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H.B. 177 Enrolled

             1     

COUNTY AND MUNICIPAL LAND USE

             2     
REGULATION OF POTENTIAL GEOLOGIC

             3     
HAZARD AREAS

             4     
2008 GENERAL SESSION

             5     
STATE OF UTAH

             6     
Chief Sponsor: Michael T. Morley

             7     
Senate Sponsor: Wayne L. Niederhauser

             8     
             9      LONG TITLE
             10      General Description:
             11          This bill modifies county and municipal land use and development provisions relating to
             12      the regulation of potential geologic hazard areas.
             13      Highlighted Provisions:
             14          This bill:
             15          .    defines terms;
             16          .    authorizes counties and municipalities to enact an ordinance regulating land use and
             17      development in a flood plain or potential geologic hazard area to protect life or
             18      prevent the substantial loss of or damage to real property; and
             19          .    provides a process for assembling a panel of experts to decide the technical aspects
             20      of an appeal of a land use authority's decision administering or interpreting a county
             21      or municipal ordinance regulating land use and development in a flood plain or
             22      potential geologic hazard area.
             23      Monies Appropriated in this Bill:
             24          None
             25      Other Special Clauses:
             26          None
             27      Utah Code Sections Affected:
             28      AMENDS:
             29          10-9a-103, as last amended by Laws of Utah 2007, Chapters 188, 199, and 329


             30          10-9a-505, as renumbered and amended by Laws of Utah 2005, Chapter 254
             31          10-9a-603, as last amended by Laws of Utah 2007, Chapters 160 and 188
             32          10-9a-703, as enacted by Laws of Utah 2005, Chapter 254
             33          17-27a-103, as last amended by Laws of Utah 2007, Chapters 188, 199, and 329
             34          17-27a-505, as renumbered and amended by Laws of Utah 2005, Chapter 254
             35          17-27a-603, as last amended by Laws of Utah 2007, Chapters 160 and 188
             36          17-27a-703, as enacted by Laws of Utah 2005, Chapter 254
             37     
             38      Be it enacted by the Legislature of the state of Utah:
             39          Section 1. Section 10-9a-103 is amended to read:
             40           10-9a-103. Definitions.
             41          As used in this chapter:
             42          (1) "Affected entity" means a county, municipality, local district, special service district
             43      under Title 17A, Chapter 2, Part 13, Utah Special Service District Act, school district, interlocal
             44      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             45      public utility, a property owner, a property owners association, or the Utah Department of
             46      Transportation, if:
             47          (a) the entity's services or facilities are likely to require expansion or significant
             48      modification because of an intended use of land;
             49          (b) the entity has filed with the municipality a copy of the entity's general or long-range
             50      plan; or
             51          (c) the entity has filed with the municipality a request for notice during the same
             52      calendar year and before the municipality provides notice to an affected entity in compliance
             53      with a requirement imposed under this chapter.
             54          (2) "Appeal authority" means the person, board, commission, agency, or other body
             55      designated by ordinance to decide an appeal of a decision of a land use application or a
             56      variance.
             57          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or


             58      residential property if the sign is designed or intended to direct attention to a business, product,
             59      or service that is not sold, offered, or existing on the property where the sign is located.
             60          (4) "Charter school" includes:
             61          (a) an operating charter school;
             62          (b) a charter school applicant that has its application approved by a chartering entity in
             63      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             64          (c) an entity who is working on behalf of a charter school or approved charter applicant
             65      to develop or construct a charter school building.
             66          (5) "Chief executive officer" means the:
             67          (a) mayor in municipalities operating under all forms of municipal government except
             68      the council-manager form; or
             69          (b) city manager in municipalities operating under the council-manager form of
             70      municipal government.
             71          (6) "Conditional use" means a land use that, because of its unique characteristics or
             72      potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not be
             73      compatible in some areas or may be compatible only if certain conditions are required that
             74      mitigate or eliminate the detrimental impacts.
             75          (7) "Constitutional taking" means a governmental action that results in a taking of
             76      private property so that compensation to the owner of the property is required by the:
             77          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             78          (b) Utah Constitution Article I, Section 22.
             79          (8) "Culinary water authority" means the department, agency, or public entity with
             80      responsibility to review and approve the feasibility of the culinary water system and sources for
             81      the subject property.
             82          (9) (a) "Disability" means a physical or mental impairment that substantially limits one
             83      or more of a person's major life activities, including a person having a record of such an
             84      impairment or being regarded as having such an impairment.
             85          (b) "Disability" does not include current illegal use of, or addiction to, any federally


