Planning commission forwards rezoning to allow Suncrest reception center despite resident objections

The Draper City Planning Commission voted to forward a positive recommendation to the City Council on a zoning map amendment requested by Adam Koch that would change three parcels in Suncrest from the legacy C-2 (1999) neighborhood commercial zone to CG (general commercial), enabling a reception/event center use. The motion passed with recorded votes in the meeting transcript (Shabam: Yes; Gary: Yes; Lisa: Yes; Susan: Yes; Kendra: No).

Jennifer, the staff contact, told commissioners that the request (application 2024-0371-MA) is driven in part by the outdated 1999 C-2 code, which does not list reception centers or provide a conditional-use path for that specific use. "The C-2 zone is actually an old zoning designation that the city doesn't have anymore," she said while comparing the C-2 and CG use tables and pointing out uses allowed under CG that are not in the legacy C-2 list.

Owner-applicant Adam Koch said he has operated events at the building and described it as roughly 5,000 square feet with about 41 onsite parking stalls. He acknowledged a single sparkler/fireworks incident and described operational changes: "In our contract ... it specifically states ... there are absolutely no fireworks or fire of any kind permitted," and he added that "moving forward, we will have someone on-site during the entire event." He also said fire and building staff limited occupancy to about 81 people after review with an architect and engineer.

Residents at the public hearing offered split views. Christine Foster, a nearby homeowner, said the events have become frequent and described direct impacts: "From my house ... I can hear the club music. There's people parking all along Deer Ridge Drive ... I don't ever use the parking at the center because I walk. ... I know from experience ... there's broken glass, there's garbage, plastic petals tied to the trees." Several others urged the commission to verify exactly which parking stalls are owned by the applicant versus the HOA and questioned whether shared-easement terms permit the applicant to reserve spots for commercial events.

Opponents, including Scott Stedman, argued the applicant had been operating the reception activity without proper land-use approval and said rezoning would open the door to heavier commercial uses: "Expanding to general commercial opens the door to ... businesses with extended hours, higher traffic," he told the commission. Supporters countered that the building fills a local need and that the owner is a long-term resident who has helped neighbors; John Ehrmett said an owner with a vested interest in Suncrest is preferable to an absentee buyer.

Commissioners spent the deliberation weighing the site's physical layout, neighborhood character and the "worst-case" uses allowed by a CG designation. Staff and several commissioners noted that while the C-2 code in Suncrest pre-dates the current use table and contains many conditional uses, the C-2 listing does not include reception centers in a way that permits a conditional-use pathway. The commission's recommendation is advisory; the City Council will hold the final decision at a scheduled council hearing.

The commission advised Koch to continue coordinating with the HOA and neighbors in the time before the council meeting. The council hearing is the next procedural step; the planning commission's advisory positive recommendation will be part of the council packet.