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H.B. 78

This document includes House Committee Amendments incorporated into the bill on Fri, Feb 4, 2011 at 9:13 AM by jeyring. --> This document includes Senate Committee Amendments incorporated into the bill on Wed, Feb 16, 2011 at 8:06 AM by rday. --> This document includes Senate Committee Amendments (CORRECTED) incorporated into the bill on Fri, Feb 25, 2011 at 8:02 AM by rday. -->              1     

DEVELOPER FEES

             2     
2011 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Michael T. Morley

             5     
Senate Sponsor: Wayne L. Niederhauser

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill amends provisions related to municipal or county land use authority.
             10      Highlighted Provisions:
             11          This bill:
             12          .    defines terms;
             13          .    amends provisions related to certain fees a municipality or a county may charge;
             14          .    requires a municipality or a county to establish a fee appeal process;
             15          .    enacts provisions related to a provider of culinary or secondary water that commits
             16      to provide a water service required by a public land use application;
             17          .    amends provisions related to a municipal or a county appeal authority; and
             18          .    makes technical corrections.
             19      Money Appropriated in this Bill:
             20          None
             21      Other Special Clauses:
             22          None
             23      Utah Code Sections Affected:
             24      AMENDS:
             25          10-9a-103, as last amended by Laws of Utah 2010, Chapters 269 and 330
             26          10-9a-305, as last amended by Laws of Utah 2010, Chapters 203 and 330
             27          10-9a-510, as last amended by Laws of Utah 2010, Chapter 203

             28          10-9a-701, as enacted by Laws of Utah 2005, Chapter 254
             29          17-27a-103, as last amended by Laws of Utah 2010, Chapters 269 and 330
             30          17-27a-305, as last amended by Laws of Utah 2010, Chapters 203 and 330
             31          17-27a-509, as last amended by Laws of Utah 2010, Chapter 203
             32          17-27a-701, as enacted by Laws of Utah 2005, Chapter 254
             33     
             34      Be it enacted by the Legislature of the state of Utah:
             35          Section 1. Section 10-9a-103 is amended to read:
             36           10-9a-103. Definitions.
             37          As used in this chapter:
             38          (1) "Affected entity" means a county, municipality, local district, special service
             39      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             40      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             41      public utility, a property owner, a property owners association, or the Utah Department of
             42      Transportation, if:
             43          (a) the entity's services or facilities are likely to require expansion or significant
             44      modification because of an intended use of land;
             45          (b) the entity has filed with the municipality a copy of the entity's general or long-range
             46      plan; or
             47          (c) the entity has filed with the municipality a request for notice during the same
             48      calendar year and before the municipality provides notice to an affected entity in compliance
             49      with a requirement imposed under this chapter.
             50          (2) "Appeal authority" means the person, board, commission, agency, or other body
             51      designated by ordinance to decide an appeal of a decision of a land use application or a
             52      variance.
             53          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             54      residential property if the sign is designed or intended to direct attention to a business, product,
             55      or service that is not sold, offered, or existing on the property where the sign is located.
             56           H. [ (4) "Building permit fee" means any fee charged to enforce the uniform codes adopted
             57      pursuant to Title 58, Chapter 56, Utah Uniform Building Standards Act, that is no greater than
             58      a fee indicated in the appendix to the International Building Code. ] .H

             59           H. [ [ ] (4) [ ] ] [ (5) ] .H "Charter school" includes:
             60          (a) an operating charter school;
             61          (b) a charter school applicant that has its application approved by a chartering entity in
             62      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             63          (c) an entity who is working on behalf of a charter school or approved charter applicant
             64      to develop or construct a charter school building.
             65           H. [ [ ] (5) [ ] ] [ (6) ] .H "Conditional use" means a land use that, because of its unique
             65a      characteristics
             66      or potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not
             67      be compatible in some areas or may be compatible only if certain conditions are required that
             68      mitigate or eliminate the detrimental impacts.
             69           H. [ [ ] (6) [ ] ] [ (7) ] .H "Constitutional taking" means a governmental action that results in a
             69a      taking of
             70      private property so that compensation to the owner of the property is required by the:
             71          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             72          (b) Utah Constitution Article I, Section 22.
             73           H. [ [ ] (7) [ ] ] [ (8) ] .H "Culinary water authority" means the department, agency, or public
             73a      entity with
             74      responsibility to review and approve the feasibility of the culinary water system and sources for
             75      the subject property.
             76           H. [ [ ] (8) [ ] ] [ (9) ] .H "Development activity" means:
             77          (a) any construction or expansion of a building, structure, or use that creates additional
             78      demand and need for public facilities;
             79          (b) any change in use of a building or structure that creates additional demand and need
             80      for public facilities; or
             81          (c) any change in the use of land that creates additional demand and need for public
             82      facilities.
             83           H. [ [ ] (9) [ ] ] [ (10) ] .H (a) "Disability" means a physical or mental impairment that
             83a      substantially
             84      limits one or more of a person's major life activities, including a person having a record of such
             85      an impairment or being regarded as having such an impairment.
             86          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             87      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             88      802.
             89           H. [ [ ] (10) [ ] ] [ (11) ] .H "Educational facility":

             90          (a) means:
             91          (i) a school district's building at which pupils assemble to receive instruction in a
             92      program for any combination of grades from preschool through grade 12, including
             93      kindergarten and a program for children with disabilities;
             94          (ii) a structure or facility:
             95          (A) located on the same property as a building described in Subsection [(10)]
             96      (11)(a)(i); and
             97          (B) used in support of the use of that building; and
             98          (iii) a building to provide office and related space to a school district's administrative
             99      personnel; and
             100          (b) does not include land or a structure, including land or a structure for inventory
             101      storage, equipment storage, food processing or preparing, vehicle storage or maintenance, or
             102      similar use that is:
             103          (i) not located on the same property as a building described in Subsection [(10)]
             104      (11)(a)(i); and
             105          (ii) used in support of the purposes of a building described in Subsection [(10)]
             106      (11)(a)(i).
             107          [(11)] (12) "Elderly person" means a person who is 60 years old or older, who desires
             108      or needs to live with other elderly persons in a group setting, but who is capable of living
             109      independently.
             110          [(12)] (13) "Fire authority" means the department, agency, or public entity with
             111      responsibility to review and approve the feasibility of fire protection and suppression services
             112      for the subject property.
             113          [(13)] (14) "Flood plain" means land that:
             114          (a) is within the 100-year flood plain designated by the Federal Emergency
             115      Management Agency; or
             116          (b) has not been studied or designated by the Federal Emergency Management Agency
             117      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             118      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             119      Federal Emergency Management Agency.
             120          [(14)] (15) "General plan" means a document that a municipality adopts that sets forth

             121      general guidelines for proposed future development of the land within the municipality.
             122          [(15)] (16) "Geologic hazard" means:
             123          (a) a surface fault rupture;
             124          (b) shallow groundwater;
             125          (c) liquefaction;
             126          (d) a landslide;
             127          (e) a debris flow;
             128          (f) unstable soil;
             129          (g) a rock fall; or
             130          (h) any other geologic condition that presents a risk:
             131          (i) to life;
             132          (ii) of substantial loss of real property; or
             133          (iii) of substantial damage to real property.
             134          [(16)] (17) "Hookup fee" means a fee for the installation and inspection of any pipe,
             135      line, meter, or appurtenance that connects to a municipal water, sewer, storm water, power, or
             136      other utility system.
             137          [(17)] (18) "Identical plans" means building plans submitted to a municipality that:
             138          (a) are clearly marked as "identical plans";
             139          (b) are substantially identical to building plans that were previously submitted to and
             140      reviewed and approved by the municipality; and
             141          (c) describe a building that [is]:
             142          [(a)] (i) is located on land zoned the same as the land on which the building described
             143      in the previously approved plans is located; [and]
             144          [(b)] (ii) is subject to the same geological and meteorological conditions and the same
             145      law as the building described in the previously approved plans[.];
             146          (iii) has a floor plan identical to the building plan previously submitted to and reviewed
             147      and approved by the municipality; and
             148          (iv) does not require any additional engineering or analysis.
             149          [(18)] (19) "Impact fee" means a payment of money imposed under Title 11, Chapter
             150      36, Impact Fees Act.
             151          [(19)] (20) "Improvement assurance" means a surety bond, letter of credit, cash, or

