (d) (e) (f) (g) Ownership. The home occupation shall be owned and operated by a person who resides in the dwelling where the home occupation is located. Such person shall be the primary provider of the labor, work, or service provided in the home occupation. The business owner is the owner of the home. Business License. A business license for the home occupation shall be obtained from and continually maintained with the City pursuant to Chapter 6-11 of the Draper City Municipal Code. The applicant will be required to maintain a valid Draper City Business License throughout the operation of the business. Employees. Members of the family of the owner who reside in the dwelling may be employed in the home occupation. Non-family or non-resident employees shall be limited to one person. The applicant will be the only employee for the home occupation. Inspection. All facilities shall comply with fire, building, plumbing, electrical and all other city, county, state and federal codes. Inspections during reasonable hours by City officials may occur as necessary to assure compliance with regulations. The proposed home occupation will be subject to all required inspections associated with receiving a Business License and operating a business. Inventory. No stock in trade, inventory, or other merchandise to exceed 250 square feet shall be kept on the premises. No outside storage is allowed. The proposed home occupation will not have any outside storage. Any supporting material associated with the business will take up much less than 250 square feet of space. Modification of Structures or Yards. There shall be no visible evidence from the exterior of a dwelling that it is being used for any other purpose than that of a dwelling. Yards surrounding the dwelling and accessory buildings shall not be used for storage of the home occupation use. No activities shall be carried on outside the dwelling in the yard for the benefit of or incidental to the home occupation. No front yard area shall be altered to provide parking required for a home occupation. There are no structural or aesthetic alterations needed to the home or property to accommodate the proposed home occupation. Nuisance. Tools, items, equipment, or activities conducted within the dwelling which is offensive or noxious by reason of the emission of odor, smoke, gas, vibration, magnetic interference, or noise shall be prohibited. The proposed home occupation will not be a nuisance in any way to neighboring property owners. Go West Entertainment Conditional Use Permit 2 App. CUP

6 (h) (i) (j) (k) (l) (m) (n) (o) Secondary Use. The home occupation shall be clearly incidental and secondary to the primary use of the dwelling for residential purposes. The home occupation shall not disrupt the normal residential character of the neighborhood in which the residence is located. Not more than twenty-five percent (25%) of the dwelling unit shall be used for the home occupation. The proposed home occupation is clearly incidental and secondary to the residential use of the property. County records show that the home is approximately 3,500 square feet finished area. The area to be used for the home occupation will be approximately 800 square feet, which is approximately 22% of the total square footage of the home. Signs. All signage in a residential area must comply with the Draper City Sign Ordinance (Chapter 26 of [the Draper City Municipal Code]). The proposed home occupation would be permitted the standard signage allowances dictated in Chapter 9-26 of the Draper City Municipal Code, should the applicant desire and apply for such signage. No signage is being applied for at this time. Traffic, Parking, and Access. No home occupation use shall generate pedestrian, parking, or vehicular traffic in excess of that customarily associated with the zone in which the use is located. All parking shall be provided and maintained on-site with adequate provision for drop-off traffic. There are three parking spaces in the driveway of the home, but these will not be necessary for the home occupation. The applicant states that she does not expect any customer parking because the students will come by carpool and be dropped off and picked up. Practices are closed, even to parents. She will instruct those dropping off and picking up to do so in front of the driveway rather than to pull into the driveway. In this way, they will avoid the need for backing up. Vehicles. Other than the business owner s personal transportation, there shall be no vehicles or equipment on the property associated with the home occupation which would not normally be found at a residence. No signage for the home occupation shall be allowed on vehicles. The proposed home occupation will have no vehicles associated with the business or beyond that used and intended for the homeowner s personal transportation. Yards. Yards surrounding the dwelling and accessory buildings shall not be used for any activities or storage of any materials associated with the home occupation. The proposed home occupation will not involve the property on the outside of the home. Customers. No customers allowed. Children accessing a limited day care or limited preschool facility shall not be considered customers. Under the conditional use permit for this home occupation, customers (students) will be allowed to come to the home. Utility Demand. The home occupation shall not cause a demand for public utilities in excess of that necessarily and customarily provided for residential uses. The proposed home occupation should have no impact on the utility system of the city or the subject area of the community. Main Structure. The home occupations shall be conducted, located, and contained within the primary structure on the property. The applicant will use a room in the basement and thereby be compliant with this requirement. Go West Entertainment Conditional Use Permit 3 App. CUP

