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H.B. 233

             1     

ENVIRONMENTALLY RESTRICTED ZONING

             2     
DISTRICTS

             3     
2007 GENERAL SESSION

             4     
STATE OF UTAH

             5     
Chief Sponsor: Michael T. Morley

             6     
Senate Sponsor: ____________

             7     
             8      LONG TITLE
             9      General Description:
             10          This bill amends county and municipal land use provisions.
             11      Highlighted Provisions:
             12          This bill:
             13          .    enacts a definition for environmentally restricted zoning districts;
             14          .    authorizes counties and municipalities to enact an ordinance creating an
             15      environmentally restricted zoning district, but only if specified conditions are met;
             16          .    limits the factors on which a county or municipality may base an environmentally
             17      restricted zoning district;
             18          .    limits the ability of counties and municipalities to deny a land use application for
             19      land located within an environmentally restricted zoning district;
             20          .    requires approval of a land use application to the extent that land located within an
             21      environmentally restricted zoning district complies with requirements, even if the
             22      remainder does not;
             23          .    establishes a presumption in favor of a land use application relating to land located
             24      within an environmentally restricted zoning district;
             25          .    provides an option for review by binding arbitration of an appeal authority's
             26      decision on a land use application for land located within an environmentally
             27      restricted zoning district; and



             28          .    requires a court to award a reasonable attorney fee to a prevailing applicant in a
             29      court review of an appeal authority's final decision of a land use application relating
             30      to land located within an environmentally restricted zoning district.
             31      Monies Appropriated in this Bill:
             32          None
             33      Other Special Clauses:
             34          None
             35      Utah Code Sections Affected:
             36      AMENDS:
             37          10-9a-103, as last amended by Chapters 14, 163, 240, 257 and 289, Laws of Utah 2006
             38          10-9a-503, as renumbered and amended by Chapter 254, Laws of Utah 2005
             39          10-9a-505, as renumbered and amended by Chapter 254, Laws of Utah 2005
             40          10-9a-603, as last amended by Chapters 163, 240 and 257, Laws of Utah 2006
             41          10-9a-801, as renumbered and amended by Chapter 254, Laws of Utah 2005
             42          17-27a-103, as last amended by Chapters 14, 163, 240, 257 and 289, Laws of Utah
             43      2006
             44          17-27a-503, as renumbered and amended by Chapter 254, Laws of Utah 2005
             45          17-27a-505, as renumbered and amended by Chapter 254, Laws of Utah 2005
             46          17-27a-603, as last amended by Chapters 163, 240 and 257, Laws of Utah 2006
             47          17-27a-801, as renumbered and amended by Chapter 254, Laws of Utah 2005
             48      ENACTS:
             49          10-9a-505.5, Utah Code Annotated 1953
             50          10-9a-709, Utah Code Annotated 1953
             51          17-27a-505.5, Utah Code Annotated 1953
             52          17-27a-709, Utah Code Annotated 1953
             53     
             54      Be it enacted by the Legislature of the state of Utah:
             55          Section 1. Section 10-9a-103 is amended to read:
             56           10-9a-103. Definitions.
             57          As used in this chapter:
             58          (1) "Affected entity" means a county, municipality, independent special district under


             59      Title 17A, Chapter 2, Independent Special Districts, local district under Title 17B, Chapter 2,
             60      Local Districts, school district, interlocal cooperation entity established under Title 11, Chapter
             61      13, Interlocal Cooperation Act, specified public utility, a property owner, a property owners
             62      association, or the Utah Department of Transportation, if:
             63          (a) the entity's services or facilities are likely to require expansion or significant
             64      modification because of an intended use of land;
             65          (b) the entity has filed with the municipality a copy of the entity's general or long-range
             66      plan; or
             67          (c) the entity has filed with the municipality a request for notice during the same
             68      calendar year and before the municipality provides notice to an affected entity in compliance
             69      with a requirement imposed under this chapter.
             70          (2) "Appeal authority" means the person, board, commission, agency, or other body
             71      designated by ordinance to decide an appeal of a decision of a land use application or a
             72      variance.
             73          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             74      residential property if the sign is designed or intended to direct attention to a business, product,
             75      or service that is not sold, offered, or existing on the property where the sign is located.
             76          (4) "Charter school" includes:
             77          (a) an operating charter school;
             78          (b) a charter school applicant that has its application approved by a chartering entity in
             79      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             80          (c) an entity who is working on behalf of a charter school or approved charter applicant
             81      to develop or construct a charter school building.
             82          (5) "Chief executive officer" means the:
             83          (a) mayor in municipalities operating under all forms of municipal government except
             84      the council-manager form; or
             85          (b) city manager in municipalities operating under the council-manager form of
             86      municipal government.
             87          (6) "Conditional use" means a land use that, because of its unique characteristics or
             88      potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not be
             89      compatible in some areas or may be compatible only if certain conditions are required that


             90      mitigate or eliminate the detrimental impacts.
             91          (7) "Constitutional taking" means a governmental action that results in a taking of
             92      private property so that compensation to the owner of the property is required by the:
             93          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             94          (b) Utah Constitution Article I, Section 22.
             95          (8) "Culinary water authority" means the department, agency, or public entity with
             96      responsibility to review and approve the feasibility of the culinary water system and sources for
             97      the subject property.
             98          (9) (a) "Disability" means a physical or mental impairment that substantially limits one
             99      or more of a person's major life activities, including a person having a record of such an
             100      impairment or being regarded as having such an impairment.
             101          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             102      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             103      802.
             104          (10) "Elderly person" means a person who is 60 years old or older, who desires or
             105      needs to live with other elderly persons in a group setting, but who is capable of living
             106      independently.
             107          (11) "Environmentally restricted zoning district" means a zoning district in which a
             108      municipality places restrictions on permitted uses, densities, or structures:
             109          (a) because of environmental concerns, including the quality of air, forests, soils, rivers
             110      and other waters, harbors, fisheries, wildlife, minerals, or other natural resources; or
             111          (b) as a means of avoiding or mitigating the danger of flood, geologic hazard,
             112      earthquake, erosion, landslide, rockslide, debris flow, subsidence, avalanche, or wildfire.
             113          [(11)] (12) "General plan" means a document that a municipality adopts that sets forth
             114      general guidelines for proposed future development of the land within the municipality.
             115          [(12)] (13) "Identical plans" means building plans submitted to a municipality that are
             116      substantially identical to building plans that were previously submitted to and reviewed and
             117      approved by the municipality and describe a building that is:
             118          (a) located on land zoned the same as the land on which the building described in the
             119      previously approved plans is located; and
             120          (b) subject to the same geological and meteorological conditions and the same law as