             152      other security:
             153          (a) to guaranty the proper completion of an improvement;
             154          (b) that is required as a condition precedent to:
             155          (i) recording a subdivision plat; or
             156          (ii) beginning development activity; and
             157          (c) that is offered to a land use authority to induce the land use authority, before actual
             158      construction of required improvements, to:
             159          (i) consent to the recording of a subdivision plat; or
             160          (ii) issue a permit for development activity.
             161          [(20)] (21) "Improvement assurance warranty" means a promise that the materials and
             162      workmanship of improvements:
             163          (a) comport with standards that the municipality has officially adopted; and
             164          (b) will not fail in any material respect within a warranty period.
             165          [(21)] (22) "Internal lot restriction" means a platted note, platted demarcation, or
             166      platted designation that:
             167          (a) runs with the land; and
             168          (b) (i) creates a restriction that is enclosed within the perimeter of a lot described on
             169      the plat; or
             170          (ii) designates a development condition that is enclosed within the perimeter of a lot
             171      described on the plat.
             172          [(22)] (23) "Land use application" means an application required by a municipality's
             173      land use ordinance.
             174          [(23)] (24) "Land use authority" means a person, board, commission, agency, or other
             175      body designated by the local legislative body to act upon a land use application.
             176          [(24)] (25) "Land use ordinance" means a planning, zoning, development, or
             177      subdivision ordinance of the municipality, but does not include the general plan.
             178          [(25)] (26) "Land use permit" means a permit issued by a land use authority.
             179          [(26)] (27) "Legislative body" means the municipal council.
             180          [(27)] (28) "Local district" means an entity under Title 17B, Limited Purpose Local
             181      Government Entities - Local Districts, and any other governmental or quasi-governmental
             182      entity that is not a county, municipality, school district, or the state.

             183          [(28)] (29) "Lot line adjustment" means the relocation of the property boundary line in
             184      a subdivision between two adjoining lots with the consent of the owners of record.
             185          [(29)] (30) "Moderate income housing" means housing occupied or reserved for
             186      occupancy by households with a gross household income equal to or less than 80% of the
             187      median gross income for households of the same size in the county in which the city is located.
             188          [(30)] (31) "Nominal fee" means a fee that reasonably reimburses a municipality only
             189      for time spent and expenses incurred in:
             190          (a) verifying that building plans are identical plans; and
             191          (b) reviewing and approving those minor aspects of identical plans that differ from the
             192      previously reviewed and approved building plans.
             193          [(31)] (32) "Noncomplying structure" means a structure that:
             194          (a) legally existed before its current land use designation; and
             195          (b) because of one or more subsequent land use ordinance changes, does not conform
             196      to the setback, height restrictions, or other regulations, excluding those regulations, which
             197      govern the use of land.
             198          [(32)] (33) "Nonconforming use" means a use of land that:
             199          (a) legally existed before its current land use designation;
             200          (b) has been maintained continuously since the time the land use ordinance governing
             201      the land changed; and
             202          (c) because of one or more subsequent land use ordinance changes, does not conform
             203      to the regulations that now govern the use of the land.
             204          [(33)] (34) "Official map" means a map drawn by municipal authorities and recorded in
             205      a county recorder's office that:
             206          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             207      highways and other transportation facilities;
             208          (b) provides a basis for restricting development in designated rights-of-way or between
             209      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             210      the land; and
             211          (c) has been adopted as an element of the municipality's general plan.
             212          [(34)] (35) "Person" means an individual, corporation, partnership, organization,
             213      association, trust, governmental agency, or any other legal entity.

             214          [(35)] (36) "Plan for moderate income housing" means a written document adopted by
             215      a city legislative body that includes:
             216          (a) an estimate of the existing supply of moderate income housing located within the
             217      city;
             218          (b) an estimate of the need for moderate income housing in the city for the next five
             219      years as revised biennially;
             220          (c) a survey of total residential land use;
             221          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             222      income housing; and
             223          (e) a description of the city's program to encourage an adequate supply of moderate
             224      income housing.
             225          [(36)] (37) "Plat" means a map or other graphical representation of lands being laid out
             226      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             227          [(37)] (38) "Potential geologic hazard area" means an area that:
             228          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             229      relevant map or report as needing further study to determine the area's potential for geologic
             230      hazard; or
             231          (b) has not been studied by the Utah Geological Survey or a county geologist but
             232      presents the potential of geologic hazard because the area has characteristics similar to those of
             233      a designated geologic hazard area.
             234          [(38)] (39) "Public agency" means:
             235          (a) the federal government;
             236          (b) the state;
             237          (c) a county, municipality, school district, local district, special service district, or other
             238      political subdivision of the state; or
             239          (d) a charter school.
             240          [(39)] (40) "Public hearing" means a hearing at which members of the public are
             241      provided a reasonable opportunity to comment on the subject of the hearing.
             242          [(40)] (41) "Public meeting" means a meeting that is required to be open to the public
             243      under Title 52, Chapter 4, Open and Public Meetings Act.
             244          [(41)] (42) "Record of survey map" means a map of a survey of land prepared in

             245      accordance with Section 17-23-17 .
             246          [(42)] (43) "Receiving zone" means an area of a municipality that the municipality's
             247      land use authority designates as an area in which an owner of land may receive transferrable
             248      development rights.
             249          [(43)] (44) "Residential facility for elderly persons" means a single-family or
             250      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             251      include a health care facility as defined by Section 26-21-2 .
             252          [(44)] (45) "Residential facility for persons with a disability" means a residence:
             253          (a) in which more than one person with a disability resides; and
             254          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             255      Chapter 2, Licensure of Programs and Facilities; or
             256          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             257      Health Care Facility Licensing and Inspection Act.
             258          [(45)] (46) "Sanitary sewer authority" means the department, agency, or public entity
             259      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             260      wastewater systems.
             261          [(46)] (47) "Sending zone" means an area of a municipality that the municipality's land
             262      use authority designates as an area from which an owner of land may transfer transferrable
             263      development rights to an owner of land in a receiving zone.
             264          [(47)] (48) "Specified public agency" means:
             265          (a) the state;
             266          (b) a school district; or
             267          (c) a charter school.
             268          [(48)] (49) "Specified public utility" means an electrical corporation, gas corporation,
             269      or telephone corporation, as those terms are defined in Section 54-2-1 .
             270          [(49)] (50) "State" includes any department, division, or agency of the state.
             271          [(50)] (51) "Street" means a public right-of-way, including a highway, avenue,
             272      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             273      or other way.
             274          [(51)] (52) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             275      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the

