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S.B. 196 Enrolled

             1     

COUNTY AND MUNICIPAL LAND USE

             2     
AMENDMENTS

             3     
2008 GENERAL SESSION

             4     
STATE OF UTAH

             5     
Chief Sponsor: Wayne L. Niederhauser

             6     
House Sponsor: Michael T. Morley

             7     
             8      LONG TITLE
             9      General Description:
             10          This bill modifies provisions relating to county and municipal land use, development, and
             11      management.
             12      Highlighted Provisions:
             13          This bill:
             14          .    prohibits counties and municipalities from imposing a requirement on the holder of
             15      an approved subdivision plat that is not expressed in the plat, documents on which
             16      the plat is based, or the written record evidencing approval of the plat;
             17          .    prohibits counties and municipalities from imposing a requirement on the holder of
             18      an issued land use permit that is not expressed in the written record evidencing
             19      approval of the land use permit;
             20          .    prohibits counties and municipalities from withholding acceptance of subdivision
             21      improvements because of a failure to comply with a requirement that is not
             22      expressed in the subdivision plat, documents on which the plat is based, or the
             23      written record evidencing approval of the plat;
             24          .    prohibits counties and municipalities from withholding issuance of a certificate of
             25      occupancy because of a failure to comply with a requirement that is not expressed in
             26      the written record evidencing approval of the building permit;
             27          .    requires county and municipal land use authorities to determine, with reasonable
             28      diligence, whether a subdivision improvement or warranty work meets adopted
             29      standards;


             30          .    provides a process for an applicant to make a written request to a land use authority
             31      to accept or reject subdivision improvements or warranty work and a timetable in
             32      which the land use authority must respond;
             33          .    authorizes counties and municipalities to allow subdivision plat recording or
             34      development activity before completing required improvements if an improvement
             35      assurance is provided and other conditions met; and
             36          .    makes technical changes.
             37      Monies Appropriated in this Bill:
             38          None
             39      Other Special Clauses:
             40          None
             41      Utah Code Sections Affected:
             42      AMENDS:
             43          10-9a-103, as last amended by Laws of Utah 2007, Chapters 188, 199, and 329
             44          10-9a-509, as last amended by Laws of Utah 2007, Chapter 363
             45          10-9a-509.5, as enacted by Laws of Utah 2007, Chapter 363
             46          17-27a-103, as last amended by Laws of Utah 2007, Chapters 188, 199, and 329
             47          17-27a-508, as last amended by Laws of Utah 2007, Chapter 363
             48          17-27a-509.5, as enacted by Laws of Utah 2007, Chapter 363
             49      ENACTS:
             50          10-9a-604.5, Utah Code Annotated 1953
             51          17-27a-604.5, Utah Code Annotated 1953
             52     
             53      Be it enacted by the Legislature of the state of Utah:
             54          Section 1. Section 10-9a-103 is amended to read:
             55           10-9a-103. Definitions.
             56          As used in this chapter:
             57          (1) "Affected entity" means a county, municipality, local district, special service district


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


             86          (6) "Conditional use" means a land use that, because of its unique characteristics or
             87      potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not be
             88      compatible in some areas or may be compatible only if certain conditions are required that
             89      mitigate or eliminate the detrimental impacts.
             90          (7) "Constitutional taking" means a governmental action that results in a taking of
             91      private property so that compensation to the owner of the property is required by the:
             92          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             93          (b) Utah Constitution Article I, Section 22.
             94          (8) "Culinary water authority" means the department, agency, or public entity with
             95      responsibility to review and approve the feasibility of the culinary water system and sources for
             96      the subject property.
             97          (9) "Development activity" means:
             98          (a) any construction or expansion of a building, structure, or use that creates additional
             99      demand and need for public facilities;
             100          (b) any change in use of a building or structure that creates additional demand and need
             101      for public facilities; or
             102          (c) any change in the use of land that creates additional demand and need for public
             103      facilities.
             104          [(9)] (10) (a) "Disability" means a physical or mental impairment that substantially limits
             105      one or more of a person's major life activities, including a person having a record of such an
             106      impairment or being regarded as having such an impairment.
             107          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             108      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             109      802.
             110          [(10)] (11) "Elderly person" means a person who is 60 years old or older, who desires
             111      or needs to live with other elderly persons in a group setting, but who is capable of living
             112      independently.
             113          [(11)] (12) "Fire authority" means the department, agency, or public entity with


