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H.B. 177

             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
             12      to 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
             43      district under Title 17A, Chapter 2, Part 13, Utah Special Service District Act, school district,
             44      interlocal cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act,
             45      specified public utility, a property owner, a property owners association, or the Utah
             46      Department of 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
             96      Management 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; or
             113          (ii) of substantial loss of or damage to real property.
             114          [(13)] (15) "Identical plans" means building plans submitted to a municipality that are
             115      substantially identical to building plans that were previously submitted to and reviewed and
             116      approved by the municipality and describe a building that is:
             117          (a) located on land zoned the same as the land on which the building described in the
             118      previously approved plans is located; and
             119          (b) subject to the same geological and meteorological conditions and the same law as
             120      the building described in the previously approved plans.


             121          [(14)] (16) "Land use application" means an application required by a municipality's
             122      land use ordinance.
             123          [(15)] (17) "Land use authority" means a person, board, commission, agency, or other
             124      body designated by the local legislative body to act upon a land use application.
             125          [(16)] (18) "Land use ordinance" means a planning, zoning, development, or
             126      subdivision ordinance of the municipality, but does not include the general plan.
             127          [(17)] (19) "Land use permit" means a permit issued by a land use authority.
             128          [(18)] (20) "Legislative body" means the municipal council.
             129          [(19)] (21) "Local district" means an entity under Title 17B, Limited Purpose Local
             130      Government Entities - Local Districts, and any other governmental or quasi-governmental
             131      entity that is not a county, municipality, school district, or unit of the state.
             132          [(20)] (22) "Lot line adjustment" means the relocation of the property boundary line in
             133      a subdivision between two adjoining lots with the consent of the owners of record.
             134          [(21)] (23) "Moderate income housing" means housing occupied or reserved for
             135      occupancy by households with a gross household income equal to or less than 80% of the
             136      median gross income for households of the same size in the county in which the city is located.
             137          [(22)] (24) "Nominal fee" means a fee that reasonably reimburses a municipality only
             138      for time spent and expenses incurred in:
             139          (a) verifying that building plans are identical plans; and
             140          (b) reviewing and approving those minor aspects of identical plans that differ from the
             141      previously reviewed and approved building plans.
             142          [(23)] (25) "Noncomplying structure" means a structure that:
             143          (a) legally existed before its current land use designation; and
             144          (b) because of one or more subsequent land use ordinance changes, does not conform
             145      to the setback, height restrictions, or other regulations, excluding those regulations, which
             146      govern the use of land.
             147          [(24)] (26) "Nonconforming use" means a use of land that:
             148          (a) legally existed before its current land use designation;
             149          (b) has been maintained continuously since the time the land use ordinance governing
             150      the land changed; and
             151          (c) because of one or more subsequent land use ordinance changes, does not conform


             152      to the regulations that now govern the use of the land.
             153          [(25)] (27) "Official map" means a map drawn by municipal authorities and recorded in
             154      a county recorder's office that:
             155          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             156      highways and other transportation facilities;
             157          (b) provides a basis for restricting development in designated rights-of-way or between
             158      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             159      the land; and
             160          (c) has been adopted as an element of the municipality's general plan.
             161          [(26)] (28) "Person" means an individual, corporation, partnership, organization,
             162      association, trust, governmental agency, or any other legal entity.
             163          [(27)] (29) "Plan for moderate income housing" means a written document adopted by
             164      a city legislative body that includes:
             165          (a) an estimate of the existing supply of moderate income housing located within the
             166      city;
             167          (b) an estimate of the need for moderate income housing in the city for the next five
             168      years as revised biennially;
             169          (c) a survey of total residential land use;
             170          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             171      income housing; and
             172          (e) a description of the city's program to encourage an adequate supply of moderate
             173      income housing.
             174          [(28)] (30) "Plat" means a map or other graphical representation of lands being laid out
             175      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             176          (31) "Potential geologic hazard area" means an area that:
             177          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             178      relevant map or report as needing further study to determine the area's potential for geologic
             179      hazard; or
             180          (b) has not been studied by the Utah Geological Survey or a county geologist but
             181      presents the potential of geologic hazard because the area has characteristics similar to those of
             182      a designated geologic hazard area.