             276      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             277      installment plan or upon any and all other plans, terms, and conditions.
             278          (b) "Subdivision" includes:
             279          (i) the division or development of land whether by deed, metes and bounds description,
             280      devise and testacy, map, plat, or other recorded instrument; and
             281          (ii) except as provided in Subsection [(51)] (52)(c), divisions of land for residential and
             282      nonresidential uses, including land used or to be used for commercial, agricultural, and
             283      industrial purposes.
             284          (c) "Subdivision" does not include:
             285          (i) a bona fide division or partition of agricultural land for the purpose of joining one of
             286      the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if
             287      neither the resulting combined parcel nor the parcel remaining from the division or partition
             288      violates an applicable land use ordinance;
             289          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             290      adjusting their mutual boundary if:
             291          (A) no new lot is created; and
             292          (B) the adjustment does not violate applicable land use ordinances;
             293          (iii) a recorded document, executed by the owner of record:
             294          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             295      property into one legal description encompassing all such parcels of property; or
             296          (B) joining a subdivided parcel of property to another parcel of property that has not
             297      been subdivided, if the joinder does not violate applicable land use ordinances;
             298          (iv) a recorded agreement between owners of adjoining subdivided properties adjusting
             299      their mutual boundary if:
             300          (A) no new dwelling lot or housing unit will result from the adjustment; and
             301          (B) the adjustment will not violate any applicable land use ordinance; or
             302          (v) a bona fide division or partition of land by deed or other instrument where the land
             303      use authority expressly approves in writing the division in anticipation of further land use
             304      approvals on the parcel or parcels.
             305          (d) The joining of a subdivided parcel of property to another parcel of property that has
             306      not been subdivided does not constitute a subdivision under this Subsection [(51)] (52) as to

             307      the unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             308      subdivision ordinance.
             309          [(52)] (53) "Transferrable development right" means the entitlement to develop land
             310      within a sending zone that would vest according to the municipality's existing land use
             311      ordinances on the date that a completed land use application is filed seeking the approval of
             312      development activity on the land.
             313          [(53)] (54) "Unincorporated" means the area outside of the incorporated area of a city
             314      or town.
             315          [(54)] (55) "Water interest" means any right to the beneficial use of water, including:
             316          (a) each of the rights listed in Section 73-1-11 ; and
             317          (b) an ownership interest in the right to the beneficial use of water represented by:
             318          (i) a contract; or
             319          (ii) a share in a water company, as defined in Section 73-3-3.5 .
             320          [(55)] (56) "Zoning map" means a map, adopted as part of a land use ordinance, that
             321      depicts land use zones, overlays, or districts.
             322          Section 2. Section 10-9a-305 is amended to read:
             323           10-9a-305. Other entities required to conform to municipality's land use
             324      ordinances -- Exceptions -- School districts and charter schools -- Submission of
             325      development plan and schedule.
             326          (1) (a) Each county, municipality, school district, charter school, local district, special
             327      service district, and political subdivision of the state shall conform to any applicable land use
             328      ordinance of any municipality when installing, constructing, operating, or otherwise using any
             329      area, land, or building situated within that municipality.
             330          (b) In addition to any other remedies provided by law, when a municipality's land use
             331      ordinance is violated or about to be violated by another political subdivision, that municipality
             332      may institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             333      prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             334          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             335      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             336      land use ordinance of a municipality located within the boundaries of a county of the first class
             337      when constructing a:

             338          (i) rail fixed guideway public transit facility that extends across two or more counties;
             339      or
             340          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             341      two or more counties, including:
             342          (A) platforms;
             343          (B) passenger terminals or stations;
             344          (C) park and ride facilities;
             345          (D) maintenance facilities;
             346          (E) all related utility lines, roadways, and other facilities serving the public transit
             347      facility; or
             348          (F) other auxiliary facilities.
             349          (b) The exemption from municipal land use ordinances under this Subsection (2) does
             350      not extend to any property not necessary for the construction or operation of a rail fixed
             351      guideway public transit facility.
             352          (c) A municipality located within the boundaries of a county of the first class may not,
             353      through an agreement under Title 11, Chapter 13, Interlocal Cooperation Act, require a public
             354      transit district under Title 17B, Chapter 2a, Part 8, Public Transit District Act, to obtain
             355      approval from the municipality prior to constructing a:
             356          (i) rail fixed guideway public transit facility that extends across two or more counties;
             357      or
             358          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             359      two or more counties, including:
             360          (A) platforms;
             361          (B) passenger terminals or stations;
             362          (C) park and ride facilities;
             363          (D) maintenance facilities;
             364          (E) all related utility lines, roadways, and other facilities serving the public transit
             365      facility; or
             366          (F) other auxiliary facilities.
             367          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             368      subject to a municipality's land use ordinances.

             369          (b) (i) Notwithstanding Subsection (4), a municipality may:
             370          (A) subject a charter school to standards within each zone pertaining to setback, height,
             371      bulk and massing regulations, off-site parking, curb cut, traffic circulation, and construction
             372      staging; and
             373          (B) impose regulations upon the location of a project that are necessary to avoid
             374      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             375          (ii) The standards to which a municipality may subject a charter school under
             376      Subsection (3)(b)(i) shall be objective standards only and may not be subjective.
             377          (iii) Except as provided in Subsection (8)(d), the only basis upon which a municipality
             378      may deny or withhold approval of a charter school's land use application is the charter school's
             379      failure to comply with a standard imposed under Subsection (3)(b)(i).
             380          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of an
             381      obligation to comply with a requirement of an applicable building or safety code to which it is
             382      otherwise obligated to comply.
             383          (4) A municipality may not:
             384          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             385      construction methods or materials, additional building inspections, municipal building codes,
             386      building use for educational purposes, or the placement or use of temporary classroom facilities
             387      on school property;
             388          (b) except as otherwise provided in this section, require a school district or charter
             389      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             390      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             391      children and not located on or contiguous to school property, unless the roadway or sidewalk is
             392      required to connect an otherwise isolated school site to an existing roadway;
             393          (c) require a district or charter school to pay fees not authorized by this section;
             394          (d) provide for inspection of school construction or assess a fee or other charges for
             395      inspection, unless the school district or charter school is unable to provide for inspection by an
             396      inspector, other than the project architect or contractor, who is qualified under criteria
             397      established by the state superintendent;
             398          (e) require a school district or charter school to pay any impact fee for an improvement
             399      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;

             400          (f) impose regulations upon the location of an educational facility except as necessary
             401      to avoid unreasonable risks to health or safety; or
             402          (g) for a land use or a structure owned or operated by a school district or charter school
             403      that is not an educational facility but is used in support of providing instruction to pupils,
             404      impose a regulation that:
             405          (i) is not imposed on a similar land use or structure in the zone in which the land use or
             406      structure is approved; or
             407          (ii) uses the tax exempt status of the school district or charter school as criteria for
             408      prohibiting or regulating the land use or location of the structure.
             409          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             410      the siting of a new school with the municipality in which the school is to be located, to:
             411          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             412      the impacts between the new school and future highways; and
             413          (b) maximize school, student, and site safety.
             414          (6) Notwithstanding Subsection (4)(d), a municipality may, at its discretion:
             415          (a) provide a walk-through of school construction at no cost and at a time convenient to
             416      the district or charter school; and
             417          (b) provide recommendations based upon the walk-through.
             418          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             419          (i) a municipal building inspector;
             420          (ii) (A) for a school district, a school district building inspector from that school
             421      district; or
             422          (B) for a charter school, a school district building inspector from the school district in
             423      which the charter school is located; or
             424          (iii) an independent, certified building inspector who is:
             425          (A) not an employee of the contractor;
             426          (B) approved by:
             427          (I) a municipal building inspector; or
             428          (II) (Aa) for a school district, a school district building inspector from that school
             429      district; or
             430          (Bb) for a charter school, a school district building inspector from the school district in

