A.

Purpose. The purpose of a specific area plan overlay zone is to allow development and approval of specific area plans in the city. A specific area plan is a master plan coordinating and directing development in terms of transportation, utilities, open space and land use, however, no phasing or timeline is required. Specific area plans may be located anywhere within the Urban Growth Boundary and are intended to promote coordinated planning concepts and pedestrian-oriented mixed-use development.

B.

Initiation. The process to establish a specific area plan shall be initiated by the City Council. The Planning Commission or interested property owners may submit requests to the City Council to initiate the specific area plan process. If owners request initiation of a specific area plan process, the City Council may require an application fee to cover the cost of creating the plan.

C.

Advisory Committee. The City Council may appoint an advisory committee to guide development of the plan. The advisory committee may include persons representing affected property owners, neighbors, City staff, agencies, special districts and the community at large. The role of the committee is advisory to the Planning Commission and the City Council.

D.

Adoption. A specific area plan shall be adopted through a Type IV process and shall be evaluated for compliance with the criteria for zoning district amendments and/or comprehensive plan amendments where applicable.

E.

Map identification. A specific area plan overlay zone is identified on the City of Sandy Zoning Map with a specific border around the perimeter of the plan area and a letter "S" depicted approximately in the center of the plan area. A report that includes the specific area plan and relevant development standards shall be adopted as an exhibit to the ordinance approving the overlay zone district.

F.

Comprehensive Plan Amendment. A specific area plan is similar to a master plan and does not automatically require a comprehensive plan amendment. A comprehensive plan amendment shall only be required if a need for such an amendment is identified during development of the specific area plan.

G.

Compliance with Specific Area Plan Standards and Procedures. New construction and land divisions shall met any development, land division and design standards of the applicable specific area plan. Base zone and land division standards shall apply where no different standard is referenced for the specific plan area.

H.

Specific Area Plan Standards. Specific standards for adopted specific area plans are defined below.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

At a minimum, a specific area plan shall include the following text and diagrams:

A.

Plan Objectives. A narrative shall set forth the goals and objectives of the plan.

B.

Site and Context. A map of the site and existing context shall identify the project area.

C.

Land Use Diagram. The land use diagram shall indicate the distribution and location of planned land uses, including open space and parks, within the area covered by the specific area plan.

D.

Density. If residential uses are proposed, a narrative shall describe planned residential densities.

E.

Facilities Analysis. The plan shall include an analysis of the general location and extent of major components of sanitary sewer, water, and other essential facilities proposed to be located within the specific plan area and needed to support the land uses and densities described in the plan. A review of existing facilities master plans shall be sufficient if these master plans indicate there is adequate capacity to serve the specific plan area.

F.

Circulation/Transportation Diagram. The circulation diagram shall indicate the proposed street pattern for the specific area plan area, including pedestrian pathways and bikeways. Design standards and street cross sections shall be included, if different than normal City standards.

G.

Market Analysis. Specific are plans that include amendments to the zoning map affecting the acreage of Village Commercial (C-3) land within the plan area shall include a market analysis of supportable retail space that verifies demand for the proposed acreage of C-3 land. The analysis should include a market delineation, a regional and local economic review, and a retail market evaluation.

H.

Design and Development Standards. If standards differ from normal City standards, design and development standards shall be included in the plan.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

The review procedures outlined in Chapter 17.12, Procedures for Decision Making, shall apply for all development subject to a specific area plan overlay zone, unless modified below.

A.

Type I. The Director, at his or her discretion, may refer a Type I application to the Planning Commission for a public hearing. In addition to the procedures detailed in Section 17.12.10, the following activities shall be reviewed administratively.

1.

Administrative amendments to a specific area plan, as defined by Section 17.54.30.A.

B.

Type II. The Director, at his or her discretion, may refer a Type II application to the Planning Commission for a public hearing. In addition to the procedures detailed in Section 17.12.20, the following activities shall be reviewed administratively with notices to neighboring property owners.

1.

Minor amendments to a specific area plan, as defined by Section 17.54.30.B.

C.

Type III. In addition to the procedures detailed in Section 17.12.30, the following activities shall be reviewed by the Planning Commission as either a quasi-judicial or legislative amendment.

1.

