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Geneva has submitted four separate development applications. Together, they represent the entire proposal.
Zoning Map Amendment Application
• The company has requested to rezone approximately 64.27 acres of their property from Agricultural (A5) to Open Space (OS). The area includes the front and back side of Steep Mountain. This is Areas 1 and 2 on the map.
• The company has requested to rezone approximately 26.99 acres of their property from Agricultural (A5) to Mining (M2). This is Area 4 on the map.
• The company is NOT seeking to rezone the approximately 48.87 acres identified in Area 3 on the map. Any future change to Area 3 would require a new development application.
Development Agreement Application
• This application is for Geneva’s proposed legal agreement with Draper City.
• AREA 1- The company proposes to give full control of Area 1 to Draper City to be used as Open Space.
• AREA 2- The company proposes to maintain ownership over this area but change the use of it to Open Space.
• AREA 3-The company proposes to keep this area unchanged. Geneva acknowledges that future development will likely be commercial or residential and subject to City zoning, including the Hillside Sensitive Overlay.
• AREA 4- The company proposes to rezone Area 4 to Manufacturing (M2). Mining activity and revegetation are subject to, and shall be exclusively governed by, the State of Utah Division of Oil, Gas, and Mining (“DOGM”).
Land Use Map Amendment Application
• The applicant is requesting that Draper City’s official Land Use Map be changed for Areas 1, 2 and 4 so that it aligns with the proposed zoning.
Text Amendment Application
• Geneva is requesting a modification to Draper City’s Municipal Code 9-13-080. They propose to change the use Basic Industry to a permitted (rather than the current conditional) use. They are proposing to change the use Mineral Extraction to a permitted (rather than conditional) use but only for existing DOGM permits. Geneva has a DOGM permit.
• STEP 1: Applications are submitted.
• STEP 2: Draper City Development Review Committee reviews the applications and provides feedback to the applicant. The feedback provided to the applicant are typically clarifying questions, clarifying verbiage suggestions and technical feedback.
• STEP 3: Draper City staff will request the applicant to attend a Development Review Committee meeting to discuss their applications, if needed.
• STEP 4: The applications was presented for a public hearing at a Planning Commission meeting held on Thursday, February 27, 2020 at 6:30 p.m. at Draper City Hall.
• STEP 5: ***To mitigate the spread of COVID-19, Draper City Mayor Troy Walker declared a state of emergency on Thursday, March 12, 2020. This declaration temporarily postpones all upcoming City Council meetings until further notice. We will post updates as more information becomes available.***
Submit an Online Comment
• Draper City has provided an online public comment form for residents to provide feedback prior to the public hearings. Please note that comments posted on social media are not included in the official public comments. For your comment to be included, submit your comment online at the link above, or send an email to firstname.lastname@example.org.
Attend the Public Hearings
• Individuals will be given an opportunity to comment during the public comment portion of the upcoming public hearings. All comments will be limited to three minutes.
• Listen to live audio of the Planning Commission and City Council meetings. You will be able to see applicable presentation materials online in realtime.
Sign-up to Receive Notices
• If you have questions regarding the application, please contact us at 801-576-6527 or via email at email@example.com.
In the 2019 General Session, the Utah State Legislature passed and Governor Gary Herbert subsequently signed into law, House Bill (H.B.) 288, Critical Infrastructure Materials. The law allows for the creation of Critical Infrastructure Materials Areas and protects the extraction, excavation, processing, mining and reprocessing of materials such as sand and gravel in certain areas.
Draper City Municipal Code 9-3-040 defines Open Space as ‘generally unobstructed land, such as, but not limited to, landscaped buffers and yards, parks, trails, meadows, forested areas, pastures, and farm fields.’
There are two definitions of Manufacturing in Draper City Municipal Code.
Draper City Municipal Code 9-3-040 defines Manufacturing, General as ‘an establishment engaged in the manufacture of finished products or parts, predominantly from previously prepared materials, including processing, fabrication, assembly, treatment and packaging, and incidental storage, sales and/or distribution of such products, but excluding basic industrial processing and manufacturing activities’.
Manufacturing, Limited is ‘an establishment engaged in the limited processing, fabrication, assembly and/or packaging of products utilizing processes that: A. Have no noise, odor, vibration, or other impacts discernible outside a building; and B. Do not violate any applicable noise ordinance.
Draper City Municipal Code 9-3-040 defines Basic Industry as ‘an establishment engaged in basic processing and manufacturing of materials or products predominantly from extracted or raw materials; or a use engaged in manufacturing processes utilizing flammable or explosive materials; or manufacturing processes which potentially involve hazardous or commonly recognized offensive conditions. Typical uses include chemical manufacturing and warehousing, dry ice manufacturing, fat rendering plants, fertilizer manufacturing, fireworks and explosives manufacturing and warehousing, petroleum refineries, pulp processing and paper products manufacturing, radioactive materials manufacture or use, slaughterhouses, steelworks and tanneries’.