7 (p) (q) Single-Family Dwellings. Home occupations listed as permitted in Section of this Title and which fully comply with the terms of this subsection may be permitted in a multiple-family dwelling. Home occupations which are not listed as permitted in Section of this Title and/or which require a Conditional Use Permit to alter the standards of this section shall not be permitted in a multiple-family dwelling or development. The subject property for which the proposed home occupation is to be located is a single-family dwelling. Licensure. Any home occupation involving child care shall comply with all applicable State and local laws and regulations regarding residential child care, including, but not limited to provisions of the Utah Child Care Licensing Act, as set forth in Utah Code Ann , et seq., as amended, and the Residential Certificate Child Care Standards as set forth in the Utah Admin. Code R , et seq., as amended. In addition, Cottage Food Production Operations are regulated and inspected by the Utah Department of Agriculture. Any food-related home occupation under their jurisdiction must comply with these regulations. The proposed home occupation does not involve child care or food. Criteria For Approval for a Conditional Use Permit. The criteria for review and potential approval of a Conditional Use Permit request is found in Section (e) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (e) Approval Standards. The following standards shall apply to the issuance of a conditional use permit. (1) A Conditional Use Permit may be issued for a use to be located within a zone where the particular conditional use is allowed by the use regulations of the zone. (2) Reasonable conditions may be imposed as necessary to substantially mitigate reasonably anticipated detrimental effects of the proposed use. These conditions may include conditions concerning use, construction, character, location, landscaping, screening, parking, hours of operation, and other matters relating to the purposes and objectives of this Section. Such conditions shall be expressly set forth in the motion authorizing the Conditional Use Permit. (3) If the reasonably anticipated detrimental effects of a proposed conditional use cannot be substantially mitigated by the imposition of reasonable conditions to achieve compliance with applicable standards, the conditional use may be denied. (4) The following factors shall be reviewed and considered in determining whether a Conditional Use Permit application should be approved, approved with conditions, or denied because reasonable conditions cannot be imposed to achieve compliance with applicable standards: (i) the harmony and compliance of the proposed use with the objectives and requirements of the City s General Plan and this Title; (ii) the suitability of the specific property for the proposed use; (iii) whether the proposed use or facility may be injurious to potential or existing development in the vicinity; Go West Entertainment Conditional Use Permit 4 App. CUP

8 (iv) the economic impact of the proposed facility or use on the surrounding area; (v) the aesthetic impact of the proposed facility or use on the surrounding area; (vi) the safeguards proposed or provided to ensure adequate utilities, transportation access, drainage, parking, loading space, lighting, screening, landscaping, open space, fire protection, and pedestrian and vehicular circulation; (vii) the safeguards provided or proposed to prevent noxious or offensive emissions such as noise, glare, dust, pollutants and odor from the proposed facility or use; and (viii) the impact of the proposed facility or use on the health, safety, and welfare of the City, the area, and persons owning or leasing property in the area. (5) The Planning Commission may request additional information as may be reasonably needed to determine whether the requirements of this Subsection (e) can be met. REVIEWS Planning Division Review. The planning staff has reviewed this request and issues a recommendation for approval with the following conditions: 1. That the business shall meet all requirements of DCMC Section , except as exempted by this permit. 2. That parking associated with or caused by the home occupation shall be located within the private driveway or directly in front of the home on the public right-of-way. 3. That all requirements of the Unified Fire Authority and Draper City Building Official shall be satisfied throughout the operation of the home occupation on the property. 4. That a building inspection and fire inspection shall be required with the business license application review. 5. That the home occupation shall acquire and maintain a valid Draper City business license throughout its operation. Engineering Review. In a memo dated January 14, 2016, Brien Maxfield recommends approval with the following comments and conditions: 1. The present and future requirements for transportation, traffic, water, sewer, and other utilities for the subject site do not appear to be detrimentally impacted. The number of trips generated by employee(s) and customers will not have a detrimental impact to the area due to the traffic capacity of surrounding streets such as Olive Berry Lane. Given the location and proposed use, the use is not anticipated to generate a significant impact to traffic, water, sewer, or other utilities; 2. Parking on Honeyberry Court may congest access to the cul-de-sac. The application indicates employees (none currently planned) and customers will park in the driveway and on adjacent street(s). Engineer recommends all parking associated with this CUP be in the driveway, not near corners to obstruct traffic safety or pedestrian access to crosswalks. This will accommodate emergency access into and out of the cul-de-sac and surrounding areas. Similarly, employees and customers shall not block access to Honeybee Park. 3. The proposed use does not appear detrimental to the health, safety, or general welfare of the persons residing or working in the vicinity, or injurious to the property or improvements in the vicinity; Go West Entertainment Conditional Use Permit 5 App. CUP

