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H.B. 274 Enrolled

             1     

LOCAL GOVERNMENT FEES AND CHARGES

             2     
2009 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: C. Brent Wallis

             5     
Senate Sponsor: Scott K. Jenkins

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill modifies provisions relating to fees and charges imposed by local government
             10      on development.
             11      Highlighted Provisions:
             12          This bill:
             13          .    requires specified public agencies to submit a development plan and schedule to
             14      local authorities to allow the local authorities to make assessments to provide
             15      information to the public agencies for inclusion in the process of compiling a
             16      development budget;
             17          .    provides that the specified public agencies vest in applicable local provisions,
             18      maps, and fees;    
             19          .    clarifies that the fees which must be paid by an applicant before being entitled to
             20      approval of a land use application are application fees;
             21          .    limits hookup and other fees imposed by counties, municipalities, local districts,
             22      and special service districts;
             23          .    modifies the definitions of "hookup fee," "impact fee," "project improvements,"
             24      and "system improvements" in the Impact Fees Act;
             25          .    repeals obsolete language;
             26          .    clarifies the purposes of a capital facilities plan relating to an impact fee;
             27          .    modifies provisions relating to an impact fee analysis;
             28          .    modifies requirements applicable to an impact fee enactment;
             29          .    limits impact fees imposed on the state;


             30          .    modifies a provision relating to permissible expenditures of impact fees;
             31          .    clarifies that a local political subdivision may act by resolution in establishing an
             32      administrative impact fee appeals procedure;
             33          .    requires a local political subdivision or private entity to participate in mediation of
             34      an impact fee challenge if a specified public agency requests mediation; and
             35          .    makes technical changes.
             36      Monies Appropriated in this Bill:
             37          None
             38      Other Special Clauses:
             39          None
             40      Utah Code Sections Affected:
             41      AMENDS:
             42          10-9a-103, as last amended by Laws of Utah 2008, Chapters 19, 112, 326, and 360
             43          10-9a-305, as last amended by Laws of Utah 2008, Chapter 290
             44          10-9a-509, as last amended by Laws of Utah 2008, Chapters 112 and 279
             45          10-9a-510, as renumbered and amended by Laws of Utah 2005, Chapter 254
             46          11-36-102, as last amended by Laws of Utah 2008, Chapters 70 and 360
             47          11-36-201, as last amended by Laws of Utah 2008, Chapters 70, 360, and 382
             48          11-36-202, as last amended by Laws of Utah 2008, Chapter 70
             49          11-36-302, as enacted by Laws of Utah 1995, First Special Session, Chapter 11
             50          11-36-401, as last amended by Laws of Utah 2005, Chapter 254
             51          17-27a-103, as last amended by Laws of Utah 2008, Chapters 112, 250, 326, and 360
             52          17-27a-305, as last amended by Laws of Utah 2008, Chapter 290
             53          17-27a-508, as last amended by Laws of Utah 2008, Chapters 112 and 279
             54          17-27a-509, as renumbered and amended by Laws of Utah 2005, Chapter 254
             55          17D-1-106, as enacted by Laws of Utah 2008, Chapter 360
             56      ENACTS:
             57          11-36-401.5, Utah Code Annotated 1953


             58          17B-1-118, Utah Code Annotated 1953
             59     
             60      Be it enacted by the Legislature of the state of Utah:
             61          Section 1. Section 10-9a-103 is amended to read:
             62           10-9a-103. Definitions.
             63          As used in this chapter:
             64          (1) "Affected entity" means a county, municipality, local district, special service
             65      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             66      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act,
             67      specified public utility, a property owner, a property owners association, or the Utah
             68      Department of Transportation, if:
             69          (a) the entity's services or facilities are likely to require expansion or significant
             70      modification because of an intended use of land;
             71          (b) the entity has filed with the municipality a copy of the entity's general or
             72      long-range plan; or
             73          (c) the entity has filed with the municipality a request for notice during the same
             74      calendar year and before the municipality provides notice to an affected entity in compliance
             75      with a requirement imposed under this chapter.
             76          (2) "Appeal authority" means the person, board, commission, agency, or other body
             77      designated by ordinance to decide an appeal of a decision of a land use application or a
             78      variance.
             79          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             80      residential property if the sign is designed or intended to direct attention to a business,
             81      product, or service that is not sold, offered, or existing on the property where the sign is
             82      located.
             83          (4) "Charter school" includes:
             84          (a) an operating charter school;
             85          (b) a charter school applicant that has its application approved by a chartering entity