Draper City Municipal Code 9-3-040 defines Mineral Extraction as "Removal of sand, gravel, dirt, or other materials by grading or excavating.”
Draper City Municipal Code 9-8-010 establishes the Open Space (“OS”) zone.
Draper City Municipal Code 9-8-020 describes the zone purpose and reads:
Public Facility Zones: Public facility zones are established to provide public or quasi-public uses. The purpose of the OS zone is to recognize on the official zoning map areas which are open and generally undevelopable due to their sensitive environmental nature and/or the unavailability of adequate public facilities, such as conservation areas and national forest land’.
Draper City Municipal Code 9-8-010 establishes the Manufacturing zones.
Manufacturing Zones: Manufacturing zones are established to provide areas where manufacturing and industrial processes may be conducted. The purpose of the M2 zone is to provide areas where uses involving industrial processes and natural resource extraction may be permitted without negatively impacting other areas of the city, especially when undertaken on a large scale. To assure compatibility with uses in other adjacent zones, most manufacturing operations are allowed only as conditional uses.’
Draper City Municipal Code 9-8-010 establishes the Agricultural zones.
Agricultural Zones: Agricultural zones are established to preserve and protect agricultural lands and related activities, to permit activities normally and necessarily related to agricultural production, and to prohibit land uses that may undermine continued agricultural activity.
The purpose of the A5 zone is to maintain the status of large tracts of agricultural land by allowing most commercial agricultural uses. Typical uses include farming, dairy, and cattle production.
Draper City Municipal Code 9-16 is entitled ‘Hillside Sensitive Lands Overlay Zone.’
The city deems it important to the peace, health, safety and welfare of the inhabitants of the city that land within hillside sensitive land overlay zones be protected to ensure that urban development be guided in a manner that will minimize the potential for flooding, erosion, and other natural hazards and will protect natural scenic beauty. The objectives to be achieved by the use of the hillside sensitive lands overlay zone shall include:
A. Preservation of natural vegetation, geologic features, wildlife habitat and open space;
B. Minimizing the amount of grading and earthwork, including street excavation and site grading;
C. Retaining trees and other native vegetation, except in those cases where a high fire hazard results, which stabilizes steep hillsides, retains moisture, prevents erosion and enhances the beauty of the natural landscape;
D. Designing and constructing roads, where necessary, in such a way as to minimize scars from cuts and fills and to avoid permanent scarring of hillsides and other sensitive land areas, and to make them easily accessible for fire protection, snow removal, school buses, and emergency vehicles;
E. Placing building sites to permit ample room for landscaping, surface drainage, parking, and sewer serviceability;
F. Grading which will eliminate sharp angles at the top and at the toe of cut and fill slopes, both with respect to building sites and to road cross sections;
G. Creating street rights of way, grades, lot layouts and structure designs which will aid the objective of reducing excavation and natural topographic disturbance;
H. Allowing cluster type development or similar concepts that will minimize disturbance of steep or sensitive terrain;
I. Authorizing early temporary or permanent planting, or both, wherever appropriate to maintain necessary cut and fill slopes, stabilizing them by plant roots and concealing the raw soil from view; and
J. Protecting view corridors. (Ord. 1009, 9-4-2012)
•Encompasses the most intensive and large scale industrial
and manufacturing uses allowed anywhere in Draper
• Major entry points and features
• Well landscaped perimeter and public spaces
• Limited traffic access to major streets
• Uniform design standards and aesthetics
• Gravel pits with reclamation/redevelopment plans
LAND USE MIX
• Industrial Processing
• Major Manufacturing (M2)
• Excellent transportation access to major highways
• Proximity to both Salt Lake and Utah Counties
• Where these manufacturing areas border other land
uses—especially residential—care will be given to provide
adequate buffers in the form of setbacks, open space, low impact
industrial uses, barriers, etc.
• Major streets serving these areas should accommodate
What is the land use description for Open Space and Parks?
• Applies to natural areas that have the potential to be
permanent open space
• Efforts should continue to preserve mountainous
areas, drainage and riparian areas with attractive
• Areas designated as permanent natural open space should
be placed within a conservation easement
LAND USE MIX
• City’s established parks
• Public/private golf courses
• Greenbelts/linear parks
• Large retention areas that have recreational potential
• Natural area open space
• Public Open Space (OS)
• Agricultural (A2)
• Agricultural (A5)
• A variety of methods can be used to preserve these areas,
including easements, dedications, and acquisition, some
with the potential of having tax relief benefits