             183          [(29)] (32) "Public hearing" means a hearing at which members of the public are
             184      provided a reasonable opportunity to comment on the subject of the hearing.
             185          [(30)] (33) "Public meeting" means a meeting that is required to be open to the public
             186      under Title 52, Chapter 4, Open and Public Meetings Act.
             187          [(31)] (34) "Record of survey map" means a map of a survey of land prepared in
             188      accordance with Section 17-23-17 .
             189          [(32)] (35) "Receiving zone" means an area of a municipality that the municipality's
             190      land use authority designates as an area in which an owner of land may receive transferrable
             191      development rights.
             192          [(33)] (36) "Residential facility for elderly persons" means a single-family or
             193      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             194      include a health care facility as defined by Section 26-21-2 .
             195          [(34)] (37) "Residential facility for persons with a disability" means a residence:
             196          (a) in which more than one person with a disability resides; and
             197          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             198      Chapter 2, Licensure of Programs and Facilities; or
             199          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             200      Health Care Facility Licensing and Inspection Act.
             201          [(35)] (38) "Sanitary sewer authority" means the department, agency, or public entity
             202      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             203      wastewater systems.
             204          [(36)] (39) "Sending zone" means an area of a municipality that the municipality's land
             205      use authority designates as an area from which an owner of land may transfer transferrable
             206      development rights to an owner of land in a receiving zone.
             207          [(37)] (40) "Specified public utility" means an electrical corporation, gas corporation,
             208      or telephone corporation, as those terms are defined in Section 54-2-1 .
             209          [(38)] (41) "Street" means a public right-of-way, including a highway, avenue,
             210      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             211      or other way.
             212          [(39)] (42) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             213      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the


             214      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             215      installment plan or upon any and all other plans, terms, and conditions.
             216          (b) "Subdivision" includes:
             217          (i) the division or development of land whether by deed, metes and bounds description,
             218      devise and testacy, map, plat, or other recorded instrument; and
             219          (ii) except as provided in Subsection [(39)] (42)(c), divisions of land for residential and
             220      nonresidential uses, including land used or to be used for commercial, agricultural, and
             221      industrial purposes.
             222          (c) "Subdivision" does not include:
             223          (i) a bona fide division or partition of agricultural land for the purpose of joining one of
             224      the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if
             225      neither the resulting combined parcel nor the parcel remaining from the division or partition
             226      violates an applicable land use ordinance;
             227          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             228      adjusting their mutual boundary if:
             229          (A) no new lot is created; and
             230          (B) the adjustment does not violate applicable land use ordinances;
             231          (iii) a recorded document, executed by the owner of record:
             232          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             233      property into one legal description encompassing all such parcels of property; or
             234          (B) joining a subdivided parcel of property to another parcel of property that has not
             235      been subdivided, if the joinder does not violate applicable land use ordinances; or
             236          (iv) a recorded agreement between owners of adjoining subdivided properties adjusting
             237      their mutual boundary if:
             238          (A) no new dwelling lot or housing unit will result from the adjustment; and
             239          (B) the adjustment will not violate any applicable land use ordinance.
             240          (d) The joining of a subdivided parcel of property to another parcel of property that has
             241      not been subdivided does not constitute a subdivision under this Subsection [(39)] (42) as to
             242      the unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             243      subdivision ordinance.
             244          [(40)] (43) "Transferrable development right" means the entitlement to develop land


