Sandy City Zoning Code

CHAPTER 21

8 LAND USES IN THE COMMERCIAL, OFFICE, INDUSTRIAL, MIXED USE, TRANSIT CORRIDOR, AND RESEARCH AND DEVELOPMENT DISTRICTS

21-8-1 Purpose And Applicability

Purpose. The commercial districts land use standards are intended to:
1. Allow a mixture of complementary land uses that may include retail, offices, commercial services, civic uses, and housing to create economic and social vitality, and to encourage the linking of trips; and
2. Develop commercial areas that encourage walking as an alternative to driving and provide employment and housing options.
Applicability. Uses permitted under this chapter shall conform to the development standards provided elsewhere in this title, and to the application procedures for development as applicable. Uses shall also conform to any overlay district requirements that are applicable. Uses permitted as a conditional use shall comply with the requirements for conditional use permits.

(LDC 2008, § 15A-08-01)

21-8-2 Permitted Land Use Matrix By The Commercial, Office, Industrial, Mixed Use, Transit Corridor, And Research And Development Districts

Matrix Explanation. The following matrix lists all permitted uses within Sandy City commercial, office, industrial, mixed use, transit corridor, and research and development districts. The letters "P," "C," "S," or "N" shall mean "Permitted," "Conditional," "Special Use," or "Not Permitted," respectively. Refer to special use standards within this title for all land uses allowed with an "S." For those letters which are followed by a slash "/" the second letter shall indicate those location restrictions for businesses located within 250 feet of a residential district (unless bisected by a major arterial road as determined by the Sandy City Transportation Engineer in the Transportation Element of the Sandy City General Plan). For those land uses marked with a superscript number (1), refer to Subsection (c) of this section for explanation.

Table of Uses.

Land Use Category

CBD

CBD-P

CBD-O

CBD-A&C

CR-PUD

CvC

CN (HSN)

HBD

AM (Dealerships)

AM (Commercial)

Accessory apartments

S¹

Accessory structure (unless otherwise specified)

C¹

Agriculture

Alcohol or tobacco specialty store

P¹⁰

Alcoholic beverage bar establishment (equity) license^{31 & 32}

Alcoholic beverage bar establishment (fraternal) license^{31 & 32}

Alcoholic beverage bar establishment license^{31 & 32}

P^{21 & 22}

Alcoholic beverage hotel license³¹

Alcoholic beverage manufacturing license

P^{21 & 22}

P³⁰

P^{21 & 22}

P³⁰

C³⁰

P²³

P^{21 & 22}

P³⁰

Alcoholic beverage off-premises beer retailer license

P/C

Alcoholic beverage on-premises banquet and catering license³¹

Alcoholic beverage on-premises beer tavern license^{31 & 32}

P^{21 & 22}

Alcoholic beverage on-premises recreational beer retailer license³¹

P/C

Alcoholic beverage package agency³¹

Alcoholic beverage reception center license³¹

Alcoholic beverage resort license³¹

Alcoholic beverage restaurant beer-only license^{31 & 32}

Alcoholic beverage restaurant full service license^{31 & 32}

Alcoholic beverage restaurant limited service license^{31 & 32}

Alcoholic beverage single event permits

Alcoholic beverage state liquor store³¹

Alcoholic beverage temporary beer event permits

All-terrain vehicles (ATV) sales and service

P³³

Alternative healing and energy healing business

P²⁰

C²⁰

P²⁰

C²⁰

P²⁰

Alzheimer's facility

Ambulatory surgical facility

Ancillary commercial as part of a mixed use building

Animal hospital, veterinary office

C¹¹

Animal kennel, commercial

P/C

Animals (household pets or farm)

Aquarium

Arcade

P/C

C/N

P/C

C/N

Art gallery

Assisted living facility-large capacity (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

P/C

Assisted living facility-limited capacity (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

Auto, light trucks, RV dealerships (new)-sales and service agencies

Auto, light trucks, RV dealerships (used)-sales and service agencies

P¹⁵

Auto, light trucks, RV rental and leasing agencies

C¹²

Automotive self-service station

C⁹

P/C

P/C¹⁸

C²

P³³

Automotive service and repair-major

P/N

P³³

P/C

Automotive service and repair-minor

P/C

C²

P³³

P/C

Automotive service station, non-mechanical

C¹²

P/C

C²

P³³

P/C

Automotive service station

P/C

P/C¹⁸

P³³

Auto, truck, RV, equipment storage

C/N

Bed and breakfast facility

Birthing center

Boarding house

Botanical gardens

Business or financial services

Car wash

P³³

Cemetery, columbarium, mausoleum

Commercial, heavy

C/N

C²⁴

Commercial, parking

P/C

Commercial repair services

Commercial retail sales and services

Commercial, specialty

Commercial uses of a complementary nature which are shown to be compatible and necessary for the development project

