Sandy City Planning Commission Executive Session and Regular Meeting - April 21, 2026

The Sandy City Planning Commission convened on April 21, 2026, beginning with an executive session and training led by City Attorney Darion Alcorn on recent state land use legislation, followed by the regular meeting. The commission considered five annexation recommendations, two preliminary subdivision reviews, and a conditional use permit. All agenda items were approved unanimously.

Consent Calendar

• Minutes Approval: The commission unanimously approved the minutes from the March 19, 2026 regular meeting.

Executive Session / Training

• Presentation by City Attorney Darion Alcorn: The attorney provided an overview of significant changes from state legislation (primarily SB 284 and other bills) affecting the planning commission and city land use regulations.
• Planning Commission Procedures: New statutory requirements mandate that city codes include specific grounds for removal of a planning commission member, including: using public funds for political purposes, violating the Municipal Officers and Employees Ethics Act, acting with intent to influence a land use decision, or acting in a manner creating actual or unacceptable risk of impermissible bias. The training requirement remains four hours annually, but now must cover the commission's role in administrative, legislative, and quasi-judicial functions, and may include topics on ex parte communication and conflict of interest.
• Detached Accessory Dwelling Units (ADUs): Effective October 1, 2026, Sandy must allow detached ADUs on any lot 11,000 square feet or larger in residential zones with a single-family dwelling. The owner must occupy one unit. The city may regulate setbacks, structural dimensions, height, lot coverage, design consistency with the primary dwelling, and may prohibit leases shorter than 90 days. Conversions of existing accessory structures must be permitted if they meet setbacks and building codes. Conditional use permits cannot be required for detached ADUs in residential zones, and parking requirements are capped (two spaces for units 650 sq ft or larger, one space for smaller units).
• Planning Commission Recommendations: If the planning commission fails to make a timely recommendation, the city council may proceed without it, and the previous presumption of a negative recommendation has been removed.
• Land Use Application Checklists: Cities must post detailed application checklists online by October 1, 2026.
• Appeals of Land Use Decisions (effective July 1, 2026): The legislative body (city council) may no longer serve as the appeal authority. The standard of review depends on the appellant: an adversely affected party who is not the applicant must prove the decision is illegal or factually clearly erroneous; an applicant must prove the decision is illegal or not supported by substantial evidence. Additionally, only the appellant, the land use applicant, and the municipality may speak at appeal hearings; no general public comment is allowed.

Public Comments & Testimony

• Wilcox Annexation: No public comment.
• Cassell II Annexation: Jane Santoro (8386 S 745 E) began to speak, but was informed the item was later on the agenda (related to the Mattress by Appointment conditional use permit). No further public comment on this annexation.
• Apple Hollow Cove Annexation: No public comment.
• Dimpledell Circle Annexation: No public comment.
• Van Lewen Annexation: No public comment.
• 9854 South LLC Commercial Condo: No public comment.
• Hartman Estate Subdivision: Todd Smith (9705 S 3775 E), a neighbor, expressed support for the proposed plat and asked about access and approval of the plan.
• Mattress by Appointment Conditional Use Permit: Jane Santoro (8386 S 745 E) asked about construction (staff clarified no exterior work, only interior tenant improvement) and expressed concern that the use could contribute to 700 East becoming like "State Street."

Discussion Items

Annexation Recommendations (Items 1-5)

All five annexations were presented by staff as consent annexations with signed owner consent. The commission's role is to recommend approval or denial to the city council.

1. Wilcox Annexation (10275 S Alta Villa Dr): Property owner signed consent on March 25, 2026. The property is currently zoned R1-43 in the county; recommended zoning is R1-40 with an animal designation (A). No public comment. The commission unanimously recommended approval.
2. Cassell II Annexation (2811, 2813, 2815 E Cassell Dr): Consent signed March 25-26. County zone R1-10; city zoning recommended R1-10. No public comment (after the earlier speaker was redirected). Unanimous positive recommendation.
3. Apple Hollow Cove Annexation (properties off Dimpledale on Apple Hollow Cove, a private street): Consent signed March 25-26. County zone R1-21; recommended R1-20 with animal designation. No public comment. Unanimous positive recommendation.
4. Dimpledell Circle Annexation (3046, 3047, 3072 E Dimpledell Cir): Consent signed March 26. Includes dedication of the road. County zone R1-21; recommended R1-20 (without animal designation). Existing lots are legal non-conforming in the county and will remain so. Unanimous positive recommendation.
5. Van Lewen Annexation (9520 S Cassell Dr): Consent signed March 29. County zone R1-10; recommended R1-10. Staff corrected the parcel acreage from 0.29 to 0.50 acres, still conforming. Unanimous positive recommendation.

Preliminary Subdivision Reviews

• 9854 South LLC Commercial Condominium: Request to subdivide an existing commercial building at 9854 S 700 E into two condominium units. No new construction. Staff required building inspection and a reserve study; conditions will be completed before recording. No public comment. The commission unanimously determined the preliminary plat substantially complete.
• Hartman Estate Subdivision: Proposed split of a 1.8-acre lot at 3853 E Little Cottonwood Ln into two lots. Applicant David Jenkins (Enzyme Engineering) represented owner Taylor Hartman. Discussion focused on property line details, fire access easement, and ensuring a 20-foot-wide access for emergency vehicles. A neighbor, Todd Smith, spoke in support. Staff clarified that a condition would correct a typo ("perspective" to "prospective"). The commission unanimously approved the preliminary plat as substantially complete, subject to five conditions.

Conditional Use Permit

• Mattress by Appointment Retail Use at 8392 S 700 E (in the BC zone). Applicant Michael McFall described the business as a low-traffic, appointment-only mattress retailer with over 500 locations. The store would occupy space in an existing strip mall with no exterior changes. Staff noted the site has legal non-conforming parking (31 spaces originally) and the proposed use as a furniture/showroom reduces parking demand. The condition would allow a 67% retail / 33% office split instead of the original 50/50. No public comment except Jane Santoro's earlier question. The commission unanimously approved the conditional use permit.

Key Outcomes

• The commission voted unanimously to recommend approval of all five annexations to the Sandy City Council.
• The preliminary subdivision reviews for the 9854 South commercial condo and Hartman Estate were both found substantially complete and approved.
• The conditional use permit for Mattress by Appointment was approved.
• The commission approved the minutes from March 19, 2026.
• Staff announced the departure of planners Thomas Irvin and Brynn Bolender, and the promotion of Sarah Stringham to senior planner.
• The next regular planning commission meeting is scheduled for May 7, 2026.