             245      within a sending zone that would vest according to the municipality's existing land use
             246      ordinances on the date that a completed land use application is filed seeking the approval of
             247      development activity on the land.
             248          [(41)] (44) "Unincorporated" means the area outside of the incorporated area of a city
             249      or town.
             250          [(42)] (45) "Zoning map" means a map, adopted as part of a land use ordinance, that
             251      depicts land use zones, overlays, or districts.
             252          Section 2. Section 10-9a-505 is amended to read:
             253           10-9a-505. Zoning districts.
             254          (1) (a) The legislative body may divide the territory over which it has jurisdiction into
             255      zoning districts of a number, shape, and area that it considers appropriate to carry out the
             256      purposes of this chapter.
             257          (b) Within those zoning districts, the legislative body may regulate and restrict the
             258      erection, construction, reconstruction, alteration, repair, or use of buildings and structures, and
             259      the use of land.
             260          (c) A municipality may enact an ordinance regulating land use and development in a
             261      flood plain or potential geologic hazard area to:
             262          (i) protect life; and
             263          (ii) prevent the substantial loss of or damage to real property.
             264          (2) The legislative body shall ensure that the regulations are uniform for each class or
             265      kind of buildings throughout each zoning district, but the regulations in one zone may differ
             266      from those in other zones.
             267          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             268      designation.
             269          (b) Neither the size of a zoning district nor the number of landowners within the
             270      district may be used as evidence of the illegality of a zoning district or of the invalidity of a
             271      municipal decision.
             272          Section 3. Section 10-9a-603 is amended to read:
             273           10-9a-603. Plat required when land is subdivided -- Approval of plat -- Owner
             274      acknowledgment, surveyor certification, and underground utility facilities owner
             275      approval of plat -- Recording plat.


             276          (1) Unless exempt under Section 10-9a-605 or excluded from the definition of
             277      subdivision under Subsection 10-9a-103 [(36)](42), whenever any land is laid out and platted,
             278      the owner of the land shall provide an accurate plat that describes or specifies:
             279          (a) a name or designation of the subdivision that is distinct from any plat already
             280      recorded in the county recorder's office;
             281          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             282      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             283      intended to be used as a street or for any other public use, and whether any such area is
             284      reserved or proposed for dedication for a public purpose;
             285          (c) the lot or unit reference, block or building reference, street or site address, street
             286      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             287      and width of the blocks and lots intended for sale; and
             288          (d) every existing right-of-way and easement grant of record for underground facilities,
             289      as defined in Section 54-8a-2 , and for other utility facilities.
             290          (2) (a) Subject to Subsections (3), (4), and (5), if the plat conforms to the municipality's
             291      ordinances and this part and has been approved by the culinary water authority and the sanitary
             292      sewer authority, the municipality shall approve the plat.
             293          (b) Municipalities are encouraged to receive a recommendation from the fire authority
             294      before approving a plat.
             295          (3) The municipality may withhold an otherwise valid plat approval until the owner of
             296      the land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             297      penalties owing on the land have been paid.
             298          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized
             299      by law to take the acknowledgment of conveyances of real estate and shall obtain the signature
             300      of each individual designated by the municipality.
             301          (b) The surveyor making the plat shall certify that the surveyor:
             302          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             303      Professional Land Surveyors Licensing Act;
             304          (ii) has completed a survey of the property described on the plat in accordance with
             305      Section 17-23-17 and has verified all measurements; and
             306          (iii) has placed monuments as represented on the plat.


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


             338          (b) If an applicant makes a request under Subsection (2)(a), the municipality shall
             339      assemble the panel described in Subsection (2)(a) consisting of, unless otherwise agreed by the
             340      applicant and municipality:
             341          (i) one expert designated by the municipality;
             342          (ii) one expert designated by the applicant; and
             343          (iii) one expert chosen jointly by the municipality's designated expert and the
             344      applicant's designated expert.
             345          (c) A member of the panel assembled by the municipality under Subsection (2)(b) may
             346      not be associated with the application that is the subject of the appeal.
             347          (d) The applicant shall pay:
             348          (i) 1/2 of the cost of the panel; and
             349          (ii) the municipality's published appeal fee.
             350          Section 5. Section 17-27a-103 is amended to read:
             351           17-27a-103. Definitions.
             352          As used in this chapter:
             353          (1) "Affected entity" means a county, municipality, local district, special service
             354      district under Title 17A, Chapter 2, Part 13, Utah Special Service District Act, school district,
             355      interlocal cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act,
             356      specified property owner, property owners association, public utility, or the Utah Department
             357      of Transportation, if:
             358          (a) the entity's services or facilities are likely to require expansion or significant
             359      modification because of an intended use of land;
             360          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             361      or
             362          (c) the entity has filed with the county a request for notice during the same calendar
             363      year and before the county provides notice to an affected entity in compliance with a
             364      requirement imposed under this chapter.
             365          (2) "Appeal authority" means the person, board, commission, agency, or other body
             366      designated by ordinance to decide an appeal of a decision of a land use application or a
             367      variance.
             368          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or