             431      which the charter school is located; and
             432          (C) licensed to perform the inspection that the inspector is requested to perform.
             433          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             434          (c) If a school district or charter school uses a school district or independent building
             435      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit to
             436      the state superintendent of public instruction and municipal building official, on a monthly
             437      basis during construction of the school building, a copy of each inspection certificate regarding
             438      the school building.
             439          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             440      within a municipality.
             441          (b) Each land use application for any approval required for a charter school, including
             442      an application for a building permit, shall be processed on a first priority basis.
             443          (c) Parking requirements for a charter school may not exceed the minimum parking
             444      requirements for schools or other institutional public uses throughout the municipality.
             445          (d) If a municipality has designated zones for a sexually oriented business, or a
             446      business which sells alcohol, a charter school may be prohibited from a location which would
             447      otherwise defeat the purpose for the zone unless the charter school provides a waiver.
             448          (e) (i) A school district or a charter school may seek a certificate authorizing permanent
             449      occupancy of a school building from:
             450          (A) the state superintendent of public instruction, as provided in Subsection
             451      53A-20-104 (3), if the school district or charter school used an independent building inspector
             452      for inspection of the school building; or
             453          (B) a municipal official with authority to issue the certificate, if the school district or
             454      charter school used a municipal building inspector for inspection of the school building.
             455          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             456      a school building if it used its own building inspector for inspection of the school building,
             457      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             458          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             459      school building from a school district official with authority to issue the certificate, if the
             460      charter school used a school district building inspector for inspection of the school building.
             461          (iv) A certificate authorizing permanent occupancy issued by the state superintendent

             462      of public instruction under Subsection 53A-20-104 (3) or a school district official with authority
             463      to issue the certificate shall be considered to satisfy any municipal requirement for an
             464      inspection or a certificate of occupancy.
             465          (9) (a) A specified public agency intending to develop its land shall submit to the land
             466      use authority a development plan and schedule:
             467          (i) as early as practicable in the development process, but no later than the
             468      commencement of construction; and
             469          (ii) with sufficient detail to enable the land use authority to assess:
             470          (A) the specified public agency's compliance with applicable land use ordinances;
             471          (B) the demand for public facilities listed in Subsections 11-36-102 (14)(a), (b), (c), (d),
             472      (e), and (g) caused by the development;
             473          (C) the amount of any applicable fee [listed in Subsection 10-9a-510 (5)] described in
             474      Section 10-9a-510 ;
             475          (D) any credit against an impact fee; and
             476          (E) the potential for waiving an impact fee.
             477          (b) The land use authority shall respond to a specified public agency's submission
             478      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             479      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             480      process of preparing the budget for the development.
             481          (10) Nothing in this section may be construed to modify or supersede Section
             482      10-9a-304 .
             483          Section 3. Section 10-9a-510 is amended to read:
             484           10-9a-510. Limit on fees -- Requirement to itemize fees -- Appeal of fee --
             485      Provider of culinary or secondary water.
             486          (1) A municipality may not impose or collect a fee for reviewing or approving the
             487      plans for a commercial or residential building that exceeds the lesser of:
             488          (a) the actual cost of performing the plan review; and
             489          (b) 65% of the amount the municipality charges for a building permit fee for that
             490      building.
             491          (2) Subject to Subsection (1), a municipality may impose and collect only a nominal
             492      fee for reviewing and approving identical floor plans.

             493          (3) A municipality may not impose or collect a hookup fee that exceeds the reasonable
             494      cost of installing and inspecting the pipe, line, meter, and appurtenance to connect to the
             495      municipal water, sewer, storm water, power, or other utility system.
             496          (4) A municipality may not impose or collect:
             497          (a) a land use application fee that exceeds the reasonable cost of processing the
             498      application or issuing the permit; or
             499          (b) an inspection, regulation, or review fee that exceeds the reasonable cost of
             500      performing the inspection, regulation, or review.
             501          (5) (a) [Upon the request of] If requested by an applicant who is charged a fee or an
             502      owner of residential property upon which a fee is imposed, the municipality shall [itemize each
             503      fee that the municipality imposes on the applicant or on the residential property, respectively,
             504      showing the basis of each calculation for each fee imposed] provide an itemized fee statement
             505      that shows the calculation method for each fee.
             506          (b) If an applicant who is charged a fee or an owner of residential property upon which
             507      a fee is imposed submits a request for an itemized fee statement no later than 30 days after the
             508      day on which the applicant or owner pays the fee, the municipality shall no later than 10 days
             509      after the day on which the request is received provide or commit to provide within a specific
             510      time:
             511          (i) for each fee, any studies, reports, or methods relied upon by the municipality to
             512      create the calculation method described in Subsection (5)(a);
             513          (ii) an accounting of each fee paid;
             514          (iii) how each fee will be distributed; and
             515          (iv) information on filing a fee appeal through the process described in Subsection
             516      (5)(c).
             517          (c) A municipality shall establish a fee appeal process subject to an appeal authority
             518      described in Part 7, Appeal Authority and Variances, and district court review in accordance
             519      with Part 8, District Court Review, to determine whether a fee reflects only the reasonable
             520      estimated cost of:
             521          (i) regulation;
             522          (ii) processing an application;
             523          (iii) issuing a permit; or

             524          (iv) delivering the service for which the applicant or owner paid the fee.
             525          (6) A municipality may not impose on or collect from a public agency any fee
             526      associated with the public agency's development of its land other than:
             527          (a) subject to Subsection (4), a fee for a development service that the public agency
             528      does not itself provide;
             529          (b) subject to Subsection (3), a hookup fee; and
             530          (c) an impact fee for a public facility listed in Subsection 11-36-102 (14)(a), (b), (c),
             531      (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).
             532          (7) A provider of culinary or secondary water that commits to provide a water service
             533      required by a S. [ public ] .S land use application process is subject to the following as if it were a
             534      municipality:
             535          (a) Subsections (5) and (6);
             536          (b) Section 10-9a-508 ; and
             537          (c) Section 10-9a-509.5 .
             538          Section 4. Section 10-9a-701 is amended to read:
             539           10-9a-701. Appeal authority required -- Condition precedent to judicial review --
             540      Appeal authority duties.
             541          (1) Each municipality adopting a land use ordinance shall, by ordinance, establish one
             542      or more appeal authorities to hear and decide:
             543          (a) requests for variances from the terms of the land use ordinances; [and]
             544          (b) appeals from decisions applying the land use ordinances[.]; and
             545          (c) appeals from a fee charged in accordance with Section 10-9a-510 .
             546          (2) As a condition precedent to judicial review, each adversely affected person shall
             547      timely and specifically challenge a land use authority's decision, in accordance with local
             548      ordinance.
             549          (3) An appeal authority:
             550          (a) shall:
             551          (i) act in a quasi-judicial manner; and
             552          (ii) serve as the final arbiter of issues involving the interpretation or application of land
             553      use ordinances; and
             554          (b) may not entertain an appeal of a matter in which the appeal authority, or any