             121      the building described in the previously approved plans.
             122          [(13)] (14) "Land use application" means an application required by a municipality's
             123      land use ordinance.
             124          [(14)] (15) "Land use authority" means a person, board, commission, agency, or other
             125      body designated by the local legislative body to act upon a land use application.
             126          [(15)] (16) "Land use ordinance" means a planning, zoning, development, or
             127      subdivision ordinance of the municipality, but does not include the general plan.
             128          [(16)] (17) "Land use permit" means a permit issued by a land use authority.
             129          [(17)] (18) "Legislative body" means the municipal council.
             130          [(18)] (19) "Lot line adjustment" means the relocation of the property boundary line in
             131      a subdivision between two adjoining lots with the consent of the owners of record.
             132          [(19)] (20) "Moderate income housing" means housing occupied or reserved for
             133      occupancy by households with a gross household income equal to or less than 80% of the
             134      median gross income for households of the same size in the county in which the city is located.
             135          [(20)] (21) "Nominal fee" means a fee that reasonably reimburses a municipality only
             136      for time spent and expenses incurred in:
             137          (a) verifying that building plans are identical plans; and
             138          (b) reviewing and approving those minor aspects of identical plans that differ from the
             139      previously reviewed and approved building plans.
             140          [(21)] (22) "Noncomplying structure" means a structure that:
             141          (a) legally existed before its current land use designation; and
             142          (b) because of one or more subsequent land use ordinance changes, does not conform
             143      to the setback, height restrictions, or other regulations, excluding those regulations, which
             144      govern the use of land.
             145          [(22)] (23) "Nonconforming use" means a use of land that:
             146          (a) legally existed before its current land use designation;
             147          (b) has been maintained continuously since the time the land use ordinance governing
             148      the land changed; and
             149          (c) because of one or more subsequent land use ordinance changes, does not conform
             150      to the regulations that now govern the use of the land.
             151          [(23)] (24) "Official map" means a map drawn by municipal authorities and recorded in


             152      a county recorder's office that:
             153          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             154      highways and other transportation facilities;
             155          (b) provides a basis for restricting development in designated rights-of-way or between
             156      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             157      the land; and
             158          (c) has been adopted as an element of the municipality's general plan.
             159          [(24)] (25) "Person" means an individual, corporation, partnership, organization,
             160      association, trust, governmental agency, or any other legal entity.
             161          [(25)] (26) "Plan for moderate income housing" means a written document adopted by
             162      a city legislative body that includes:
             163          (a) an estimate of the existing supply of moderate income housing located within the
             164      city;
             165          (b) an estimate of the need for moderate income housing in the city for the next five
             166      years as revised biennially;
             167          (c) a survey of total residential land use;
             168          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             169      income housing; and
             170          (e) a description of the city's program to encourage an adequate supply of moderate
             171      income housing.
             172          [(26)] (27) "Plat" means a map or other graphical representation of lands being laid out
             173      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             174          [(27)] (28) "Public hearing" means a hearing at which members of the public are
             175      provided a reasonable opportunity to comment on the subject of the hearing.
             176          [(28)] (29) "Public meeting" means a meeting that is required to be open to the public
             177      under Title 52, Chapter 4, Open and Public Meetings Act.
             178          [(29)] (30) "Record of survey map" means a map of a survey of land prepared in
             179      accordance with Section 17-23-17 .
             180          [(30)] (31) "Residential facility for elderly persons" means a single-family or
             181      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             182      include a health care facility as defined by Section 26-21-2 .


             183          [(31)] (32) "Residential facility for persons with a disability" means a residence:
             184          (a) in which more than one person with a disability resides; and
             185          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             186      Chapter 2, Licensure of Programs and Facilities; or
             187          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             188      Health Care Facility Licensing and Inspection Act.
             189          [(32)] (33) "Sanitary sewer authority" means the department, agency, or public entity
             190      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             191      wastewater systems.
             192          [(33)] (34) "Special district" means an entity established under the authority of Title
             193      17A, Special Districts, and any other governmental or quasi-governmental entity that is not a
             194      county, municipality, school district, or unit of the state.
             195          [(34)] (35) "Specified public utility" means an electrical corporation, gas corporation,
             196      or telephone corporation, as those terms are defined in Section 54-2-1 .
             197          [(35)] (36) "Street" means a public right-of-way, including a highway, avenue,
             198      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             199      or other way.
             200          [(36)] (37) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             201      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             202      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             203      installment plan or upon any and all other plans, terms, and conditions.
             204          (b) "Subdivision" includes:
             205          (i) the division or development of land whether by deed, metes and bounds description,
             206      devise and testacy, map, plat, or other recorded instrument; and
             207          (ii) except as provided in Subsection [(36)] (37)(c), divisions of land for residential and
             208      nonresidential uses, including land used or to be used for commercial, agricultural, and
             209      industrial purposes.
             210          (c) "Subdivision" does not include:
             211          (i) a bona fide division or partition of agricultural land for the purpose of joining one of
             212      the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if
             213      neither the resulting combined parcel nor the parcel remaining from the division or partition