Major amendments to the specific area plan, as defined by Section 17.54.30.C.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

Amendments to an approved specific area plan are classified as administrative, minor, or major amendments.

A.

Administrative Amendments. The Director may approve administrative amendments pursuant to the Type I procedures of the Sandy Development Code. Administrative amendments include:

1.

Street, easement, sidewalk, and trail relocations that result in a location change of less than 50 feet from what is depicted on specific area plan diagrams.

2.

Public park relocations that result in a location change of less than 100 feet from what is depicted on specific area plan diagrams.

3.

Increases in the size of public neighborhood parks, provided that transportation connections remain consistent with the specific area plan.

4.

Reductions in the size of public neighborhood parks, provided the reductions are less than ten percent of park area depicted on specific area plan diagrams.

5.

Changes related to street trees, street furniture, fencing, or signage that were approved as part of the specific area plan.

6.

A change in the utility plan other than what would be necessary for other authorized adjustments.

B.

Minor Amendments. A minor amendment to a specific area plan shall be processed as a Type II land use decision. The decision shall include findings demonstrating that the change will not adversely affect:

1.

The purpose and objectives of the specific area plan, and

2.

The functioning of the specific area plan, and

3.

The coordination of transportation and infrastructure provision to properties within the specific plan area.

Minor amendments are those that result in any of the following:

a.

A change in the circulation/transportation plan that requires a required transportation element including local street, easement, sidewalk or trail to be shifted 50 to 100 feet in any direction from what is depicted on the specific area plan circulation/transportation diagram.

b.

A change in the land use diagram that reduces the size of a public park or facility more than ten percent, or moves the location more than 100 feet from the location depicted on the land use diagram.

C.

Major Amendment. A major amendment to a specific area plan shall be processed as a Type III Procedure affecting the existing specific area plan. The amendment shall follow either quasi-judicial or legislative procedures and meet plan amendment and zone change criteria. Findings must demonstrate that the change will not adversely affect:

1.

The purpose and objectives of the specific area plan, and

2.

The functioning of the specific area plan, and

3.

The coordination of transportation and infrastructure provision to properties within the specific plan area.

Major amendments are those that result in any of the following:

a.

A change in a land use plan boundary or density, unless as part of the original approvals an alternative design was approved outlining acceptable plan designation options (e.g. a residential use may be approved on a park site).

b.

A change in the circulation/transportation plan that causes a required transportation element, including a trail, to be added, eliminated or moved more than 100 feet from the location depicted on the specific area plan circulation/transportation diagram.

c.

A change in the Bornstedt Village Overlay Parks Plan that adds or eliminates a designated public park or facility.

d.

A change in development standards, except those set forth as minor or administrative amendments.

e.

Increase or decrease in density, as much as 20 percent over or under density permitted by an underlying zoning district.

f.

Other amendments to the specific area plan not defined as administrative or minor amendments.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

The City of Sandy developed a specific area plan for the Bornstedt Village, a mixed-use neighborhood located south of downtown Sandy surrounding the intersection of Hwy 211 and Bornstedt Road, as depicted on the City of Sandy Zoning Map. The Bornstedt Village Specific Area Plan Report, the background document that includes Figures referenced in this Chapter, is available for review in City Hall.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

The Bornstedt Village Overlay (BVO) district is intended to guide the development of a new, pedestrian-oriented neighborhood in Sandy, and, implement the Comprehensive Plan's village policies. The district is intended to integrate land use, transportation, natural resource and infrastructure planning in a way that recognizes and enhances the unique qualities of Bornstedt Village. The district references other chapters within the Sandy Development Code in combination with provisions that apply solely within Bornstedt Village. Where there is a conflict between a referenced section of the Code and this chapter, the BVO district provisions supersede.

The planning objectives for Bornstedt Village are to:

A.

Create a Livable Village. Create a neighborhood-oriented village that fulfills the village definition in the 1997 Sandy Comprehensive Plan, and, responds to the unique opportunities and site conditions of Bornstedt Village.

B.

Provide Transportation Options and a Local Street Network. Provide for transportation improvements and a village setting that is conducive to walking, bicycling and transit, while accommodating automobile traffic. Integrate planned land uses with existing and future transportation modes.

C.