             555      participating member, had first acted as the land use authority.
             556          (4) By ordinance, a municipality may:
             557          (a) designate a separate appeal authority to hear requests for variances than the appeal
             558      authority it designates to hear appeals;
             559          (b) designate one or more separate appeal authorities to hear distinct types of appeals
             560      of land use authority decisions;
             561          (c) require an adversely affected party to present to an appeal authority every theory of
             562      relief that it can raise in district court;
             563          (d) not require an adversely affected party to pursue duplicate or successive appeals
             564      before the same or separate appeal authorities as a condition of the adversely affected party's
             565      duty to exhaust administrative remedies; and
             566          (e) provide that specified types of land use decisions may be appealed directly to the
             567      district court.
             568          (5) If the municipality establishes or, prior to the effective date of this chapter, has
             569      established a multiperson board, body, or panel to act as an appeal authority, at a minimum the
             570      board, body, or panel shall:
             571          (a) notify each of its members of any meeting or hearing of the board, body, or panel;
             572          (b) provide each of its members with the same information and access to municipal
             573      resources as any other member;
             574          (c) convene only if a quorum of its members is present; and
             575          (d) act only upon the vote of a majority of its convened members.
             576          Section 5. Section 17-27a-103 is amended to read:
             577           17-27a-103. Definitions.
             578          As used in this chapter:
             579          (1) "Affected entity" means a county, municipality, local district, special service
             580      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             581      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             582      property owner, property owners association, public utility, or the Utah Department of
             583      Transportation, if:
             584          (a) the entity's services or facilities are likely to require expansion or significant
             585      modification because of an intended use of land;

             586          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             587      or
             588          (c) the entity has filed with the county a request for notice during the same calendar
             589      year and before the county provides notice to an affected entity in compliance with a
             590      requirement imposed under this chapter.
             591          (2) "Appeal authority" means the person, board, commission, agency, or other body
             592      designated by ordinance to decide an appeal of a decision of a land use application or a
             593      variance.
             594          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             595      residential property if the sign is designed or intended to direct attention to a business, product,
             596      or service that is not sold, offered, or existing on the property where the sign is located.
             597           H. [ (4) "Building permit fee" means any fee charged to enforce the uniform codes adopted
             598      pursuant to Title 58, Chapter 56, Utah Uniform Building Standards Act, that is no greater than
             599      a fee indicated in the appendix to the International Building Code. ]
             600           [ [ ] (4) [ ] ] [ (5) ] .H "Charter school" includes:
             601          (a) an operating charter school;
             602          (b) a charter school applicant that has its application approved by a chartering entity in
             603      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             604          (c) an entity who is working on behalf of a charter school or approved charter applicant
             605      to develop or construct a charter school building.
             606           H. [ [ ] (5) [ ] ] [ (6) ] .H "Chief executive officer" means the person or body that exercises the
             607      executive powers of the county.
             608           H. [ [ ] (6) [ ] ] [ (7) ] .H "Conditional use" means a land use that, because of its unique
             608a      characteristics
             609      or potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             610      compatible in some areas or may be compatible only if certain conditions are required that
             611      mitigate or eliminate the detrimental impacts.
             612           H. [ [ ] (7) [ ] ] [ (8) ] .H "Constitutional taking" means a governmental action that results in a
             612a      taking of
             613      private property so that compensation to the owner of the property is required by the:
             614          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             615          (b) Utah Constitution Article I, Section 22.
             616           H. [ [ ] (8) [ ] ] [ (9) ] .H "Culinary water authority" means the department, agency, or
             616a      public entity with

             617      responsibility to review and approve the feasibility of the culinary water system and sources for
             618      the subject property.
             619          [(9)] (10) "Development activity" means:
             620          (a) any construction or expansion of a building, structure, or use that creates additional
             621      demand and need for public facilities;
             622          (b) any change in use of a building or structure that creates additional demand and need
             623      for public facilities; or
             624          (c) any change in the use of land that creates additional demand and need for public
             625      facilities.
             626          [(10)] (11) (a) "Disability" means a physical or mental impairment that substantially
             627      limits one or more of a person's major life activities, including a person having a record of such
             628      an impairment or being regarded as having such an impairment.
             629          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             630      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             631      802.
             632          [(11)] (12) "Educational facility":
             633          (a) means:
             634          (i) a school district's building at which pupils assemble to receive instruction in a
             635      program for any combination of grades from preschool through grade 12, including
             636      kindergarten and a program for children with disabilities;
             637          (ii) a structure or facility:
             638          (A) located on the same property as a building described in Subsection [(11)]
             639      (12)(a)(i); and
             640          (B) used in support of the use of that building; and
             641          (iii) a building to provide office and related space to a school district's administrative
             642      personnel; and
             643          (b) does not include land or a structure, including land or a structure for inventory
             644      storage, equipment storage, food processing or preparing, vehicle storage or maintenance, or
             645      similar use that is:
             646          (i) not located on the same property as a building described in Subsection [(11)]
             647      (12)(a)(i); and

             648          (ii) used in support of the purposes of a building described in Subsection [(11)]
             649      (12)(a)(i).
             650          [(12)] (13) "Elderly person" means a person who is 60 years old or older, who desires
             651      or needs to live with other elderly persons in a group setting, but who is capable of living
             652      independently.
             653          [(13)] (14) "Fire authority" means the department, agency, or public entity with
             654      responsibility to review and approve the feasibility of fire protection and suppression services
             655      for the subject property.
             656          [(14)] (15) "Flood plain" means land that:
             657          (a) is within the 100-year flood plain designated by the Federal Emergency
             658      Management Agency; or
             659          (b) has not been studied or designated by the Federal Emergency Management Agency
             660      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             661      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             662      Federal Emergency Management Agency.
             663          [(15)] (16) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             664          [(16)] (17) "General plan" means a document that a county adopts that sets forth
             665      general guidelines for proposed future development of the unincorporated land within the
             666      county.
             667          [(17)] (18) "Geologic hazard" means:
             668          (a) a surface fault rupture;
             669          (b) shallow groundwater;
             670          (c) liquefaction;
             671          (d) a landslide;
             672          (e) a debris flow;
             673          (f) unstable soil;
             674          (g) a rock fall; or
             675          (h) any other geologic condition that presents a risk:
             676          (i) to life;
             677          (ii) of substantial loss of real property; or
             678          (iii) of substantial damage to real property.

             679          [(18)] (19) "Internal lot restriction" means a platted note, platted demarcation, or
             680      platted designation that:
             681          (a) runs with the land; and
             682          (b) (i) creates a restriction that is enclosed within the perimeter of a lot described on
             683      the plat; or
             684          (ii) designates a development condition that is enclosed within the perimeter of a lot
             685      described on the plat.
             686          [(19)] (20) "Hookup fee" means a fee for the installation and inspection of any pipe,
             687      line, meter, or appurtenance to connect to a county water, sewer, storm water, power, or other
             688      utility system.
             689          [(20)] (21) "Identical plans" means building plans submitted to a county that:
             690          (a) are clearly marked as "identical plans";
             691          (b) are substantially identical building plans that were previously submitted to and
             692      reviewed and approved by the county; and
             693          (c) describe a building that [is]:
             694          [(a)] (i) is located on land zoned the same as the land on which the building described
             695      in the previously approved plans is located; [and]
             696          [(b)] (ii) is subject to the same geological and meteorological conditions and the same
             697      law as the building described in the previously approved plans[.];
             698          (iii) has a floor plan identical to the building plan previously submitted to and reviewed
             699      and approved by the county; and
             700          (iv) does not require any additional engineering or analysis.
             701          [(21)] (22) "Impact fee" means a payment of money imposed under Title 11, Chapter
             702      36, Impact Fees Act.
             703          [(22)] (23) "Improvement assurance" means a surety bond, letter of credit, cash, or
             704      other security:
             705          (a) to guaranty the proper completion of an improvement;
             706          (b) that is required as a condition precedent to:
             707          (i) recording a subdivision plat; or
             708          (ii) beginning development activity; and
             709          (c) that is offered to a land use authority to induce the land use authority, before actual

