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First Substitute H.B. 88

This document includes House Floor Amendments incorporated into the bill on Mon, Mar 11, 2013 at 6:36 PM by lerror. -->

Representative Melvin R. Brown proposes the following substitute bill:


             1     
LAND USE AMENDMENTS

             2     
2013 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Melvin R. Brown

             5     
Senate Sponsor: David P. Hinkins

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill modifies provisions governing land use.
             10      Highlighted Provisions:
             11          This bill:
             12          .    defines terms;
             13          .    requires a planning commission to give notice to an owner of private real property if
             14      the property is located within an area located in a proposed zoning map or map
             15      amendment;
             16          .    permits an owner of private real property located within a proposed zoning map or
             17      map amendment to file a protest with the planning commission;
             18          .    prohibits the planning commission or legislative body from adopting a proposed
             19      zoning map or map amendment if adequate protests are filed; and
             20          .    makes technical and conforming amendments.
             21      Money Appropriated in this Bill:
             22          None
             23      Other Special Clauses:
             24          None
             25      Utah Code Sections Affected:


             26      AMENDS:
             27          10-9a-103, as last amended by Laws of Utah 2012, Chapter 231
             28          10-9a-205, as last amended by Laws of Utah 2010, Chapters 90 and 123
             29          10-9a-502, as renumbered and amended by Laws of Utah 2005, Chapter 254
             30          11-36a-502, as enacted by Laws of Utah 2011, Chapter 47
             31          17-27a-103, as last amended by Laws of Utah 2012, Chapter 231
             32          17-27a-205, as last amended by Laws of Utah 2010, Chapters 90 and 123
             33          17-27a-502, as renumbered and amended by Laws of Utah 2005, Chapter 254
             34      ENACTS:
             35          10-9a-213, Utah Code Annotated 1953
             36          10-9a-502.5, Utah Code Annotated 1953
             37          17-27a-213, Utah Code Annotated 1953
             38          17-27a-502.5, Utah Code Annotated 1953
             39     
             40      Be it enacted by the Legislature of the state of Utah:
             41          Section 1. Section 10-9a-103 is amended to read:
             42           10-9a-103. Definitions.
             43          As used in this chapter:
             44          (1) "Adequate protests" means protests that are:
             45          (a) filed with a planning commission no later than 60 days after the day of the public
             46      hearing required under Section 10-9a-502 on a proposed zoning map or map amendment; and
             47          (b) signed by the owners of private real property that:
             48          (i) is located within a proposed zoning map or map amendment;
             49          (ii) covers at least the majority of the total private land area within the proposed zoning
             50      map or map amendment; and
             51          (iii) is equal in value to at least 50 % of the value of all private real property within the
             52      applicable area.
             53          [(1)] (2) "Affected entity" means a county, municipality, local district, special service
             54      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             55      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             56      public utility, a property owner, a property owners association, or the Utah Department of


             57      Transportation, if:
             58          (a) the entity's services or facilities are likely to require expansion or significant
             59      modification because of an intended use of land;
             60          (b) the entity has filed with the municipality a copy of the entity's general or long-range
             61      plan; or
             62          (c) the entity has filed with the municipality a request for notice during the same
             63      calendar year and before the municipality provides notice to an affected entity in compliance
             64      with a requirement imposed under this chapter.
             65          [(2)] (3) "Appeal authority" means the person, board, commission, agency, or other
             66      body designated by ordinance to decide an appeal of a decision of a land use application or a
             67      variance.
             68          [(3)] (4) "Billboard" means a freestanding ground sign located on industrial,
             69      commercial, or residential property if the sign is designed or intended to direct attention to a
             70      business, product, or service that is not sold, offered, or existing on the property where the sign
             71      is located.
             72          [(4)] (5) (a) "Charter school" means:
             73          (i) an operating charter school;
             74          (ii) a charter school applicant that has its application approved by a chartering entity in
             75      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; or
             76          (iii) an entity who is working on behalf of a charter school or approved charter
             77      applicant to develop or construct a charter school building.
             78          (b) "Charter school" does not include a therapeutic school.
             79          [(5)] (6) "Conditional use" means a land use that, because of its unique characteristics
             80      or potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not
             81      be compatible in some areas or may be compatible only if certain conditions are required that
             82      mitigate or eliminate the detrimental impacts.
             83          [(6)] (7) "Constitutional taking" means a governmental action that results in a taking of
             84      private property so that compensation to the owner of the property is required by the:
             85          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             86          (b) Utah Constitution Article I, Section 22.
             87          [(7)] (8) "Culinary water authority" means the department, agency, or public entity with


             88      responsibility to review and approve the feasibility of the culinary water system and sources for
             89      the subject property.
             90          [(8)] (9) "Development activity" means:
             91          (a) any construction or expansion of a building, structure, or use that creates additional
             92      demand and need for public facilities;
             93          (b) any change in use of a building or structure that creates additional demand and need
             94      for public facilities; or
             95          (c) any change in the use of land that creates additional demand and need for public
             96      facilities.
             97          [(9)] (10) (a) "Disability" means a physical or mental impairment that substantially
             98      limits one or more of a person's major life activities, including a person having a record of such
             99      an impairment or being regarded as having such an impairment.
             100          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             101      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             102      802.
             103          [(10)] (11) "Educational facility":
             104          (a) means:
             105          (i) a school district's building at which pupils assemble to receive instruction in a
             106      program for any combination of grades from preschool through grade 12, including
             107      kindergarten and a program for children with disabilities;
             108          (ii) a structure or facility:
             109          (A) located on the same property as a building described in Subsection [(10)]
             110      (11)(a)(i); and
             111          (B) used in support of the use of that building; and
             112          (iii) a building to provide office and related space to a school district's administrative
             113      personnel; and
             114          (b) does not include:
             115          (i) land or a structure, including land or a structure for inventory storage, equipment
             116      storage, food processing or preparing, vehicle storage or maintenance, or similar use that is:
             117          (A) not located on the same property as a building described in Subsection [(10)]
             118      (11)(a)(i); and