             114      responsibility to review and approve the feasibility of fire protection and suppression services
             115      for the subject property.
             116          [(12)] (13) "General plan" means a document that a municipality adopts that sets forth
             117      general guidelines for proposed future development of the land within the municipality.
             118          [(13)] (14) "Identical plans" means building plans submitted to a municipality that are
             119      substantially identical to building plans that were previously submitted to and reviewed and
             120      approved by the municipality and describe a building that is:
             121          (a) located on land zoned the same as the land on which the building described in the
             122      previously approved plans is located; and
             123          (b) subject to the same geological and meteorological conditions and the same law as
             124      the building described in the previously approved plans.
             125          (15) "Improvement assurance" means a surety bond, letter of credit, cash, or other
             126      security:
             127          (a) to guaranty the proper completion of an improvement;
             128          (b) that is required as a condition precedent to:
             129          (i) recording a subdivision plat; or
             130          (ii) beginning development activity; and
             131          (c) that is offered to a land use authority to induce the land use authority, before actual
             132      construction of required improvements, to:
             133          (i) consent to the recording of a subdivision plat; or
             134          (ii) issue a permit for development activity.
             135          (16) "Improvement assurance warranty" means a promise that the materials and
             136      workmanship of improvements:
             137          (a) comport with standards that the municipality has officially adopted; and
             138          (b) will not fail in any material respect within a warranty period.
             139          [(14)] (17) "Land use application" means an application required by a municipality's
             140      land use ordinance.
             141          [(15)] (18) "Land use authority" means a person, board, commission, agency, or other


             142      body designated by the local legislative body to act upon a land use application.
             143          [(16)] (19) "Land use ordinance" means a planning, zoning, development, or
             144      subdivision ordinance of the municipality, but does not include the general plan.
             145          [(17)] (20) "Land use permit" means a permit issued by a land use authority.
             146          [(18)] (21) "Legislative body" means the municipal council.
             147          [(19)] (22) "Local district" means an entity under Title 17B, Limited Purpose Local
             148      Government Entities - Local Districts, and any other governmental or quasi-governmental entity
             149      that is not a county, municipality, school district, or unit of the state.
             150          [(20)] (23) "Lot line adjustment" means the relocation of the property boundary line in
             151      a subdivision between two adjoining lots with the consent of the owners of record.
             152          [(21)] (24) "Moderate income housing" means housing occupied or reserved for
             153      occupancy by households with a gross household income equal to or less than 80% of the
             154      median gross income for households of the same size in the county in which the city is located.
             155          [(22)] (25) "Nominal fee" means a fee that reasonably reimburses a municipality only
             156      for time spent and expenses incurred in:
             157          (a) verifying that building plans are identical plans; and
             158          (b) reviewing and approving those minor aspects of identical plans that differ from the
             159      previously reviewed and approved building plans.
             160          [(23)] (26) "Noncomplying structure" means a structure that:
             161          (a) legally existed before its current land use designation; and
             162          (b) because of one or more subsequent land use ordinance changes, does not conform
             163      to the setback, height restrictions, or other regulations, excluding those regulations, which
             164      govern the use of land.
             165          [(24)] (27) "Nonconforming use" means a use of land that:
             166          (a) legally existed before its current land use designation;
             167          (b) has been maintained continuously since the time the land use ordinance governing
             168      the land changed; and
             169          (c) because of one or more subsequent land use ordinance changes, does not conform


             170      to the regulations that now govern the use of the land.
             171          [(25)] (28) "Official map" means a map drawn by municipal authorities and recorded in
             172      a county recorder's office that:
             173          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             174      highways and other transportation facilities;
             175          (b) provides a basis for restricting development in designated rights-of-way or between
             176      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             177      the land; and
             178          (c) has been adopted as an element of the municipality's general plan.
             179          [(26)] (29) "Person" means an individual, corporation, partnership, organization,
             180      association, trust, governmental agency, or any other legal entity.
             181          [(27)] (30) "Plan for moderate income housing" means a written document adopted by
             182      a city legislative body that includes:
             183          (a) an estimate of the existing supply of moderate income housing located within the
             184      city;
             185          (b) an estimate of the need for moderate income housing in the city for the next five
             186      years as revised biennially;
             187          (c) a survey of total residential land use;
             188          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             189      income housing; and
             190          (e) a description of the city's program to encourage an adequate supply of moderate
             191      income housing.
             192          [(28)] (31) "Plat" means a map or other graphical representation of lands being laid out
             193      and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             194          [(29)] (32) "Public hearing" means a hearing at which members of the public are
             195      provided a reasonable opportunity to comment on the subject of the hearing.
             196          [(30)] (33) "Public meeting" means a meeting that is required to be open to the public
             197      under Title 52, Chapter 4, Open and Public Meetings Act.