             369      residential property if the sign is designed or intended to direct attention to a business, product,
             370      or service that is not sold, offered, or existing on the property where the sign is located.
             371          (4) "Charter school" includes:
             372          (a) an operating charter school;
             373          (b) a charter school applicant that has its application approved by a chartering entity in
             374      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             375          (c) an entity who is working on behalf of a charter school or approved charter applicant
             376      to develop or construct a charter school building.
             377          (5) "Chief executive officer" means the person or body that exercises the executive
             378      powers of the county.
             379          (6) "Conditional use" means a land use that, because of its unique characteristics or
             380      potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             381      compatible in some areas or may be compatible only if certain conditions are required that
             382      mitigate or eliminate the detrimental impacts.
             383          (7) "Constitutional taking" means a governmental action that results in a taking of
             384      private property so that compensation to the owner of the property is required by the:
             385          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             386          (b) Utah Constitution Article I, Section 22.
             387          (8) "Culinary water authority" means the department, agency, or public entity with
             388      responsibility to review and approve the feasibility of the culinary water system and sources for
             389      the subject property.
             390          (9) (a) "Disability" means a physical or mental impairment that substantially limits one
             391      or more of a person's major life activities, including a person having a record of such an
             392      impairment or being regarded as having such an impairment.
             393          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             394      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             395      802.
             396          (10) "Elderly person" means a person who is 60 years old or older, who desires or
             397      needs to live with other elderly persons in a group setting, but who is capable of living
             398      independently.
             399          (11) "Fire authority" means the department, agency, or public entity with responsibility


             400      to review and approve the feasibility of fire protection and suppression services for the subject
             401      property.
             402          (12) "Flood plain" means land that:
             403          (a) is within the 100-year flood plain designated by the Federal Emergency
             404      Management Agency; or
             405          (b) has not been studied or designated by the Federal Emergency Management Agency
             406      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event because
             407      the land has characteristics that are similar to those of a 100-year flood plain designated by the
             408      Federal Emergency Management Agency.
             409          [(12)] (13) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             410          [(13)] (14) "General plan" means a document that a county adopts that sets forth
             411      general guidelines for proposed future development of the unincorporated land within the
             412      county.
             413          (15) "Geologic hazard" means:
             414          (a) a surface fault rupture;
             415          (b) shallow groundwater;
             416          (c) liquefaction;
             417          (d) a landslide;
             418          (e) a debris flow;
             419          (f) unstable soil;
             420          (g) a rock fall; or
             421          (h) any other geologic condition that presents a risk:
             422          (i) to life; or
             423          (ii) of substantial loss of or damage to real property.
             424          [(14)] (16) "Identical plans" means building plans submitted to a county that are
             425      substantially identical building plans that were previously submitted to and reviewed and
             426      approved by the county and describe a building that is:
             427          (a) located on land zoned the same as the land on which the building described in the
             428      previously approved plans is located; and
             429          (b) subject to the same geological and meteorological conditions and the same law as
             430      the building described in the previously approved plans.