             86      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             87      802.
             88          (10) "Elderly person" means a person who is 60 years old or older, who desires or
             89      needs to live with other elderly persons in a group setting, but who is capable of living
             90      independently.
             91          (11) "Fire authority" means the department, agency, or public entity with responsibility
             92      to review and approve the feasibility of fire protection and suppression services for the subject
             93      property.
             94          (12) "Flood plain" means land that:
             95          (a) is within the 100-year flood plain designated by the Federal Emergency Management
             96      Agency; or
             97          (b) has not been studied or designated by the Federal Emergency Management Agency
             98      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             99      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             100      Federal Emergency Management Agency.
             101          [(12)] (13) "General plan" means a document that a municipality adopts that sets forth
             102      general guidelines for proposed future development of the land within the municipality.
             103          (14) "Geologic hazard" means:
             104          (a) a surface fault rupture;
             105          (b) shallow groundwater;
             106          (c) liquefaction;
             107          (d) a landslide;
             108          (e) a debris flow;
             109          (f) unstable soil;
             110          (g) a rock fall; or
             111          (h) any other geologic condition that presents a risk:
             112          (i) to life;
             113          (ii) of substantial loss of real property; or


             114          (iii) of substantial damage to real property.
             115          [(13)] (15) "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          [(14)] (16) "Land use application" means an application required by a municipality's
             123      land use ordinance.
             124          [(15)] (17) "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          [(16)] (18) "Land use ordinance" means a planning, zoning, development, or
             127      subdivision ordinance of the municipality, but does not include the general plan.
             128          [(17)] (19) "Land use permit" means a permit issued by a land use authority.
             129          [(18)] (20) "Legislative body" means the municipal council.
             130          [(19)] (21) "Local district" means an entity under Title 17B, Limited Purpose Local
             131      Government Entities - Local Districts, and any other governmental or quasi-governmental entity
             132      that is not a county, municipality, school district, or unit of the state.
             133          [(20)] (22) "Lot line adjustment" means the relocation of the property boundary line in
             134      a subdivision between two adjoining lots with the consent of the owners of record.
             135          [(21)] (23) "Moderate income housing" means housing occupied or reserved for
             136      occupancy by households with a gross household income equal to or less than 80% of the
             137      median gross income for households of the same size in the county in which the city is located.
             138          [(22)] (24) "Nominal fee" means a fee that reasonably reimburses a municipality only
             139      for time spent and expenses incurred in:
             140          (a) verifying that building plans are identical plans; and
             141          (b) reviewing and approving those minor aspects of identical plans that differ from the


             142      previously reviewed and approved building plans.
             143          [(23)] (25) "Noncomplying structure" means a structure that:
             144          (a) legally existed before its current land use designation; and
             145          (b) because of one or more subsequent land use ordinance changes, does not conform
             146      to the setback, height restrictions, or other regulations, excluding those regulations, which
             147      govern the use of land.
             148          [(24)] (26) "Nonconforming use" means a use of land that:
             149          (a) legally existed before its current land use designation;
             150          (b) has been maintained continuously since the time the land use ordinance governing
             151      the land changed; and
             152          (c) because of one or more subsequent land use ordinance changes, does not conform
             153      to the regulations that now govern the use of the land.
             154          [(25)] (27) "Official map" means a map drawn by municipal authorities and recorded in
             155      a county recorder's office that:
             156          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             157      highways and other transportation facilities;
             158          (b) provides a basis for restricting development in designated rights-of-way or between
             159      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             160      the land; and
             161          (c) has been adopted as an element of the municipality's general plan.
             162          [(26)] (28) "Person" means an individual, corporation, partnership, organization,
             163      association, trust, governmental agency, or any other legal entity.
             164          [(27)] (29) "Plan for moderate income housing" means a written document adopted by
             165      a city legislative body that includes:
             166          (a) an estimate of the existing supply of moderate income housing located within the
             167      city;
             168          (b) an estimate of the need for moderate income housing in the city for the next five
             169      years as revised biennially;