             86      in accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             87          (c) an entity who is working on behalf of a charter school or approved charter
             88      applicant to develop or construct a charter school building.
             89          (5) "Conditional use" means a land use that, because of its unique characteristics or
             90      potential impact on the municipality, surrounding neighbors, or adjacent land uses, may not be
             91      compatible in some areas or may be compatible only if certain conditions are required that
             92      mitigate or eliminate the detrimental impacts.
             93          (6) "Constitutional taking" means a governmental action that results in a taking of
             94      private property so that compensation to the owner of the property is required by the:
             95          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             96          (b) Utah Constitution Article I, Section 22.
             97          (7) "Culinary water authority" means the department, agency, or public entity with
             98      responsibility to review and approve the feasibility of the culinary water system and sources
             99      for the subject property.
             100          (8) "Development activity" means:
             101          (a) any construction or expansion of a building, structure, or use that creates additional
             102      demand and need for public facilities;
             103          (b) any change in use of a building or structure that creates additional demand and
             104      need for public facilities; or
             105          (c) any change in the use of land that creates additional demand and need for public
             106      facilities.
             107          (9) (a) "Disability" means a physical or mental impairment that substantially limits
             108      one or more of a person's major life activities, including a person having a record of such an
             109      impairment or being regarded as having such an impairment.
             110          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             111      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             112      802.
             113          (10) "Elderly person" means a person who is 60 years old or older, who desires or


             114      needs to live with other elderly persons in a group setting, but who is capable of living
             115      independently.
             116          (11) "Fire authority" means the department, agency, or public entity with
             117      responsibility to review and approve the feasibility of fire protection and suppression services
             118      for the subject property.
             119          (12) "Flood plain" means land that:
             120          (a) is within the 100-year flood plain designated by the Federal Emergency
             121      Management Agency; or
             122          (b) has not been studied or designated by the Federal Emergency Management Agency
             123      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event
             124      because the land has characteristics that are similar to those of a 100-year flood plain
             125      designated by the Federal Emergency Management Agency.
             126          (13) "General plan" means a document that a municipality adopts that sets forth
             127      general guidelines for proposed future development of the land within the municipality.
             128          (14) "Geologic hazard" means:
             129          (a) a surface fault rupture;
             130          (b) shallow groundwater;
             131          (c) liquefaction;
             132          (d) a landslide;
             133          (e) a debris flow;
             134          (f) unstable soil;
             135          (g) a rock fall; or
             136          (h) any other geologic condition that presents a risk:
             137          (i) to life;
             138          (ii) of substantial loss of real property; or
             139          (iii) of substantial damage to real property.
             140          (15) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             141      meter, or appurtenance that connects to a municipal water, sewer, storm water, power, or other


             142      utility system.
             143          [(15)] (16) "Identical plans" means building plans submitted to a municipality that are
             144      substantially identical to building plans that were previously submitted to and reviewed and
             145      approved by the municipality and describe a building that is:
             146          (a) located on land zoned the same as the land on which the building described in the
             147      previously approved plans is located; and
             148          (b) subject to the same geological and meteorological conditions and the same law as
             149      the building described in the previously approved plans.
             150          (17) "Impact fee" means a payment of money imposed under Title 11, Chapter 36,
             151      Impact Fees Act.
             152          [(16)] (18) "Improvement assurance" means a surety bond, letter of credit, cash, or
             153      other security:
             154          (a) to guaranty the proper completion of an improvement;
             155          (b) that is required as a condition precedent to:
             156          (i) recording a subdivision plat; or
             157          (ii) beginning development activity; and
             158          (c) that is offered to a land use authority to induce the land use authority, before actual
             159      construction of required improvements, to:
             160          (i) consent to the recording of a subdivision plat; or
             161          (ii) issue a permit for development activity.
             162          [(17)] (19) "Improvement assurance warranty" means a promise that the materials and
             163      workmanship of improvements:
             164          (a) comport with standards that the municipality has officially adopted; and
             165          (b) will not fail in any material respect within a warranty period.
             166          [(18)] (20) "Land use application" means an application required by a municipality's
             167      land use ordinance.
             168          [(19)] (21) "Land use authority" means a person, board, commission, agency, or other
             169      body designated by the local legislative body to act upon a land use application.