             119          (B) used in support of the purposes of a building described in Subsection [(10)]
             120      (11)(a)(i); or
             121          (ii) a therapeutic school.
             122          [(11)] (12) "Elderly person" means a person who is 60 years old or older, who desires
             123      or needs to live with other elderly persons in a group setting, but who is capable of living
             124      independently.
             125          [(12)] (13) "Fire authority" means the department, agency, or public entity with
             126      responsibility to review and approve the feasibility of fire protection and suppression services
             127      for the subject property.
             128          [(13)] (14) "Flood plain" means land that:
             129          (a) is within the 100-year flood plain designated by the Federal Emergency
             130      Management Agency; or
             131          (b) has not been studied or designated by the Federal Emergency Management Agency
             132      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             133      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             134      Federal Emergency Management Agency.
             135          [(14)] (15) "General plan" means a document that a municipality adopts that sets forth
             136      general guidelines for proposed future development of the land within the municipality.
             137          [(15)] (16) "Geologic hazard" means:
             138          (a) a surface fault rupture;
             139          (b) shallow groundwater;
             140          (c) liquefaction;
             141          (d) a landslide;
             142          (e) a debris flow;
             143          (f) unstable soil;
             144          (g) a rock fall; or
             145          (h) any other geologic condition that presents a risk:
             146          (i) to life;
             147          (ii) of substantial loss of real property; or
             148          (iii) of substantial damage to real property.
             149          [(16)] (17) "Hookup fee" means a fee for the installation and inspection of any pipe,


             150      line, meter, or appurtenance that connects to a municipal water, sewer, storm water, power, or
             151      other utility system.
             152          [(17)] (18) "Identical plans" means building plans submitted to a municipality that:
             153          (a) are clearly marked as "identical plans";
             154          (b) are substantially identical to building plans that were previously submitted to and
             155      reviewed and approved by the municipality; and
             156          (c) describe a building that:
             157          (i) is located on land zoned the same as the land on which the building described in the
             158      previously approved plans is located;
             159          (ii) is subject to the same geological and meteorological conditions and the same law
             160      as the building described in the previously approved plans;
             161          (iii) has a floor plan identical to the building plan previously submitted to and reviewed
             162      and approved by the municipality; and
             163          (iv) does not require any additional engineering or analysis.
             164          [(18)] (19) "Impact fee" means a payment of money imposed under Title 11, Chapter
             165      36a, Impact Fees Act.
             166          [(19)] (20) "Improvement assurance" means a surety bond, letter of credit, cash, or
             167      other security:
             168          (a) to guaranty the proper completion of an improvement;
             169          (b) that is required as a condition precedent to:
             170          (i) recording a subdivision plat; or
             171          (ii) beginning development activity; and
             172          (c) that is offered to a land use authority to induce the land use authority, before actual
             173      construction of required improvements, to:
             174          (i) consent to the recording of a subdivision plat; or
             175          (ii) issue a permit for development activity.
             176          [(20)] (21) "Improvement assurance warranty" means a promise that the materials and
             177      workmanship of improvements:
             178          (a) comport with standards that the municipality has officially adopted; and
             179          (b) will not fail in any material respect within a warranty period.
             180          [(21)] (22) "Internal lot restriction" means a platted note, platted demarcation, or


             181      platted designation that:
             182          (a) runs with the land; and
             183          (b) (i) creates a restriction that is enclosed within the perimeter of a lot described on
             184      the plat; or
             185          (ii) designates a development condition that is enclosed within the perimeter of a lot
             186      described on the plat.
             187          [(22)] (23) "Land use application" means an application required by a municipality's
             188      land use ordinance.
             189          [(23)] (24) "Land use authority" means a person, board, commission, agency, or other
             190      body designated by the local legislative body to act upon a land use application.
             191          [(24)] (25) "Land use ordinance" means a planning, zoning, development, or
             192      subdivision ordinance of the municipality, but does not include the general plan.
             193          [(25)] (26) "Land use permit" means a permit issued by a land use authority.
             194          [(26)] (27) "Legislative body" means the municipal council.
             195          [(27)] (28) "Local district" means an entity under Title 17B, Limited Purpose Local
             196      Government Entities - Local Districts, and any other governmental or quasi-governmental
             197      entity that is not a county, municipality, school district, or the state.
             198          [(28)] (29) "Lot line adjustment" means the relocation of the property boundary line in
             199      a subdivision between two adjoining lots with the consent of the owners of record.
             200          [(29)] (30) "Moderate income housing" means housing occupied or reserved for
             201      occupancy by households with a gross household income equal to or less than 80% of the
             202      median gross income for households of the same size in the county in which the city is located.
             203          [(30)] (31) "Nominal fee" means a fee that reasonably reimburses a municipality only
             204      for time spent and expenses incurred in:
             205          (a) verifying that building plans are identical plans; and
             206          (b) reviewing and approving those minor aspects of identical plans that differ from the
             207      previously reviewed and approved building plans.
             208          [(31)] (32) "Noncomplying structure" means a structure that:
             209          (a) legally existed before its current land use designation; and
             210          (b) because of one or more subsequent land use ordinance changes, does not conform
             211      to the setback, height restrictions, or other regulations, excluding those regulations, which


             212      govern the use of land.
             213          [(32)] (33) "Nonconforming use" means a use of land that:
             214          (a) legally existed before its current land use designation;
             215          (b) has been maintained continuously since the time the land use ordinance governing
             216      the land changed; and
             217          (c) because of one or more subsequent land use ordinance changes, does not conform
             218      to the regulations that now govern the use of the land.
             219          [(33)] (34) "Official map" means a map drawn by municipal authorities and recorded in
             220      a county recorder's office that:
             221          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             222      highways and other transportation facilities;
             223          (b) provides a basis for restricting development in designated rights-of-way or between
             224      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             225      the land; and
             226          (c) has been adopted as an element of the municipality's general plan.
             227          [(34)] (35) "Person" means an individual, corporation, partnership, organization,
             228      association, trust, governmental agency, or any other legal entity.
             229          [(35)] (36) "Plan for moderate income housing" means a written document adopted by
             230      a city legislative body that includes:
             231          (a) an estimate of the existing supply of moderate income housing located within the
             232      city;
             233          (b) an estimate of the need for moderate income housing in the city for the next five
             234      years as revised biennially;
             235          (c) a survey of total residential land use;
             236          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             237      income housing; and
             238          (e) a description of the city's program to encourage an adequate supply of moderate
             239      income housing.
             240          [(36)] (37) "Plat" means a map or other graphical representation of lands being laid out
             241      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             242          [(37)] (38) "Potential geologic hazard area" means an area that:


             243          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             244      relevant map or report as needing further study to determine the area's potential for geologic
             245      hazard; or
             246          (b) has not been studied by the Utah Geological Survey or a county geologist but
             247      presents the potential of geologic hazard because the area has characteristics similar to those of
             248      a designated geologic hazard area.
             249          [(38)] (39) "Public agency" means:
             250          (a) the federal government;
             251          (b) the state;
             252          (c) a county, municipality, school district, local district, special service district, or other
             253      political subdivision of the state; or
             254          (d) a charter school.
             255          [(39)] (40) "Public hearing" means a hearing at which members of the public are
             256      provided a reasonable opportunity to comment on the subject of the hearing.
             257          [(40)] (41) "Public meeting" means a meeting that is required to be open to the public
             258      under Title 52, Chapter 4, Open and Public Meetings Act.
             259          [(41)] (42) "Receiving zone" means an area of a municipality that the municipality
             260      designates, by ordinance, as an area in which an owner of land may receive a transferable
             261      development right.
             262          [(42)] (43) "Record of survey map" means a map of a survey of land prepared in
             263      accordance with Section 17-23-17 .
             264          [(43)] (44) "Residential facility for elderly persons" means a single-family or
             265      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             266      include a health care facility as defined by Section 26-21-2 .
             267          [(44)] (45) "Residential facility for persons with a disability" means a residence:
             268          (a) in which more than one person with a disability resides; and
             269          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             270      Chapter 2, Licensure of Programs and Facilities; or
             271          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             272      Health Care Facility Licensing and Inspection Act.
             273          [(45)] (46) "Rules of order and procedure" means a set of rules that govern and


             274      prescribe in a public meeting:
             275          (a) parliamentary order and procedure;
             276          (b) ethical behavior; and
             277          (c) civil discourse.
             278          [(46)] (47) "Sanitary sewer authority" means the department, agency, or public entity
             279      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             280      wastewater systems.
             281          [(47)] (48) "Sending zone" means an area of a municipality that the municipality
             282      designates, by ordinance, as an area from which an owner of land may transfer a transferable
             283      development right.
             284          [(48)] (49) "Specified public agency" means:
             285          (a) the state;
             286          (b) a school district; or
             287          (c) a charter school.
             288          [(49)] (50) "Specified public utility" means an electrical corporation, gas corporation,
             289      or telephone corporation, as those terms are defined in Section 54-2-1 .
             290          [(50)] (51) "State" includes any department, division, or agency of the state.
             291          [(51)] (52) "Street" means a public right-of-way, including a highway, avenue,
             292      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             293      or other way.
             294          [(52)] (53) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             295      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             296      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             297      installment plan or upon any and all other plans, terms, and conditions.
             298          (b) "Subdivision" includes:
             299          (i) the division or development of land whether by deed, metes and bounds description,
             300      devise and testacy, map, plat, or other recorded instrument; and
             301          (ii) except as provided in Subsection [(52)] (53)(c), divisions of land for residential and
             302      nonresidential uses, including land used or to be used for commercial, agricultural, and
             303      industrial purposes.
             304          (c) "Subdivision" does not include:


             305          (i) a bona fide division or partition of agricultural land for the purpose of joining one of
             306      the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if
             307      neither the resulting combined parcel nor the parcel remaining from the division or partition
             308      violates an applicable land use ordinance;
             309          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             310      adjusting their mutual boundary if:
             311          (A) no new lot is created; and
             312          (B) the adjustment does not violate applicable land use ordinances;
             313          (iii) a recorded document, executed by the owner of record:
             314          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             315      property into one legal description encompassing all such parcels of property; or
             316          (B) joining a subdivided parcel of property to another parcel of property that has not
             317      been subdivided, if the joinder does not violate applicable land use ordinances;
             318          (iv) a recorded agreement between owners of adjoining subdivided properties adjusting
             319      their mutual boundary if:
             320          (A) no new dwelling lot or housing unit will result from the adjustment; and
             321          (B) the adjustment will not violate any applicable land use ordinance; or
             322          (v) a bona fide division or partition of land by deed or other instrument where the land
             323      use authority expressly approves in writing the division in anticipation of further land use
             324      approvals on the parcel or parcels.
             325          (d) The joining of a subdivided parcel of property to another parcel of property that has
             326      not been subdivided does not constitute a subdivision under this Subsection [(52)] (53) as to
             327      the unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             328      subdivision ordinance.
             329          [(53)] (54) "Therapeutic school" means a residential group living facility:
             330          (a) for four or more individuals who are not related to:
             331          (i) the owner of the facility; or
             332          (ii) the primary service provider of the facility;
             333          (b) that serves students who have a history of failing to function:
             334          (i) at home;
             335          (ii) in a public school; or


             336          (iii) in a nonresidential private school; and
             337          (c) that offers:
             338          (i) room and board; and
             339          (ii) an academic education integrated with:
             340          (A) specialized structure and supervision; or
             341          (B) services or treatment related to a disability, an emotional development, a
             342      behavioral development, a familial development, or a social development.
             343          [(54)] (55) "Transferable development right" means a right to develop and use land that
             344      originates by an ordinance that authorizes a land owner in a designated sending zone to transfer
             345      land use rights from a designated sending zone to a designated receiving zone.
             346          [(55)] (56) "Unincorporated" means the area outside of the incorporated area of a city
             347      or town.
             348          [(56)] (57) "Water interest" means any right to the beneficial use of water, including:
             349          (a) each of the rights listed in Section 73-1-11 ; and
             350          (b) an ownership interest in the right to the beneficial use of water represented by:
             351          (i) a contract; or
             352          (ii) a share in a water company, as defined in Section 73-3-3.5 .
             353          [(57)] (58) "Zoning map" means a map, adopted as part of a land use ordinance, that
             354      depicts land use zones, overlays, or districts.
             355          Section 2. Section 10-9a-205 is amended to read:
             356           10-9a-205. Notice of public hearings and public meetings on adoption or
             357      modification of land use ordinance.
             358          (1) Each municipality shall give:
             359          (a) notice of the date, time, and place of the first public hearing to consider the
             360      adoption or any modification of a land use ordinance; and
             361          (b) notice of each public meeting on the subject.
             362          (2) [Each] Except as provided in Section 10-9a-213 , each notice of a public hearing
             363      under Subsection (1)(a) shall be:
             364          (a) mailed to each affected entity at least 10 calendar days before the public hearing;
             365          (b) posted:
             366          (i) in at least three public locations within the municipality; or