             214      violates an applicable land use ordinance;
             215          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             216      adjusting their mutual boundary if:
             217          (A) no new lot is created; and
             218          (B) the adjustment does not violate applicable land use ordinances;
             219          (iii) a recorded document, executed by the owner of record:
             220          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             221      property into one legal description encompassing all such parcels of property; or
             222          (B) joining a subdivided parcel of property to another parcel of property that has not
             223      been subdivided, if the joinder does not violate applicable land use ordinances; or
             224          (iv) a recorded agreement between owners of adjoining subdivided properties adjusting
             225      their mutual boundary if:
             226          (A) no new dwelling lot or housing unit will result from the adjustment; and
             227          (B) the adjustment will not violate any applicable land use ordinance.
             228          (d) The joining of a subdivided parcel of property to another parcel of property that has
             229      not been subdivided does not constitute a subdivision under this Subsection [(36)] (37) as to
             230      the unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             231      subdivision ordinance.
             232          [(37)] (38) "Unincorporated" means the area outside of the incorporated area of a city
             233      or town.
             234          [(38)] (39) "Zoning map" means a map, adopted as part of a land use ordinance, that
             235      depicts land use zones, overlays, or districts.
             236          Section 2. Section 10-9a-503 is amended to read:
             237           10-9a-503. Land use ordinance or zoning map amendments.
             238          (1) The legislative body may amend:
             239          (a) the number, shape, boundaries, or area of any zoning district;
             240          (b) any regulation of or within the zoning district, subject to Section 10-9a-505.5 for an
             241      environmentally restricted zoning district; or
             242          (c) any other provision of a land use ordinance.
             243          (2) The legislative body may not make any amendment authorized by this subsection
             244      unless the amendment was proposed by the planning commission or was first submitted to the


             245      planning commission for its recommendation.
             246          (3) The legislative body shall comply with the procedure specified in Section
             247      10-9a-502 in preparing and adopting an amendment to a land use ordinance or a zoning map.
             248          Section 3. Section 10-9a-505 is amended to read:
             249           10-9a-505. Zoning districts.
             250          (1) (a) The legislative body may divide the territory over which it has jurisdiction into
             251      zoning districts of a number, shape, and area that it considers appropriate to carry out the
             252      purposes of this chapter.
             253          (b) Within those zoning districts and subject to Section 10-9a-505.5 for an
             254      environmentally restricted zoning district, the legislative body may regulate and restrict the
             255      erection, construction, reconstruction, alteration, repair, or use of buildings and structures, and
             256      the use of land.
             257          (2) The legislative body shall ensure that the regulations are uniform for each class or
             258      kind of buildings throughout each zoning district, but the regulations in one zone may differ
             259      from those in other zones.
             260          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             261      designation.
             262          (b) Neither the size of a zoning district nor the number of landowners within the
             263      district may be used as evidence of the illegality of a zoning district or of the invalidity of a
             264      municipal decision.
             265          Section 4. Section 10-9a-505.5 is enacted to read:
             266          10-9a-505.5. Environmentally restricted zoning districts.
             267          (1) Subject to Subsection (2), a municipality may enact an ordinance creating an
             268      environmentally restricted zoning district only if:
             269          (a) the municipality's general plan includes an environmental element as provided in
             270      Subsection 10-9a-403 (3)(a); and
             271          (b) enactment of the ordinance is supported by substantial and compelling evidence in
             272      the record demonstrating the need for:
             273          (i) the environmentally restricted zoning district; and
             274          (ii) a restriction on the specific property that is proposed to be subject to the zoning
             275      designation.


             276          (2) A municipality may not base the need for an environmentally restricted zoning
             277      district on:
             278          (a) a desire to preserve a view of or from the property;
             279          (b) the aesthetic appearance of the landscape;
             280          (c) the protection of wildlife habitat or vegetation, unless required by federal law;
             281          (d) the unwillingness of a municipality to provide essential services to the property
             282      such as water, fire protection, garbage collection, or snow removal; and
             283          (e) a slope less than 30 degrees.
             284          (3) A municipality may not deny a land use application with respect to land located in
             285      an environmentally restricted zoning district based on the application's failure to conform to the
             286      requirements of that zoning district if:
             287          (a) the municipality failed to comply with the requirements of Subsection (1); or
             288          (b) (i) the applicant:
             289          (A) presents competent evidence demonstrating that use of the land as proposed in the
             290      land use application is unlikely to result in the detrimental effects that the municipality
             291      attempted to avoid by establishing the environmentally restricted zoning district; or
             292          (B) establishes by professional engineering data and the testimony of competent
             293      experts that the potential detrimental effects resulting from the use of the land as proposed in
             294      the land use application are readily mitigated;
             295          (ii) the land use application proposes lots with an average size that is no smaller than
             296      the average size of lots approved in the municipality during the three years immediately
             297      preceding the filing of the land use application; and
             298          (iii) the land use application otherwise complies with all other requirements applicable
             299      to all other zoning districts in the municipality.
             300          (4) If an applicant in a land use application with respect to land located in an
             301      environmentally restricted zoning district complies with Subsection (3)(b) as to some but not
             302      all of the land included in the application, a municipality may not deny approval of the land use
             303      application for that portion of the land on the basis that the remaining portion of land does not
             304      comply with the requirements of the environmentally restricted zoning district.
             305          (5) In processing a land use application for land located in an environmentally
             306      restricted zoning district, there is a presumption in favor of the use proposed under the land use


             307      application, unless the municipality establishes that restrictions imposed in the zoning district
             308      are:
             309          (a) necessary;
             310          (b) prudent;
             311          (c) backed by professional engineering data;
             312          (d) comparable to restrictions on property in similar situations; and
             313          (e) generally accepted by the state or a majority of other local government entities in
             314      the state.
             315          Section 5. Section 10-9a-603 is amended to read:
             316           10-9a-603. Plat required when land is subdivided -- Approval of plat -- Recording
             317      plat.
             318          (1) Unless exempt under Section 10-9a-605 or excluded from the definition of
             319      subdivision under Subsection 10-9a-103 [(36)](37), whenever any land is laid out and platted,
             320      the owner of the land shall provide an accurate plat that describes or specifies:
             321          (a) a name or designation of the subdivision that is distinct from any plat already
             322      recorded in the county recorder's office;
             323          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             324      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             325      intended to be used as a street or for any other public use, and whether any such area is
             326      reserved or proposed for dedication for a public purpose;
             327          (c) the lot or unit reference, block or building reference, street or site address, street
             328      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             329      and width of the blocks and lots intended for sale; and
             330          (d) every existing right-of-way and easement grant of record for underground facilities,
             331      as defined in Section 54-8a-2 , and for other utility facilities.
             332          (2) Subject to Subsections (3), (4), and (5), if the plat conforms to the municipality's
             333      ordinances and this part and has been approved by the culinary water authority and the sanitary
             334      sewer authority, the municipality shall approve the plat.
             335          (3) The municipality may withhold an otherwise valid plat approval until the owner of
             336      the land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             337      penalties owing on the land have been paid.