9 4. The proposed use appears to have been presented as desirable to provide a service or facility which will contribute to the general well-being of the neighborhood and the community. Building Review. In a memo dated January 4, 2016 Keith Collier with the Building Division issues a recommendation for approval without further comment. Unified Fire Review. In a memo dated January 15, 2016, Don Buckley with the Unified Fire Authority recommends approval with the following conditions and comments. 1. 2A-10BC Fire Extinguishers required. The extinguisher needs to be a serviceable type meaning metal head and metal neck. Extinguishers need to be located in a conspicuous location where they will be readily accessible and immediately available for use. Placed every 75 feet of travel. If in cabinet or not the extinguisher or cabinet needs to be mounted so that the top is not more than five (5) feet above the floor. 2. Visible Addressing Required. New and existing buildings shall have approved address numbers plainly legible and visible from the street fronting the property. These numbers shall contrast with their background. Noticing. Public noticing has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a conditional use permit by Bianca West, application CUP , subject to the following conditions: 1. That the business shall meet all requirements of DCMC Section , except as exempted by this permit. 2. That parking associated with or caused by the home occupation shall be located within the private drive-way or directly in front of the home on the public right-of-way. 3. That all requirements of the Unified Fire Authority and Draper City Building Official shall be satisfied throughout the operation of the home occupation on the property. 4. That a building inspection and fire inspection shall be required with the business license application review. 5. That the applicant shall acquire and maintain a valid Draper City business license for as long as the business operates. This recommendation is based on the following findings: 1. That the proposed home occupation meets the intent, goals, and objectives of the Draper City General Plan by: a. increasing the diversity of business offerings while ensuring the sustainability of the economy and improving general quality of life; b. fostering new and existing economic activities and employment opportunities that are compatible with Draper s lifestyle; c. encouraging and supporting a diversity of businesses; and d. encouraging a diverse array of goods and services being provided for consumers. 2. That the proposed home occupation meets the requirements and provisions of the Draper City Municipal Code. 3. That the proposed home occupation will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 4. That the proposed home occupation will not alter the general aesthetic and physical Go West Entertainment Conditional Use Permit 6 App. CUP

10 development of the area. 5. That the proposed home occupation requires no utility or public services beyond that which the residence already requires, thereby safeguarding and ensuring the adequacy of utilities in the area. 6. That the subject property is well suited to accommodate the proposed home occupation. 7. That the proposed home occupation will not emit noxious or offensive emissions such as noise, glare, dust, pollutants, and odor. MODEL MOTION Sample Motion to Approve. I move we approve the request for a conditional use permit by Bianca West, application CUP , based on the findings and subject to the conditions listed in the staff report dated January 15, 2016 and as modified by the conditions below: 1. List any additional findings and conditions. Sample Motion to Deny. I move we deny the request for a conditional use permit by Bianca West, application CUP , based on the following findings: 1. List any findings Go West Entertainment Conditional Use Permit 7 App. CUP

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18 Planning Commission Application Summary Project Name: Grayson Place Zone Change Address: 1111 E S. Current Zoning: RA1 Hearing Date: January 28, 2016 Summary of Request The applicant seeks a rezone from RA1 to RA2 on a one-acre parcel. Background The applicant is requesting approval of a zoning map amendment for an acre of ground located on the north side of South. His recent attempt to rezone this parcel and the east-abutting RA2 parcel to R3 did not succeed. (On October 22, 2015 the PC voted 4-1 to send a negative recommendation to the CC, and on December 1, the CC voted 4-1 to deny the zone change.) The applicant now seeks RA2 zoning for the RA1 parcel. RA2 zoning on the whole (3.87 acres) will facilitate a subdivision of seven single family residential building lots, each being a minimum of 20,000 square feet. General Plan and Zoning The General Plan designates this area as Low/Medium Density Residential (up to two dwelling units per acre). As such, the request for RA2 zoning conforms with the General Plan. As shown on the attached form entitled Surrounding Parcel Acreage, RA2 zoning surrounds the subject property on its west, north and east sides. On the south is RA1 zoning, which includes some parcels which are actually closer to half acre in size. As such, the requested zoning is compatible with the surrounding area. Analysis Staff has reviewed this request against the goals, objectives and policies of the city s general plan, and finds that RA2 zoning is in conformance. The criteria for approval include: a. Promoting development patterns and standards that are consistent with the surrounding uses and reinforce an area s character. b. Encouraging land uses that create a sense of community among those who work, live, and play within local neighborhoods. c. Protecting and revitalizing established areas/neighborhoods by promoting new development and the adaptive reuse of existing community resources that reenergize an area. Deviations (If applicable) Not applicable Staff Recommendation Staff recommends approval of the zone change.