             198          [(31)] (34) "Record of survey map" means a map of a survey of land prepared in
             199      accordance with Section 17-23-17 .
             200          [(32)] (35) "Receiving zone" means an area of a municipality that the municipality's land
             201      use authority designates as an area in which an owner of land may receive transferrable
             202      development rights.
             203          [(33)] (36) "Residential facility for elderly persons" means a single-family or
             204      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             205      include a health care facility as defined by Section 26-21-2 .
             206          [(34)] (37) "Residential facility for persons with a disability" means a residence:
             207          (a) in which more than one person with a disability resides; and
             208          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             209      Chapter 2, Licensure of Programs and Facilities; or
             210          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             211      Health Care Facility Licensing and Inspection Act.
             212          [(35)] (38) "Sanitary sewer authority" means the department, agency, or public entity
             213      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             214      wastewater systems.
             215          [(36)] (39) "Sending zone" means an area of a municipality that the municipality's land
             216      use authority designates as an area from which an owner of land may transfer transferrable
             217      development rights to an owner of land in a receiving zone.
             218          [(37)] (40) "Specified public utility" means an electrical corporation, gas corporation,
             219      or telephone corporation, as those terms are defined in Section 54-2-1 .
             220          [(38)] (41) "Street" means a public right-of-way, including a highway, avenue,
             221      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement, or
             222      other way.
             223          [(39)] (42) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             224      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             225      purpose, whether immediate or future, for offer, sale, lease, or development either on the


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


             254      subdivision ordinance.
             255          [(40)] (43) "Transferrable development right" means the entitlement to develop land
             256      within a sending zone that would vest according to the municipality's existing land use
             257      ordinances on the date that a completed land use application is filed seeking the approval of
             258      development activity on the land.
             259          [(41)] (44) "Unincorporated" means the area outside of the incorporated area of a city
             260      or town.
             261          [(42)] (45) "Zoning map" means a map, adopted as part of a land use ordinance, that
             262      depicts land use zones, overlays, or districts.
             263          Section 2. Section 10-9a-509 is amended to read:
             264           10-9a-509. When a land use applicant is entitled to approval -- Exception --
             265      Municipality may not impose unexpressed requirements -- Municipality required to
             266      comply with land use ordinances.
             267          (1) (a) An applicant is entitled to approval of a land use application if the application
             268      conforms to the requirements of the municipality's land use maps, zoning map, and applicable
             269      land use ordinance in effect when a complete application is submitted and all fees have been
             270      paid, unless:
             271          (i) the land use authority, on the record, finds that a compelling, countervailing public
             272      interest would be jeopardized by approving the application; or
             273          (ii) in the manner provided by local ordinance and before the application is submitted,
             274      the municipality has formally initiated proceedings to amend its ordinances in a manner that
             275      would prohibit approval of the application as submitted.
             276          (b) The municipality shall process an application without regard to proceedings initiated
             277      to amend the municipality's ordinances if:
             278          (i) 180 days have passed since the proceedings were initiated; and
             279          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             280      application as submitted.
             281          (c) An application for a land use approval is considered submitted and complete when


             282      the application is provided in a form that complies with the requirements of applicable
             283      ordinances and all applicable fees have been paid.
             284          (d) The continuing validity of an approval of a land use application is conditioned upon
             285      the applicant proceeding after approval to implement the approval with reasonable diligence.
             286          (e) A municipality may not impose on a holder of an issued land use permit or approved
             287      subdivision plat a requirement that is not expressed:
             288          (i) in the land use permit or [in] subdivision plat, documents on which the land use
             289      permit [is based] or subdivision plat is based, or the written record evidencing approval of the
             290      land use permit or subdivision plat; or
             291          (ii) in this chapter or the municipality's ordinances.
             292          (f) A municipality may not withhold issuance of a certificate of occupancy or
             293      acceptance of subdivision improvements because of an applicant's failure to comply with a
             294      requirement that is not expressed:
             295          (i) in the building permit or [in] subdivision plat, documents on which the building
             296      permit [is based] or subdivision plat is based, or the written record evidencing approval of the
             297      land use permit or subdivision plat; or
             298          (ii) in this chapter or the municipality's ordinances.
             299          (2) A municipality is bound by the terms and standards of applicable land use
             300      ordinances and shall comply with mandatory provisions of those ordinances.
             301          Section 3. Section 10-9a-509.5 is amended to read:
             302           10-9a-509.5. Review for application completeness -- Substantive application
             303      review -- Reasonable diligence required for determination of whether improvements or
             304      warranty work meets standards -- Money damages claim prohibited.
             305          (1) (a) Each municipality shall, in a timely manner, determine whether an application is
             306      complete for the purposes of subsequent, substantive land use authority review.
             307          (b) After a reasonable period of time to allow the municipality diligently to evaluate
             308      whether all objective ordinance-based application criteria have been met, if application fees have
             309      been paid, the applicant may in writing request that the municipality provide a written