             710      construction of required improvements, to:
             711          (i) consent to the recording of a subdivision plat; or
             712          (ii) issue a permit for development activity.
             713          [(23)] (24) "Improvement assurance warranty" means a promise that the materials and
             714      workmanship of improvements:
             715          (a) comport with standards that the county has officially adopted; and
             716          (b) will not fail in any material respect within a warranty period.
             717          [(24)] (25) "Interstate pipeline company" means a person or entity engaged in natural
             718      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             719      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             720          [(25)] (26) "Intrastate pipeline company" means a person or entity engaged in natural
             721      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             722      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             723          [(26)] (27) "Land use application" means an application required by a county's land use
             724      ordinance.
             725          [(27)] (28) "Land use authority" means a person, board, commission, agency, or other
             726      body designated by the local legislative body to act upon a land use application.
             727          [(28)] (29) "Land use ordinance" means a planning, zoning, development, or
             728      subdivision ordinance of the county, but does not include the general plan.
             729          [(29)] (30) "Land use permit" means a permit issued by a land use authority.
             730          [(30)] (31) "Legislative body" means the county legislative body, or for a county that
             731      has adopted an alternative form of government, the body exercising legislative powers.
             732          [(31)] (32) "Local district" means any entity under Title 17B, Limited Purpose Local
             733      Government Entities - Local Districts, and any other governmental or quasi-governmental
             734      entity that is not a county, municipality, school district, or the state.
             735          [(32)] (33) "Lot line adjustment" means the relocation of the property boundary line in
             736      a subdivision between two adjoining lots with the consent of the owners of record.
             737          [(33)] (34) "Moderate income housing" means housing occupied or reserved for
             738      occupancy by households with a gross household income equal to or less than 80% of the
             739      median gross income for households of the same size in the county in which the housing is
             740      located.

             741          [(34)] (35) "Nominal fee" means a fee that reasonably reimburses a county only for
             742      time spent and expenses incurred in:
             743          (a) verifying that building plans are identical plans; and
             744          (b) reviewing and approving those minor aspects of identical plans that differ from the
             745      previously reviewed and approved building plans.
             746          [(35)] (36) "Noncomplying structure" means a structure that:
             747          (a) legally existed before its current land use designation; and
             748          (b) because of one or more subsequent land use ordinance changes, does not conform
             749      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             750      the use of land.
             751          [(36)] (37) "Nonconforming use" means a use of land that:
             752          (a) legally existed before its current land use designation;
             753          (b) has been maintained continuously since the time the land use ordinance regulation
             754      governing the land changed; and
             755          (c) because of one or more subsequent land use ordinance changes, does not conform
             756      to the regulations that now govern the use of the land.
             757          [(37)] (38) "Official map" means a map drawn by county authorities and recorded in
             758      the county recorder's office that:
             759          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             760      highways and other transportation facilities;
             761          (b) provides a basis for restricting development in designated rights-of-way or between
             762      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             763      the land; and
             764          (c) has been adopted as an element of the county's general plan.
             765          [(38)] (39) "Person" means an individual, corporation, partnership, organization,
             766      association, trust, governmental agency, or any other legal entity.
             767          [(39)] (40) "Plan for moderate income housing" means a written document adopted by
             768      a county legislative body that includes:
             769          (a) an estimate of the existing supply of moderate income housing located within the
             770      county;
             771          (b) an estimate of the need for moderate income housing in the county for the next five

             772      years as revised biennially;
             773          (c) a survey of total residential land use;
             774          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             775      income housing; and
             776          (e) a description of the county's program to encourage an adequate supply of moderate
             777      income housing.
             778          [(40)] (41) "Plat" means a map or other graphical representation of lands being laid out
             779      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             780          [(41)] (42) "Potential geologic hazard area" means an area that:
             781          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             782      relevant map or report as needing further study to determine the area's potential for geologic
             783      hazard; or
             784          (b) has not been studied by the Utah Geological Survey or a county geologist but
             785      presents the potential of geologic hazard because the area has characteristics similar to those of
             786      a designated geologic hazard area.
             787          [(42)] (43) "Public agency" means:
             788          (a) the federal government;
             789          (b) the state;
             790          (c) a county, municipality, school district, local district, special service district, or other
             791      political subdivision of the state; or
             792          (d) a charter school.
             793          [(43)] (44) "Public hearing" means a hearing at which members of the public are
             794      provided a reasonable opportunity to comment on the subject of the hearing.
             795          [(44)] (45) "Public meeting" means a meeting that is required to be open to the public
             796      under Title 52, Chapter 4, Open and Public Meetings Act.
             797          [(45)] (46) "Receiving zone" means an unincorporated area of a county that the
             798      county's land use authority designates as an area in which an owner of land may receive
             799      transferrable development rights.
             800          [(46)] (47) "Record of survey map" means a map of a survey of land prepared in
             801      accordance with Section 17-23-17 .
             802          [(47)] (48) "Residential facility for elderly persons" means a single-family or

             803      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             804      include a health care facility as defined by Section 26-21-2 .
             805          [(48)] (49) "Residential facility for persons with a disability" means a residence:
             806          (a) in which more than one person with a disability resides; and
             807          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             808      Chapter 2, Licensure of Programs and Facilities; or
             809          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             810      Health Care Facility Licensing and Inspection Act.
             811          [(49)] (50) "Sanitary sewer authority" means the department, agency, or public entity
             812      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             813      wastewater systems.
             814          [(50)] (51) "Sending zone" means an unincorporated area of a county that the county's
             815      land use authority designates as an area from which an owner of land may transfer transferrable
             816      development rights to an owner of land in a receiving zone.
             817          [(51)] (52) "Specified public agency" means:
             818          (a) the state;
             819          (b) a school district; or
             820          (c) a charter school.
             821          [(52)] (53) "Specified public utility" means an electrical corporation, gas corporation,
             822      or telephone corporation, as those terms are defined in Section 54-2-1 .
             823          [(53)] (54) "State" includes any department, division, or agency of the state.
             824          [(54)] (55) "Street" means a public right-of-way, including a highway, avenue,
             825      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             826      or other way.
             827          [(55)] (56) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             828      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             829      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             830      installment plan or upon any and all other plans, terms, and conditions.
             831          (b) "Subdivision" includes:
             832          (i) the division or development of land whether by deed, metes and bounds description,
             833      devise and testacy, map, plat, or other recorded instrument; and

             834          (ii) except as provided in Subsection [(55)] (56)(c), divisions of land for residential and
             835      nonresidential uses, including land used or to be used for commercial, agricultural, and
             836      industrial purposes.
             837          (c) "Subdivision" does not include:
             838          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             839          (ii) a recorded agreement between owners of adjoining properties adjusting their
             840      mutual boundary if:
             841          (A) no new lot is created; and
             842          (B) the adjustment does not violate applicable land use ordinances;
             843          (iii) a recorded document, executed by the owner of record:
             844          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             845      property into one legal description encompassing all such parcels of property; or
             846          (B) joining a subdivided parcel of property to another parcel of property that has not
             847      been subdivided, if the joinder does not violate applicable land use ordinances;
             848          (iv) a bona fide division or partition of land in a county other than a first class county
             849      for the purpose of siting, on one or more of the resulting separate parcels:
             850          (A) an electrical transmission line or a substation;
             851          (B) a natural gas pipeline or a regulation station; or
             852          (C) an unmanned telecommunications, microwave, fiber optic, electrical, or other
             853      utility service regeneration, transformation, retransmission, or amplification facility;
             854          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             855      their mutual boundary if:
             856          (A) no new dwelling lot or housing unit will result from the adjustment; and
             857          (B) the adjustment will not violate any applicable land use ordinance; or
             858          (vi) a bona fide division or partition of land by deed or other instrument where the land
             859      use authority expressly approves in writing the division in anticipation of further land use
             860      approvals on the parcel or parcels.
             861          (d) The joining of a subdivided parcel of property to another parcel of property that has
             862      not been subdivided does not constitute a subdivision under this Subsection [(55)] (56) as to
             863      the unsubdivided parcel of property or subject the unsubdivided parcel to the county's
             864      subdivision ordinance.