             431          [(15)] (17) "Interstate pipeline company" means a person or entity engaged in natural
             432      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             433      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             434          [(16)] (18) "Intrastate pipeline company" means a person or entity engaged in natural
             435      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             436      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             437          [(17)] (19) "Land use application" means an application required by a county's land use
             438      ordinance.
             439          [(18)] (20) "Land use authority" means a person, board, commission, agency, or other
             440      body designated by the local legislative body to act upon a land use application.
             441          [(19)] (21) "Land use ordinance" means a planning, zoning, development, or
             442      subdivision ordinance of the county, but does not include the general plan.
             443          [(20)] (22) "Land use permit" means a permit issued by a land use authority.
             444          [(21)] (23) "Legislative body" means the county legislative body, or for a county that
             445      has adopted an alternative form of government, the body exercising legislative powers.
             446          [(22)] (24) "Local district" means any entity under Title 17B, Limited Purpose Local
             447      Government Entities - Local Districts, and any other governmental or quasi-governmental
             448      entity that is not a county, municipality, school district, or unit of the state.
             449          [(23)] (25) "Lot line adjustment" means the relocation of the property boundary line in
             450      a subdivision between two adjoining lots with the consent of the owners of record.
             451          [(24)] (26) "Moderate income housing" means housing occupied or reserved for
             452      occupancy by households with a gross household income equal to or less than 80% of the
             453      median gross income for households of the same size in the county in which the housing is
             454      located.
             455          [(25)] (27) "Nominal fee" means a fee that reasonably reimburses a county only for
             456      time spent and expenses incurred in:
             457          (a) verifying that building plans are identical plans; and
             458          (b) reviewing and approving those minor aspects of identical plans that differ from the
             459      previously reviewed and approved building plans.
             460          [(26)] (28) "Noncomplying structure" means a structure that:
             461          (a) legally existed before its current land use designation; and


             462          (b) because of one or more subsequent land use ordinance changes, does not conform
             463      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             464      the use of land.
             465          [(27)] (29) "Nonconforming use" means a use of land that:
             466          (a) legally existed before its current land use designation;
             467          (b) has been maintained continuously since the time the land use ordinance regulation
             468      governing the land changed; and
             469          (c) because of one or more subsequent land use ordinance changes, does not conform
             470      to the regulations that now govern the use of the land.
             471          [(28)] (30) "Official map" means a map drawn by county authorities and recorded in
             472      the county recorder's office that:
             473          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             474      highways and other transportation facilities;
             475          (b) provides a basis for restricting development in designated rights-of-way or between
             476      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             477      the land; and
             478          (c) has been adopted as an element of the county's general plan.
             479          [(29)] (31) "Person" means an individual, corporation, partnership, organization,
             480      association, trust, governmental agency, or any other legal entity.
             481          [(30)] (32) "Plan for moderate income housing" means a written document adopted by
             482      a county legislative body that includes:
             483          (a) an estimate of the existing supply of moderate income housing located within the
             484      county;
             485          (b) an estimate of the need for moderate income housing in the county for the next five
             486      years as revised biennially;
             487          (c) a survey of total residential land use;
             488          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             489      income housing; and
             490          (e) a description of the county's program to encourage an adequate supply of moderate
             491      income housing.
             492          [(31)] (33) "Plat" means a map or other graphical representation of lands being laid out


             493      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             494          (34) "Potential geologic hazard area" means an area that:
             495          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             496      relevant map or report as needing further study to determine the area's potential for geologic
             497      hazard; or
             498          (b) has not been studied by the Utah Geological Survey or a county geologist but
             499      presents the potential of geologic hazard because the area has characteristics similar to those of
             500      a designated geologic hazard area.
             501          [(32)] (35) "Public hearing" means a hearing at which members of the public are
             502      provided a reasonable opportunity to comment on the subject of the hearing.
             503          [(33)] (36) "Public meeting" means a meeting that is required to be open to the public
             504      under Title 52, Chapter 4, Open and Public Meetings Act.
             505          [(34)] (37) "Receiving zone" means an unincorporated area of a county that the
             506      county's land use authority designates as an area in which an owner of land may receive
             507      transferrable development rights.
             508          [(35)] (38) "Record of survey map" means a map of a survey of land prepared in
             509      accordance with Section 17-23-17 .
             510          [(36)] (39) "Residential facility for elderly persons" means a single-family or
             511      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             512      include a health care facility as defined by Section 26-21-2 .
             513          [(37)] (40) "Residential facility for persons with a disability" means a residence:
             514          (a) in which more than one person with a disability resides; and
             515          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             516      Chapter 2, Licensure of Programs and Facilities; or
             517          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             518      Health Care Facility Licensing and Inspection Act.
             519          [(38)] (41) "Sanitary sewer authority" means the department, agency, or public entity
             520      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             521      wastewater systems.
             522          [(39)] (42) "Sending zone" means an unincorporated area of a county that the county's
             523      land use authority designates as an area from which an owner of land may transfer transferrable


