development

Stated that the applicant bought the property knowing the zoning and urged the commission to respect neighborhood opposition.

Submitted 71 signed petitions from local residents opposing the zone change.

Expressed serious concerns about grade changes, massive retaining walls, and lack of sewer and irrigation access for the proposed back lots.

Noted irrigation line conflicts, exposure issues, drainage puddling, and steep drops near Willow Creek.

Argued that the project violates general plan policies for rural preservation and amounts to piecemeal high-density development.

Highlighted local flood history near Willow Creek, rural subdivision history, and loss of neighborhood character.

Stated that 4 homes on the narrow lot are totally out of place in a neighborhood defined by long ranchette lots.

Expressed safety concerns regarding traffic and winter driving conditions on 12300 South, as well as privacy issues due to the property's higher elevation.

Raised concerns about cut-through traffic in neighborhood streets caused by new nearby developments and the lack of a traffic light at 700 West.

Requested strict enforcement of truck restrictions and height requirements for berms and walls.

Urged the council to hold the developer strictly to landscaping and design details.

Stressed the need for complete landscape buffers, mature trees, and noise mitigation.

Questioned the necessity of high pole light counts and requested details on wall-pack lighting.

Expressed concern over vehicle headlights shining into residential yards from turning movements.

Questioned why housing wasn't built instead and requested speed reductions on 13800 South.

Expressed deep frustration with the council and questioned who was pushing the project.

Asked for minimum 8-foot walls and mature tree plantings to cover building heights.

Noted neighborhood egress constraints and traffic buildup on 300 East.

Represented adjacent property owners, requesting removal of parking spaces violating landscape buffer rules.

Described dangerous traffic conditions around schools and heavy congestion on 150 East and 300 East.

Advocated for housing rather than commercial development on the property.

Asked if local intersections would be included in future traffic studies.

Urged the council to postpone the vote until a real traffic study was conducted.

Reiterated that conditions were unmet and warned of permanent financial devastation for neighboring families.

Argued that none of the council's required conditions for the DA were met and offered to fund an independent traffic study.

Expressed concern over traffic and the environmental impact of covering land with asphalt.

Criticized the city for prioritizing commercial property tax over neighborhood quality of life.

Expressed frustration over unrepresented neighborhood concerns and traffic difficulties.

Claimed proper public notice signage was lacking on 300 East and criticized code deviations.

Clarified that residents wanted an 8-foot wall and emphasized the need for pedestrian safety measures.

Asked for clarification on traffic signal installation timing and supported 8-foot fencing.

Highlighted deficiencies in the traffic study and questioned why the council was voting before a peer review.

Questioned how traffic exiting the right-in/right-out will flow during peak hours when Bangerter Highway is backed up.

Raised concerns that granting waivers for Openshaw Corner sets bad precedents for the much larger Bangerter Crossroads project.

Urged the commission to enforce the 10-foot landscaping buffer code rather than allowing reductions.

Noted 300 East is increasingly used as an I-15 overflow artery during crashes, worsening local congestion.

Encouraged the traffic study to account for constrained neighborhood exit routes that force residents to navigate roundabouts and parks to return home.

Stated turning left onto 300 East is already very difficult and dangerous, highlighting major safety issues at local pedestrian crosswalks.

Suggested it is far easier to decline approval than to forward a conditional recommendation with dozens of required changes.

Praised resident research, emphasized that three sides of the project abut residential neighborhoods, and urged the commission to protect existing homeowners from overdevelopment.

Highlighted severe existing traffic delays and headlight glare affecting her home, expressing fear for children crossing the street near bus stops.

Noted his property on 13800 South experiences severe traffic accidents and road rage, questioned ingress/egress viability, and criticized postponing the traffic signal to phase two.

Expressed concern that delivery truck backing up, trash, and shopping carts behind Smith's will face residential homes and increase neighborhood cut-through traffic.

Asked whether approval will be conditioned on a 300 East traffic signal, questioned monument sign heights and plant size reductions, and raised truck routing and amenity concerns.

Stated lighting is excessively bright, questioned tree sizes and detention basin planting restrictions, and urged stricter tenant use prohibitions.

Asserted the traffic study is flawed because it assumes general retail instead of drive-thrus, projecting 16,000 daily trips instead of 9,000, and requested an independent peer review.

Noted a property line overlap, requested a condition of approval to resolve it, and argued the north landscape buffer is inadequate under DCMC section 9-23-110.

Expressed concern over noise projection from the loading bay facing his residential property and requested removal of parking rows to widen landscape buffers.

Requested an 8-foot wall, a HAWK pedestrian crossing signal on 300 East for school children, and adjustments to temporary access lighting.

Argued the project is incompatible with the area, shifts traffic burdens onto 300 East, and falls short on buffer and tree requirements.

Detailed massive violations of lighting ordinances, severe traffic generation, and incompatible placement of service areas facing residential homes.

Requested an 8-foot wall and additional screening trees along the detention pond backing up to his property.

Argued that Openshaw and Bangerter Crossroads must be evaluated together due to interdependent access, unanalyzed cumulative traffic impacts, and infrastructure costs.

Spoke about safety hazards and visibility issues at a local intersection caused by an unauthorized sign installed by a developer.