             338          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized
             339      by law to take the acknowledgement of conveyances of real estate and shall obtain the
             340      signature of each individual designated by the municipality.
             341          (b) The surveyor making the plat shall certify that the surveyor:
             342          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             343      Professional Land Surveyors Licensing Act;
             344          (ii) has completed a survey of the property described on the plat in accordance with
             345      Section 17-23-17 and has verified all measurements; and
             346          (iii) has placed monuments as represented on the plat.
             347          (c) As applicable, the owner or operator of the underground and utility facilities shall
             348      approve the:
             349          (i) boundary, course, dimensions, and intended use of the right-of-way and easement
             350      grants of record;
             351          (ii) location of existing underground and utility facilities; and
             352          (iii) conditions or restrictions governing the location of the facilities within the
             353      right-of-way, and easement grants of records, and utility facilities within the subdivision.
             354          (5) (a) After the plat has been acknowledged, certified, and approved, the owner of the
             355      land shall, within the time period designated by ordinance, record the plat in the county
             356      recorder's office in the county in which the lands platted and laid out are situated.
             357          (b) An owner's failure to record a plat within the time period designated by ordinance
             358      renders the plat voidable.
             359          Section 6. Section 10-9a-709 is enacted to read:
             360          10-9a-709. Binding arbitration relating to the denial of an application in an
             361      environmentally restricted zoning district.
             362          (1) An applicant under a land use application relating to land within an
             363      environmentally restricted zoning district may, within 30 days after an adverse final decision of
             364      an appeal authority and in lieu of district court review under Part 8, District Court Review,
             365      submit the application to binding arbitration by filing with the municipal clerk or recorder a
             366      notice of election for binding arbitration.
             367          (2) (a) Within 30 days after the filing of a notice of election under Subsection (1), the
             368      applicant and the municipal legislative body shall each appoint an arbitrator.


             369          (b) Within 20 days after their appointment under Subsection (2)(a), the two arbitrators
             370      shall appoint a third arbitrator.
             371          (3) Within 60 days after the appointment of the third arbitrator under Subsection (2),
             372      the three arbitrators shall convene and conduct a hearing on the land use application.
             373          (4) Each arbitration proceeding under this section shall review the land use application
             374      de novo.
             375          (5) Within 30 days after the hearing under Subsection (3), the arbitration panel shall
             376      issue a written decision, which shall be final and binding on the applicant and municipality.
             377          (6) The expenses associated with an arbitration proceeding under this section shall be
             378      paid by the municipality.
             379          Section 7. Section 10-9a-801 is amended to read:
             380           10-9a-801. No district court review until administrative remedies exhausted --
             381      Time for filing -- Tolling of time -- Standards governing court review -- Record on review
             382      -- Staying of decision.
             383          (1) No person may challenge in district court a municipality's land use decision made
             384      under this chapter, or under a regulation made under authority of this chapter, until that person
             385      has exhausted the person's administrative remedies as provided in Part 7, Appeal Authority and
             386      Variances, if applicable.
             387          (2) (a) Any person adversely affected by a final decision made in the exercise of or in
             388      violation of the provisions of this chapter may file a petition for review of the decision with the
             389      district court within 30 days after the local land use decision is final.
             390          (b) (i) The time under Subsection (2)(a) to file a petition is tolled from the date a
             391      property owner files a request for arbitration of a constitutional taking issue with the property
             392      rights ombudsman under Section [ 63-34-13 ] 13-43-204 until 30 days after:
             393          (A) the arbitrator issues a final award; or
             394          (B) the property rights ombudsman issues a written statement under Subsection
             395      [ 63-34-13 (4)(b)] 13-43-204(3)(b) declining to arbitrate or to appoint an arbitrator.
             396          (ii) A tolling under Subsection (2)(b)(i) operates only as to the specific constitutional
             397      taking issue that is the subject of the request for arbitration filed with the property rights
             398      ombudsman by a property owner.
             399          (iii) A request for arbitration filed with the property rights ombudsman after the time


             400      under Subsection (2)(a) to file a petition has expired does not affect the time to file a petition.
             401          (3) (a) The courts shall:
             402          (i) presume that a decision, ordinance, or regulation made under the authority of this
             403      chapter is valid; and
             404          (ii) determine only whether or not the decision, ordinance, or regulation is arbitrary,
             405      capricious, or illegal.
             406          (b) A decision, ordinance, or regulation involving the exercise of legislative discretion
             407      is valid if the decision, ordinance, or regulation is reasonably debatable and not illegal.
             408          (c) A final decision of a land use authority or an appeal authority is valid if the decision
             409      is supported by substantial evidence in the record and is not arbitrary, capricious, or illegal.
             410          (d) A determination of illegality requires a determination that the decision, ordinance,
             411      or regulation violates a law, statute, or ordinance in effect at the time the decision was made or
             412      the ordinance or regulation adopted.
             413          (4) The provisions of Subsection (2)(a) apply from the date on which the municipality
             414      takes final action on a land use application for any adversely affected third party, if the
             415      municipality conformed with the notice provisions of Part 2, Notice, or for any person who had
             416      actual notice of the pending decision.
             417          (5) If the municipality has complied with Section 10-9a-205 , a challenge to the
             418      enactment of a land use ordinance or general plan may not be filed with the district court more
             419      than 30 days after the enactment.
             420          (6) The petition is barred unless it is filed within 30 days after the appeal authority's
             421      decision is final.
             422          (7) (a) The land use authority or appeal authority, as the case may be, shall transmit to
             423      the reviewing court the record of its proceedings, including its minutes, findings, orders, and, if
             424      available, a true and correct transcript of its proceedings.
             425          (b) If the proceeding was tape recorded, a transcript of that tape recording is a true and
             426      correct transcript for purposes of this Subsection (7).
             427          (8) (a) (i) If there is a record, the district court's review is limited to the record provided
             428      by the land use authority or appeal authority, as the case may be.
             429          (ii) The court may not accept or consider any evidence outside the record of the land
             430      use authority or appeal authority, as the case may be, unless that evidence was offered to the


