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Planning commission backs 10th amendment to Hidden Canyon / Mercer Mountain development agreement
Summary
Commissioners voted to forward a positive recommendation for the 10th amendment to the Hidden Canyon Estates/Mercer Mountain development agreement (app. 2024-0337-DA). Changes include narrowed right-of-way, single-sided sidewalks, slope easements, stormwater discharge limits and clarified maintenance responsibilities.
The Draper City Planning Commission voted to forward a positive recommendation to the City Council for the 10th amendment to the Hidden Canyon Estates / Mercer Mountain development agreement (application 2024-0337-DA). Commissioners cited the project's mountainous terrain and engineering adjustments as the rationale for several technical changes designed to reduce grading impacts while clarifying stormwater responsibilities.
Staff described the package of changes: a reduction in the mountain street right-of-way from the 56-foot standard to 50 feet for certain sections (with resulting sidewalk provided on one side only), maximum road grade caps (9% for the loop section, 11.2% elsewhere), slope easements for cuts and fills along the roadway, allowance for temporary fencing adjacent to city open space during construction with permanent wrought-iron fencing required at occupancy, and stormwater detention language that limits discharge rates into Hogg Hollow to historical flows and requires fenced detention facilities and clarified maintenance responsibilities.
Engineering and fire staff participated in the discussion: the fire department identified 10% as a preferred maximum slope for emergency vehicles (the code allows up to 12% in constrained mountain situations), and engineering staff said the revised alignment and narrower right-of-way substantially reduce grading impacts in several locations. Applicant Pratt Diamond said the team had worked to incorporate staff suggestions and that the amendment completes earlier phases: "We've provided to all of those recommendations and that's the final plan," he told the commission.
A few public commenters asked about gated-community criteria and pedestrian access. Staff clarified that Drаper standards require a turnaround before gated entrances and that pedestrian access cannot be gated; the code includes design criteria to avoid vehicles backing onto the public road.
The commission's recorded roll call on the motion shows affirmative votes recorded in the transcript (Susan: Yes; Kendra: Yes; Shivam: Yes; Christine: Yes; Gary: Yes). The commission's positive recommendation will be transmitted to the City Council for final action.