Plan for a New, Village-Oriented Character for Hwy 211, Bornstedt Road, and Jacoby Road. Evaluate ways to calm traffic, improve safety, create an attractive character, protect natural resources and generally minimize adverse impacts from traffic on these high-speed roads.

D.

Protect, Restore, and Enhance Natural Resources in Balance with Creating an Urban Village. Plan for integration for land use, transportation, and natural resources in the village. This objective seeks to protect, restore, and enhance key resources and implement appropriate green and sustainable development practices, all in balance with creating an urban village.

E.

Plan for Parks and Open Space. Provide parks that implement the 2022 Parks and Trails Master Plan, and other open space opportunities that enhance the livability of the village.

F.

Provide Housing Choices. Provide a variety of housing choices that meet the needs of a broad spectrum of Sandy residents.

G.

Ensure Attractive and Village-Oriented Design. Identify zoning and design guidelines that will result in attractive design that supports the creation of a walkable village.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

Development and land use within the Bornstedt Village Overlay district, as shown on the City of Sandy Zoning Map (reflecting Figure 5 in the Bornstedt Village Specific Area Plan), shall be in conformance with the provisions outlined in this chapter. Cascadia Village Subdivisions #1 through #6 are exempt from Sections 17.54.70—17.54.110.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

Within the Bornstedt Village Overlay district, all uses shall be consistent with the underlying zoning district, as referenced below. Uses are determined through the referenced zone district unless specifically modified or exempted herein.

A.

Single Family Residential (SFR)—See SDC 17.34. Single-family detached zero-lot-line dwellings are not permitted. All other uses shall be consistent with Section 17.34.10 and 17.34.20.

B.

Low Density Residential (R1)—See SDC 17.36. Single-family detached zero-lot-line dwellings are not permitted. All other uses shall be consistent with Section 17.36.10 and 17.36.20.

C.

Medium Density Residential (R2)—See SDC 17.38.

D.

High Density Residential (R3)—See SDC 17.40.

E.

Village Commercial (C-3)—See SDC 17.46. Multi-family dwellings above, beside or behind a commercial business are permitted except as modified as follows: residential dwellings shall only be permitted to be located above, beside or behind the commercial use(s) if a minimum of 80 percent of the ground floor of each building footprint is occupied by the commercial use(s). In such cases where the 80 percent standard is met, a maximum of 20 percent of the ground floor of each building footprint may be used for residential purposes and to provide access to residential dwellings located above, beside or behind the commercial uses(s).

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

Residential Development Standards

(Ord. No. 2021-03, § 5(Exh. E), 5-17-2021; Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

(Ord. No. 2021-03, § 5(Exh. E), 5-17-2021; Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

A.

Design Review. Design review is required for all new uses and structures, and for exterior remodels of commercial uses. The provisions of Chapter 17.90 and other relevant chapters apply unless modified by the following provisions.

B.

Single Family Residential and Duplex Design Standards. All single family dwellings, manufactured homes, and duplexes on individual lots shall follow the design standard calculations in Chapter 17.90.

C.

Variety of Housing Standard for Subdivisions. In order to reduce repetition of the same building type and promote housing choices, all subdivisions exceeding 40 platted lots, in the R-1, R-2 and R-3 zones, must demonstrate that a variety of lot sizes and/or building types have been provided. This standard is met by providing a different lot size or housing type for at least one-third of the dwellings, by one or more of the following:

1.

A mix of attached and detached dwellings.

2.

A variety of lot sizes for detached dwellings where the "varied" lot sizes are at least 20 percent larger or smaller than the average lot size for the remaining lots.

3.

A mix of one and two story dwellings.

4.

A mix of multi-family housing and detached dwellings, where allowed by the underlying zoning district.

5.

Other techniques as approved by the Planning Commission through a Type III review process.

D.

Garage Standards. The following standards apply to new single-family, duplex and zero-lot-line residential development.

1.

The purpose for these standards is to:

a.

Ensure that there is a physical and visual connection between the living area and entrance of the dwelling and the street.

b.

Enhance public safety for residents and visitors and provide opportunities for community interaction.

c.

Provide for a more pleasant pedestrian environment by preventing garages and vehicle areas from dominating the views of the neighborhood from the sidewalk.

2.

Standards. Garages that are accessed from the front lot area of the dwelling must meet one of the four options listed below, unless the garage is placed behind the dwelling.

a.

