Sandy Planning Commission Work Session & Regular Meeting - August 6, 2026

The Sandy Planning Commission held a work session and regular meeting on August 6, 2026. The main agenda items were the preliminary subdivision approval for the Raden Summit development and a detailed work session on proposed code amendments for detached accessory dwelling units (ADUs) and extended living areas. The commission tabled the ADU discussion until the August 20th meeting and provided significant direction to staff.

Consent Calendar

• Raden Summit Subdivision (Preliminary Plat) – Unanimously approved (motion by Commissioner Bromley, second by Commissioner George). The plat will enable future development of two parcels into three lots near 10250 South Monroe Street, including dedications along Centennial Parkway, 102nd South, and Monroe Street, and easements for Dry Creek and a public trail. No public comment was received.

Public Comments & Testimony

• James Longstaff (resident and Wasatch Advocates for Livable Communities) urged the commission to strengthen the draft ADU ordinance to make it more accessible. He cited concerns about minimum lot size, setbacks, height limits, design matching requirements, lack of a path for existing unpermitted structures, and burdensome owner-occupancy verification. He emphasized the need for affordable housing options for seniors, young families, and workers.
• Steve Van Marin (via Zoom) asked for clarification about foundation requirements for detached ADUs; staff confirmed that basements are allowed and a permanent foundation is required, not necessarily a slab.

Discussion Items

• Detached Accessory Dwelling Unit (ADU) Ordinance Work Session – Staff presented a draft ordinance responding to state law (SB 284) effective October 1, 2026. Key features included:
  • Allowing detached ADUs on residential lots of 11,000 square feet or larger (about 21% of Sandy's residential zoned area).
  • Distinguishing between ADUs (rental) and extended living areas (non-rental, for family use).
  • Requirement for a special use permit and business license for ADUs.
  • Owner-occupancy requirement (owner may live in either unit).
  • One ADU per lot (either attached or detached).
  • Parking: one space for ADUs ≤650 sq ft, two spaces for larger, with reductions near transit stations.
  • Size: no larger than 75% of primary dwelling footprint and capped by accessory structure standards.
  • Location: side or rear yard, behind the front plane of the house (except on lots ≥40,000 sq ft).
  • Height: up to 15 ft (one-story) with 10-ft setbacks; taller structures must meet primary dwelling setbacks and not exceed primary dwelling height.
  • Conversions allowed for existing legal structures built before October 1, 2026.

Commissioners and staff discussed numerous aspects, with Commissioner Bromley leading a detailed review of his 10-item list. Key points of consensus and direction included:

• Minimum Lot Size: Most commissioners supported a minimum of 10,000 square feet (51% of residential zones) rather than the proposed 11,000. Staff recommended 11,000 to start cautiously, citing Farmington's negative experience with rapid expansion. The commission directed staff to prepare a recommendation for 10,000 sq ft, with a promise to review after one year.
• Parking near Transit Stations: Commission agreed to require one parking space (instead of zero) for ADUs within half a mile of a transit station, but allowed a reduction to zero for ADUs ≤650 sq ft if the base parking (4 spaces) is already met. The discussion clarified that the base parking requirement (2-car garage + 2 driveway) applies before any ADU parking is considered.
• Entrances for Attached ADUs: The current code prohibits a door facing the street on corner lots. Commissioners agreed to allow entrances on the secondary frontage of corner lots and to give the director discretion for unique topography or situations.
• Connection Requirement: The 50% connection rule for attached ADUs to the primary dwelling will be removed; breezeways and connections to non-habitable areas (e.g., garages) will be allowed.
• Lighting: For detached ADUs, the commission prefers a standard that fixtures be dark-sky compliant or shielded to prevent light spill onto neighboring properties, rather than a complete ban on lights.
• Amnesty for Unpermitted Structures: The concept of an “amnesty” was rejected; the path remains to bring unpermitted structures up to code through standard processes.
• Number of Units on Large Lots: For lots 20,000 sq ft or larger, the commission supports allowing one attached ADU and one detached ADU or extended living area (two units total). For smaller lots, only one ADU (attached or detached).
• Size Limitations: Staff will create a separate table for ADU/ELA building coverage, not relying on the accessory structure table. The commission supported using 75% of primary dwelling footprint as the maximum (footprint, not total square feet).
• Height: On lots under 20,000 sq ft, detached ADUs should be limited to 15 ft (one story) to maintain neighborhood character. On larger lots (20,000+), heights can match the primary dwelling with corresponding setbacks.
• Design Standards: Because state law may prohibit design standards for detached ADUs, staff will retain only height, mass, and setback controls.
• Application Requirements: For detached ADUs, applicants need only provide elevations and layout for the ADU itself, not the entire primary dwelling. A photo of the primary dwelling is sufficient.
• Habitable Area Definition: The commission agreed to remove the phrase “or other habitable areas” from the extended living area definition to avoid inadvertently restricting workshops, offices, or pool houses without sleeping quarters.
• Utility and Address: One address and one utility meter required per lot (existing practice).

Key Outcomes

• Vote on Raden Summit Subdivision: Approved unanimously (5-0).
• Vote on ADU Ordinance: Motion to table the item to the August 20, 2026, planning commission meeting (passed unanimously). The commission instructed staff to prepare a revised draft reflecting the direction given in the work session, including a clear recommendation for a 10,000-square-foot minimum lot size, revised parking near transit, adjusted height/setback rules, and other modifications. A formal motion adopting the commission’s recommendation to the city council is expected on August 20th.
• Direction for Revised Draft: Staff will produce a redlined version of the ordinance incorporating the commission's consensus, with particular attention to:
  • Minimum lot size of 10,000 sq ft (with future review).
  • One parking space required for all detached ADUs, except those ≤650 sq ft within half mile of transit (zero space).
  • Allowance for two units (one attached, one detached) on lots ≥20,000 sq ft.
  • Height limit of 15 ft for ADUs on lots <20,000 sq ft; taller allowed on larger lots up to primary dwelling height.
  • Removal of “other habitable areas” from the definition.
  • No requirement for detailed plans of the primary dwelling for detached ADU applications.
  • General design standards limited to height, mass, and setbacks per state law constraints.
• Next Steps: The planning commission will meet again on August 20, 2026, to review the revised draft and adopt a formal recommendation to the Sandy City Council. The city council will then hold a public hearing and make final adoption before the October 1, 2026, state deadline.