             367          (ii) on the municipality's official website; and
             368          (c) (i) (A) published in a newspaper of general circulation in the area at least 10
             369      calendar days before the public hearing; and
             370          (B) published on the Utah Public Notice Website created in Section 63F-1-701 , at least
             371      10 calendar days before the public hearing; or
             372          (ii) mailed at least 10 days before the public hearing to:
             373          (A) each property owner whose land is directly affected by the land use ordinance
             374      change; and
             375          (B) each adjacent property owner within the parameters specified by municipal
             376      ordinance.
             377          (3) Each notice of a public meeting under Subsection (1)(b) shall be at least 24 hours
             378      before the meeting and shall be posted:
             379          (a) in at least three public locations within the municipality; or
             380          (b) on the municipality's official website.
             381          Section 3. Section 10-9a-213 is enacted to read:
             382          10-9a-213. Notice and hearing for proposed zoning change.
             383          (1) (a) Subject to Subsection (1)(b), if a planning commission prepares a zoning map or
             384      map amendment, and before recommending the zoning map or map amendment to the
             385      legislative body in accordance with Sections 10-9a-302 and 10-9a-502 , the planning
             386      commission shall send written notice to each owner of private real property whose property is
             387      located entirely or partially within the proposed map or amendment.
             388          (b) (i) This section applies if the zoning map or map amendment is proposed by the
             389      municipality.
             390          (ii) If the zoning map or map amendment is proposed by a person or entity other than
             391      the municipality, the notice requirements for a land use ordinance in Section 10-9a-205 shall
             392      apply.
             393          (2) The written notice shall:
             394          (a) identify, with specificity, the owner's real property that will be affected by the
             395      proposed zoning map or map amendment;
             396          (b) state the current zone in which the real property is located;
             397          (c) state the proposed new zone for the real property, including proposed regulations,


             398      prohibitions, and permitted uses, that the property will be subject to if the zoning map or map
             399      amendment is adopted;
             400          (d) (i) state that the owner of real property may no later than 60 days after the day of
             401      the public hearing described in Section 10-9a-502 file a protest to the inclusion of the owner's
             402      property in the proposed zoning map or map amendment; and
             403          (ii) state the date of the protest filing deadline;
             404          (e) state the address of where the protest should be filed with the planning commission;
             405          (f) notify the property owner that if adequate protests are filed with the planning
             406      commission, the commission may not recommend and the legislative H. body .H may
             406a      not adopt the zoning
             407      map or map amendment; and
             408          (g) state the location, date, and time of the public hearing described in Section
             409      10-9a-502 .
             410          (3) The planning commission shall mail the notice at least 10 calendar days before the
             411      public hearing, first class, postage prepaid, to each owner of record according to the records of
             412      the county recorder of private real property located within the proposed zoning map or map
             413      amendment.
             414          (4) In addition to the written notice required in Subsection (2), the planning
             415      commission shall give notice in accordance with Subsections 10-9a-205 (2)(b) and (c)(i).
             416          Section 4. Section 10-9a-502 is amended to read:
             417           10-9a-502. Preparation and adoption of land use ordinance or zoning map.
             418          (1) The planning commission shall:
             419          (a) provide notice as required by Subsection 10-9a-205 (1)(a) for a proposed land use
             420      ordinance other than a zoning map or map amendment or Section 10-9a-213 for a proposed
             421      zoning map or map amendment;
             422          (b) hold a public hearing on a proposed land use ordinance or zoning map; and
             423          (c) except as provided in Subsection (2), prepare and recommend to the legislative
             424      body a proposed land use ordinance or ordinances and zoning map that represent the planning
             425      commission's recommendation for regulating the use and development of land within all or any
             426      part of the area of the municipality.
             427          (2) If adequate protests are filed in accordance with Section 10-9a-502.5 to a zoning
             428      map or map amendment proposed by the municipality:


             429          (a) the planning commission may not recommend to the legislative body the zoning
             430      map or map amendment; and
             431          (b) the legislative body may not consider or adopt the proposed zoning map or map
             432      amendment under Subsection (3).
             433          [(2)] (3) The municipal legislative body shall consider each proposed land use
             434      ordinance and zoning map recommended to it by the planning commission, and, after providing
             435      notice as required by Subsection 10-9a-205 (1)(b) and holding a public meeting, the legislative
             436      body may adopt or reject the ordinance or map either as proposed by the planning commission
             437      or after making any revision the municipal legislative body considers appropriate.
             438          Section 5. Section 10-9a-502.5 is enacted to read:
             439          10-9a-502.5. Zoning protests.
             440          (1) (a) An owner of property that is included in a zoning map or map amendment
             441      proposed by the municipality may, within the time specified in the notice under Section
             442      10-9a-213 , file a written protest against the inclusion of all or a part of the owner's property in
             443      the zoning map or map amendment.
             444          (b) A property owner may not protest a zoning map or map amendment if:
             445          (i) the map or amendment is proposed by a person or entity other than the municipality;
             446      and
             447          (ii) the owner's property is not included in the zoning map or map amendment.
             448          (2) A protest under Subsection (2) shall describe or otherwise identify the property
             449      owned by the person filing the protest.
             450          (3) An owner may withdraw a protest at any time before the expiration of the 60-day
             451      period.
             452          (4) The failure of an owner of property within the proposed zoning map or map
             453      amendment to file a timely written protest constitutes a waiver of any objection to:
             454          (a) adoption of the zoning map or map amendment; or
             455          (b) the inclusion on the owner's property within the zone.
             456          Section 6. Section 11-36a-502 is amended to read:
             457           11-36a-502. Notice to adopt or amend an impact fee facilities plan.
             458          (1) If a local political subdivision chooses to prepare an independent impact fee
             459      facilities plan rather than include an impact fee facilities element in the general plan in