             310      determination either that the application is:
             311          (i) complete for the purposes of allowing subsequent, substantive land use authority
             312      review; or
             313          (ii) deficient with respect to a specific, objective, ordinance-based application
             314      requirement.
             315          (c) Within 30 days of receipt of an applicant's request under this section, the
             316      municipality shall either:
             317          (i) mail a written notice to the applicant advising that the application is deficient with
             318      respect to a specified, objective, ordinance-based criterion, and stating that the application must
             319      be supplemented by specific additional information identified in the notice; or
             320          (ii) accept the application as complete for the purposes of further substantive processing
             321      by the land use authority.
             322          (d) If the notice required by Subsection (1)(c)(i) is not timely mailed, the application
             323      shall be considered complete, for purposes of further substantive land use authority review.
             324          (e) (i) The applicant may raise and resolve in a single appeal any determination made
             325      under this Subsection (1) to the appeal authority, including an allegation that a reasonable
             326      period of time has elapsed under Subsection (1)(a).
             327          (ii) The appeal authority shall issue a written decision for any appeal requested under
             328      this Subsection (1)(e).
             329          (f) (i) The applicant may appeal to district court the decision of the appeal authority
             330      made under Subsection (1)(e).
             331          (ii) Each appeal under Subsection (1)(f)(i) shall be made within 30 days of the date of
             332      the written decision.
             333          (2) (a) Each land use authority shall substantively review a complete application and an
             334      application considered complete under Subsection (1)(d), and shall approve or deny each
             335      application with reasonable diligence.
             336          (b) After a reasonable period of time to allow the land use authority to consider an
             337      application, the applicant may in writing request that the land use authority take final action


             338      within 45 days from date of service of the written request.
             339          (c) The land use authority shall take final action, approving or denying the application
             340      within 45 days of the written request.
             341          (d) If the land use authority denies an application processed under the mandates of
             342      Subsection (2)(b), or if the applicant has requested a written decision in the application, the land
             343      use authority shall include its reasons for denial in writing, on the record, which may include the
             344      official minutes of the meeting in which the decision was rendered.
             345          (e) If the land use authority fails to comply with Subsection (2)(c), the applicant may
             346      appeal this failure to district court within 30 days of the date on which the land use authority
             347      should have taken final action under Subsection (2)(c).
             348          (3) (a) With reasonable diligence, each land use authority shall determine whether the
             349      installation of required subdivision improvements or the performance of warranty work meets
             350      the municipality's adopted standards.
             351          (b) (i) An applicant may in writing request the land use authority to accept or reject the
             352      applicant's installation of required subdivision improvements or performance of warranty work.
             353          (ii) The land use authority shall accept or reject subdivision improvements within 15
             354      days after receiving an applicant's written request under Subsection (3)(b)(i), or as soon as
             355      practicable after that 15-day period if inspection of the subdivision improvements is impeded by
             356      winter weather conditions.
             357          (iii) The land use authority shall accept or reject the performance of warranty work
             358      within 45 days after receiving an applicant's written request under Subsection (3)(b)(i), or as
             359      soon as practicable after that 45-day period if inspection of the warranty work is impeded by
             360      winter weather conditions.
             361          (c) If a land use authority determines that the installation of required subdivision
             362      improvements or the performance of warranty work does not meet the municipality's adopted
             363      standards, the land use authority shall comprehensively and with specificity list the reasons for
             364      its determination.
             365          [(3)] (4) Subject to Section 10-9a-509 , nothing in this section and no action or inaction


             366      of the land use authority relieves an applicant's duty to comply with all applicable substantive
             367      ordinances and regulations.
             368          [(4)] (5) There shall be no money damages remedy arising from a claim under this
             369      section.
             370          Section 4. Section 10-9a-604.5 is enacted to read:
             371          10-9a-604.5. Subdivision plat recording or development activity before required
             372      improvements are completed -- Improvement assurance -- Warranty.
             373          A land use authority may allow a land use applicant to proceed with subdivision plat
             374      recording or development activity before completing improvements required as a condition
             375      precedent to subdivision plat recording or development activity if:
             376          (1) the land use authority requires an improvement assurance that provides for:
             377          (a) an improvement assurance warranty for a period of up to:
             378          (i) one year after final acceptance of the improvement or warranty work; or
             379          (ii) two years after final acceptance of the improvement or warranty work, if the
             380      municipality:
             381          (A) determines for good cause that a lesser period would be inadequate to protect the
             382      public health, safety, and welfare; and
             383          (B) has substantial evidence of:
             384          (I) prior poor performance of the applicant;
             385          (II) unstable soil conditions within the subdivision or development area; or
             386          (III) extreme fluctuations in climatic conditions that would render impracticable the
             387      discovery of substandard or defective performance within a one-year period; and
             388          (b) a partial release of the improvement assurance, if appropriate; and
             389          (2) the land use authority establishes objective inspection standards for final acceptance
             390      of the required improvements.
             391          Section 5. Section 17-27a-103 is amended to read:
             392           17-27a-103. Definitions.
             393          As used in this chapter:


             394          (1) "Affected entity" means a county, municipality, local district, special service district
             395      under Title 17A, Chapter 2, Part 13, Utah Special Service District Act, school district, interlocal
             396      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act, specified
             397      property owner, property owners association, public utility, or the Utah Department of
             398      Transportation, if:
             399          (a) the entity's services or facilities are likely to require expansion or significant
             400      modification because of an intended use of land;
             401          (b) the entity has filed with the county a copy of the entity's general or long-range plan;
             402      or
             403          (c) the entity has filed with the county a request for notice during the same calendar
             404      year and before the county provides notice to an affected entity in compliance with a
             405      requirement imposed under this chapter.
             406          (2) "Appeal authority" means the person, board, commission, agency, or other body
             407      designated by ordinance to decide an appeal of a decision of a land use application or a
             408      variance.
             409          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             410      residential property if the sign is designed or intended to direct attention to a business, product,
             411      or service that is not sold, offered, or existing on the property where the sign is located.
             412          (4) "Charter school" includes:
             413          (a) an operating charter school;
             414          (b) a charter school applicant that has its application approved by a chartering entity in
             415      accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             416          (c) an entity who is working on behalf of a charter school or approved charter applicant
             417      to develop or construct a charter school building.
             418          (5) "Chief executive officer" means the person or body that exercises the executive
             419      powers of the county.
             420          (6) "Conditional use" means a land use that, because of its unique characteristics or
             421      potential impact on the county, surrounding neighbors, or adjacent land uses, may not be


             422      compatible in some areas or may be compatible only if certain conditions are required that
             423      mitigate or eliminate the detrimental impacts.
             424          (7) "Constitutional taking" means a governmental action that results in a taking of
             425      private property so that compensation to the owner of the property is required by the:
             426          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             427          (b) Utah Constitution Article I, Section 22.
             428          (8) "Culinary water authority" means the department, agency, or public entity with
             429      responsibility to review and approve the feasibility of the culinary water system and sources for
             430      the subject property.
             431          (9) "Development activity" means:
             432          (a) any construction or expansion of a building, structure, or use that creates additional
             433      demand and need for public facilities;
             434          (b) any change in use of a building or structure that creates additional demand and need
             435      for public facilities; or
             436          (c) any change in the use of land that creates additional demand and need for public
             437      facilities.
             438          [(9)] (10) (a) "Disability" means a physical or mental impairment that substantially limits
             439      one or more of a person's major life activities, including a person having a record of such an
             440      impairment or being regarded as having such an impairment.
             441          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             442      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             443      802.
             444          [(10)] (11) "Elderly person" means a person who is 60 years old or older, who desires
             445      or needs to live with other elderly persons in a group setting, but who is capable of living
             446      independently.
             447          [(11)] (12) "Fire authority" means the department, agency, or public entity with
             448      responsibility to review and approve the feasibility of fire protection and suppression services
             449      for the subject property.


             450          [(12)] (13) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             451          [(13)] (14) "General plan" means a document that a county adopts that sets forth
             452      general guidelines for proposed future development of the unincorporated land within the
             453      county.
             454          [(14)] (15) "Identical plans" means building plans submitted to a county that are
             455      substantially identical building plans that were previously submitted to and reviewed and
             456      approved by the county and describe a building that is:
             457          (a) located on land zoned the same as the land on which the building described in the
             458      previously approved plans is located; and
             459          (b) subject to the same geological and meteorological conditions and the same law as
             460      the building described in the previously approved plans.
             461          (16) "Improvement assurance" means a surety bond, letter of credit, cash, or other
             462      security:
             463          (a) to guaranty the proper completion of an improvement;
             464          (b) that is required as a condition precedent to:
             465          (i) recording a subdivision plat; or
             466          (ii) beginning development activity; and
             467          (c) that is offered to a land use authority to induce the land use authority, before actual
             468      construction of required improvements, to:
             469          (i) consent to the recording of a subdivision plat; or
             470          (ii) issue a permit for development activity.
             471          (17) "Improvement assurance warranty" means a promise that the materials and
             472      workmanship of improvements:
             473          (a) comport with standards that the county has officially adopted; and
             474          (b) will not fail in any material respect within a warranty period.
             475          [(15)] (18) "Interstate pipeline company" means a person or entity engaged in natural
             476      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             477      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.


             478          [(16)] (19) "Intrastate pipeline company" means a person or entity engaged in natural
             479      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             480      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             481          [(17)] (20) "Land use application" means an application required by a county's land use
             482      ordinance.
             483          [(18)] (21) "Land use authority" means a person, board, commission, agency, or other
             484      body designated by the local legislative body to act upon a land use application.
             485          [(19)] (22) "Land use ordinance" means a planning, zoning, development, or
             486      subdivision ordinance of the county, but does not include the general plan.
             487          [(20)] (23) "Land use permit" means a permit issued by a land use authority.
             488          [(21)] (24) "Legislative body" means the county legislative body, or for a county that
             489      has adopted an alternative form of government, the body exercising legislative powers.
             490          [(22)] (25) "Local district" means any entity under Title 17B, Limited Purpose Local
             491      Government Entities - Local Districts, and any other governmental or quasi-governmental entity
             492      that is not a county, municipality, school district, or unit of the state.
             493          [(23)] (26) "Lot line adjustment" means the relocation of the property boundary line in
             494      a subdivision between two adjoining lots with the consent of the owners of record.
             495          [(24)] (27) "Moderate income housing" means housing occupied or reserved for
             496      occupancy by households with a gross household income equal to or less than 80% of the
             497      median gross income for households of the same size in the county in which the housing is
             498      located.
             499          [(25)] (28) "Nominal fee" means a fee that reasonably reimburses a county only for time
             500      spent and expenses incurred in:
             501          (a) verifying that building plans are identical plans; and
             502          (b) reviewing and approving those minor aspects of identical plans that differ from the
             503      previously reviewed and approved building plans.
             504          [(26)] (29) "Noncomplying structure" means a structure that:
             505          (a) legally existed before its current land use designation; and