The length of the garage wall may be up to 60 percent of the length of the street-facing building façade when the garage does not extend closer to the front lot line than the longest wall of the street-facing façade (Figure 10a in the Bornstedt Village SAP).

b.

The length of the garage may be up to 70 percent of the length of the street-facing building façade when the garage is recessed at a minimum of two feet from the longest wall of the street facing façade (Figure 10a in the Bornstedt Village SAP).

c.

The garage may extend up to six feet in front of the longest street-facing wall when its width does not exceed 50 percent of the total street-facing façade, and, the garage is not closer to the street lot line than the front of the porch. As referenced here, the porch must be at least 48 square feet in area, have a solid roof that is not more than 12 feet above the porch (Figure 10b in the Bornstedt Village SAP).

d.

A garage door that is oriented at least 90 degrees to the street lot line is not subject to standards a.—c. above. Such side-oriented garages must have at least 15 percent of their street-facing wall (measured in square feet) in windows (Figure 10b in the Bornstedt Village SAP).

E.

Access to Narrow Lots. In order to minimize the extent of curb cuts on each block, to de-emphasize front facing garages, and mitigate turning movement conflicts, lots with less than 40 feet of frontage shall receive access from a rear public alley or a shared private driveway. The Planning Commission may grant exceptions through a Type III Variance process where the applicant demonstrates topography or other conditions preclude compliance with this standard.

F.

Landscaping Standards Adjacent to Highway 211. The street-side yard adjacent to the Highway 211 Parkway (Figure 6 of the Bornstedt Village Specific Area Plan) shall be landscaped to complement the parkway character. At a minimum, two trees shall be planted in accordance with spacing standards in Section 17.92.30, together with contiguous groundcover.

(Ord. No. 2021-03, § 5(Exh. E), 5-17-2021; Ord. No. 2021-16, § 8(Exh. H), 8-16-2021; Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

New streets and vehicle access shall be developed consistent with the Bornstedt Village Circulation Plan (Figure 7 of the Bornstedt Village Specific Area Plan). Through-roads shown on the circulation plan are considered "required" street connections, however, there is flexibility regarding the specific alignment of the streets. Required street alignments shall be located within 100 feet of the location depicted in Figure 7, unless an amendment is requested pursuant to Section 17.54.30. Proposed road "arrows" (shown on Circulation Plan) are considered suggested locations for additional connections between the through streets, recognizing that flexibility is needed for the specific number and location of additional streets. The combination of development of the through streets and additional connections shall provide circulation resulting in a logical and connected network of local neighborhood streets in accordance with the standards in Chapter 17.84 and Figure 11 of the 2023 Sandy Transportation System Plan. Figure 8 of the Bornstedt Village Specific Area Plan is an illustrative, non-binding, plan of how this standard could be implemented. Within the Bornstedt Village Overlay District, changes in the Circulation/Transportation Plan that cause a required transportation element, including a trail, to be added or moved more than 100 feet from the location depicted on the specific area plan Circulation diagram, shall be subject to the amendment procedures of Subsection 17.54.30.B. rather than Subsection 17.54.30.C. Changes in the Circulation/Transportation Plan that cause a required transportation element, including a trail, to be eliminated, shall be subject to the amendment procedures of Subsection 17.54.30.C.

A.

Highway 211 Parkway Section. Development shall be consistent with the design of the Highway 211 Parkway cross-section (Figure 6 of the Bornstedt Village Specific Area Plan). The parkway cross-section may be modified, as needed, to adjust to topographic and other constraints. Modifications as part of the review of any land use application or development permit shall be approved by the City Engineer.

B.

Traffic Calming on Bornstedt Road. The intersection of Bornstedt Road and Cascadia Village Drive shall be stop controlled. The applicant shall present a review of other traffic calming methods including striping, reflectors, narrowing of the pavement section, regrading, and landscaping to be considered during land use reviews and approvals.

C.

Boulevards.

1.

For the purposes of this section, a building entrance is considered to be "oriented toward" a street when it faces the street or is at an angle of up to 45 degrees from the street.

2.

The following standards apply to the Barlow Road Boulevard, which shall be designed as a neighborhood street:

a.