             460      accordance with Section 11-36a-301 , the local political subdivision shall, before adopting or
             461      amending the impact fee facilities plan:
             462          (a) give public notice, in accordance with Subsection (2), of the plan or amendment at
             463      least 10 days before the day on which the public hearing described in Subsection (1)(d) is
             464      scheduled;
             465          (b) make a copy of the plan or amendment, together with a summary designed to be
             466      understood by a lay person, available to the public;
             467          (c) place a copy of the plan or amendment and summary in each public library within
             468      the local political subdivision; and
             469          (d) hold a public hearing to hear public comment on the plan or amendment.
             470          (2) With respect to the public notice required under Subsection (1)(a):
             471          (a) each municipality shall comply with the notice and hearing requirements of, and,
             472      except as provided in Subsection 11-36a-701 (3)(b)(ii), receive the protections of Sections
             473      10-9a-205 and 10-9a-801 and Subsection 10-9a-502 [(2)](3);
             474          (b) each county shall comply with the notice and hearing requirements of, and, except
             475      as provided in Subsection 11-36a-701 (3)(b)(ii), receive the protections of Sections 17-27a-205
             476      and 17-27a-801 and Subsection 17-27a-502 [(2)](3); and
             477          (c) each local district, special service district, and private entity shall comply with the
             478      notice and hearing requirements of, and receive the protections of, Section 17B-1-111 .
             479          (3) Nothing contained in this section or Section 11-36a-503 may be construed to
             480      require involvement by a planning commission in the impact fee facilities planning process.
             481          Section 7. Section 17-27a-103 is amended to read:
             482           17-27a-103. Definitions.
             483          As used in this chapter:
             484          (1) "Adequate protests" means protests that are:
             485          (a) filed with a planning commission no later than 60 days after the day of the public
             486      hearing required under Section 17-27a-502 on a proposed zoning map or map amendment; and
             487          (b) signed by the owners of private real property that:
             488          (i) is located within a proposed zoning map or map amendment;
             489          (ii) covers at least the majority of the total private land area within the proposed zoning
             490      map or map amendment; and


             491          (iii) is equal in value to at least 50% of the value of all private real property within the
             492      applicable area.
             493          [(1)] (2) "Affected entity" means a county, municipality, local district, special service
             494      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             495      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             496      property owner, property owners association, public utility, or the Utah Department of
             497      Transportation, if:
             498          (a) the entity's services or facilities are likely to require expansion or significant
             499      modification because of an intended use of land;
             500          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             501      or
             502          (c) the entity has filed with the county a request for notice during the same calendar
             503      year and before the county provides notice to an affected entity in compliance with a
             504      requirement imposed under this chapter.
             505          [(2)] (3) "Appeal authority" means the person, board, commission, agency, or other
             506      body designated by ordinance to decide an appeal of a decision of a land use application or a
             507      variance.
             508          [(3)] (4) "Billboard" means a freestanding ground sign located on industrial,
             509      commercial, or residential property if the sign is designed or intended to direct attention to a
             510      business, product, or service that is not sold, offered, or existing on the property where the sign
             511      is located.
             512          [(4)] (5) (a) "Charter school" means:
             513          (i) an operating charter school;
             514          (ii) a charter school applicant that has its application approved by a chartering entity in
             515      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; or
             516          (iii) an entity who is working on behalf of a charter school or approved charter
             517      applicant to develop or construct a charter school building.
             518          (b) "Charter school" does not include a therapeutic school.
             519          [(5)] (6) "Chief executive officer" means the person or body that exercises the
             520      executive powers of the county.
             521          [(6)] (7) "Conditional use" means a land use that, because of its unique characteristics


             522      or potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             523      compatible in some areas or may be compatible only if certain conditions are required that
             524      mitigate or eliminate the detrimental impacts.
             525          [(7)] (8) "Constitutional taking" means a governmental action that results in a taking of
             526      private property so that compensation to the owner of the property is required by the:
             527          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             528          (b) Utah Constitution Article I, Section 22.
             529          [(8)] (9) "Culinary water authority" means the department, agency, or public entity with
             530      responsibility to review and approve the feasibility of the culinary water system and sources for
             531      the subject property.
             532          [(9)] (10) "Development activity" means:
             533          (a) any construction or expansion of a building, structure, or use that creates additional
             534      demand and need for public facilities;
             535          (b) any change in use of a building or structure that creates additional demand and need
             536      for public facilities; or
             537          (c) any change in the use of land that creates additional demand and need for public
             538      facilities.
             539          [(10)] (11) (a) "Disability" means a physical or mental impairment that substantially
             540      limits one or more of a person's major life activities, including a person having a record of such
             541      an impairment or being regarded as having such an impairment.
             542          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             543      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             544      802.
             545          [(11)] (12) "Educational facility":
             546          (a) means:
             547          (i) a school district's building at which pupils assemble to receive instruction in a
             548      program for any combination of grades from preschool through grade 12, including
             549      kindergarten and a program for children with disabilities;
             550          (ii) a structure or facility:
             551          (A) located on the same property as a building described in Subsection [(11)]
             552      (12)(a)(i); and


             553          (B) used in support of the use of that building; and
             554          (iii) a building to provide office and related space to a school district's administrative
             555      personnel; and
             556          (b) does not include:
             557          (i) land or a structure, including land or a structure for inventory storage, equipment
             558      storage, food processing or preparing, vehicle storage or maintenance, or similar use that is:
             559          (A) not located on the same property as a building described in Subsection [(11)]
             560      (12)(a)(i); and
             561          (B) used in support of the purposes of a building described in Subsection [(11)]
             562      (12)(a)(i); or
             563          (ii) a therapeutic school.
             564          [(12)] (13) "Elderly person" means a person who is 60 years old or older, who desires
             565      or needs to live with other elderly persons in a group setting, but who is capable of living
             566      independently.
             567          [(13)] (14) "Fire authority" means the department, agency, or public entity with
             568      responsibility to review and approve the feasibility of fire protection and suppression services
             569      for the subject property.
             570          [(14)] (15) "Flood plain" means land that:
             571          (a) is within the 100-year flood plain designated by the Federal Emergency
             572      Management Agency; or
             573          (b) has not been studied or designated by the Federal Emergency Management Agency
             574      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             575      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             576      Federal Emergency Management Agency.
             577          [(15)] (16) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             578          [(16)] (17) "General plan" means a document that a county adopts that sets forth
             579      general guidelines for proposed future development of the unincorporated land within the
             580      county.
             581          [(17)] (18) "Geologic hazard" means:
             582          (a) a surface fault rupture;
             583          (b) shallow groundwater;