             506          (b) because of one or more subsequent land use ordinance changes, does not conform
             507      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             508      the use of land.
             509          [(27)] (30) "Nonconforming use" means a use of land that:
             510          (a) legally existed before its current land use designation;
             511          (b) has been maintained continuously since the time the land use ordinance regulation
             512      governing the land changed; and
             513          (c) because of one or more subsequent land use ordinance changes, does not conform
             514      to the regulations that now govern the use of the land.
             515          [(28)] (31) "Official map" means a map drawn by county authorities and recorded in the
             516      county recorder's office that:
             517          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             518      highways and other transportation facilities;
             519          (b) provides a basis for restricting development in designated rights-of-way or between
             520      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             521      the land; and
             522          (c) has been adopted as an element of the county's general plan.
             523          [(29)] (32) "Person" means an individual, corporation, partnership, organization,
             524      association, trust, governmental agency, or any other legal entity.
             525          [(30)] (33) "Plan for moderate income housing" means a written document adopted by
             526      a county legislative body that includes:
             527          (a) an estimate of the existing supply of moderate income housing located within the
             528      county;
             529          (b) an estimate of the need for moderate income housing in the county for the next five
             530      years as revised biennially;
             531          (c) a survey of total residential land use;
             532          (d) an evaluation of how existing land uses and zones affect opportunities for moderate
             533      income housing; and


             534          (e) a description of the county's program to encourage an adequate supply of moderate
             535      income housing.
             536          [(31)] (34) "Plat" means a map or other graphical representation of lands being laid out
             537      and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             538          [(32)] (35) "Public hearing" means a hearing at which members of the public are
             539      provided a reasonable opportunity to comment on the subject of the hearing.
             540          [(33)] (36) "Public meeting" means a meeting that is required to be open to the public
             541      under Title 52, Chapter 4, Open and Public Meetings Act.
             542          [(34)] (37) "Receiving zone" means an unincorporated area of a county that the
             543      county's land use authority designates as an area in which an owner of land may receive
             544      transferrable development rights.
             545          [(35)] (38) "Record of survey map" means a map of a survey of land prepared in
             546      accordance with Section 17-23-17 .
             547          [(36)] (39) "Residential facility for elderly persons" means a single-family or
             548      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             549      include a health care facility as defined by Section 26-21-2 .
             550          [(37)] (40) "Residential facility for persons with a disability" means a residence:
             551          (a) in which more than one person with a disability resides; and
             552          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             553      Chapter 2, Licensure of Programs and Facilities; or
             554          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             555      Health Care Facility Licensing and Inspection Act.
             556          [(38)] (41) "Sanitary sewer authority" means the department, agency, or public entity
             557      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             558      wastewater systems.
             559          [(39)] (42) "Sending zone" means an unincorporated area of a county that the county's
             560      land use authority designates as an area from which an owner of land may transfer transferrable
             561      development rights to an owner of land in a receiving zone.


             562          [(40)] (43) "Specified public utility" means an electrical corporation, gas corporation,
             563      or telephone corporation, as those terms are defined in Section 54-2-1 .
             564          [(41)] (44) "Street" means a public right-of-way, including a highway, avenue,
             565      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement, or
             566      other way.
             567          [(42)] (45) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             568      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             569      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             570      installment plan or upon any and all other plans, terms, and conditions.
             571          (b) "Subdivision" includes:
             572          (i) the division or development of land whether by deed, metes and bounds description,
             573      devise and testacy, map, plat, or other recorded instrument; and
             574          (ii) except as provided in Subsection [(42)] (45)(c), divisions of land for residential and
             575      nonresidential uses, including land used or to be used for commercial, agricultural, and
             576      industrial purposes.
             577          (c) "Subdivision" does not include:
             578          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             579          (ii) a recorded agreement between owners of adjoining properties adjusting their mutual
             580      boundary if:
             581          (A) no new lot is created; and
             582          (B) the adjustment does not violate applicable land use ordinances;
             583          (iii) a recorded document, executed by the owner of record:
             584          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             585      property into one legal description encompassing all such parcels of property; or
             586          (B) joining a subdivided parcel of property to another parcel of property that has not
             587      been subdivided, if the joinder does not violate applicable land use ordinances;
             588          (iv) a bona fide division or partition of land in a county other than a first class county
             589      for the purpose of siting, on one or more of the resulting separate parcels:


             590          (A) an unmanned facility appurtenant to a pipeline owned or operated by a gas
             591      corporation, interstate pipeline company, or intrastate pipeline company; or
             592          (B) an unmanned telecommunications, microwave, fiber optic, electrical, or other utility
             593      service regeneration, transformation, retransmission, or amplification facility; or
             594          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             595      their mutual boundary if:
             596          (A) no new dwelling lot or housing unit will result from the adjustment; and
             597          (B) the adjustment will not violate any applicable land use ordinance.
             598          (d) The joining of a subdivided parcel of property to another parcel of property that has
             599      not been subdivided does not constitute a subdivision under this Subsection [(42)] (45) as to the
             600      unsubdivided parcel of property or subject the unsubdivided parcel to the county's subdivision
             601      ordinance.
             602          [(43)] (46) "Township" means a contiguous, geographically defined portion of the
             603      unincorporated area of a county, established under this part or reconstituted or reinstated under
             604      Section 17-27a-306 , with planning and zoning functions as exercised through the township
             605      planning commission, as provided in this chapter, but with no legal or political identity separate
             606      from the county and no taxing authority, except that "township" means a former township under
             607      Chapter 308, Laws of Utah 1996 where the context so indicates.
             608          [(44)] (47) "Transferrable development right" means the entitlement to develop land
             609      within a sending zone that would vest according to the county's existing land use ordinances on
             610      the date that a completed land use application is filed seeking the approval of development
             611      activity on the land.
             612          [(45)] (48) "Unincorporated" means the area outside of the incorporated area of a
             613      municipality.
             614          [(46)] (49) "Zoning map" means a map, adopted as part of a land use ordinance, that
             615      depicts land use zones, overlays, or districts.
             616          Section 6. Section 17-27a-508 is amended to read:
             617           17-27a-508. When a land use applicant is entitled to approval -- Exception --


             618      County may not impose unexpressed requirements -- County required to comply with
             619      land use ordinances.
             620          (1) (a) An applicant is entitled to approval of a land use application if the application
             621      conforms to the requirements of the county's land use maps, zoning map, and applicable land
             622      use ordinance in effect when a complete application is submitted and all fees have been paid,
             623      unless:
             624          (i) the land use authority, on the record, finds that a compelling, countervailing public
             625      interest would be jeopardized by approving the application; or
             626          (ii) in the manner provided by local ordinance and before the application is submitted,
             627      the county has formally initiated proceedings to amend its ordinances in a manner that would
             628      prohibit approval of the application as submitted.
             629          (b) The county shall process an application without regard to proceedings initiated to
             630      amend the county's ordinances if:
             631          (i) 180 days have passed since the proceedings were initiated; and
             632          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             633      application as submitted.
             634          (c) An application for a land use approval is considered submitted and complete when
             635      the application is provided in a form that complies with the requirements of applicable
             636      ordinances and all applicable fees have been paid.
             637          (d) The continuing validity of an approval of a land use application is conditioned upon
             638      the applicant proceeding after approval to implement the approval with reasonable diligence.
             639          (e) A county may not impose on a holder of an issued land use permit or approved
             640      subdivision plat a requirement that is not expressed:
             641          (i) in the land use permit or [in] subdivision plat documents on which the land use
             642      permit [is based] or subdivision plat is based, or the written record evidencing approval of the
             643      land use permit or subdivision plat; or
             644          (ii) in this chapter or the county's ordinances.
             645          (f) A county may not withhold issuance of a certificate of occupancy or acceptance of


             646      subdivision improvements because of an applicant's failure to comply with a requirement that is
             647      not expressed:
             648          (i) in the building permit or [in] subdivision plat, documents on which the building
             649      permit [is based] or subdivision plat is based, or the written record evidencing approval of the
             650      building permit or subdivision plat; or
             651          (ii) in this chapter or the county's ordinances.
             652          (2) A county is bound by the terms and standards of applicable land use ordinances and
             653      shall comply with mandatory provisions of those ordinances.
             654          Section 7. Section 17-27a-509.5 is amended to read:
             655           17-27a-509.5. Review for application completeness -- Substantive application
             656      review -- Reasonable diligence required for determination of whether improvements or
             657      warranty work meets standards -- Money damages claim prohibited.
             658          (1) (a) Each county shall, in a timely manner, determine whether an application is
             659      complete for the purposes of subsequent, substantive land use authority review.
             660          (b) After a reasonable period of time to allow the county diligently to evaluate whether
             661      all objective ordinance-based application criteria have been met, if application fees have been
             662      paid, the applicant may in writing request that the county provide a written determination either
             663      that the application is:
             664          (i) complete for the purposes of allowing subsequent, substantive land use authority
             665      review; or
             666          (ii) deficient with respect to a specific, objective, ordinance-based application
             667      requirement.
             668          (c) Within 30 days of receipt of an applicant's request under this section, the county
             669      shall either:
             670          (i) mail a written notice to the applicant advising that the application is deficient with
             671      respect to a specified, objective, ordinance-based criterion, and stating that the application must
             672      be supplemented by specific additional information identified in the notice; or
             673          (ii) accept the application as complete for the purposes of further substantive processing