             865          [(56)] (57) "Township" means a contiguous, geographically defined portion of the
             866      unincorporated area of a county, established under this part or reconstituted or reinstated under
             867      Section 17-27a-306 , with planning and zoning functions as exercised through the township
             868      planning commission, as provided in this chapter, but with no legal or political identity
             869      separate from the county and no taxing authority, except that "township" means a former
             870      township under Laws of Utah 1996, Chapter 308, where the context so indicates.
             871          [(57)] (58) "Transferrable development right" means the entitlement to develop land
             872      within a sending zone that would vest according to the county's existing land use ordinances on
             873      the date that a completed land use application is filed seeking the approval of development
             874      activity on the land.
             875          [(58)] (59) "Unincorporated" means the area outside of the incorporated area of a
             876      municipality.
             877          [(59)] (60) "Water interest" means any right to the beneficial use of water, including:
             878          (a) each of the rights listed in Section 73-1-11 ; and
             879          (b) an ownership interest in the right to the beneficial use of water represented by:
             880          (i) a contract; or
             881          (ii) a share in a water company, as defined in Section 73-3-3.5 .
             882          [(60)] (61) "Zoning map" means a map, adopted as part of a land use ordinance, that
             883      depicts land use zones, overlays, or districts.
             884          Section 6. Section 17-27a-305 is amended to read:
             885           17-27a-305. Other entities required to conform to county's land use ordinances --
             886      Exceptions -- School districts and charter schools -- Submission of development plan and
             887      schedule.
             888          (1) (a) Each county, municipality, school district, charter school, local district, special
             889      service district, and political subdivision of the state shall conform to any applicable land use
             890      ordinance of any county when installing, constructing, operating, or otherwise using any area,
             891      land, or building situated within the unincorporated portion of the county.
             892          (b) In addition to any other remedies provided by law, when a county's land use
             893      ordinance is violated or about to be violated by another political subdivision, that county may
             894      institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             895      prevent, enjoin, abate, or remove the improper installation, improvement, or use.

             896          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             897      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             898      land use ordinance of a county of the first class when constructing a:
             899          (i) rail fixed guideway public transit facility that extends across two or more counties;
             900      or
             901          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             902      two or more counties, including:
             903          (A) platforms;
             904          (B) passenger terminals or stations;
             905          (C) park and ride facilities;
             906          (D) maintenance facilities;
             907          (E) all related utility lines, roadways, and other facilities serving the public transit
             908      facility; or
             909          (F) other auxiliary facilities.
             910          (b) The exemption from county land use ordinances under this Subsection (2) does not
             911      extend to any property not necessary for the construction or operation of a rail fixed guideway
             912      public transit facility.
             913          (c) A county of the first class may not, through an agreement under Title 11, Chapter
             914      13, Interlocal Cooperation Act, require a public transit district under Title 17B, Chapter 2a,
             915      Part 8, Public Transit District Act, to obtain approval from the county prior to constructing a:
             916          (i) rail fixed guideway public transit facility that extends across two or more counties;
             917      or
             918          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             919      two or more counties, including:
             920          (A) platforms;
             921          (B) passenger terminals or stations;
             922          (C) park and ride facilities;
             923          (D) maintenance facilities;
             924          (E) all related utility lines, roadways, and other facilities serving the public transit
             925      facility; or
             926          (F) other auxiliary facilities.

             927          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             928      subject to a county's land use ordinances.
             929          (b) (i) Notwithstanding Subsection (4), a county may:
             930          (A) subject a charter school to standards within each zone pertaining to setback, height,
             931      bulk and massing regulations, off-site parking, curb cut, traffic circulation, and construction
             932      staging; and
             933          (B) impose regulations upon the location of a project that are necessary to avoid
             934      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             935          (ii) The standards to which a county may subject a charter school under Subsection
             936      (3)(b)(i) shall be objective standards only and may not be subjective.
             937          (iii) Except as provided in Subsection (8)(d), the only basis upon which a county may
             938      deny or withhold approval of a charter school's land use application is the charter school's
             939      failure to comply with a standard imposed under Subsection (3)(b)(i).
             940          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of an
             941      obligation to comply with a requirement of an applicable building or safety code to which it is
             942      otherwise obligated to comply.
             943          (4) A county may not:
             944          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             945      construction methods or materials, additional building inspections, county building codes,
             946      building use for educational purposes, or the placement or use of temporary classroom facilities
             947      on school property;
             948          (b) except as otherwise provided in this section, require a school district or charter
             949      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             950      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             951      children and not located on or contiguous to school property, unless the roadway or sidewalk is
             952      required to connect an otherwise isolated school site to an existing roadway;
             953          (c) require a district or charter school to pay fees not authorized by this section;
             954          (d) provide for inspection of school construction or assess a fee or other charges for
             955      inspection, unless the school district or charter school is unable to provide for inspection by an
             956      inspector, other than the project architect or contractor, who is qualified under criteria
             957      established by the state superintendent;

             958          (e) require a school district or charter school to pay any impact fee for an improvement
             959      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;
             960          (f) impose regulations upon the location of an educational facility except as necessary
             961      to avoid unreasonable risks to health or safety; or
             962          (g) for a land use or a structure owned or operated by a school district or charter school
             963      that is not an educational facility but is used in support of providing instruction to pupils,
             964      impose a regulation that:
             965          (i) is not imposed on a similar land use or structure in the zone in which the land use or
             966      structure is approved; or
             967          (ii) uses the tax exempt status of the school district or charter school as criteria for
             968      prohibiting or regulating the land use or location of the structure.
             969          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             970      the siting of a new school with the county in which the school is to be located, to:
             971          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             972      the impacts between the new school and future highways; and
             973          (b) maximize school, student, and site safety.
             974          (6) Notwithstanding Subsection (4)(d), a county may, at its discretion:
             975          (a) provide a walk-through of school construction at no cost and at a time convenient to
             976      the district or charter school; and
             977          (b) provide recommendations based upon the walk-through.
             978          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             979          (i) a county building inspector;
             980          (ii) (A) for a school district, a school district building inspector from that school
             981      district; or
             982          (B) for a charter school, a school district building inspector from the school district in
             983      which the charter school is located; or
             984          (iii) an independent, certified building inspector who is:
             985          (A) not an employee of the contractor;
             986          (B) approved by:
             987          (I) a county building inspector; or
             988          (II) (Aa) for a school district, a school district building inspector from that school

             989      district; or
             990          (Bb) for a charter school, a school district building inspector from the school district in
             991      which the charter school is located; and
             992          (C) licensed to perform the inspection that the inspector is requested to perform.
             993          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             994          (c) If a school district or charter school uses a school district or independent building
             995      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit to
             996      the state superintendent of public instruction and county building official, on a monthly basis
             997      during construction of the school building, a copy of each inspection certificate regarding the
             998      school building.
             999          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             1000      within a county.
             1001          (b) Each land use application for any approval required for a charter school, including
             1002      an application for a building permit, shall be processed on a first priority basis.
             1003          (c) Parking requirements for a charter school may not exceed the minimum parking
             1004      requirements for schools or other institutional public uses throughout the county.
             1005          (d) If a county has designated zones for a sexually oriented business, or a business
             1006      which sells alcohol, a charter school may be prohibited from a location which would otherwise
             1007      defeat the purpose for the zone unless the charter school provides a waiver.
             1008          (e) (i) A school district or a charter school may seek a certificate authorizing permanent
             1009      occupancy of a school building from:
             1010          (A) the state superintendent of public instruction, as provided in Subsection
             1011      53A-20-104 (3), if the school district or charter school used an independent building inspector
             1012      for inspection of the school building; or
             1013          (B) a county official with authority to issue the certificate, if the school district or
             1014      charter school used a county building inspector for inspection of the school building.
             1015          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             1016      a school building if it used its own building inspector for inspection of the school building,
             1017      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             1018          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             1019      school building from a school district official with authority to issue the certificate, if the