             170          (c) a survey of total residential land use;
             171          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             172      income housing; and
             173          (e) a description of the city's program to encourage an adequate supply of moderate
             174      income housing.
             175          [(28)] (30) "Plat" means a map or other graphical representation of lands being laid out
             176      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             177          (31) "Potential geologic hazard area" means an area that:
             178          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             179      relevant map or report as needing further study to determine the area's potential for geologic
             180      hazard; or
             181          (b) has not been studied by the Utah Geological Survey or a county geologist but
             182      presents the potential of geologic hazard because the area has characteristics similar to those of
             183      a designated geologic hazard area.
             184          [(29)] (32) "Public hearing" means a hearing at which members of the public are
             185      provided a reasonable opportunity to comment on the subject of the hearing.
             186          [(30)] (33) "Public meeting" means a meeting that is required to be open to the public
             187      under Title 52, Chapter 4, Open and Public Meetings Act.
             188          [(31)] (34) "Record of survey map" means a map of a survey of land prepared in
             189      accordance with Section 17-23-17 .
             190          [(32)] (35) "Receiving zone" means an area of a municipality that the municipality's land
             191      use authority designates as an area in which an owner of land may receive transferrable
             192      development rights.
             193          [(33)] (36) "Residential facility for elderly persons" means a single-family or
             194      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             195      include a health care facility as defined by Section 26-21-2 .
             196          [(34)] (37) "Residential facility for persons with a disability" means a residence:
             197          (a) in which more than one person with a disability resides; and


             198          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             199      Chapter 2, Licensure of Programs and Facilities; or
             200          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             201      Health Care Facility Licensing and Inspection Act.
             202          [(35)] (38) "Sanitary sewer authority" means the department, agency, or public entity
             203      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             204      wastewater systems.
             205          [(36)] (39) "Sending zone" means an area of a municipality that the municipality's land
             206      use authority designates as an area from which an owner of land may transfer transferrable
             207      development rights to an owner of land in a receiving zone.
             208          [(37)] (40) "Specified public utility" means an electrical corporation, gas corporation,
             209      or telephone corporation, as those terms are defined in Section 54-2-1 .
             210          [(38)] (41) "Street" means a public right-of-way, including a highway, avenue,
             211      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement, or
             212      other way.
             213          [(39)] (42) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             214      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             215      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             216      installment plan or upon any and all other plans, terms, and conditions.
             217          (b) "Subdivision" includes:
             218          (i) the division or development of land whether by deed, metes and bounds description,
             219      devise and testacy, map, plat, or other recorded instrument; and
             220          (ii) except as provided in Subsection [(39)] (42)(c), divisions of land for residential and
             221      nonresidential uses, including land used or to be used for commercial, agricultural, and
             222      industrial purposes.
             223          (c) "Subdivision" does not include:
             224          (i) a bona fide division or partition of agricultural land for the purpose of joining one of
             225      the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if neither


             226      the resulting combined parcel nor the parcel remaining from the division or partition violates an
             227      applicable land use ordinance;
             228          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             229      adjusting their mutual boundary if:
             230          (A) no new lot is created; and
             231          (B) the adjustment does not violate applicable land use ordinances;
             232          (iii) a recorded document, executed by the owner of record:
             233          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             234      property into one legal description encompassing all such parcels of property; or
             235          (B) joining a subdivided parcel of property to another parcel of property that has not
             236      been subdivided, if the joinder does not violate applicable land use ordinances; or
             237          (iv) a recorded agreement between owners of adjoining subdivided properties adjusting
             238      their mutual boundary if:
             239          (A) no new dwelling lot or housing unit will result from the adjustment; and
             240          (B) the adjustment will not violate any applicable land use ordinance.
             241          (d) The joining of a subdivided parcel of property to another parcel of property that has
             242      not been subdivided does not constitute a subdivision under this Subsection [(39)] (42) as to the
             243      unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             244      subdivision ordinance.
             245          [(40)] (43) "Transferrable development right" means the entitlement to develop land
             246      within a sending zone that would vest according to the municipality's existing land use
             247      ordinances on the date that a completed land use application is filed seeking the approval of
             248      development activity on the land.
             249          [(41)] (44) "Unincorporated" means the area outside of the incorporated area of a city
             250      or town.
             251          [(42)] (45) "Zoning map" means a map, adopted as part of a land use ordinance, that
             252      depicts land use zones, overlays, or districts.
             253          Section 2. Section 10-9a-505 is amended to read:


             254           10-9a-505. Zoning districts.
             255          (1) (a) The legislative body may divide the territory over which it has jurisdiction into
             256      zoning districts of a number, shape, and area that it considers appropriate to carry out the
             257      purposes of this chapter.
             258          (b) Within those zoning districts, the legislative body may regulate and restrict the
             259      erection, construction, reconstruction, alteration, repair, or use of buildings and structures, and
             260      the use of land.
             261          (c) A municipality may enact an ordinance regulating land use and development in a
             262      flood plain or potential geologic hazard area to:
             263          (i) protect life; and
             264          (ii) prevent:
             265          (A) the substantial loss of real property; or
             266          (B) substantial damage to real property.
             267          (2) The legislative body shall ensure that the regulations are uniform for each class or
             268      kind of buildings throughout each zoning district, but the regulations in one zone may differ
             269      from those in other zones.
             270          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             271      designation.
             272          (b) Neither the size of a zoning district nor the number of landowners within the district
             273      may be used as evidence of the illegality of a zoning district or of the invalidity of a municipal
             274      decision.
             275          Section 3. Section 10-9a-603 is amended to read:
             276           10-9a-603. Plat required when land is subdivided -- Approval of plat -- Owner
             277      acknowledgment, surveyor certification, and underground utility facilities owner
             278      approval of plat -- Recording plat.
             279          (1) Unless exempt under Section 10-9a-605 or excluded from the definition of
             280      subdivision under Subsection 10-9a-103 [(36)](42), whenever any land is laid out and platted,
             281      the owner of the land shall provide an accurate plat that describes or specifies:


             282          (a) a name or designation of the subdivision that is distinct from any plat already
             283      recorded in the county recorder's office;
             284          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             285      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             286      intended to be used as a street or for any other public use, and whether any such area is
             287      reserved or proposed for dedication for a public purpose;
             288          (c) the lot or unit reference, block or building reference, street or site address, street
             289      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             290      and width of the blocks and lots intended for sale; and
             291          (d) every existing right-of-way and easement grant of record for underground facilities,
             292      as defined in Section 54-8a-2 , and for other utility facilities.
             293          (2) (a) Subject to Subsections (3), (4), and (5), if the plat conforms to the municipality's
             294      ordinances and this part and has been approved by the culinary water authority and the sanitary
             295      sewer authority, the municipality shall approve the plat.
             296          (b) Municipalities are encouraged to receive a recommendation from the fire authority
             297      before approving a plat.
             298          (3) The municipality may withhold an otherwise valid plat approval until the owner of
             299      the land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             300      penalties owing on the land have been paid.
             301          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized by
             302      law to take the acknowledgment of conveyances of real estate and shall obtain the signature of
             303      each individual designated by the municipality.
             304          (b) The surveyor making the plat shall certify that the surveyor:
             305          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             306      Professional Land Surveyors Licensing Act;
             307          (ii) has completed a survey of the property described on the plat in accordance with
             308      Section 17-23-17 and has verified all measurements; and
             309          (iii) has placed monuments as represented on the plat.


             310          (c) (i) As applicable, the owner or operator of the underground and utility facilities shall
             311      approve the:
             312          (A) boundary, course, dimensions, and intended use of the right-of-way and easement
             313      grants of record;
             314          (B) location of existing underground and utility facilities; and
             315          (C) conditions or restrictions governing the location of the facilities within the
             316      right-of-way, and easement grants of records, and utility facilities within the subdivision.
             317          (ii) The approval of an owner or operator under Subsection (4)(c)(i):
             318          (A) indicates only that the plat approximates the location of the existing underground
             319      and utility facilities but does not warrant or verify their precise location; and
             320          (B) does not affect a right that the owner or operator has under:
             321          (I) Title 54, Chapter 8a, Damage to Underground Utility Facilities;
             322          (II) a recorded easement or right-of-way;
             323          (III) the law applicable to prescriptive rights; or
             324          (IV) any other provision of law.
             325          (5) (a) After the plat has been acknowledged, certified, and approved, the owner of the
             326      land shall, within the time period designated by ordinance, record the plat in the county
             327      recorder's office in the county in which the lands platted and laid out are situated.
             328          (b) An owner's failure to record a plat within the time period designated by ordinance
             329      renders the plat voidable.
             330          Section 4. Section 10-9a-703 is amended to read:
             331           10-9a-703. Appealing a land use authority's decision -- Panel of experts for
             332      appeals of geologic hazard decisions.
             333          (1) The applicant, a board or officer of the municipality, or any person adversely
             334      affected by the land use authority's decision administering or interpreting a land use ordinance
             335      may, within the time period provided by ordinance, appeal that decision to the appeal authority
             336      by alleging that there is error in any order, requirement, decision, or determination made by the
             337      land use authority in the administration or interpretation of the land use ordinance.