Asked whether traffic studies for the Kimballs Lane project would be made available to the public.

Expressed concern over code variances and traffic impacts associated with the Kimballs Lane project.

Voiced concern that changing zoning sets a precedent for the neighborhood and asked that the project be handled via a development agreement without altering base zoning.

Stated that while the plan has improved, neighbors prefer the current zoning remain in place and oppose rezoning solely for developer profit.

Expressed concern about increased traffic and claustrophobic high-density development.

Expressed privacy concerns from two-story homes overlooking her bedrooms and complained about heavy traffic and speeding on 800 East.

Stated that high-density development goes against what residents were told when moving to Draper and urged the council not to approve tall towers.

Expressed worry over traffic, parking, spot zoning, and the height of the proposed homes after living in the area for over 50 years.

Noted that his two-story house is only 22 feet tall, questioned 35-foot height limits, and suggested an 8-home limit would be preferable.

Shared concerns about mountain views being blocked, building height, and drone measurements of the property.

Asked whether future homeowners in the hillside development will be able to secure homeowners insurance given current market difficulties.

Requested longer notice periods for trail closures affecting NICA mountain bike teams, headlighting screening for nearby homes, and dark sky lighting.

Argued that the Alpine Hollow plan was rushed, lacked adequate community review time, and raised concerns over wildfire defensible space and wildlife migration.

Highlighted past issues with soil stability and home sliding during nearby construction, traffic, and parking concerns near the Alpine Hollow entrance.

Raised safety and geological concerns about building on sandy hillside soil and proximity to high-pressure natural gas pipelines.

Expressed concern regarding the Alpine Hollow development's density exception above 30 homes for a single-access road, high gates, and requested a completion bond.

Noted that the project entrance is currently used as a de facto trailhead and urged parking and trail access preservation.

Requested that regional trail access be maintained during the construction of the Alpine Hollow development and bridge.

Expressed the need to accommodate equestrian use and trail connectivity in the Alpine Hollow project area.

Expressed concern about road impacts, springs, and potential slides in the Mercer Hollow wetland area.

Questioned the necessity of such a long access road through open space and asked about erosion and lighting impacts.

Commended the lower density but urged pausing the decision to address trail access, stormwater, geotech, wildlife, and wildfire plans.

Spoke for Save Our Trails, asking to delay the decision due to concerns over ADU density increases, fire marshal findings, and emergency egress.

Supported the reduced density alternative but noted potential conflicts with a high-speed gas line traversing the property.

Expressed opposition on behalf of Mercer Retreat neighbors regarding the single access road exceeding code limits for 30 homes.

A 43-year resident who noted extensive townhome growth, questioned housing affordability even with incentives, and asked to cut density in half.

Presented research comparing zoning densities, argued that 25-27 units/acre is double the general plan, and cited crime and traffic concerns.

Raised concerns about congestion on 700 East and cut-through traffic using private roads in Salt Creek Condos.

Corrected affordable housing percentages to 6%, criticized dismissing rezone impacts as minor, and noted wildlife presence.

Acknowledged growth is inevitable, praised Edge Homes' ethics, noted his daughter needs affordable housing, but urged careful pacing.

Shared experiences with neighborhood thefts and safety concerns on TRAX, urging sustainable development that preserves Draper's character.

A police officer arguing for zoning consistency and noting high crime rates near TRAX stations and high-density complexes.

Described heavy school and commuter traffic, parking overflow concerns, and safety issues on TRAX.

Expressed disappointment that no traffic study or environmental survey for local wildlife was completed prior to the hearing.

Called it disrespectful for the builder to appear without traffic mitigation plans and questioned the feasibility of state housing subsidies.

Stated people moved to Draper for open space, noted speed bumps were needed due to cut-through traffic, and argued TRAX is underutilized.

A 50-year resident stating her street is private, praising efforts to help teachers, but asserting 540 homes is far too dense.

Stated that 11900 South is a private dirt road ending in a yard and questioned how it is listed as an access point.

Highlighted difficulties turning left onto Kimballs Lane with TRAX crossing arms down and compared the density to existing neighborhoods.

Expressed frustration with existing traffic problems, lack of turnarounds for emergency vehicles, and questioned trading local traffic for downtown event convenience.

Drives children to school through the area daily, emphasizing severe intersection congestion and recommending duplexes or townhomes instead of high-density condos.

Requested that any approved plan incorporate more green and open space for families and children.

Voiced confusion over lack of alternatives, cited Edge Homes' past hillside issues, and expressed concern over apartment-style buildings and wildlife loss.

Urged commissioners to witness traffic firsthand, noting roads cannot be widened and 27 units/acre violates Draper's values.

Asked commissioners to consider severe future mitigation steps, such as widening roads or removing homes.

Reported safety issues with TRAX crossing arms descending while lights are green, and increased drug use and mail theft.

Supported the project, noting the property has been vacant for a long time.

Expressed concern about traffic visibility and the history of the private road.

Opposed the development amendment, calling it a bait-and-switch and urging the council to require park strips and sidewalks for safety.

Expressed concern regarding historical hillside slide areas and road stability.

Requested that mountain bike trails be protected and accounted for in the development.

Spoke as developer, highlighting past land and trail donations to the city and defending the proposed street and snow storage design.