             674      by the land use authority.
             675          (d) If the notice required by Subsection (1)(c)(i) is not timely mailed, the application
             676      shall be considered complete, for purposes of further substantive land use authority review.
             677          (e) (i) The applicant may raise and resolve in a single appeal any determination made
             678      under this Subsection (1) to the appeal authority, including an allegation that a reasonable
             679      period of time has elapsed under Subsection (1)(a).
             680          (ii) The appeal authority shall issue a written decision for any appeal requested under
             681      this Subsection (1)(e).
             682          (f) (i) The applicant may appeal to district court the decision of the appeal authority
             683      made under Subsection (1)(e).
             684          (ii) Each appeal under Subsection (1)(f)(i) shall be made within 30 days of the date of
             685      the written decision.
             686          (2) (a) Each land use authority shall substantively review a complete application and an
             687      application considered complete under Subsection (1)(d), and shall approve or deny each
             688      application with reasonable diligence.
             689          (b) After a reasonable period of time to allow the land use authority to consider an
             690      application, the applicant may in writing request that the land use authority take final action
             691      within 45 days from date of service of the written request.
             692          (c) The land use authority shall take final action, approving or denying the application
             693      within 45 days of the written request.
             694          (d) If the land use authority denies an application processed under the mandates of
             695      Subsection (2)(b), or if the applicant has requested a written decision in the application, the land
             696      use authority shall include its reasons for denial in writing, on the record, which may include the
             697      official minutes of the meeting in which the decision was rendered.
             698          (e) If the land use authority fails to comply with Subsection (2)(c), the applicant may
             699      appeal this failure to district court within 30 days of the date on which the land use authority
             700      should have taken final action under Subsection (2)(c).
             701          (3) (a) With reasonable diligence, each land use authority shall determine whether the


             702      installation of required subdivision improvements or the performance of warranty work meets
             703      the county's adopted standards.
             704          (b) (i) An applicant may in writing request the land use authority to accept or reject the
             705      applicant's installation of required subdivision improvements or performance of warranty work.
             706          (ii) The land use authority shall accept or reject subdivision improvements within 15
             707      days after receiving an applicant's written request under Subsection (3)(b)(i), or as soon as
             708      practicable after that 15-day period if inspection of the subdivision improvements is impeded by
             709      winter weather conditions.
             710          (iii) The land use authority shall accept or reject the performance of warranty work
             711      within 45 days after receiving an applicant's written request under Subsection (3)(b)(i), or as
             712      soon as practicable after that 45-day period if inspection of the warranty work is impeded by
             713      winter weather conditions.
             714          (c) If a land use authority determines that the installation of required subdivision
             715      improvements or the performance of warranty work does not meet the county's adopted
             716      standards, the land use authority shall comprehensively and with specificity list the reasons for
             717      its determination.
             718          [(3)] (4) Subject to Section [ 17-9a-509 ] 17-27a-508 , nothing in this section and no
             719      action or inaction of the land use authority relieves an applicant's duty to comply with all
             720      applicable substantive ordinances and regulations.
             721          [(4)] (5) There shall be no money damages remedy arising from a claim under this
             722      section.
             723          Section 8. Section 17-27a-604.5 is enacted to read:
             724          17-27a-604.5. Subdivision plat recording or development activity before required
             725      improvements are completed -- Improvement assurance -- Warranty.
             726          A land use authority may allow a land use applicant to proceed with subdivision plat
             727      recording or development activity before completing improvements required as a condition
             728      precedent to subdivision plat recording or development activity if:
             729          (1) the land use authority requires an improvement assurance that provides for:


             730          (a) an improvement assurance warranty for a period of up to:
             731          (i) one year after final acceptance of the improvement or warranty work; or
             732          (ii) two years after final acceptance of the improvement or warranty work, if the
             733      county:
             734          (A) determines for good cause that a lesser period would be inadequate to protect the
             735      public health, safety, and welfare; and
             736          (B) has substantial evidence of:
             737          (I) prior poor performance of the applicant;
             738          (II) unstable soil conditions within the subdivision or development area; or
             739          (III) extreme fluctuations in climatic conditions that would render impracticable the
             740      discovery of substandard or defective performance within a one-year period; and
             741          (b) a partial release of the improvement assurance, if appropriate; and
             742          (2) the land use authority establishes objective inspection standards for final acceptance
             743      of the required improvements.


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