19 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT January 15, 2016 To: Planning Commission Business Date: January 28, 2016 From: Development Review Committee Prepared by Dennis Workman, Planner II Re: Grayson Place Zone Change Application No.: MA Applicant: Dan Stewart Project Location: 1111 E S. Zoning: RA1 Acreage: 1.04 acre Request: To rezone the property from RA1 to RA2 BACKGROUND This applicant is requesting approval of a zoning map amendment for an acre of ground located on the north side of South. His recent attempt to rezone this parcel and the east-abutting RA2 parcel to R3 did not succeed. (On October 22, 2015 the PC voted 4-1 to send a negative recommendation to the CC, and on December 1, the CC voted 4-1 to deny the zone change.) The applicant now seeks RA2 zoning for the RA1 parcel. RA2 zoning on the whole (3.87 acres) will facilitate a subdivision of seven single family residential building lots, each being a minimum of 20,000 square feet. ANALYSIS General Plan. The General Plan designates this area as Low/Medium Density Residential (up to two dwelling units per acre). As such, the request for RA2 zoning conforms to the General Plan. Criteria For Approval. The criteria for review and potential approval of a zoning map amendment request is found in Sections (e) of the Draper City Municipal Code. This section sets forth the standard of review as follows: (e) Approval Standards. A decision to amend the text of this Title or the zoning map is a matter committed to the legislative discretion of the City Council and is not controlled by any one standard. However, in making an amendment, the City Council should consider the following factors: (1) Whether the proposed amendment is consistent with goals, objectives and policies of the City s General Plan; (2) Whether the proposed amendment is harmonious with the overall character of existing development in the vicinity of the subject property; Grayson Place Zoning Map Amendment 1 App. MA

20 (3) Whether the proposed amendment is consistent with the standards of any applicable overlay zone. (4) The extent to which the proposed amendment may adversely affect adjacent property; and (5) The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection. Planning Review. RA2 zoning on the subject property would not be contrary to the goals, objectives and policies of the city s general plan. These include: a. Promoting development patterns and standards that are consistent with the surrounding uses and reinforce an area s character. b. Encouraging land uses that create a sense of community among those who work, live, and play within local neighborhoods. c. Protecting and revitalizing established areas/neighborhoods by promoting new development and the adaptive reuse of existing community resources that reenergize an area. Engineering Review. In a memo dated January 14, 2016, Brien Maxfield recommends approval with the following conditions and comments: 1. The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection; Other than noted below, we are not aware of any inadequacies of the facilities intended to serve this property. a. Connectivity with this parcel does not appear to be an issue, as it appears to have adequate access to South, a presently classified minor collector street. b. There is a storm drainage pipeline fronting the property in South. Provisions for onsite storm drainage will need to be addressed with any subdivision application, and shall comply with the provisions of the site plan requirements within the Draper City Municipal Code. c. Sanitary sewer facilities will be provided by South Valley Sewer District. Any subdivision application will require a commitment to serve from the Sewer District that facilities are adequate to provide service for the proposed uses. d. Drinking water is provided by WaterPro. Any site application will require a commitment to serve from WaterPro that facilities are adequate to provide service for the proposed uses. Noticing. Noticing has been properly issued in the manner outlined in the city and state codes. STAFF RECOMMENDATION Staff recommends approval of the Grayson Place rezone request by Dan Stewart, application MA , based on the following findings: 1. That Section of the DCMC allows for the amendment of the city s zoning map. 2. That the proposed amendment is consistent with the goals, objectives and policies of the City s General Plan, such as: Grayson Place Zoning Map Amendment 2 App. MA