             584          (c) liquefaction;
             585          (d) a landslide;
             586          (e) a debris flow;
             587          (f) unstable soil;
             588          (g) a rock fall; or
             589          (h) any other geologic condition that presents a risk:
             590          (i) to life;
             591          (ii) of substantial loss of real property; or
             592          (iii) of substantial damage to real property.
             593          [(18)] (19) "Internal lot restriction" means a platted note, platted demarcation, or
             594      platted designation that:
             595          (a) runs with the land; and
             596          (b) (i) creates a restriction that is enclosed within the perimeter of a lot described on
             597      the plat; or
             598          (ii) designates a development condition that is enclosed within the perimeter of a lot
             599      described on the plat.
             600          [(19)] (20) "Hookup fee" means a fee for the installation and inspection of any pipe,
             601      line, meter, or appurtenance to connect to a county water, sewer, storm water, power, or other
             602      utility system.
             603          [(20)] (21) "Identical plans" means building plans submitted to a county that:
             604          (a) are clearly marked as "identical plans";
             605          (b) are substantially identical building plans that were previously submitted to and
             606      reviewed and approved by the county; and
             607          (c) describe a building that:
             608          (i) is located on land zoned the same as the land on which the building described in the
             609      previously approved plans is located;
             610          (ii) is subject to the same geological and meteorological conditions and the same law
             611      as the building described in the previously approved plans;
             612          (iii) has a floor plan identical to the building plan previously submitted to and reviewed
             613      and approved by the county; and
             614          (iv) does not require any additional engineering or analysis.


             615          [(21)] (22) "Impact fee" means a payment of money imposed under Title 11, Chapter
             616      36a, Impact Fees Act.
             617          [(22)] (23) "Improvement assurance" means a surety bond, letter of credit, cash, or
             618      other security:
             619          (a) to guaranty the proper completion of an improvement;
             620          (b) that is required as a condition precedent to:
             621          (i) recording a subdivision plat; or
             622          (ii) beginning development activity; and
             623          (c) that is offered to a land use authority to induce the land use authority, before actual
             624      construction of required improvements, to:
             625          (i) consent to the recording of a subdivision plat; or
             626          (ii) issue a permit for development activity.
             627          [(23)] (24) "Improvement assurance warranty" means a promise that the materials and
             628      workmanship of improvements:
             629          (a) comport with standards that the county has officially adopted; and
             630          (b) will not fail in any material respect within a warranty period.
             631          [(24)] (25) "Interstate pipeline company" means a person or entity engaged in natural
             632      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             633      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             634          [(25)] (26) "Intrastate pipeline company" means a person or entity engaged in natural
             635      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             636      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             637          [(26)] (27) "Land use application" means an application required by a county's land use
             638      ordinance.
             639          [(27)] (28) "Land use authority" means a person, board, commission, agency, or other
             640      body designated by the local legislative body to act upon a land use application.
             641          [(28)] (29) "Land use ordinance" means a planning, zoning, development, or
             642      subdivision ordinance of the county, but does not include the general plan.
             643          [(29)] (30) "Land use permit" means a permit issued by a land use authority.
             644          [(30)] (31) "Legislative body" means the county legislative body, or for a county that
             645      has adopted an alternative form of government, the body exercising legislative powers.


             646          [(31)] (32) "Local district" means any entity under Title 17B, Limited Purpose Local
             647      Government Entities - Local Districts, and any other governmental or quasi-governmental
             648      entity that is not a county, municipality, school district, or the state.
             649          [(32)] (33) "Lot line adjustment" means the relocation of the property boundary line in
             650      a subdivision between two adjoining lots with the consent of the owners of record.
             651          [(33)] (34) "Moderate income housing" means housing occupied or reserved for
             652      occupancy by households with a gross household income equal to or less than 80% of the
             653      median gross income for households of the same size in the county in which the housing is
             654      located.
             655          [(34)] (35) "Nominal fee" means a fee that reasonably reimburses a county only for
             656      time spent and expenses incurred in:
             657          (a) verifying that building plans are identical plans; and
             658          (b) reviewing and approving those minor aspects of identical plans that differ from the
             659      previously reviewed and approved building plans.
             660          [(35)] (36) "Noncomplying structure" means a structure that:
             661          (a) legally existed before its current land use designation; and
             662          (b) because of one or more subsequent land use ordinance changes, does not conform
             663      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             664      the use of land.
             665          [(36)] (37) "Nonconforming use" means a use of land that:
             666          (a) legally existed before its current land use designation;
             667          (b) has been maintained continuously since the time the land use ordinance regulation
             668      governing the land changed; and
             669          (c) because of one or more subsequent land use ordinance changes, does not conform
             670      to the regulations that now govern the use of the land.
             671          [(37)] (38) "Official map" means a map drawn by county authorities and recorded in
             672      the county recorder's office that:
             673          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             674      highways and other transportation facilities;
             675          (b) provides a basis for restricting development in designated rights-of-way or between
             676      designated setbacks to allow the government authorities time to purchase or otherwise reserve


             677      the land; and
             678          (c) has been adopted as an element of the county's general plan.
             679          [(38)] (39) "Person" means an individual, corporation, partnership, organization,
             680      association, trust, governmental agency, or any other legal entity.
             681          [(39)] (40) "Plan for moderate income housing" means a written document adopted by
             682      a county legislative body that includes:
             683          (a) an estimate of the existing supply of moderate income housing located within the
             684      county;
             685          (b) an estimate of the need for moderate income housing in the county for the next five
             686      years as revised biennially;
             687          (c) a survey of total residential land use;
             688          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             689      income housing; and
             690          (e) a description of the county's program to encourage an adequate supply of moderate
             691      income housing.
             692          [(40)] (41) "Plat" means a map or other graphical representation of lands being laid out
             693      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             694          [(41)] (42) "Potential geologic hazard area" means an area that:
             695          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             696      relevant map or report as needing further study to determine the area's potential for geologic
             697      hazard; or
             698          (b) has not been studied by the Utah Geological Survey or a county geologist but
             699      presents the potential of geologic hazard because the area has characteristics similar to those of
             700      a designated geologic hazard area.
             701          [(42)] (43) "Public agency" means:
             702          (a) the federal government;
             703          (b) the state;
             704          (c) a county, municipality, school district, local district, special service district, or other
             705      political subdivision of the state; or
             706          (d) a charter school.
             707          [(43)] (44) "Public hearing" means a hearing at which members of the public are