             338          (2) (a) An applicant who has appealed a decision of the land use authority administering
             339      or interpreting the municipality's geologic hazard ordinance may request the municipality to
             340      assemble a panel of qualified experts to serve as the appeal authority for purposes of
             341      determining the technical aspects of the appeal.
             342          (b) If an applicant makes a request under Subsection (2)(a), the municipality shall
             343      assemble the panel described in Subsection (2)(a) consisting of, unless otherwise agreed by the
             344      applicant and municipality:
             345          (i) one expert designated by the municipality;
             346          (ii) one expert designated by the applicant; and
             347          (iii) one expert chosen jointly by the municipality's designated expert and the applicant's
             348      designated expert.
             349          (c) A member of the panel assembled by the municipality under Subsection (2)(b) may
             350      not be associated with the application that is the subject of the appeal.
             351          (d) The applicant shall pay:
             352          (i) 1/2 of the cost of the panel; and
             353          (ii) the municipality's published appeal fee.
             354          Section 5. Section 17-27a-103 is amended to read:
             355           17-27a-103. Definitions.
             356          As used in this chapter:
             357          (1) "Affected entity" means a county, municipality, local district, special service district
             358      under Title 17A, Chapter 2, Part 13, Utah Special Service District Act, school district, interlocal
             359      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             360      property owner, property owners association, public utility, or the Utah Department of
             361      Transportation, if:
             362          (a) the entity's services or facilities are likely to require expansion or significant
             363      modification because of an intended use of land;
             364          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             365      or


             366          (c) the entity has filed with the county a request for notice during the same calendar
             367      year and before the county provides notice to an affected entity in compliance with a
             368      requirement imposed under this chapter.
             369          (2) "Appeal authority" means the person, board, commission, agency, or other body
             370      designated by ordinance to decide an appeal of a decision of a land use application or a
             371      variance.
             372          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             373      residential property if the sign is designed or intended to direct attention to a business, product,
             374      or service that is not sold, offered, or existing on the property where the sign is located.
             375          (4) "Charter school" includes:
             376          (a) an operating charter school;
             377          (b) a charter school applicant that has its application approved by a chartering entity in
             378      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             379          (c) an entity who is working on behalf of a charter school or approved charter applicant
             380      to develop or construct a charter school building.
             381          (5) "Chief executive officer" means the person or body that exercises the executive
             382      powers of the county.
             383          (6) "Conditional use" means a land use that, because of its unique characteristics or
             384      potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             385      compatible in some areas or may be compatible only if certain conditions are required that
             386      mitigate or eliminate the detrimental impacts.
             387          (7) "Constitutional taking" means a governmental action that results in a taking of
             388      private property so that compensation to the owner of the property is required by the:
             389          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             390          (b) Utah Constitution Article I, Section 22.
             391          (8) "Culinary water authority" means the department, agency, or public entity with
             392      responsibility to review and approve the feasibility of the culinary water system and sources for
             393      the subject property.


             394          (9) (a) "Disability" means a physical or mental impairment that substantially limits one
             395      or more of a person's major life activities, including a person having a record of such an
             396      impairment or being regarded as having such an impairment.
             397          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             398      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             399      802.
             400          (10) "Elderly person" means a person who is 60 years old or older, who desires or
             401      needs to live with other elderly persons in a group setting, but who is capable of living
             402      independently.
             403          (11) "Fire authority" means the department, agency, or public entity with responsibility
             404      to review and approve the feasibility of fire protection and suppression services for the subject
             405      property.
             406          (12) "Flood plain" means land that:
             407          (a) is within the 100-year flood plain designated by the Federal Emergency Management
             408      Agency; or
             409          (b) has not been studied or designated by the Federal Emergency Management Agency
             410      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             411      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             412      Federal Emergency Management Agency.
             413          [(12)] (13) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             414          [(13)] (14) "General plan" means a document that a county adopts that sets forth
             415      general guidelines for proposed future development of the unincorporated land within the
             416      county.
             417          (15) "Geologic hazard" means:
             418          (a) a surface fault rupture;
             419          (b) shallow groundwater;
             420          (c) liquefaction;
             421          (d) a landslide;


             422          (e) a debris flow;
             423          (f) unstable soil;
             424          (g) a rock fall; or
             425          (h) any other geologic condition that presents a risk:
             426          (i) to life;
             427          (ii) of substantial loss of real property; or
             428          (iii) of substantial damage to real property.
             429          [(14)] (16) "Identical plans" means building plans submitted to a county that are
             430      substantially identical building plans that were previously submitted to and reviewed and
             431      approved by the county and describe a building that is:
             432          (a) located on land zoned the same as the land on which the building described in the
             433      previously approved plans is located; and
             434          (b) subject to the same geological and meteorological conditions and the same law as
             435      the building described in the previously approved plans.
             436          [(15)] (17) "Interstate pipeline company" means a person or entity engaged in natural
             437      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             438      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             439          [(16)] (18) "Intrastate pipeline company" means a person or entity engaged in natural
             440      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             441      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             442          [(17)] (19) "Land use application" means an application required by a county's land use
             443      ordinance.
             444          [(18)] (20) "Land use authority" means a person, board, commission, agency, or other
             445      body designated by the local legislative body to act upon a land use application.
             446          [(19)] (21) "Land use ordinance" means a planning, zoning, development, or
             447      subdivision ordinance of the county, but does not include the general plan.
             448          [(20)] (22) "Land use permit" means a permit issued by a land use authority.
             449          [(21)] (23) "Legislative body" means the county legislative body, or for a county that