             524      development rights to an owner of land in a receiving zone.
             525          [(40)] (43) "Specified public utility" means an electrical corporation, gas corporation,
             526      or telephone corporation, as those terms are defined in Section 54-2-1 .
             527          [(41)] (44) "Street" means a public right-of-way, including a highway, avenue,
             528      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             529      or other way.
             530          [(42)] (45) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             531      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             532      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             533      installment plan or upon any and all other plans, terms, and conditions.
             534          (b) "Subdivision" includes:
             535          (i) the division or development of land whether by deed, metes and bounds description,
             536      devise and testacy, map, plat, or other recorded instrument; and
             537          (ii) except as provided in Subsection [(42)] (45)(c), divisions of land for residential and
             538      nonresidential uses, including land used or to be used for commercial, agricultural, and
             539      industrial purposes.
             540          (c) "Subdivision" does not include:
             541          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             542          (ii) a recorded agreement between owners of adjoining properties adjusting their
             543      mutual boundary if:
             544          (A) no new lot is created; and
             545          (B) the adjustment does not violate applicable land use ordinances;
             546          (iii) a recorded document, executed by the owner of record:
             547          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             548      property into one legal description encompassing all such parcels of property; or
             549          (B) joining a subdivided parcel of property to another parcel of property that has not
             550      been subdivided, if the joinder does not violate applicable land use ordinances;
             551          (iv) a bona fide division or partition of land in a county other than a first class county
             552      for the purpose of siting, on one or more of the resulting separate parcels:
             553          (A) an unmanned facility appurtenant to a pipeline owned or operated by a gas
             554      corporation, interstate pipeline company, or intrastate pipeline company; or


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


             586      the use of land.
             587          (c) A county may enact an ordinance regulating land use and development in a flood
             588      plain or potential geologic hazard area to:
             589          (i) protect life; and
             590          (ii) prevent the substantial loss of or damage to real property.
             591          (2) The legislative body shall ensure that the regulations are uniform for each class or
             592      kind of buildings throughout each zone, but the regulations in one zone may differ from those
             593      in other zones.
             594          (3) (a) There is no minimum area or diversity of ownership requirement for a zone
             595      designation.
             596          (b) Neither the size of a zoning district nor the number of landowners within the
             597      district may be used as evidence of the illegality of a zoning district or of the invalidity of a
             598      county decision.
             599          Section 7. Section 17-27a-603 is amended to read:
             600           17-27a-603. Plat required when land is subdivided -- Approval of plat --
             601      Recording plat.
             602          (1) Unless exempt under Section 17-27a-605 or excluded from the definition of
             603      subdivision under Subsection 17-27a-103 [(39)](45), whenever any land is laid out and platted,
             604      the owner of the land shall provide an accurate plat that describes or specifies:
             605          (a) a name or designation of the subdivision that is distinct from any plat already
             606      recorded in the county recorder's office;
             607          (b) the boundaries, course, and dimensions of all of the parcels of ground divided, by
             608      their boundaries, course, and extent, whether the owner proposes that any parcel of ground is
             609      intended to be used as a street or for any other public use, and whether any such area is
             610      reserved or proposed for dedication for a public purpose;
             611          (c) the lot or unit reference, block or building reference, street or site address, street
             612      name or coordinate address, acreage or square footage for all parcels, units, or lots, and length
             613      and width of the blocks and lots intended for sale; and
             614          (d) every existing right-of-way and easement grant of record for underground facilities,
             615      as defined in Section 54-8a-2 , and for other utility facilities.
             616          (2) (a) Subject to Subsections (3), (4), and (5), if the plat conforms to the county's