Community center

Community correctional facility

Comprehensive mental health treatment

Congregate care facility

Correctional facility

Crematory, embalming facility

Dance hall

C/N

Day care, adult

P/C

Day care, child

P/C

Day care, elderly

P/C

Day care, group

P/C

Drive-up window (non-food), banks, ATMs, dry cleaners, pharmacy, etc.

Dwelling, duplex

C¹⁶

Dwelling, earth sheltered

Dwelling, group planned

Dwelling, multiple unit

P²⁵

C¹⁶

Dwelling, single-family

C¹⁶

Earth station

Educational facility with housing

Equestrian facilities

Equipment sales and services

Exposition/convention center

Extended living areas

Fraternity or sorority house

Garage sales (residential)

Guest house

Half-pipe ramps

Home health agency

Homeless shelter

Home occupation, Category I

Home occupation Category II

Hospice

Hospital

Hotel

P/C

Industry, heavy

Industry, light

P/C

P¹⁹ /C¹⁹

P²⁴

Industry, medium

P/C

C²⁴

Jail

Juvenile detention facility

Juvenile secure facility

Library

Manufactured homes

Manufactured/mobile home park

Medical and health care offices

Mixed use development

P²⁶

Mobile homes

Model home

Modular home

Mortuary, funeral home

Motel

P/C

Multifamily, 8 U/A

C¹⁶

Non-depository institutions

Nursing care facility

Nursing home, convalescent home, and rest home (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

Park and ride facilities

C/N

P/C

C/N

P/C

C/N

Parking, structure/terrace

P/C

P³³

Parking, underground

P/C

P³³

Parks, public and private

Pawnshop

Permanent make-up

Planned unit development

C⁵

Plant nursery

P/C

Prison

Professional office

Protective housing facility

Public plaza

Public service

Public utility station

C¹⁴

P¹⁴

C¹⁴

P¹⁴

C¹⁴

Recreation center

P/C

Recreation, indoor

Recreation, outdoor

P/C

Recycling materials collection/drop-off facility

Rehabilitation/treatment facility

Religious or cultural activity

C¹⁷

Research and development facility

Residential facility for elderly persons (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

Residential facility for persons with a disability (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

Residential health care facility, residential care facility

Residential short-term rental (STR)

Restaurant

Restaurant, drive-up window

C/N³

P/C³

C/N³

P/C³

Satellite dish (ground or roof mount)

School, charter

School, commercial

School, commercial (low-impact)

P¹⁷

C¹⁷

P¹⁷

School, home-based microschool

S²⁸

School, micro-education entity

S²⁹

School, private or quasi-public

School, public

Secondhand merchandise dealer

P¹³

C¹³

P¹³

C¹³

Sexually oriented business, escort agencies, outcall service agencies and semi-nude dancing agencies

P⁶

Sheltered workshop

Skatepark

Small health care facility

P/C

Social detoxification facility

Social or reception center, fraternal organizations

Solar equipment

Solid waste conversion facility

Stadium

Storage (mini-storage) facilities

P/C

N/C⁷

Street vendors

Tattoo parlor

C⁴

Theater

P/C

C/N

Trade or vocational school

Transitional care development

Transitional housing facility (must comply with development standards for that zone (i.e., setback, height, bulk, min./max. square footage))