             450      has adopted an alternative form of government, the body exercising legislative powers.
             451          [(22)] (24) "Local district" means any entity under Title 17B, Limited Purpose Local
             452      Government Entities - Local Districts, and any other governmental or quasi-governmental entity
             453      that is not a county, municipality, school district, or unit of the state.
             454          [(23)] (25) "Lot line adjustment" means the relocation of the property boundary line in
             455      a subdivision between two adjoining lots with the consent of the owners of record.
             456          [(24)] (26) "Moderate income housing" means housing occupied or reserved for
             457      occupancy by households with a gross household income equal to or less than 80% of the
             458      median gross income for households of the same size in the county in which the housing is
             459      located.
             460          [(25)] (27) "Nominal fee" means a fee that reasonably reimburses a county only for time
             461      spent and expenses incurred in:
             462          (a) verifying that building plans are identical plans; and
             463          (b) reviewing and approving those minor aspects of identical plans that differ from the
             464      previously reviewed and approved building plans.
             465          [(26)] (28) "Noncomplying structure" means a structure that:
             466          (a) legally existed before its current land use designation; and
             467          (b) because of one or more subsequent land use ordinance changes, does not conform
             468      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             469      the use of land.
             470          [(27)] (29) "Nonconforming use" means a use of land that:
             471          (a) legally existed before its current land use designation;
             472          (b) has been maintained continuously since the time the land use ordinance regulation
             473      governing the land changed; and
             474          (c) because of one or more subsequent land use ordinance changes, does not conform
             475      to the regulations that now govern the use of the land.
             476          [(28)] (30) "Official map" means a map drawn by county authorities and recorded in the
             477      county recorder's office that:


             478          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             479      highways and other transportation facilities;
             480          (b) provides a basis for restricting development in designated rights-of-way or between
             481      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             482      the land; and
             483          (c) has been adopted as an element of the county's general plan.
             484          [(29)] (31) "Person" means an individual, corporation, partnership, organization,
             485      association, trust, governmental agency, or any other legal entity.
             486          [(30)] (32) "Plan for moderate income housing" means a written document adopted by
             487      a county legislative body that includes:
             488          (a) an estimate of the existing supply of moderate income housing located within the
             489      county;
             490          (b) an estimate of the need for moderate income housing in the county for the next five
             491      years as revised biennially;
             492          (c) a survey of total residential land use;
             493          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             494      income housing; and
             495          (e) a description of the county's program to encourage an adequate supply of moderate
             496      income housing.
             497          [(31)] (33) "Plat" means a map or other graphical representation of lands being laid out
             498      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             499          (34) "Potential geologic hazard area" means an area that:
             500          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             501      relevant map or report as needing further study to determine the area's potential for geologic
             502      hazard; or
             503          (b) has not been studied by the Utah Geological Survey or a county geologist but
             504      presents the potential of geologic hazard because the area has characteristics similar to those of
             505      a designated geologic hazard area.


             506          [(32)] (35) "Public hearing" means a hearing at which members of the public are
             507      provided a reasonable opportunity to comment on the subject of the hearing.
             508          [(33)] (36) "Public meeting" means a meeting that is required to be open to the public
             509      under Title 52, Chapter 4, Open and Public Meetings Act.
             510          [(34)] (37) "Receiving zone" means an unincorporated area of a county that the
             511      county's land use authority designates as an area in which an owner of land may receive
             512      transferrable development rights.
             513          [(35)] (38) "Record of survey map" means a map of a survey of land prepared in
             514      accordance with Section 17-23-17 .
             515          [(36)] (39) "Residential facility for elderly persons" means a single-family or
             516      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             517      include a health care facility as defined by Section 26-21-2 .
             518          [(37)] (40) "Residential facility for persons with a disability" means a residence:
             519          (a) in which more than one person with a disability resides; and
             520          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             521      Chapter 2, Licensure of Programs and Facilities; or
             522          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             523      Health Care Facility Licensing and Inspection Act.
             524          [(38)] (41) "Sanitary sewer authority" means the department, agency, or public entity
             525      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             526      wastewater systems.
             527          [(39)] (42) "Sending zone" means an unincorporated area of a county that the county's
             528      land use authority designates as an area from which an owner of land may transfer transferrable
             529      development rights to an owner of land in a receiving zone.
             530          [(40)] (43) "Specified public utility" means an electrical corporation, gas corporation,
             531      or telephone corporation, as those terms are defined in Section 54-2-1 .
             532          [(41)] (44) "Street" means a public right-of-way, including a highway, avenue,
             533      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement, or