The street shall follow the general alignment of the historic Barlow Road, as shown on Figures 7 and 11 of the Bornstedt Village Specific Area Plan;

b.

The street shall include a landscaped park-block section that is a minimum of 20 feet wide and shall include interpretive signage and a trail within the median. The conceptual design recognizes that the historic road is no longer visible, but is still valuable and important to incorporate into the design of the neighborhood;

c.

Residential access shall be provided from a side street, rear public alley, or from a shared private driveway, in order to minimize access points; and

d.

At least one primary entrance for all residential development on lots adjacent to the boulevard shall be oriented toward the boulevard street, in order to encourage pedestrian accessibility. Buildings on lots adjacent to the boulevard shall have at least one primary entrance connecting directly between the boulevard street and building interior, with a walkway connection whose length is not more than 20 feet longer or 120 percent of the straight line distance, whichever is less.

3.

The following standards apply to the Village Boulevard shall be designed as a neighborhood street:

a.

The street shall extends from the signalized intersection at Highway 211 approximately 1,000 feet to the south and approximately 260 feet to the north;

b.

This street shall include a landscaped park-block median that is a minimum of 20 feet wide;

c.

The existing hedgerow of trees located at south end of the boulevard shall be incorporated into this street design;

d.

Residential access shall be provided from a side street, rear public alley, or from a shared private driveway, in order to minimize access points onto the Village Boulevard;

e.

At least one primary entrance of all residential and commercial development on lots adjacent to the boulevard shall be oriented toward the boulevard street, in order to encourage pedestrian accessibility. Buildings on lots adjacent to the boulevard shall have at least one primary entrance connecting directly between the boulevard street and building interior, with a walkway connection whose length is not more than 20 feet longer or 120 percent of the straight line distance, whichever is less.

4.

The following standards apply to Cascadia Village Drive, west of Bornstedt Road, which shall be designed as a neighborhood street:

a.

The street shall feature a landscaped park-block median that is a minimum of 20 feet wide, except where the street must avoid areas regulated by Chapter 17.60, the FSH Overlay District;

b.

Residential access shall be provided from a side street, rear public alley, or from a shared private driveway, in order to minimize access points onto Cascadia Village Drive;

c.

At least one primary entrance of all residential development on lots adjacent to the boulevard shall be oriented toward the boulevard street, in order to encourage pedestrian accessibility. Buildings adjacent to the boulevard shall have at least one primary entrance connecting directly between the boulevard street and building interior.

D.

Green Streets. Vegetated swales and other green street features approved by the City Engineer shall be used in Bornstedt Village.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

The Open Space, Parks and Trails Map (Figure 9 of the Bornstedt Village Specific Area Plan) illustrates both existing parks and the location of new neighborhood parks. The proposed parks are conceptually located. The parks are an important element of the BVO district; however, the conceptual locations do not bind the subject properties to uses solely for parkland. Rather, the exact location and size of the parks shall be established through acquisition by the City, parkland dedication during development reviews as required by Chapter 17.86, development agreements, or other means that involve property owner participation. Within the Bornstedt Village Overlay District, changes in the parks plan that cause a required park, path or trail to be added or moved more than 100 feet from the location depicted on the specific area plan parks diagram, shall be subject to the Amendment procedures of Section 17.54.30.B. rather than 17.54.30.C. Changes in the parks plan that cause a required park, path or trail to be eliminated, shall be subject to the Amendment procedures of 17.54.30.C.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)

The BVO district shall utilize the existing environmental standards in the Sandy Development Code. The principal regulations are:

A.

Flood Slope and Hazard (FSH) Overlay—See Chapter 17.60

B.

Hillside Development—See Chapter 17.56

C.

Urban Forestry—See Chapter 17.102, except as modified by Chapter 17.54.

1.

Tree Retention—The landowner is responsible for retention and protection of retained trees as specified below:

a.

Within the Bornstedt Village Overlay, at least nine trees, 11 inches DBH or greater, shall be retained for every one-acre of land under contiguous ownership within 300 feet of the FSH Overlay District as depicted on the Zoning Map, and six trees per acre in other areas of the Bornstedt Village Overlay.

All other standards of Chapter 17.102, including Subsection 17.102.50.A.3-5, shall remain in effect.

(Ord. No. 2024-01, § 1(Exh. A), 2-20-2024)