C²⁷

Twin home

Warehouse, wholesale

P/C

Waste transfer station

Wind energy conversion system

Wireless telecommunication facility

Zero lot line development

Zoological gardens

Explanatory Notes for Land Use Matrix.
1. Detached single-family residential developments that were developed under that zone (e.g. not a legal non-conforming use).
2. The use is only permitted as a conditional use along the west side of State Street in the CN(HSN) Zone.
3. The use is not permitted if any part of the proposed/existing building containing the use is within 100 feet of a dwelling or probable location of a dwelling on existing residentially zoned property.
4. The use is not permitted if any part of the proposed/existing building containing the use is within 500 feet from an agricultural or residential use or residential zoning boundary.
5. Planned unit development permitted at a density of 12 units per acre (east of 700 East only).
6. This use is not permitted if any part of the proposed/existing building containing the use is within 1,000 feet from any school, public park, library, or religious or cultural activity; within 500 feet of any other sexually oriented business, escort agency, outcall service agency, or semi-nude dancing agency; within 600 feet from an agricultural or residential use or residential zoning boundary, beginning at the property line of such use; within 150 feet of the 9000 South Street gateway, the distance shall be measured from right-of-way boundary; and no property within 800 feet of the Interstate 15 freeway right-of-way boundary. This includes an entire parcel of property, any portion of which is within 800 feet of the Interstate.
7. Storage (mini-storage) facilities only permitted as a conditional use in the CN Zone for areas south of 9600 South and north of 10000 South, and east of 700 East and west of 1300 East. Use is not permitted in all other areas of the CN Zone. Facility storage may not be used to conduct commercial business on site. A mini-storage facility may include a caretaker's residence and areas for the outdoor storage of recreational vehicles (RVs) within a mini-storage building project according to the following restrictions and standards:
  1. Outdoor storage areas are for recreational vehicle storage only (e.g., boats, campers, trailers, jet skis, snowmobiles, automobiles).
  2. Outdoor vehicle storage areas shall be located only at the rear of the project where vehicles will not be visible from any public streets.
  3. Outdoor vehicle storage areas shall be designed so as not to block any driveways, access ways, or parking aisles within the project.
  4. Outdoor vehicle storage areas must be surrounded by a six-foot-high masonry wall on the exterior boundaries of the mini-storage project.
8. 8. Must follow Sandy City business license regulations.
9. 9. In the CBD District, gasoline dispensing sales are only allowed as an ancillary use and shall not include additional services or products with the operation of this use other than those products or services that are associated with the primary use of the property. To qualify for the ancillary use, sales receipts generated by gasoline dispensing shall not exceed more than ten percent of the total sales volume of the primary use of the property. The sales and dispensing of gasoline shall be in compliance with all Federal, State and local laws governing such activity.
10. 10. This use is not permitted if any part of the proposed/existing building containing the use is within:
  1. One thousand feet from any community location (such as public or private kindergarten, elementary, middle, junior high, or high school; licensed child care facility or preschool, trade or technical school, a church, public library, public playground, public park, youth center or other space used primarily for youth-oriented activities, a public recreational facility, or a public arcade). Distance requirements from structures for this use shall be measured in a straight line, without regard to intervening structures or zoning districts, from the property line of the community location, or other alcohol or tobacco specialty store.
  2. Six hundred feet of any other alcohol or tobacco specialty store and from an agricultural or residential use or residential zoning boundary, beginning at the property line of such use. Distance requirements from zoning districts for this use shall be measured in a straight line, without regard to intervening structures or zoning districts, from the zoning boundary of a residential or agricultural district to the structure of the alcohol or tobacco specialty store.
  3. One hundred fifty feet for the 9000 South Street gateway, as it begins at the western most boundary continuing east to State Street, the distance shall be measured in a straight line from the right-of-way boundary to the property line of the alcohol or tobacco specialty store.
11. 11. The use is only permitted as a conditional use as long as the entire operation is contained within a stand-alone single tenant office building.
12. 12. The use is only permitted as a conditional use south of 11000 South and east of State Street in the CBD Zone.
13. 13. This land use is only allowed as an ancillary use with a fine jewelry store, non-depository institutions, or a pawnshop.
14. 14. The requirements of this title as to minimum lot area, minimum setbacks, fence height, and landscaping shall be determined by the Planning Commission for a public utility station during a conditional use and/or site plan review. The Planning Commission shall not amend the requirements of the underlying zone unless the evidence presented is such as to establish that the amendment will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity.
15. 15. Automotive sales with no outside display.
16. 16. Multifamily projects shall be developed following the RM standards.
17. 17. See additional standards within Chapter 21-11.
18. 18. This use is not allowed within the CN Zoning District near the northeast corner of Sego Lily and 1300 East. Refer to Rezone File 3-13-2806 Sego Lily Commercial Development for specific area.
19. 19. Whether permitted or conditional, this land use may only be allowed in conjunction with on-site retail sales.
20. 20. An alternative healing and energy healing business must meet the following:
  1. All Home Occupation Standards and Qualifications.
  2. Hours of operation shall be between 7:00 a.m. and 10:00 p.m.
  3. Neither clients nor practitioner shall appear on the premises in a state of nudity or semi-nudity, as defined in Chapter 16-2.
  4. The premises shall not be used for any conduct that violates U.C.A. 1953, § 58-47b-501 or sexual conduct that violates Utah Criminal Code (U.C.A. 1953, § 76-1-101 et seq.).
21. 21. Cannot be a stand-alone use. Must be on the same premises as a sit-down restaurant, retail complex, hotel, or stadium.
22. 22. Only allowed within the Cairns District (boundaries include 9000 South to the north, the TRAX rail to the east, 10600 South Street on the south and Interstate 15 to the west s illustrated in “The Cairns Design Standards.”. Also to include the automall commercial areas from 10600 South to 11000 South). For locations outside of the Cairns District, a brewery manufacturing license shall only be allowed if it is on the same premises as a sit-down restaurant. A stand-alone brewery manufacturing license, and winery and distillery manufacturing licenses are not permitted for locations outside of the Cairns District.
23. 23. May be a stand-alone use or on the same premises with a restaurant.
24. 24. Not permitted if the property has frontage onto 300 West (the freeway frontage road).
25. 25. A multiple unit dwelling is permitted as a standalone use only within the geographic area south of 11000 South, east of Auto Mall Drive, and west of the Jordan and Salt Lake City Canal, and need not be part of a mixed use development. The associated site plan must also utilize the Storefront Conservation Overlay Zone (found in Section 21-14).
26. 26. A mixed use development is only allowed within the Cairns Master Plan Area. These developments shall be regulated by Cairns Design Standards.
27. 27. A maximum of one transitional housing facility may be allowed as a conditional use on Lot 3 of the Ark Subdivision.
28. 28. A home-based microschool may be allowed only as a home occupation subject to the home occupations standards and qualifications. If not otherwise permitted in the zone, the home-based microschool may only be considered for existing legal nonconforming dwellings.
29. A micro-education entity is a permitted use subject to the special use standards and qualifications.
30. A brewery manufacturing license shall only be allowed if it is on the same premises as a sit-down restaurant; a stand-alone brewery manufacturing license is not permitted. Winery and distillery manufacturing licenses are not permitted.
31. The distance requirements between outlets and restaurants from community locations of the Alcoholic Beverage Control Act also apply (UCA 32B-1-202).
32. Additional requirements for bar establishments and restaurants. Any newly constructed bar establishment or restaurant shall meet the following requirements:
  1. Main entrance shall have an unimpeded line of sight from the street or public way.
  2. Lighting of the building at the entrance.
  3. Provide parking lot lighting. All lighting shall be shielded and directed downward to avoid light spill beyond the property line.
33. Not permitted a a standalone use. Only allowed as ancillary use to an "Auto, light trucks, RV dealership (new or used)" owned and operated by the same dealership.