21 a. Promote development patterns and standards that are consistent with the surrounding uses and reinforce an area s character. b. Encourage land uses that create a sense of community among those who work, live, and play within local neighborhoods. c. Protect and revitalize established areas/neighborhoods by promoting new development and the adaptive reuse of existing community resources that reenergize an area. 3. That all five findings for a zone change, as contained in (e) and outlined in this staff report, are satisfied. 4. That adequate facilities and services exist to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection. 5. That the proposed zone change is harmonious with the overall character of existing development in the vicinity of the subject property. 6. That the proposed amendment would not adversely affect adjacent property or the character of the neighborhood. MODEL MOTION Sample Motion for a Positive Recommendation. I move we forward a positive recommendation to the City Council regarding the Grayson Place Zoning Map Amendment, as requested by Dan Stewart, application MA , based on the findings for approval listed in the staff report dated January 15, 2016, and the following additional findings: 1. List any other findings. Sample Motion for a Negative Recommendation. I move we forward a negative recommendation to the City Council regarding the Grayson Place Zoning Map Amendment, as requested by Dan Stewart, application MA , based on the following findings: 1. List any other findings. Grayson Place Zoning Map Amendment 3 App. MA

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29 Planning Commission Application Summary Project Name: Lone Peak Medical Center Condominium Subdivision Plat Amendment Address: 96 East Kimballs Ln Current Zoning: CR (Regional Commercial) Hearing Date: January 28, 2016 Summary of Request This application is a request for approval of a Plat Amendment for approximately acres located on the south side of Kimballs Ln, at approximately 96 East Kimballs Ln. The property is currently zoned CR (Regional Commercial). The applicant is requesting that a Plat Amendment be approved to amend Lot 2 of the Lone Peak Medical Center Subdivision in order to convert the office building located on Lot 2 into office condos. Background The Lone Peak Medical Center Subdivision was approved on November 12, This subdivision created lots for each of the three buildings on site, including the hospital and the two office buildings. The office building the applicant is seeking to condominiumize was approved on February 13, General Plan and Zoning The Land Use Map of the General Plan calls for the Community Commercial land use designation for the subject property. This category permits the full scope of commercial land uses that are destination-oriented. The areas may include large-scale, master-planned commercial centers, big-box stores and offices. The property has been assigned the CR (Regional Commercial) zoning classification. The purpose of the CR zone is to provide areas where a combination of destination-oriented business, retail commercial, entertainment, and related uses may be established, maintained and protected to serve both residents and non-residents of the City. The CR (Regional Commercial) zoning designation is identified by the General Plan as a preferred zoning classification for the Community Commercial land use designation. Analysis The plat amendment will take the existing office building approved in 2013 and parcel it out into office condominiums. There will be 11 office condos, ranging in size from 1,310 square feet to 17,983 square feet. The remaining area will be common space, including hallways, elevators, stairwells, and the lobby and will include 13,086 square feet of building space. The owners association will also own the land underneath the building that encompasses all of Lot 2. Lot 2 itself equals acres. An owners association will be created with the recording of the plat. Deviations (If applicable) None Staff Recommendation Staff is recommending a positive recommendation be forwarded to the City Council.

30 Planning Commission Application Summary Model Motions Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Lone Peak Medical Center Condominium Subdivision Plat Amendment Request by Andy Hubbard, representing the Great Basin Engineering for the purpose of converting Lot 2 within the Lone Peak Medical Center Subdivision into office condos, application SUB , based on the findings and subject to the conditions listed in the Staff Report dated January 19, 2016 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Lone Peak Medical Center Condominium Subdivision Plat Amendment Request by Andy Hubbard, representing the Great Basin Engineering for the purpose of converting Lot 2 within the Lone Peak Medical Center Subdivision into office condos, application SUB , based on the following findings: 1. List any additional findings