             708      provided a reasonable opportunity to comment on the subject of the hearing.
             709          [(44)] (45) "Public meeting" means a meeting that is required to be open to the public
             710      under Title 52, Chapter 4, Open and Public Meetings Act.
             711          [(45)] (46) "Receiving zone" means an unincorporated area of a county that the county
             712      designates, by ordinance, as an area in which an owner of land may receive a transferable
             713      development right.
             714          [(46)] (47) "Record of survey map" means a map of a survey of land prepared in
             715      accordance with Section 17-23-17 .
             716          [(47)] (48) "Residential facility for elderly persons" means a single-family or
             717      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             718      include a health care facility as defined by Section 26-21-2 .
             719          [(48)] (49) "Residential facility for persons with a disability" means a residence:
             720          (a) in which more than one person with a disability resides; and
             721          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             722      Chapter 2, Licensure of Programs and Facilities; or
             723          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             724      Health Care Facility Licensing and Inspection Act.
             725          [(49)] (50) "Rules of order and procedure" means a set of rules that govern and
             726      prescribe in a public meeting:
             727          (a) parliamentary order and procedure;
             728          (b) ethical behavior; and
             729          (c) civil discourse.
             730          [(50)] (51) "Sanitary sewer authority" means the department, agency, or public entity
             731      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             732      wastewater systems.
             733          [(51)] (52) "Sending zone" means an unincorporated area of a county that the county
             734      designates, by ordinance, as an area from which an owner of land may transfer a transferable
             735      development right.
             736          [(52)] (53) "Specified public agency" means:
             737          (a) the state;
             738          (b) a school district; or


             739          (c) a charter school.
             740          [(53)] (54) "Specified public utility" means an electrical corporation, gas corporation,
             741      or telephone corporation, as those terms are defined in Section 54-2-1 .
             742          [(54)] (55) "State" includes any department, division, or agency of the state.
             743          [(55)] (45) "Street" means a public right-of-way, including a highway, avenue,
             744      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             745      or other way.
             746          [(56)] (57) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             747      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             748      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             749      installment plan or upon any and all other plans, terms, and conditions.
             750          (b) "Subdivision" includes:
             751          (i) the division or development of land whether by deed, metes and bounds description,
             752      devise and testacy, map, plat, or other recorded instrument; and
             753          (ii) except as provided in Subsection [(56)] (57)(c), divisions of land for residential and
             754      nonresidential uses, including land used or to be used for commercial, agricultural, and
             755      industrial purposes.
             756          (c) "Subdivision" does not include:
             757          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             758          (ii) a recorded agreement between owners of adjoining properties adjusting their
             759      mutual boundary if:
             760          (A) no new lot is created; and
             761          (B) the adjustment does not violate applicable land use ordinances;
             762          (iii) a recorded document, executed by the owner of record:
             763          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             764      property into one legal description encompassing all such parcels of property; or
             765          (B) joining a subdivided parcel of property to another parcel of property that has not
             766      been subdivided, if the joinder does not violate applicable land use ordinances;
             767          (iv) a bona fide division or partition of land in a county other than a first class county
             768      for the purpose of siting, on one or more of the resulting separate parcels:
             769          (A) an electrical transmission line or a substation;


             770          (B) a natural gas pipeline or a regulation station; or
             771          (C) an unmanned telecommunications, microwave, fiber optic, electrical, or other
             772      utility service regeneration, transformation, retransmission, or amplification facility;
             773          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             774      their mutual boundary if:
             775          (A) no new dwelling lot or housing unit will result from the adjustment; and
             776          (B) the adjustment will not violate any applicable land use ordinance; or
             777          (vi) a bona fide division or partition of land by deed or other instrument where the land
             778      use authority expressly approves in writing the division in anticipation of further land use
             779      approvals on the parcel or parcels.
             780          (d) The joining of a subdivided parcel of property to another parcel of property that has
             781      not been subdivided does not constitute a subdivision under this Subsection (56) as to the
             782      unsubdivided parcel of property or subject the unsubdivided parcel to the county's subdivision
             783      ordinance.
             784          [(57)] (58) "Therapeutic school" means a residential group living facility:
             785          (a) for four or more individuals who are not related to:
             786          (i) the owner of the facility; or
             787          (ii) the primary service provider of the facility;
             788          (b) that serves students who have a history of failing to function:
             789          (i) at home;
             790          (ii) in a public school; or
             791          (iii) in a nonresidential private school; and
             792          (c) that offers:
             793          (i) room and board; and
             794          (ii) an academic education integrated with:
             795          (A) specialized structure and supervision; or
             796          (B) services or treatment related to a disability, an emotional development, a
             797      behavioral development, a familial development, or a social development.
             798          [(58)] (59) "Township" means a contiguous, geographically defined portion of the
             799      unincorporated area of a county, established under this part or reconstituted or reinstated under
             800      Section 17-27a-306 , with planning and zoning functions as exercised through the township