             431      land use authority or appeal authority, respectively, and the court determines that it was
             432      improperly excluded.
             433          (b) If there is no record, the court may call witnesses and take evidence.
             434          (9) (a) The filing of a petition does not stay the decision of the land use authority or
             435      authority appeal authority, as the case may be.
             436          (b) (i) Before filing a petition under this section or a request for mediation or
             437      arbitration of a constitutional taking issue under Section [ 63-34-13 ] 13-43-204 , the aggrieved
             438      party may petition the appeal authority to stay its decision.
             439          (ii) Upon receipt of a petition to stay, the appeal authority may order its decision stayed
             440      pending district court review if the appeal authority finds it to be in the best interest of the
             441      municipality.
             442          (iii) After a petition is filed under this section or a request for mediation or arbitration
             443      of a constitutional taking issue is filed under Section [ 63-34-13 ] 13-43-204 , the petitioner may
             444      seek an injunction staying the appeal authority's decision.
             445          (10) In an appeal of a final decision of a land use application relating to land located
             446      within an environmentally restricted zoning district, the court shall award a reasonable attorney
             447      fee to each prevailing land use applicant.
             448          Section 8. Section 17-27a-103 is amended to read:
             449           17-27a-103. Definitions.
             450          As used in this chapter:
             451          (1) "Affected entity" means a county, municipality, independent special district under
             452      Title 17A, Chapter 2, Independent Special Districts, local district under Title 17B, Chapter 2,
             453      Local Districts, school district, interlocal cooperation entity established under Title 11, Chapter
             454      13, Interlocal Cooperation Act, specified property owner, property owners association, public
             455      utility, or the Utah Department of Transportation, if:
             456          (a) the entity's services or facilities are likely to require expansion or significant
             457      modification because of an intended use of land;
             458          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             459      or
             460          (c) the entity has filed with the county a request for notice during the same calendar
             461      year and before the county provides notice to an affected entity in compliance with a


             462      requirement imposed under this chapter.
             463          (2) "Appeal authority" means the person, board, commission, agency, or other body
             464      designated by ordinance to decide an appeal of a decision of a land use application or a
             465      variance.
             466          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             467      residential property if the sign is designed or intended to direct attention to a business, product,
             468      or service that is not sold, offered, or existing on the property where the sign is located.
             469          (4) "Charter school" includes:
             470          (a) an operating charter school;
             471          (b) a charter school applicant that has its application approved by a chartering entity in
             472      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             473          (c) an entity who is working on behalf of a charter school or approved charter applicant
             474      to develop or construct a charter school building.
             475          (5) "Chief executive officer" means the person or body that exercises the executive
             476      powers of the county.
             477          (6) "Conditional use" means a land use that, because of its unique characteristics or
             478      potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             479      compatible in some areas or may be compatible only if certain conditions are required that
             480      mitigate or eliminate the detrimental impacts.
             481          (7) "Constitutional taking" means a governmental action that results in a taking of
             482      private property so that compensation to the owner of the property is required by the:
             483          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             484          (b) Utah Constitution Article I, Section 22.
             485          (8) "Culinary water authority" means the department, agency, or public entity with
             486      responsibility to review and approve the feasibility of the culinary water system and sources for
             487      the subject property.
             488          (9) (a) "Disability" means a physical or mental impairment that substantially limits one
             489      or more of a person's major life activities, including a person having a record of such an
             490      impairment or being regarded as having such an impairment.
             491          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             492      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.


             493      802.
             494          (10) "Elderly person" means a person who is 60 years old or older, who desires or
             495      needs to live with other elderly persons in a group setting, but who is capable of living
             496      independently.
             497          (11) "Environmentally restricted zoning district" means a zoning district in which a
             498      county places restrictions on permitted uses, densities, or structures:
             499          (a) because of environmental concerns, including the quality of air, forests, soils, rivers
             500      and other waters, harbors, fisheries, wildlife, minerals, or other natural resources; or
             501          (b) as a means of avoiding or mitigating the danger of flood, geologic hazard,
             502      earthquake, erosion, landslide, rockslide, debris flow, subsidence, avalanche, or wildfire.
             503          [(11)] (12) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             504          [(12)] (13) "General plan" means a document that a county adopts that sets forth
             505      general guidelines for proposed future development of the unincorporated land within the
             506      county.
             507          [(13)] (14) "Identical plans" means building plans submitted to a county that are
             508      substantially identical building plans that were previously submitted to and reviewed and
             509      approved by the county and describe a building that is:
             510          (a) located on land zoned the same as the land on which the building described in the
             511      previously approved plans is located; and
             512          (b) subject to the same geological and meteorological conditions and the same law as
             513      the building described in the previously approved plans.
             514          [(14)] (15) "Interstate pipeline company" means a person or entity engaged in natural
             515      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             516      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             517          [(15)] (16) "Intrastate pipeline company" means a person or entity engaged in natural
             518      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             519      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             520          [(16)] (17) "Land use application" means an application required by a county's land use
             521      ordinance.
             522          [(17)] (18) "Land use authority" means a person, board, commission, agency, or other
             523      body designated by the local legislative body to act upon a land use application.


             524          [(18)] (19) "Land use ordinance" means a planning, zoning, development, or
             525      subdivision ordinance of the county, but does not include the general plan.
             526          [(19)] (20) "Land use permit" means a permit issued by a land use authority.
             527          [(20)] (21) "Legislative body" means the county legislative body, or for a county that
             528      has adopted an alternative form of government, the body exercising legislative powers.
             529          [(21)] (22) "Lot line adjustment" means the relocation of the property boundary line in
             530      a subdivision between two adjoining lots with the consent of the owners of record.
             531          [(22)] (23) "Moderate income housing" means housing occupied or reserved for
             532      occupancy by households with a gross household income equal to or less than 80% of the
             533      median gross income for households of the same size in the county in which the housing is
             534      located.
             535          [(23)] (24) "Nominal fee" means a fee that reasonably reimburses a county only for
             536      time spent and expenses incurred in:
             537          (a) verifying that building plans are identical plans; and
             538          (b) reviewing and approving those minor aspects of identical plans that differ from the
             539      previously reviewed and approved building plans.
             540          [(24)] (25) "Noncomplying structure" means a structure that:
             541          (a) legally existed before its current land use designation; and
             542          (b) because of one or more subsequent land use ordinance changes, does not conform
             543      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             544      the use of land.
             545          [(25)] (26) "Nonconforming use" means a use of land that:
             546          (a) legally existed before its current land use designation;
             547          (b) has been maintained continuously since the time the land use ordinance regulation
             548      governing the land changed; and
             549          (c) because of one or more subsequent land use ordinance changes, does not conform
             550      to the regulations that now govern the use of the land.
             551          [(26)] (27) "Official map" means a map drawn by county authorities and recorded in
             552      the county recorder's office that:
             553          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             554      highways and other transportation facilities;


