The future of a prominent piece of property in Draper has a lot of people talking, not only because it’s a main ingress and egress of the city that already has traffic problems, but also because a portion of the property abuts neighborhoods that would be affected if it’s rezoned from RA1 (1-acre residential) to regional commercial.

Known as “Bangerter Crossroads,” the property sits on the corner of 13800 South and Bangerter Parkway and extends to 300 East. It is comprised of nearly 20 acres, approximately 18 of which are owned by Lloyd’s TLC Ltd. while 1.44 acres on the south side are owned by the Openshaws (first names not given). A 100,000-square-foot retail building has been proposed for the larger parcel.

In November online posts, Councilmember Tasha Lowery noted sales tax revenue makes up half of the city’s budget, and she’s been told the property could be developed for a new Smith’s. “Having a strong sales tax base is what keeps Draper property taxes second lowest in the county. Apparently, they do not like their current location and will either pull their store entirely from Draper or make this move,” Lowery said. Newly elected Councilmember Kathryn Dahlin also weighed in online, mentioning plans UDOT and the city have including new lanes on Bangerter Parkway between 13800 South and I-15, a new lane configuration on 150 East headed toward Bangerter, and a traffic signal at 13800 South and 300 East.

Protocol for land use and zoning changes starts with the Planning Commission. The Commission holds a public hearing and forwards a recommendation to the City Council who also holds a public hearing before rendering a final decision. Typically, but not always, the Council votes in accordance with the Commission’s recommendation. “The Planning Commission serves as an advisory group to the council. Planning Commission is the very first step of vetting the project and a critical time for residents to get involved,” Lowery said.

On Nov. 20, the Planning Commission heard requests for rezone from RA1 to regional commercial for the properties. Area resident James Connor spoke to the Planning Commission and called the plan “a revolting mismatch” while commercial real estate agent Steve Barker spoke in support of the project, calling it “a fabulous retail piece of property.” 

Duaine Rasmussen of Castlewood Development, speaking on behalf of Lloyd’s TLC Ltd., said there are plans for changes to traffic patterns including the addition of a traffic light and several right turn only lanes to keep traffic flowing. Rasmussen admitted traffic studies done in the area in recent years have sometimes resulted in failing grades. 

City employee Todd Draper clarified a land use map change followed by a zoning change then a development agreement is the typical order of things. 

“I don’t believe city codes…will mitigate appropriately for the people directly adjacent to this property…without a development agreement first before a zoning change. This is a big deal and it will have a big impact,” Planning Commission member Mary Squire said. 

Adding to their anxiety over increased traffic, area residents indicated they’ve heard if a big retail center is built at the site, the designated area for large trucks to unload freight would likely enter and exit from 300 East. 

“This property was purchased as 1-acre residential and maximization of sales tax revenue is not what residents want,” said Carolyn Phippen.

At the conclusion of the hearing, the Planning Commission forwarded a negative recommendation to the council who then had public hearings for the 17.88 and 1.44 acre parcels at their Dec. 16 meeting. Rosemary Thomas, who has lived in the area for 23 years, addressed the council. “I believe you’ve already made up your minds before hearing your constituents’ comments. We understand growth…but what is being proposed doesn’t fit. We are asking for a development that honors commitments and respects neighborhoods,” Thomas said. 

Residents of Rockwell Square, the condominiums on the south side of 13800 South near its intersection with 300 East, indicated they see traffic congestion from their vantage point and experience it themselves. Rasmussen told the council traffic difficulties will really impact Rockwell Square residents as indicated by traffic studies. “I don’t think we can meet every concern the neighbors have, but we’re going to do the best we can,” he said. Rasmussen indicated the owner of the larger parcel, Mr. Lloyd (first name not given), approached the state legislature last year to ask for more than $3 million for road improvements which he secured. Rasmussen said those improvements will begin in spring 2026, weather permitting.

Community Development Director Jennifer Jastremsky told the council an application for a development agreement had to be received by Dec. 29 with a goal the city would adopt and record a development agreement by May. 

“This property has been the difficult one in the time I’ve been on the council. There was a townhome project that was adamantly not wanted and an office complex also adamantly not wanted. I recognize this is difficult for those that live in this area. I do appreciate that we have a developer that’s willing to listen. If we do rezone, we’ll do our best to limit the impact for residents around this property. Traffic is a problem everywhere, though,” Councilmember Fred Lowry said. 

Councilmember Marsha Vawdrey moved to approve the ordinance amending the land use map on the nearly 18 acres. “I think the Planning Commission was correct that we get a development agreement, but it’s also our responsibility as a governing body to consider what benefits our city as a whole,” she said. The council voted 4-0 in favor of amending the land use map for the property. Lowry moved to approve the same rezone of the 1.44 acre parcel which the council also voted unanimously to approve. “We’ll consider the same things in a development agreement with this applicant,” Lowry said.  

City Manager Mike Barker clarified the votes conditionally approved a zoning change but won’t take effect until a development agreement is in place. Meanwhile, the zoning of the property remains RA1. 

According to Jastremsky, the city received a development agreement before the December deadline. “It is now being reviewed by staff. No hearing dates have been set. Staff will review the application and get any comments over to the applicant to address. Once staff and the applicant have adjusted the draft agreement to ensure concerns have been addressed, it will be scheduled for a hearing. The agreement will go before the Planning Commission for review and recommendation, and then to the City Council for review and decision. Both meetings will be public hearings where the public will have an opportunity to voice their concerns,” she said.

Despite Draper’s growth in recent decades, nearly 20 acres at the corner of Bangerter Parkway and 13800 South have remained undeveloped despite past attempts by the landowners. A rezone from 1-acre residential to regional commercial for a large shopping center including a 100,000-square-foot building is now being considered by the Draper City Council. (Mimi Darley Dutton/City Journals)