             1020      charter school used a school district building inspector for inspection of the school building.
             1021          (iv) A certificate authorizing permanent occupancy issued by the state superintendent
             1022      of public instruction under Subsection 53A-20-104 (3) or a school district official with authority
             1023      to issue the certificate shall be considered to satisfy any county requirement for an inspection or
             1024      a certificate of occupancy.
             1025          (9) (a) A specified public agency intending to develop its land shall submit to the land
             1026      use authority a development plan and schedule:
             1027          (i) as early as practicable in the development process, but no later than the
             1028      commencement of construction; and
             1029          (ii) with sufficient detail to enable the land use authority to assess:
             1030          (A) the specified public agency's compliance with applicable land use ordinances;
             1031          (B) the demand for public facilities listed in Subsections 11-36-102 (14)(a), (b), (c), (d),
             1032      (e), and (g) caused by the development;
             1033          (C) the amount of any applicable fee [listed in Subsection 17-27a-509 (5)] described in
             1034      Section 17-27a-509 ;
             1035          (D) any credit against an impact fee; and
             1036          (E) the potential for waiving an impact fee.
             1037          (b) The land use authority shall respond to a specified public agency's submission
             1038      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             1039      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             1040      process of preparing the budget for the development.
             1041          (10) Nothing in this section may be construed to modify or supersede Section
             1042      17-27a-304 .
             1043          Section 7. Section 17-27a-509 is amended to read:
             1044           17-27a-509. Limit on fees -- Requirement to itemize fees -- Appeal of fee --
             1045      Provider of culinary or secondary water.
             1046          (1) A county may not impose or collect a fee for reviewing or approving the plans for a
             1047      commercial or residential building that exceeds the lesser of:
             1048          (a) the actual cost of performing the plan review; and
             1049          (b) 65% of the amount the county charges for a building permit fee for that building.
             1050          (2) Subject to Subsection (1), a county may impose and collect only a nominal fee for

             1051      reviewing and approving identical floor plans.
             1052          (3) A county may not impose or collect a hookup fee that exceeds the reasonable cost
             1053      of installing and inspecting the pipe, line, meter, or appurtenance to connect to the county
             1054      water, sewer, storm water, power, or other utility system.
             1055          (4) A county may not impose or collect:
             1056          (a) a land use application fee that exceeds the reasonable cost of processing the
             1057      application or issuing the permit; or
             1058          (b) an inspection, regulation, or review fee that exceeds the reasonable cost of
             1059      performing the inspection, regulation, or review.
             1060          (5) (a) [Upon the request of] If requested by an applicant who is charged a fee or an
             1061      owner of residential property upon which a fee is imposed, the county shall [itemize each fee
             1062      that the county imposes on the applicant or on the residential property, respectively, showing
             1063      the basis of each calculation for each fee imposed] provide an itemized fee statement that
             1064      shows the calculation method for each fee.
             1065          (b) If an applicant who is charged a fee or an owner of residential property upon which
             1066      a fee is imposed submits a request for an itemized fee statement no later than 30 days after the
             1067      day on which the applicant or owner pays the fee, the county shall no later than 10 days after
             1068      the day on which the request is received provide or commit to provide within a specific time:
             1069          (i) for each fee, any studies, reports, or methods relied upon by the county to create the
             1070      calculation method described in Subsection (5)(a);
             1071          (ii) an accounting of each fee paid;
             1072          (iii) how each fee will be distributed; and
             1073          (iv) information on filing a fee appeal through the process described in Subsection
             1074      (5)(c).
             1075          (c) A county shall establish a fee appeal process subject to an appeal authority
             1076      described in Part 7, Appeal Authority and Variances, and district court review in accordance
             1077      with Part 8, District Court Review, to determine whether a fee reflects only the reasonable
             1078      estimated cost of:
             1079          (i) regulation;
             1080          (ii) processing an application;
             1081          (iii) issuing a permit; or

             1082          (iv) delivering the service for which the applicant or owner paid the fee.
             1083          (6) A county may not impose on or collect from a public agency any fee associated
             1084      with the public agency's development of its land other than:
             1085          (a) subject to Subsection (4), a fee for a development service that the public agency
             1086      does not itself provide;
             1087          (b) subject to Subsection (3), a hookup fee; and
             1088          (c) an impact fee for a public facility listed in Subsection 11-36-102 (14)(a), (b), (c),
             1089      (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).
             1090          (7) A provider of culinary or secondary water that commits to provide a water service
             1091      required by a S. [ public ] .S land use application process is subject to the following as if it were a
             1092      county:
             1093          (a) Subsections (5) and (6);
             1094          (b) Section 17-27a-507 ; and
             1095          (c) Section 17-27a-509.5 .
             1096          Section 8. Section 17-27a-701 is amended to read:
             1097           17-27a-701. Appeal authority required -- Condition precedent to judicial review
             1098      -- Appeal authority duties.
             1099          (1) Each county adopting a land use ordinance shall, by ordinance, establish one or
             1100      more appeal authorities to hear and decide:
             1101          (a) requests for variances from the terms of the land use ordinances; [and]
             1102          (b) appeals from decisions applying the land use ordinances[.]; and
             1103          (c) appeals from a fee charged in accordance with Section 17-27a-509 .
             1104          (2) As a condition precedent to judicial review, each adversely affected person shall
             1105      timely and specifically challenge a land use authority's decision, in accordance with local
             1106      ordinance.
             1107          (3) An appeal authority:
             1108          (a) shall:
             1109          (i) act in a quasi-judicial manner; and
             1110          (ii) serve as the final arbiter of issues involving the interpretation or application of land
             1111      use ordinances; and
             1112          (b) may not entertain an appeal of a matter in which the appeal authority, or any

             1113      participating member, had first acted as the land use authority.
             1114          (4) By ordinance, a county may:
             1115          (a) designate a separate appeal authority to hear requests for variances than the appeal
             1116      authority it designates to hear appeals;
             1117          (b) designate one or more separate appeal authorities to hear distinct types of appeals
             1118      of land use authority decisions;
             1119          (c) require an adversely affected party to present to an appeal authority every theory of
             1120      relief that it can raise in district court;
             1121          (d) not require an adversely affected party to pursue duplicate or successive appeals
             1122      before the same or separate appeal authorities as a condition of the adversely affected party's
             1123      duty to exhaust administrative remedies; and
             1124          (e) provide that specified types of land use decisions may be appealed directly to the
             1125      district court.
             1126          (5) If the county establishes or, prior to the effective date of this chapter, has
             1127      established a multiperson board, body, or panel to act as an appeal authority, at a minimum the
             1128      board, body, or panel shall:
             1129          (a) notify each of its members of any meeting or hearing of the board, body, or panel;
             1130          (b) provide each of its members with the same information and access to municipal
             1131      resources as any other member;
             1132          (c) convene only if a quorum of its members is present; and
             1133          (d) act only upon the vote of a majority of its convened members.




Legislative Review Note
    as of 1-25-11 3:09 PM

Office of Legislative Research and General Counsel

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