Sandy City Planning Commission Meeting – June 4, 2026

The Sandy City Planning Commission convened on June 4, 2026, beginning with an executive session and workshop on detached accessory dwelling units (ADUs), followed by a regular meeting that included three public hearings, corresponding votes, and administrative business. The commission forwarded positive recommendations to the city council for the Canyon Gate general plan amendment and rezone, forwarded a negative recommendation for a building height code amendment, and approved all three requests for the Silver Ridge Flats development (special exceptions, preliminary site plan, and preliminary subdivision).

Public Comments & Testimony

• Canyon Gate General Plan Amendment & Rezone: Zoe Millard (826 Gatel Drive) asked whether the proposed 86 townhome units would be owned or rented. Staff clarified the applicant intends to sell individual units but there is no requirement binding them to owner-occupancy.
• Building Height Code Amendment:
  • Pratt Diamond (2627 East Canyon Edge Drive, Draper), the builder of the home in question, explained that a series of miscommunications and stacking design changes led to the height exceedance. He advocated for a more flexible height measurement method on steep slopes and noted that a similar situation occurred in another Sandy project.
  • David Hunt (3351 East 9980 South), the homeowner, expressed support for measuring height from natural grade and noted the lack of formal feedback from staff on their proposed code language. He suggested adding clauses to prevent manipulation by over-excavation.
  • Steve Van Merron (online, Draper resident) questioned how the proposal would prevent excavation to create a taller house, and opposed the use of uninhabitable space in height measurement.
• Silver Ridge Flats:
  • Susan Hardman (870 East 7800 South) opposed the density (nine units on less than one acre), citing safety concerns for emergency vehicle access, traffic hazards for pedestrians (including children from nearby schools and elderly residents), an increase in rats, mice, and raccoons since site clearing, and potential parking overflow onto her property.
  • Peter Warnock (865 East 7800 South) raised traffic safety issues on 7800 South, noting high speeds, cyclists forced into traffic lanes, and lack of police enforcement despite prior promises. He opposed adding density to an already dangerous corridor.

Discussion Items

• Accessory Dwelling Unit (ADU) Workshop (Pre-Meeting Training):

  • Planning staff (Melissa Anderson) led a discussion on standards for detached ADUs following a state law mandate. Key topics included:
    • Lot coverage: Support for using overall lot coverage limits rather than rear-yard percentages to allow ADUs, especially on smaller lots.
    • Height: General support for allowing two-story ADUs provided they meet the same setbacks as the primary dwelling. Some commissioners argued that if a two-story primary can be built to those setbacks, an ADU should be treated similarly.
    • Basements: No strong opposition; basements were seen as less visually intrusive than upper stories.
    • Setbacks: For one-story ADUs, a 10-foot setback was considered reasonable. For two-story ADUs, setbacks should match those of the primary structure (e.g., 10 feet side, 20-30 feet rear).
    • Balconies and rooftop decks: Mixed opinions; some felt balconies should be treated like those on primary structures, while others wanted stricter limits.
    • Conversions of existing structures: Concern over non-conforming structures and whether they could be converted.
    • Parking: The state standard of one additional space for ADUs ≤650 sq ft and two for larger units was supported.
  • Commissioners emphasized that the details should be presented as bullet points with illustrations for a joint planning commission/city council meeting to align understanding.

• Canyon Gate General Plan Amendment & Rezone:

  • Applicant Spencer Moffat (Boyer Company) presented a conceptual plan for 86 townhomes on 7.2 acres at 825 East 9085 South, seeking a future land use change from Institutional to Medium Density and a rezone from R-18 to PUD-12. Key features: full driveways, guest parking, a mix of unit types, frontage on 90th South with three-story units, two-story units against existing neighborhoods, and amenities (tot lot, pickleball court, dog park). Commission staff noted the medium density designation supports up to 12 units per acre; the transition corridor overlay allows up to 16 units per acre along the frontage. The applicant is voluntarily staying at 12 units per acre.
  • Questions from commissioners addressed density, openness, and pricing (noted as likely not affordable).

• Building Height Code Amendment:

  • Applicant Jeff Knighton (Knighton Architecture) proposed amending Title 21 to allow building height on slopes ≥30% to be measured from natural grade rather than average finished grade, using 35 feet as the maximum. He argued it discourages grading manipulation and better preserves views. Staff (Melissa Anderson) recommended denial, citing concerns that the proposal would allow taller homes (up to 40-50 feet in some cases), create inconsistency with past enforcement, require extensive code revisions, and define undefined terms like “predominant slope” and “habitable space.”
  • Commissioners expressed reluctance to rewrite code for a single case and questioned the lack of alternative remedies (e.g., variance). Staff clarified that a variance is unlikely because the hardship may be self-imposed. The commission voted unanimously to recommend denial.

• Silver Ridge Flats (Items 6–8 – Special Exceptions, Preliminary Site Plan, Preliminary Subdivision):

  • Applicant Brandon Priest (Gilson Engineering) requested three special exceptions for a nine-unit townhome development at 886 East 7800 South: a modified hammerhead turnaround for fire access, a modified private driveway width (57 feet with 90-degree parking on one side and sidewalk on one side), and a single point of egress. The property was annexed and rezoned to RM-10 (up to 9 units) in 2024. The plans include a small play area and stormwater detention open space.
  • Staff (Cash Hansy) confirmed parking meets code: each unit has a garage (most double-wide) plus 14 uncovered guest stalls, averaging three per unit. Traffic generation is estimated at ~70 trips per day, too low to require a study.
  • Public comment raised traffic and vermin concerns. Commissioners acknowledged the issues but determined the application met the development code. The site plan and subdivision were also deemed complete with conditions.

Key Outcomes

• ADU Workshop: Staff will prepare a bullet-point summary with illustrations for a joint planning commission/city council meeting to discuss policy direction. The workshop will continue at a future meeting (no later than October 1, 2026, as per state law).
• Canyon Gate General Plan Amendment: Motion to forward a positive recommendation to city council to change the land use designation from Institutional to Medium Density. Unanimously approved (7-0).
• Canyon Gate Rezone: Motion to forward a positive recommendation to city council to rezone the property from R-18 to PUD-12. Unanimously approved (7-0).
• Building Height Code Amendment: Motion to forward a negative recommendation to city council to deny the proposed amendment to Title 21. Unanimously approved (7-0).
• Silver Ridge Flats Special Exceptions: Motion to approve the three special exceptions based on findings in the staff report. Unanimously approved (7-0).
• Silver Ridge Flats Preliminary Site Plan: Motion to determine the preliminary site plan review is complete, based on five findings and five conditions. Unanimously approved (7-0).
• Silver Ridge Flats Preliminary Subdivision: Motion to determine the preliminary subdivision review is substantially complete, based on five findings and seven conditions. Unanimously approved (7-0).
• Minutes: Motion to approve the previous meeting’s minutes as corrected (noting double listing of two commissioners). Approved.
• Administrative: The commission noted the next regular meeting is tentatively scheduled for June 18, 2026, and possibly July 2, 2026. New planner Grant Hancock was introduced. Meeting adjourned.