31 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT January 19, 2016 To: From: Draper City Planning Commission Business Date: January 28, 2016 Development Review Committee Prepared By: Jennifer Jastremsky, AICP, Planner III Planning Division Community Development Department Re: Lone Peak Medical Center Condominium Subdivision Plat Amendment Request Application No.: SUB Applicant: Andy Hubbard, representing Great Basin Engineering Project Location: Approximately 96 East Kimballs Ln Zoning: CR (Regional Commercial) Zone Acreage: Approximately Acres (Approximately 33,947 ft 2 ) Request: Request for approval of a Plat Amendment in the CR (Regional Commercial) zone regarding the conversion of an existing office building into office condos. SUMMARY This application is a request for approval of a Plat Amendment for approximately acres located on the south side of Kimballs Ln, at approximately 96 East Kimballs Ln. The property is currently zoned CR (Regional Commercial). The applicant is requesting that a Plat Amendment be approved to amend Lot 2 of the Lone Peak Medical Center Subdivision in order to convert the office building located on Lot 2 into office condos. BACKGROUND The Lone Peak Medical Center Subdivision was approved on November 12, This subdivision created lots for each of the three buildings on site, including the hospital and the two office buildings. The office building the applicant is seeking to condominiumize was approved on February 13, ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Community Commercial land use designation for the subject property. This category permits the full scope of commercial land Lone Peak Medical Center Condo Subdivision Plat Amendment Request 1 App. #SUB

32 uses that are destination-oriented. The areas may include large-scale, master-planned commercial centers, big-box stores and offices. The property has been assigned the CR (Regional Commercial) zoning classification. The purpose of the CR zone is to provide areas where a combination of destination-oriented business, retail commercial, entertainment, and related uses may be established, maintained and protected to serve both residents and non-residents of the City. Typical uses in this zone include large-scale, master-planned commercial centers with outlying commercial pads, big-box stores, offices, and various types of high density residential uses. The CR (Regional Commercial) zoning designation is identified by the General Plan as a preferred zoning classification for the Community Commercial land use designation. Properties assigned the RM1 (Multi-Family Residential) and R3 (Single Family Residential) zoning classifications abut the subject property on the north and east across South and 150 East, respectively. Properties assigned the same CR zoning classification abut the subject property on the south, and properties assigned the CC (Community Commercial) zoning classification abut the subject property on the west, across State Street, along with the I-15 corridor. Subdivision Layout. The plat amendment will take the existing office building approved in 2013 and parcel it out into office condominiums. There will be 11 office condos, ranging in size from 1,310 square feet to 17,983 square feet. The remaining area will be common space, including hallways, elevators, stairwells, and the lobby and will include 13,086 square feet of building space. The owners association will also own the land underneath the building that encompasses all of Lot 2. Lot 2 itself equals acres. An owners association will be created with the recording of the plat. Previous Conditions of Approval. During the initial plat approval for this property, the Zoning Administrator placed conditions on that approval of the request. Those conditions were as follows: 1. That all requirements of the Draper City Engineering and Public Works Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 2. That all requirements of the Draper City Building and Planning Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 3. That all requirements of the Unified Fire Authority are satisfied throughout the development of the site and the construction of all buildings on the site. 4. That all requirements of the geotechnical report are satisfied throughout the development of the site and the construction of all buildings on the site. 5. That the final mylar shall include all requirements outlined in Chapter That any further subdivision of the property, including condominiums, shall follow the requirements for a plat amendment. Criteria For Approval. The grounds for review and potential approval of a Subdivision Plat Amendment request is found in Section (b) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (b) If the City Council is satisfied that neither the public nor any person will be materially injured by the proposed vacation, alteration, or amendment, and that there is good cause for the vacation, alteration, or amendment, the City Council may vacate, alter, or amend the plat, any portion of the plat, or any street or lot within the plat. Lone Peak Medical Center Condo Subdivision Plat Amendment Request 2 App. #SUB

33 REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Plat Amendment submission and have issued a recommendation for approval for the request without further comment. Building Division Review. The Draper City Building Division has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Plat Amendment submission and has issued a recommendation for approval for the request without further comment. South Valley Sewer District Review. The South Valley Sewer District still conducting their review of the proposed condo plat. Approval from the district will be required as a condition of approval. WaterPro Review. Water Pro, as a representative of the Draper Irrigation Company, is still conducting their review of the proposed condo plat. Approval from WaterPro will be required as a condition of approval. Noticing. The applicant(s) have expressed their desire to obtain a plat amendment for the subject property and do so in a manner which is compliant with the City Code. As such, notice has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a Plat Amendment by Andy Hubbard, representing the Great Basin Engineering, application SUB , subject to the following conditions: 1. That all requirements of the Draper City Engineering and Public Works Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 2. That all requirements of the Draper City Building and Planning Divisions are satisfied throughout the development of the site and the construction of all buildings on the site, including permitting. 3. That all requirements of the Unified Fire Authority are satisfied throughout the development of the site and the construction of all buildings on the site. 4. Obtain a will serve letter from both South Valley Sewer District and WaterPro for the proposed condo plat amendment. 5. Provide signed and notarized owners association documents to be recorded with the plat. This recommendation is based on the following findings: Lone Peak Medical Center Condo Subdivision Plat Amendment Request 3 App. #SUB

