Draper council continues Duffin business-park rezone to a date uncertain, 5-0

DRAPER — The City Council continued Ordinances 1743 and 1744, the two instruments that would amend the city's official land use map and official zoning map for approximately 7.71 acres at 267 W. 11915 S., to a date uncertain on Nov. 10, at the applicant's request and on a 5-0 vote, according to the meeting record 6.

The record lists the item as tabled, 5-0 and unanimous, and states that the applicant asked to push the Duffin rezoning to a date uncertain and that the council agreed, so no decision was made 6. Mayor Troy Walker said when he reached the item that it had been scheduled for a public hearing and that the applicant wanted it continued; a motion to continue both ordinance items followed and carried 5-0 6.

No public hearing was opened. When the council reached its general public comment period earlier in the evening, Walker had told the room that the one agenda item set for a public hearing was likely to be continued 6.

Ordinance 1743 would change the land use designation of Lot 5 of the Draper APA Subdivision from Residential Medium Density to Business & Light Manufacturing. Ordinance 1744 would change the zoning designation from R3, single-family residential with a 13,000-square-foot minimum lot, to CBP, business and manufacturing park, according to the council packet 2. Each sets an effective date on publication or posting, or 30 days after final passage, whichever is closer 78.

Both ordinances as drafted also recite that "all appropriate public hearings have been held in accordance with Utah law" and that "the City Council has found the proposed Land Use change to be consistent with the City's General Plan" 78. As of the Nov. 10 continuation the council had held no hearing on either and had made no such finding 6.

The request was filed by Troy Dana, representing Forest Corporation, under applications 2026-0086-MA and 2026-0091-MA. The staff report in the Nov. 10 packet places the parcel on the southwest corner of 11915 S. and Lone Peak Parkway, describes it as undeveloped, and lists the adjacent zoning as CBP to the east, R3 to the west and north, and the Lone Peak Commercial Special District to the south 2.

**A 4-0 negative recommendation**

The Planning Commission reviewed the request on Oct. 8, 2026, and forwarded a negative recommendation on a 4-0 vote, the staff report to the council states 2. The commission's own record of that meeting lists both Duffin items as "Recommended denial · 4–0, unanimous" and records that the City Council decides next 3.

Staff nonetheless recommended approval in the Sept. 25 report attached to the packet. Its stated basis: the Business & Light Manufacturing designation would create a buffer between the residential medium-high-density land use designation to the north and the heavier industrial uses of the Commercial Special District to the south; CBP is identical to the zoning on the east side of the property and is the most common zoning designation within a one-mile vicinity; the applicant supplied a traffic impact study; and the request provides more commercial space 2.

The same report records a gap in the applicant's case: "the applicant however did not identify any specific goals, objectives, or policies from the City's General Plan that the proposals would be consistent with" 2.

**Traffic on Lone Peak Parkway**

The engineering review attached to the report states that changing from R3 to CBP "represents a significant increase in traffic based on the density potential of the proposed zone," and estimates the residential alternative at "approximately twenty three single family dwellings, with approximately one peak hour trip and eight daily trips per unit" 2.

Planning staff weighed that against the applicant's traffic impact study, published June 23, 2026. The report states that the study shows traffic on Lone Peak Parkway peaking twice on weekdays and that commercial and office hours would have "minimal overlap" with those peaks, and that the intersection of the private road serving the school with Lone Peak Parkway is identified in the study as failing during peak hours 2. Staff also wrote that leaving the property residential would add peak-hour trips, since "residents would be driving their children to and from school during the identified peak hours" 2.

**Where the decision stands**

Both ordinances are in the packet drafted for adoption, with the adoption date and signature lines blank 2. The continuance leaves both pending, with the timing resting on the applicant's request for a new hearing date 6.

The council hearing was noticed on Oct. 29 and attested by City Recorder Nicole Smedley; the notice described the request as a change from R3 to CBP and from Residential Medium Density to Business & Light Manufacturing, and named Nick Whittaker as the contact 1. This paper reported on Sept. 28 that the commission's notice gave no acreage, no intended use and no council date for the request 5, and on Oct. 16 that the commission's negative vote followed a Development Review Committee memo listing findings for and against the amendment 4.