             617      ordinances and this part and has been approved by the culinary water authority and the sanitary
             618      sewer authority, the county shall approve the plat.
             619          (b) Counties are encouraged to receive a recommendation from the fire authority before
             620      approving a plat.
             621          (3) The county may withhold an otherwise valid plat approval until the owner of the
             622      land provides the legislative body with a tax clearance indicating that all taxes, interest, and
             623      penalties owing on the land have been paid.
             624          (4) (a) The owner of the land shall acknowledge the plat before an officer authorized
             625      by law to take the acknowledgment of conveyances of real estate and shall obtain the signature
             626      of each individual designated by the county.
             627          (b) The surveyor making the plat shall certify that the surveyor:
             628          (i) holds a license in accordance with Title 58, Chapter 22, Professional Engineers and
             629      Land Surveyors Licensing Act;
             630          (ii) has completed a survey of the property described on the plat in accordance with
             631      Section 17-23-17 and has verified all measurements; and
             632          (iii) has placed monuments as represented on the plat.
             633          (c) (i) As applicable, the owner or operator of the underground and utility facilities
             634      shall approve the:
             635          (A) boundary, course, dimensions, and intended use of the right-of-way and easement
             636      grants of record;
             637          (B) location of existing underground and utility facilities; and
             638          (C) conditions or restrictions governing the location of the facilities within the
             639      right-of-way, and easement grants of records, and utility facilities within the subdivision.
             640          (ii) The approval of an owner or operator under Subsection (4)(c)(i):
             641          (A) indicates only that the plat approximates the location of the existing underground
             642      and utility facilities but does not warrant or verify their precise location; and
             643          (B) does not affect a right that the owner or operator has under:
             644          (I) Title 54, Chapter 8a, Damage to Underground Utility Facilities;
             645          (II) a recorded easement or right-of-way;
             646          (III) the law applicable to prescriptive rights; or
             647          (IV) any other provision of law.


             648          (5) (a) After the plat has been acknowledged, certified, and approved, the owner of the
             649      land shall, within the time period designated by ordinance, record the plat in the county
             650      recorder's office in the county in which the lands platted and laid out are situated.
             651          (b) An owner's failure to record a plat within the time period designated by ordinance
             652      renders the plat voidable.
             653          Section 8. Section 17-27a-703 is amended to read:
             654           17-27a-703. Appealing a land use authority's decision.
             655          (1) The applicant, a board or officer of the county, or any person adversely affected by
             656      the land use authority's decision administering or interpreting a land use ordinance may, within
             657      the time period provided by ordinance, appeal that decision to the appeal authority by alleging
             658      that there is error in any order, requirement, decision, or determination made by the land use
             659      authority in the administration or interpretation of the land use ordinance.
             660          (2) (a) An applicant who has appealed a decision of the land use authority
             661      administering or interpreting the county's geologic hazard ordinance may request the county to
             662      assemble a panel of qualified experts to serve as the appeal authority for purposes of
             663      determining the technical aspects of the appeal.
             664          (b) If an applicant makes a request under Subsection (2)(a), the county shall assemble
             665      the panel described in Subsection (2)(a) consisting of, unless otherwise agreed by the applicant
             666      and county:
             667          (i) one expert designated by the county;
             668          (ii) one expert designated by the applicant; and
             669          (iii) one expert chosen jointly by the county's designated expert and the applicant's
             670      designated expert.
             671          (c) A member of the panel assembled by the county under Subsection (2)(b) may not
             672      be associated with the application that is the subject of the appeal.
             673          (d) The applicant shall pay:
             674          (i) 1/2 of the cost of the panel; and
             675          (ii) the municipality's published appeal fee.





Legislative Review Note
    as of 1-29-08 2:28 PM


Office of Legislative Research and General Counsel


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