34 1. The proposed development plans meet the intent, goals, and objectives of the Draper City General Plan. a. Ensure the highest level of services and public amenities are provided to the citizens of Draper at the lowest cost in terms of property taxes and travel distances. b. Locate employment uses where impacts on residential neighborhoods are limited and access is available at citywide and regional levels. 2. The proposed development plans meet the requirements and provisions of the Draper City Municipal Code. 3. The proposed development plans will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 4. The proposed development conforms to the general aesthetic and physical development of the area. 5. The public services in the area are adequate to support the subject development. MODEL MOTIONS Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Lone Peak Medical Center Condominium Subdivision Plat Amendment Request by Andy Hubbard, representing the Great Basin Engineering for the purpose of converting Lot 2 within the Lone Peak Medical Center Subdivision into office condos, application SUB , based on the findings and subject to the conditions listed in the Staff Report dated January 19, 2016 and as modified by the conditions below: 1. List any additional findings and conditions Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Lone Peak Medical Center Condominium Subdivision Plat Amendment Request by Andy Hubbard, representing the Great Basin Engineering for the purpose of converting Lot 2 within the Lone Peak Medical Center Subdivision into office condos, application SUB , based on the following findings: 1. List any additional findings Lone Peak Medical Center Condo Subdivision Plat Amendment Request 4 App. #SUB

35

36 EXHIBIT A AERIAL MAP

37 e 150 E g ta State St t Co 15 ba K im de Wa y Taitlynn Rose Ln Juan Diego Access Rd 15 Si Twin Pines Ct Skaggs Catholic Center Rd 300 E n Silver Sp ur L M eadow Ln Be a u d Ln oo yw Cordia Ct Kimballs Ln Dr Ba D a n ta Twin Ridge Dr ns a M r ia D n o l lf i e l d Ln Cottagefield Way Rideout Hall Ln Feet Lone Peak Medical Center Condo Sub Aerial Map S 300 E p e r P a r k Ln 275 E D ra 235 E S Legend City LimitsS Parcels N W E S

38 EXHIBIT B LAND USE MAP

39 Kimballs Ln Danta Dr Mansonia Dr Baywood Ln Cordia Ct Twin Ridge Dr Beau Meadow Ln Ln Silver Spur Open Space/Parks Residential Medium Density 300 E State St Community Commercial 150 E Residential High Density Cottage Side Way Skaggs Catholic Center Rd Kimballfield Ln Residential Low/MediumDensity Cottagefield Way S Draper Park Ln Rideout Hall Ln 235 E S 275 E 300 E Legend City LimitsS Parcels Business & Light Manufacturing N Feet Lone Peak Medical Center Condo Sub Land Use Map W E S

40 EXHIBIT C ZONING MAP

41 Twin Pines Ct Juan Diego Access Rd RM1 Kimballs Ln Danta Dr Mansonia Dr Baywood Ln Cordia Ct Twin Ridge Dr Beau Meadow Ln Ln Silver Spur 300 E Taitlynn Rose Ln CC R State St 150 E Cottage Side Way RA2 A5 CR Kimballfield Ln Skaggs Catholic Center Rd Cottagefield Way S CSD-LPA Draper Park Ln Rideout Hall Ln 235 E S 275 E 300 E Legend RA City LimitsS Parcels N Feet Lone Peak Medical Center Condo Sub Zoning Map W E S

42 EXHIBIT D PLAT AMENDMENT

43 W:\11N749-Tegra ALTA\DWG\11N749 - Condo Plat-2.dwg, 1/12/ :08:07 AM, DWilhoite, 1:1

44 W:\11N749-Tegra ALTA\DWG\11N749 - Condo Plat-2.dwg, 1/12/ :08:11 AM, DWilhoite, 1:1

45 W:\11N749-Tegra ALTA\DWG\11N749 - Condo Plat-2.dwg, 1/12/ :08:17 AM, DWilhoite, 1:1

46 W:\11N749-Tegra ALTA\DWG\11N749 - Condo Plat-2.dwg, 1/12/ :08:23 AM, DWilhoite, 1:1