             534      other way.
             535          [(42)] (45) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             536      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             537      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             538      installment plan or upon any and all other plans, terms, and conditions.
             539          (b) "Subdivision" includes:
             540          (i) the division or development of land whether by deed, metes and bounds description,
             541      devise and testacy, map, plat, or other recorded instrument; and
             542          (ii) except as provided in Subsection [(42)] (45)(c), divisions of land for residential and
             543      nonresidential uses, including land used or to be used for commercial, agricultural, and
             544      industrial purposes.
             545          (c) "Subdivision" does not include:
             546          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             547          (ii) a recorded agreement between owners of adjoining properties adjusting their mutual
             548      boundary if:
             549          (A) no new lot is created; and
             550          (B) the adjustment does not violate applicable land use ordinances;
             551          (iii) a recorded document, executed by the owner of record:
             552          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             553      property into one legal description encompassing all such parcels of property; or
             554          (B) joining a subdivided parcel of property to another parcel of property that has not
             555      been subdivided, if the joinder does not violate applicable land use ordinances;
             556          (iv) a bona fide division or partition of land in a county other than a first class county
             557      for the purpose of siting, on one or more of the resulting separate parcels:
             558          (A) an unmanned facility appurtenant to a pipeline owned or operated by a gas
             559      corporation, interstate pipeline company, or intrastate pipeline company; or
             560          (B) an unmanned telecommunications, microwave, fiber optic, electrical, or other utility
             561      service regeneration, transformation, retransmission, or amplification facility; or


             562          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             563      their mutual boundary if:
             564          (A) no new dwelling lot or housing unit will result from the adjustment; and
             565          (B) the adjustment will not violate any applicable land use ordinance.
             566          (d) The joining of a subdivided parcel of property to another parcel of property that has
             567      not been subdivided does not constitute a subdivision under this Subsection [(42)] (45) as to the
             568      unsubdivided parcel of property or subject the unsubdivided parcel to the county's subdivision
             569      ordinance.
             570          [(43)] (46) "Township" means a contiguous, geographically defined portion of the
             571      unincorporated area of a county, established under this part or reconstituted or reinstated under
             572      Section 17-27a-306 , with planning and zoning functions as exercised through the township
             573      planning commission, as provided in this chapter, but with no legal or political identity separate
             574      from the county and no taxing authority, except that "township" means a former township under
             575      Chapter 308, Laws of Utah 1996 where the context so indicates.
             576          [(44)] (47) "Transferrable development right" means the entitlement to develop land
             577      within a sending zone that would vest according to the county's existing land use ordinances on
             578      the date that a completed land use application is filed seeking the approval of development
             579      activity on the land.
             580          [(45)] (48) "Unincorporated" means the area outside of the incorporated area of a
             581      municipality.
             582          [(46)] (49) "Zoning map" means a map, adopted as part of a land use ordinance, that
             583      depicts land use zones, overlays, or districts.
             584          Section 6. Section 17-27a-505 is amended to read:
             585           17-27a-505. Zoning districts.
             586          (1) (a) The legislative body may divide the territory over which it has jurisdiction into
             587      zoning districts of a number, shape, and area that it considers appropriate to carry out the
             588      purposes of this chapter.
             589          (b) Within those zoning districts, the legislative body may regulate and restrict the


             590      erection, construction, reconstruction, alteration, repair, or use of buildings and structures, and
             591      the use of land.
             592          (c) A county may enact an ordinance regulating land use and development in a flood
             593      plain or potential geologic hazard area to:
             594          (i) protect life; and
             595          (ii) prevent:
             596          (A) the substantial loss of real property; or
             597          (B) substantial damage to real property.
             598          (2) The legislative body shall ensure that the regulations are uniform for each class or
             599      kind of buildings throughout each zone, but the regulations in one zone may differ from those in
             600      other zones.
             601          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             602      designation.
             603          (b) Neither the size of a zoning district nor the number of landowners within the district
             604      may be used as evidence of the illegality of a zoning district or of the invalidity of a county
             605      decision.
             606          Section 7. Section 17-27a-603 is amended to read:
             607           17-27a-603. Plat required when land is subdivided -- Approval of plat --
             608      Recording plat.
             609          (1) Unless exempt under Section 17-27a-605 or excluded from the definition of
             610      subdivision under Subsection 17-27a-103 [(39)](45), whenever any land is laid out and platted,
             611      the owner of the land shall provide an accurate plat that describes or specifies:
             612          (a) a name or designation of the subdivision that is distinct from any plat already
             613      recorded in the county recorder's office;
             614          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             615      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             616      intended to be used as a street or for any other public use, and whether any such area is
             617      reserved or proposed for dedication for a public purpose;