             555          (b) provides a basis for restricting development in designated rights-of-way or between
             556      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             557      the land; and
             558          (c) has been adopted as an element of the county's general plan.
             559          [(27)] (28) "Person" means an individual, corporation, partnership, organization,
             560      association, trust, governmental agency, or any other legal entity.
             561          [(28)] (29) "Plan for moderate income housing" means a written document adopted by
             562      a county legislative body that includes:
             563          (a) an estimate of the existing supply of moderate income housing located within the
             564      county;
             565          (b) an estimate of the need for moderate income housing in the county for the next five
             566      years as revised biennially;
             567          (c) a survey of total residential land use;
             568          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             569      income housing; and
             570          (e) a description of the county's program to encourage an adequate supply of moderate
             571      income housing.
             572          [(29)] (30) "Plat" means a map or other graphical representation of lands being laid out
             573      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             574          [(30)] (31) "Public hearing" means a hearing at which members of the public are
             575      provided a reasonable opportunity to comment on the subject of the hearing.
             576          [(31)] (32) "Public meeting" means a meeting that is required to be open to the public
             577      under Title 52, Chapter 4, Open and Public Meetings Act.
             578          [(32)] (33) "Record of survey map" means a map of a survey of land prepared in
             579      accordance with Section 17-23-17 .
             580          [(33)] (34) "Residential facility for elderly persons" means a single-family or
             581      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             582      include a health care facility as defined by Section 26-21-2 .
             583          [(34)] (35) "Residential facility for persons with a disability" means a residence:
             584          (a) in which more than one person with a disability resides; and
             585          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,


             586      Chapter 2, Licensure of Programs and Facilities; or
             587          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             588      Health Care Facility Licensing and Inspection Act.
             589          [(35)] (36) "Sanitary sewer authority" means the department, agency, or public entity
             590      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             591      wastewater systems.
             592          [(36)] (37) "Special district" means any entity established under the authority of Title
             593      17A, Special Districts, and any other governmental or quasi-governmental entity that is not a
             594      county, municipality, school district, or unit of the state.
             595          [(37)] (38) "Specified public utility" means an electrical corporation, gas corporation,
             596      or telephone corporation, as those terms are defined in Section 54-2-1 .
             597          [(38)] (39) "Street" means a public right-of-way, including a highway, avenue,
             598      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             599      or other way.
             600          [(39)] (40) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             601      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             602      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             603      installment plan or upon any and all other plans, terms, and conditions.
             604          (b) "Subdivision" includes:
             605          (i) the division or development of land whether by deed, metes and bounds description,
             606      devise and testacy, map, plat, or other recorded instrument; and
             607          (ii) except as provided in Subsection [(39)] (40)(c), divisions of land for residential and
             608      nonresidential uses, including land used or to be used for commercial, agricultural, and
             609      industrial purposes.
             610          (c) "Subdivision" does not include:
             611          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             612          (ii) a recorded agreement between owners of adjoining properties adjusting their
             613      mutual boundary if:
             614          (A) no new lot is created; and
             615          (B) the adjustment does not violate applicable land use ordinances;
             616          (iii) a recorded document, executed by the owner of record:


             617          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             618      property into one legal description encompassing all such parcels of property; or
             619          (B) joining a subdivided parcel of property to another parcel of property that has not
             620      been subdivided, if the joinder does not violate applicable land use ordinances;
             621          (iv) a bona fide division or partition of land in a county other than a first class county
             622      for the purpose of siting, on one or more of the resulting separate parcels:
             623          (A) an unmanned facility appurtenant to a pipeline owned or operated by a gas
             624      corporation, interstate pipeline company, or intrastate pipeline company; or
             625          (B) an unmanned telecommunications, microwave, fiber optic, electrical, or other
             626      utility service regeneration, transformation, retransmission, or amplification facility; or
             627          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             628      their mutual boundary if:
             629          (A) no new dwelling lot or housing unit will result from the adjustment; and
             630          (B) the adjustment will not violate any applicable land use ordinance.
             631          (d) The joining of a subdivided parcel of property to another parcel of property that has
             632      not been subdivided does not constitute a subdivision under this Subsection [(39)] (40) as to
             633      the unsubdivided parcel of property or subject the unsubdivided parcel to the county's
             634      subdivision ordinance.
             635          [(40)] (41) "Township" means a contiguous, geographically defined portion of the
             636      unincorporated area of a county, established under this part or reconstituted or reinstated under
             637      Section 17-27a-306 , with planning and zoning functions as exercised through the township
             638      planning commission, as provided in this chapter, but with no legal or political identity
             639      separate from the county and no taxing authority, except that "township" means a former
             640      township under Chapter 308, Laws of Utah 1996 where the context so indicates.
             641          [(41)] (42) "Unincorporated" means the area outside of the incorporated area of a
             642      municipality.
             643          [(42)] (43) "Zoning map" means a map, adopted as part of a land use ordinance, that
             644      depicts land use zones, overlays, or districts.
             645          Section 9. Section 17-27a-503 is amended to read:
             646           17-27a-503. Land use ordinance or zoning map amendments.
             647          (1) The legislative body may amend:


             648          (a) the number, shape, boundaries, or area of any zoning district;
             649          (b) any regulation of or within the zoning district, subject to Section 17-27a-505.5 for
             650      an environmentally restricted zoning district; or
             651          (c) any other provision of a land use ordinance.
             652          (2) The legislative body may not make any amendment authorized by this subsection
             653      unless the amendment was proposed by the planning commission or is first submitted to the
             654      planning commission for its recommendation.
             655          (3) The legislative body shall comply with the procedure specified in Section
             656      17-27a-502 in preparing and adopting an amendment to a land use ordinance or a zoning map.
             657          Section 10. Section 17-27a-505 is amended to read:
             658           17-27a-505. Zoning districts.
             659          (1) (a) The legislative body may divide the territory over which it has jurisdiction into
             660      zoning districts of a number, shape, and area that it considers appropriate to carry out the
             661      purposes of this chapter.
             662          (b) Within those zoning districts and subject to Section 17-27a-505.5 for an
             663      environmentally restricted zoning district, the legislative body may regulate and restrict the
             664      erection, construction, reconstruction, alteration, repair, or use of buildings and structures, and
             665      the use of land.
             666          (2) The legislative body shall ensure that the regulations are uniform for each class or
             667      kind of buildings throughout each zone, but the regulations in one zone may differ from those
             668      in other zones.
             669          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             670      designation.
             671          (b) Neither the size of a zoning district nor the number of landowners within the
             672      district may be used as evidence of the illegality of a zoning district or of the invalidity of a
             673      county decision.
             674          Section 11. Section 17-27a-505.5 is enacted to read:
             675          17-27a-505.5. Environmentally restricted zoning districts.
             676          (1) Subject to Subsection (2), a county may enact an ordinance creating an
             677      environmentally restricted zoning district only if:
             678          (a) the county's general plan includes an environmental element as provided in


             679      Subsection 17-27a-403 (3)(a); and
             680          (b) enactment of the ordinance is supported by substantial and compelling evidence in
             681      the record demonstrating the need for:
             682          (i) the environmentally restricted zoning district; and
             683          (ii) a restriction on the specific property that is proposed to be subject to the zoning
             684      designation.
             685          (2) A county may not base the need for an environmentally restricted zoning district
             686      on:
             687          (a) a desire to preserve a view of or from the property;
             688          (b) the aesthetic appearance of the landscape;
             689          (c) the protection of wildlife habitat or vegetation, unless required by federal law;
             690          (d) the unwillingness of a county to provide essential services to the property such as
             691      water, fire protection, garbage collection, or snow removal; and
             692          (e) a slope less than 30 degrees.
             693          (3) A county may not deny a land use application with respect to land located in an
             694      environmentally restricted zoning district based on the application's failure to conform to the
             695      requirements of that zoning district if:
             696          (a) the county failed to comply with the requirements of Subsection (1); or
             697          (b) (i) the applicant:
             698          (A) presents competent evidence demonstrating that use of the land as proposed in the
             699      land use application is unlikely to result in the detrimental effects that the county attempted to
             700      avoid by establishing the environmentally restricted zoning district; or
             701          (B) establishes by professional engineering data and the testimony of competent
             702      experts that the potential detrimental effects resulting from the use of the land as proposed in
             703      the land use application are readily mitigated;
             704          (ii) the land use application proposes lots with an average size that is no smaller than
             705      the average size of lots approved in the municipality during the three years immediately
             706      preceding the filing of the land use application; and
             707          (iii) the land use application otherwise complies with all other requirements applicable
             708      to all other zoning districts in the county.
             709          (4) If an applicant in a land use application with respect to land located in an


             710      environmentally restricted zoning district complies with Subsection (3)(b) as to some but not
             711      all of the land included in the application, a county may not deny approval of the land use
             712      application for that portion of the land on the basis that the remaining portion of land does not
             713      comply with the requirements of the environmentally restricted zoning district.
             714          (5) In processing a land use application for land located in an environmentally
             715      restricted zoning district, there is a presumption in favor of the use proposed under the land use
             716      application, unless the county establishes that restrictions imposed in the zoning district are:
             717          (a) necessary;
             718          (b) prudent;
             719          (c) backed by professional engineering data;
             720          (d) comparable to restrictions on property in similar situations; and
             721          (e) generally accepted by the state or a majority of other local government entities in
             722      the state.
             723          Section 12. Section 17-27a-603 is amended to read:
             724           17-27a-603. Plat required when land is subdivided -- Approval of plat --
             725      Recording plat.
             726          (1) Unless exempt under Section 17-27a-605 or excluded from the definition of
             727      subdivision under Subsection 17-27a-103 [(39)](40), whenever any land is laid out and platted,
             728      the owner of the land shall provide an accurate plat that describes or specifies:
             729          (a) a name or designation of the subdivision that is distinct from any plat already
             730      recorded in the county recorder's office;
             731          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             732      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             733      intended to be used as a street or for any other public use, and whether any such area is
             734      reserved or proposed for dedication for a public purpose;
             735          (c) the lot or unit reference, block or building reference, street or site address, street
             736      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             737      and width of the blocks and lots intended for sale; and
             738          (d) every existing right-of-way and easement grant of record for underground facilities,
             739      as defined in Section 54-8a-2 , and for other utility facilities.
             740          (2) Subject to Subsections (3), (4), and (5), if the plat conforms to the county's


             741      ordinances and this part and has been approved by the culinary water authority and the sanitary
             742      sewer authority, the county shall approve the plat.
             743          (3) The county may withhold an otherwise valid plat approval until the owner of the
             744      land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             745      penalties owing on the land have been paid.
             746          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized
             747      by law to take the acknowledgment of conveyances of real estate and shall obtain the signature
             748      of each individual designated by the county.
             749          (b) The surveyor making the plat shall certify that the surveyor:
             750          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             751      Land Surveyors Licensing Act;
             752          (ii) has completed a survey of the property described on the plat in accordance with
             753      Section 17-23-17 and has verified all measurements; and
             754          (iii) has placed monuments as represented on the plat.
             755          (c) As applicable, the owner or operator of the underground and utility facilities shall
             756      approve the:
             757          (i) boundary, course, dimensions, and intended use of the right-of-way and easement
             758      grants of record;
             759          (ii) location of existing underground and utility facilities; and
             760          (iii) conditions or restrictions governing the location of the facilities within the
             761      right-of-way, and easement grants of records, and utility facilities within the subdivision.
             762          (5) (a) After the plat has been acknowledged, certified, and approved, the owner of the
             763      land shall, within the time period designated by ordinance, record the plat in the county
             764      recorder's office in the county in which the lands platted and laid out are situated.
             765          (b) An owner's failure to record a plat within the time period designated by ordinance
             766      renders the plat voidable.
             767          Section 13. Section 17-27a-709 is enacted to read:
             768          17-27a-709. Binding arbitration relating to the denial of an application in an
             769      environmentally restricted zoning district.
             770          (1) An applicant under a land use application relating to land within an
             771      environmentally restricted zoning district may, within 30 days after an adverse final decision of