N(LDC 2008, § 15A-08-02; Ord. No. 09-35, 12-7-2009; Ord. No. 10-03, 2-19-2010; Ord. No. 10-12, 4-20-2010; Ord. No. 10-13, 4-20-2010; Ord. No. 10-31, 9-2-2010; Ord. No. 10-32, 9-2-2010; Ord. No. 11-06, 3-25-2011; Ord. No. 12-13, 5-15-2012; Ord. No. 12-30, 8-20-2012; Ord. No. 13-13, 6-5-2013; Ord. No. 13-19, 8-15-2013; Ord. No. 13-22, 10-4-2013; Ord. No. 13-28, 12-9-2013; Ord. No. 14-35, 11-13-2014; Ord. No. 15-05, 3-23-2015; Ord. No. 15-19, 6-26-2015; Ord. No. 16-13, 3-23-2016; Ord. No. 16-35, 10-20-2016; Ord. No. 16-45, 12-14-2016; Ord. No. 17-09, 3-9-2017; Ord. No. 18-21, § 1(15A-08-02), 8-30-2018; Ord. No. 18-22, § 1(15A-08-02), 8-30-2018)

HISTORY
Amended by Ord. 20-08 § 1(Exh. A) on 9/1/2020
Amended by Ord. 21-28 § 1(Exh. A) on 9/28/2021
Adopted by Ord. 23-16 § 1(Exh. A) on 10/3/2023
Amended by Ord. 23-22 § 1(Exh. A) on 12/19/2023
Amended by Ord. 24-03 § 1(Exh. A) on 2/27/2024
Amended by Ord. 24-14 § 1(Exh. A) on 7/30/2024
Amended by Ord. 25-25 on 11/11/2025
Amended by Ord. 26-01 on 1/20/2026