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Sandy officials present draft Housing Production Strategy, flag wastewater limits and middle-housing options
Summary
City and consultant presented a draft Housing Production Strategy required by state law, focusing on wastewater capacity, NPDES accommodations, a potential construction excise tax and phased middle-housing changes including triplex/fourplex allowances and caution on cottage clusters.
The City of Sandy on Monday advanced a draft Housing Production Strategy (HPS) that staff and consultants said is designed to meet a state requirement to adopt an HPS by the end of the calendar year and to help the city reach its 20‑year housing goal. Tim Wood of consulting firm FCS, who led the presentation, told commissioners and council members that "state law requires us to adopt a housing production strategy by the end of this calendar year."
The draft frames wastewater capacity and related state permitting as the largest constraint on growth. Staff urged pursuing state accommodations to the NPDES permit, adopting a wastewater facility plan amendment, seeking federal and state grant matches and making targeted conveyance and treatment upgrades. "We're looking for federal and state grants to help pay down the cost," a staff presenter said as the group discussed options to lift an ad hoc moratorium and move toward the roughly 2,400 net new dwelling units identified in the city's Housing Capacity Analysis.
The HPS groups strategies into zoning/code changes, regulatory reductions, financial tools, land acquisition/partnerships and custom options. On finance, staff outlined a possible 1% construction excise tax (CET) aimed at funding affordable housing activities such as SDC buy‑downs, renovations or land purchase. The consultant provided an example: a 1% CET on a hypothetical cohort of new units could generate roughly $300,000 over time.
Commissioners debated how prescriptive the zoning changes should be. Several urged adding explicit allowances for triplexes and fourplexes now while keeping cottage clusters as an exploratory option because of parking, private‑yard and management concerns raised by attendees. One commissioner said examples of successful cottage clusters typically appeared as part of larger developments with shared maintenance, not stand‑alone infill parcels.
Staff outlined an eight‑year HPS with a midpoint check‑in: adoption targeted around 2030 with implementation extending through 2038 in some areas, and some short‑term items — notably sewer solutions and short‑term rental registration — that could move faster. The city will solicit formal DLCD review, incorporate feedback, and then proceed to planning commission and council hearings. The consultant noted the statute-driven review timeline and the possibility DLCD could remand an adopted plan for changes during its post-adoption review period.
Next steps include integrating tonight's feedback into the draft for DLCD comment, refining language about time/place/manner camping regulations, and returning to the planning commission for a public hearing and formal adoption steps.
The Planning Commission adjourned to the council meeting at 7:00 p.m.; the HPS review will continue through the fall with DLCD comments and additional council workshops.