             772      an appeal authority and in lieu of district court review under Part 8, District Court Review,
             773      submit the application to binding arbitration by filing with the county clerk a notice of election
             774      for binding arbitration.
             775          (2) (a) Within 30 days after the filing of a notice of election under Subsection (1), the
             776      applicant and the county legislative body shall each appoint an arbitrator.
             777          (b) Within 20 days after their appointment under Subsection (2)(a), the two arbitrators
             778      shall appoint a third arbitrator.
             779          (3) Within 60 days after the appointment of the third arbitrator under Subsection (2),
             780      the three arbitrators shall convene and conduct a hearing on the land use application.
             781          (4) Each arbitration proceeding under this section shall review the land use application
             782      de novo.
             783          (5) Within 30 days after the hearing under Subsection (3), the arbitration panel shall
             784      issue a written decision, which shall be final and binding on the applicant and county.
             785          (6) The expenses associated with an arbitration proceeding under this section shall be
             786      paid by the county.
             787          Section 14. Section 17-27a-801 is amended to read:
             788           17-27a-801. No district court review until administrative remedies exhausted --
             789      Time for filing -- Tolling of time -- Standards governing court review -- Record on review
             790      -- Staying of decision.
             791          (1) No person may challenge in district court a county's land use decision made under
             792      this chapter, or under a regulation made under authority of this chapter, until that person has
             793      exhausted the person's administrative remedies as provided in Part 7, Appeal Authority and
             794      Variances, if applicable.
             795          (2) (a) Any person adversely affected by a final decision made in the exercise of or in
             796      violation of the provisions of this chapter may file a petition for review of the decision with the
             797      district court within 30 days after the local land use decision is final.
             798          (b) (i) The time under Subsection (2)(a) to file a petition is tolled from the date a
             799      property owner files a request for arbitration of a constitutional taking issue with the property
             800      rights ombudsman under Section [ 63-34-13 ] 13-43-204 until 30 days after:
             801          (A) the arbitrator issues a final award; or
             802          (B) the property rights ombudsman issues a written statement under Subsection


             803      [ 63-34-13 (4)(b)] 13-43-204 (3)(b) declining to arbitrate or to appoint an arbitrator.
             804          (ii) A tolling under Subsection (2)(b)(i) operates only as to the specific constitutional
             805      taking issue that is the subject of the request for arbitration filed with the property rights
             806      ombudsman by a property owner.
             807          (iii) A request for arbitration filed with the property rights ombudsman after the time
             808      under Subsection (2)(a) to file a petition has expired does not affect the time to file a petition.
             809          (3) (a) The courts shall:
             810          (i) presume that a decision, ordinance, or regulation made under the authority of this
             811      chapter is valid; and
             812          (ii) determine only whether or not the decision, ordinance, or regulation is arbitrary,
             813      capricious, or illegal.
             814          (b) A decision, ordinance, or regulation involving the exercise of legislative discretion
             815      is valid if the decision, ordinance, or regulation is reasonably debatable and not illegal.
             816          (c) A final decision of a land use authority or an appeal authority is valid if the decision
             817      is supported by substantial evidence in the record and is not arbitrary, capricious, or illegal.
             818          (d) A determination of illegality requires a determination that the decision, ordinance,
             819      or regulation violates a law, statute, or ordinance in effect at the time the decision was made or
             820      the ordinance or regulation adopted.
             821          (4) The provisions of Subsection (2)(a) apply from the date on which the county takes
             822      final action on a land use application for any adversely affected third party, if the county
             823      conformed with the notice provisions of Part 2, Notice, or for any person who had actual notice
             824      of the pending decision.
             825          (5) If the county has complied with Section 17-27a-205 , a challenge to the enactment
             826      of a land use ordinance or general plan may not be filed with the district court more than 30
             827      days after the enactment.
             828          (6) The petition is barred unless it is filed within 30 days after land use authority or the
             829      appeal authority's decision is final.
             830          (7) (a) The land use authority or appeal authority, as the case may be, shall transmit to
             831      the reviewing court the record of its proceedings, including its minutes, findings, orders and, if
             832      available, a true and correct transcript of its proceedings.
             833          (b) If the proceeding was tape recorded, a transcript of that tape recording is a true and


             834      correct transcript for purposes of this Subsection (7).
             835          (8) (a) (i) If there is a record, the district court's review is limited to the record provided
             836      by the land use authority or appeal authority, as the case may be.
             837          (ii) The court may not accept or consider any evidence outside the record of the land
             838      use authority or appeal authority, as the case may be, unless that evidence was offered to the
             839      land use authority or appeal authority, respectively, and the court determines that it was
             840      improperly excluded.
             841          (b) If there is no record, the court may call witnesses and take evidence.
             842          (9) (a) The filing of a petition does not stay the decision of the land use authority or
             843      appeal authority, as the case may be.
             844          (b) (i) Before filing a petition under this section or a request for mediation or
             845      arbitration of a constitutional taking issue under Section [ 63-34-13 ] 13-43-204 , the aggrieved
             846      party may petition the appeal authority to stay its decision.
             847          (ii) Upon receipt of a petition to stay, the appeal authority may order its decision stayed
             848      pending district court review if the appeal authority finds it to be in the best interest of the
             849      county.
             850          (iii) After a petition is filed under this section or a request for mediation or arbitration
             851      of a constitutional taking issue is filed under Section [ 63-34-13 ] 13-43-204 , the petitioner may
             852      seek an injunction staying the appeal authority's decision.
             853          (10) In an appeal of a final decision of a land use application relating to land located
             854      within an environmentally restricted zoning district, the court shall award a reasonable attorney
             855      fee to each prevailing land use applicant.




Legislative Review Note
    as of 11-16-06 8:39 AM


Office of Legislative Research and General Counsel


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