             801      planning commission, as provided in this chapter, but with no legal or political identity
             802      separate from the county and no taxing authority, except that "township" means a former
             803      township under Laws of Utah 1996, Chapter 308, where the context so indicates.
             804          [(59)] (60) "Transferable development right" means a right to develop and use land that
             805      originates by an ordinance that authorizes a land owner in a designated sending zone to transfer
             806      land use rights from a designated sending zone to a designated receiving zone.
             807          [(60)] (61) "Unincorporated" means the area outside of the incorporated area of a
             808      municipality.
             809          [(61)] (62) "Water interest" means any right to the beneficial use of water, including:
             810          (a) each of the rights listed in Section 73-1-11 ; and
             811          (b) an ownership interest in the right to the beneficial use of water represented by:
             812          (i) a contract; or
             813          (ii) a share in a water company, as defined in Section 73-3-3.5 .
             814          [(62)] (63) "Zoning map" means a map, adopted as part of a land use ordinance, that
             815      depicts land use zones, overlays, or districts.
             816          Section 8. Section 17-27a-205 is amended to read:
             817           17-27a-205. Notice of public hearings and public meetings on adoption or
             818      modification of land use ordinance.
             819          (1) Each county shall give:
             820          (a) notice of the date, time, and place of the first public hearing to consider the
             821      adoption or modification of a land use ordinance; and
             822          (b) notice of each public meeting on the subject.
             823          (2) [Each] Except as provided in Section 17-27a-213 , each notice of a public hearing
             824      under Subsection (1)(a) shall be:
             825          (a) mailed to each affected entity at least 10 calendar days before the public hearing;
             826          (b) posted:
             827          (i) in at least three public locations within the county; or
             828          (ii) on the county's official website; and
             829          (c) (i) published:
             830          (A) in a newspaper of general circulation in the area at least 10 calendar days before
             831      the public hearing; and


             832          (B) on the Utah Public Notice Website created in Section 63F-1-701 , at least 10
             833      calendar days before the public hearing; or
             834          (ii) mailed at least 10 days before the public hearing to:
             835          (A) each property owner whose land is directly affected by the land use ordinance
             836      change; and
             837          (B) each adjacent property owner within the parameters specified by county ordinance.
             838          (3) Each notice of a public meeting under Subsection (1)(b) shall be at least 24 hours
             839      before the hearing and shall be posted:
             840          (a) in at least three public locations within the county; or
             841          (b) on the county's official website.
             842          Section 9. Section 17-27a-213 is enacted to read:
             843          17-27a-213. Notice and hearing for proposed zoning change.
             844          (1) (a) Subject to Subsection (1)(b), if a planning commission prepares a zoning map or
             845      map amendment, and before recommending the zoning map or map amendment to the
             846      legislative body in accordance with Sections 17-27a-302 and 17-27a-502 , the planning
             847      commission shall send written notice to each owner of private real property whose property is
             848      located entirely or partially within the proposed map or amendment.
             849          (b) (i) This section applies if the zoning map or map amendment is proposed by the
             850      county.
             851          (ii) If the zoning map or map amendment is proposed by a person or entity other than
             852      the county, the notice requirements for a land use ordinance in Section 17-27a-205 shall apply.
             853          (2) The written notice shall:
             854          (a) identify, with specificity, the owner's real property that will be affected by the
             855      proposed zoning map or map amendment;
             856          (b) state the current zone in which the real property is located;
             857          (c) state the proposed new zone for the real property, including proposed regulations,
             858      prohibitions, and permitted uses, that the property will be subject to if the zoning map or map
             859      amendment is adopted;
             860          (d) (i) state that the owner of real property may no later than 60 days after the day of
             861      the public hearing described in Section 17-27a-502 file a protest to the inclusion of the owner's
             862      property in the proposed zoning map or map amendment; and


             863          (ii) state the date of the protest filing deadline;
             864          (e) state the address of where the protest should be filed with the planning commission;
             865          (f) notify the property owner that if adequate protests are filed with the planning
             866      commission, the commission may not recommend and the legislative H. body .H may
             866a      not adopt the zoning
             867      map or map amendment; and
             868          (g) state the location, date, and time of the public hearing described in Section
             869      17-27a-502 .
             870          (3) The planning commission shall mail the notice at least 10 calendar days before the
             871      public hearing, first class, postage prepaid, to each owner of record according to the records of
             872      the county recorder of private real property located within the proposed zoning map or map
             873      amendment.
             874          (4) In addition to the written notice required in Subsection (2), the planning
             875      commission shall give notice in accordance with Subsections 17-27a-205 (2)(b) and (c)(i).
             876          Section 10. Section 17-27a-502 is amended to read:
             877           17-27a-502. Preparation and adoption of land use ordinance or zoning map.
             878          (1) The planning commission shall:
             879          (a) provide notice as required by Subsection 17-27a-205 (1)(a) for a proposed land use
             880      ordinance other than a zoning map or map amendment or Section 17-27a-213 for a proposed
             881      zoning map or map amendment;
             882          (b) hold a public hearing on a proposed land use ordinance or zoning map; and
             883          (c) except as provided in Subsection (2), prepare and recommend to the legislative
             884      body a proposed land use ordinance or ordinances and zoning map that represent the planning
             885      commission's recommendation for regulating the use and development of land within all or any
             886      part of the unincorporated area of the county.
             887          (2) If adequate protests are filed in accordance with Section 17-27a-502.5 to a zoning
             888      map or map amendment proposed by the county:
             889          (a) the planning commission may not recommend to the legislative body the zoning
             890      map or map amendment; and
             891          (b) the legislative body may not consider or adopt the proposed zoning map or map
             892      amendment under Subsection (3).
             893          [(2)] (3) The county legislative body shall consider each proposed land use ordinance


             894      and zoning map recommended to it by the planning commission, and, after providing notice as
             895      required by Subsection 17-27a-205 (1)(b) and holding a public meeting, the legislative body
             896      may adopt or reject the proposed ordinance or map either as proposed by the planning
             897      commission or after making any revision the county legislative body considers appropriate.
             898          Section 11. Section 17-27a-502.5 is enacted to read:
             899          17-27a-502.5. Zoning protests.
             900          (1) (a) An owner of property that is included in a zoning map or map amendment
             901      proposed by the county may, within the time specified in the notice under Section 17-27a-213 ,
             902      file a written protest against the inclusion of all or a part of the owner's property in the zoning
             903      map or map amendment.
             904          (b) A property owner may not protest a zoning map or map amendment if:
             905          (i) the map or amendment is proposed by a person or entity other than the county; and
             906          (ii) the owner's property is not included in the zoning map or map amendment.
             907          (2) A protest under Subsection (2) shall describe or otherwise identify the property
             908      owned by the person filing the protest.
             909          (3) An owner may withdraw a protest at any time before the expiration of the 60-day
             910      period.
             911          (4) The failure of an owner of property within the proposed zoning map or map
             912      amendment to file a timely written protest constitutes a waiver of any objection to:
             913          (a) adoption of the zoning map or map amendment; or
             914          (b) the inclusion on the owner's property within the zone.


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