             618          (c) the lot or unit reference, block or building reference, street or site address, street
             619      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             620      and width of the blocks and lots intended for sale; and
             621          (d) every existing right-of-way and easement grant of record for underground facilities,
             622      as defined in Section 54-8a-2 , and for other utility facilities.
             623          (2) (a) Subject to Subsections (3), (4), and (5), if the plat conforms to the county's
             624      ordinances and this part and has been approved by the culinary water authority and the sanitary
             625      sewer authority, the county shall approve the plat.
             626          (b) Counties are encouraged to receive a recommendation from the fire authority before
             627      approving a plat.
             628          (3) The county may withhold an otherwise valid plat approval until the owner of the
             629      land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             630      penalties owing on the land have been paid.
             631          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized by
             632      law to take the acknowledgment of conveyances of real estate and shall obtain the signature of
             633      each individual designated by the county.
             634          (b) The surveyor making the plat shall certify that the surveyor:
             635          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             636      Land Surveyors Licensing Act;
             637          (ii) has completed a survey of the property described on the plat in accordance with
             638      Section 17-23-17 and has verified all measurements; and
             639          (iii) has placed monuments as represented on the plat.
             640          (c) (i) As applicable, the owner or operator of the underground and utility facilities shall
             641      approve the:
             642          (A) boundary, course, dimensions, and intended use of the right-of-way and easement
             643      grants of record;
             644          (B) location of existing underground and utility facilities; and
             645          (C) conditions or restrictions governing the location of the facilities within the


             646      right-of-way, and easement grants of records, and utility facilities within the subdivision.
             647          (ii) The approval of an owner or operator under Subsection (4)(c)(i):
             648          (A) indicates only that the plat approximates the location of the existing underground
             649      and utility facilities but does not warrant or verify their precise location; and
             650          (B) does not affect a right that the owner or operator has under:
             651          (I) Title 54, Chapter 8a, Damage to Underground Utility Facilities;
             652          (II) a recorded easement or right-of-way;
             653          (III) the law applicable to prescriptive rights; or
             654          (IV) any other provision of law.
             655          (5) (a) After the plat has been acknowledged, certified, and approved, the owner of the
             656      land shall, within the time period designated by ordinance, record the plat in the county
             657      recorder's office in the county in which the lands platted and laid out are situated.
             658          (b) An owner's failure to record a plat within the time period designated by ordinance
             659      renders the plat voidable.
             660          Section 8. Section 17-27a-703 is amended to read:
             661           17-27a-703. Appealing a land use authority's decision -- Panel of experts for
             662      appeals of geologic hazard decisions.
             663          (1) The applicant, a board or officer of the county, or any person adversely affected by
             664      the land use authority's decision administering or interpreting a land use ordinance may, within
             665      the time period provided by ordinance, appeal that decision to the appeal authority by alleging
             666      that there is error in any order, requirement, decision, or determination made by the land use
             667      authority in the administration or interpretation of the land use ordinance.
             668          (2) (a) An applicant who has appealed a decision of the land use authority administering
             669      or interpreting the county's geologic hazard ordinance may request the county to assemble a
             670      panel of qualified experts to serve as the appeal authority for purposes of determining the
             671      technical aspects of the appeal.
             672          (b) If an applicant makes a request under Subsection (2)(a), the county shall assemble
             673      the panel described in Subsection (2)(a) consisting of, unless otherwise agreed by the applicant


             674      and county:
             675          (i) one expert designated by the county;
             676          (ii) one expert designated by the applicant; and
             677          (iii) one expert chosen jointly by the county's designated expert and the applicant's
             678      designated expert.
             679          (c) A member of the panel assembled by the county under Subsection (2)(b) may not be
             680      associated with the application that is the subject of the appeal.
             681          (d) The applicant shall pay:
             682          (i) 1/2 of the cost of the panel; and
             683          (ii) the municipality's published appeal fee.


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