             170          [(20)] (22) "Land use ordinance" means a planning, zoning, development, or
             171      subdivision ordinance of the municipality, but does not include the general plan.
             172          [(21)] (23) "Land use permit" means a permit issued by a land use authority.
             173          [(22)] (24) "Legislative body" means the municipal council.
             174          [(23)] (25) "Local district" means an entity under Title 17B, Limited Purpose Local
             175      Government Entities - Local Districts, and any other governmental or quasi-governmental
             176      entity that is not a county, municipality, school district, or [unit of] the state.
             177          [(24)] (26) "Lot line adjustment" means the relocation of the property boundary line in
             178      a subdivision between two adjoining lots with the consent of the owners of record.
             179          [(25)] (27) "Moderate income housing" means housing occupied or reserved for
             180      occupancy by households with a gross household income equal to or less than 80% of the
             181      median gross income for households of the same size in the county in which the city is
             182      located.
             183          [(26)] (28) "Nominal fee" means a fee that reasonably reimburses a municipality only
             184      for time spent and expenses incurred in:
             185          (a) verifying that building plans are identical plans; and
             186          (b) reviewing and approving those minor aspects of identical plans that differ from the
             187      previously reviewed and approved building plans.
             188          [(27)] (29) "Noncomplying structure" means a structure that:
             189          (a) legally existed before its current land use designation; and
             190          (b) because of one or more subsequent land use ordinance changes, does not conform
             191      to the setback, height restrictions, or other regulations, excluding those regulations, which
             192      govern the use of land.
             193          [(28)] (30) "Nonconforming use" means a use of land that:
             194          (a) legally existed before its current land use designation;
             195          (b) has been maintained continuously since the time the land use ordinance governing
             196      the land changed; and
             197          (c) because of one or more subsequent land use ordinance changes, does not conform


             198      to the regulations that now govern the use of the land.
             199          [(29)] (31) "Official map" means a map drawn by municipal authorities and recorded
             200      in a county recorder's office that:
             201          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             202      highways and other transportation facilities;
             203          (b) provides a basis for restricting development in designated rights-of-way or between
             204      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             205      the land; and
             206          (c) has been adopted as an element of the municipality's general plan.
             207          [(30)] (32) "Person" means an individual, corporation, partnership, organization,
             208      association, trust, governmental agency, or any other legal entity.
             209          [(31)] (33) "Plan for moderate income housing" means a written document adopted by
             210      a city legislative body that includes:
             211          (a) an estimate of the existing supply of moderate income housing located within the
             212      city;
             213          (b) an estimate of the need for moderate income housing in the city for the next five
             214      years as revised biennially;
             215          (c) a survey of total residential land use;
             216          (d) an evaluation of how existing land uses and zones affect opportunities for
             217      moderate income housing; and
             218          (e) a description of the city's program to encourage an adequate supply of moderate
             219      income housing.
             220          [(32)] (34) "Plat" means a map or other graphical representation of lands being laid
             221      out and prepared in accordance with Section 10-9a-603 , 17-23-17 , or 57-8-13 .
             222          [(33)] (35) "Potential geologic hazard area" means an area that:
             223          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             224      relevant map or report as needing further study to determine the area's potential for geologic
             225      hazard; or


             226          (b) has not been studied by the Utah Geological Survey or a county geologist but
             227      presents the potential of geologic hazard because the area has characteristics similar to those
             228      of a designated geologic hazard area.
             229          (36) "Public agency" means:
             230          (a) the federal government;
             231          (b) the state;
             232          (c) a county, municipality, school district, local district, special service district, or
             233      other political subdivision of the state; or
             234          (d) a charter school.
             235          [(34)] (37) "Public hearing" means a hearing at which members of the public are
             236      provided a reasonable opportunity to comment on the subject of the hearing.
             237          [(35)] (38) "Public meeting" means a meeting that is required to be open to the public
             238      under Title 52, Chapter 4, Open and Public Meetings Act.
             239          [(36)] (39) "Record of survey map" means a map of a survey of land prepared in
             240      accordance with Section 17-23-17 .
             241          [(37)] (40) "Receiving zone" means an area of a municipality that the municipality's
             242      land use authority designates as an area in which an owner of land may receive transferrable
             243      development rights.
             244          [(38)] (41) "Residential facility for elderly persons" means a single-family or
             245      multiple-family dwelling unit that meets the requirements of Section 10-9a-516 , but does not
             246      include a health care facility as defined by Section 26-21-2 .
             247          [(39)] (42) "Residential facility for persons with a disability" means a residence:
             248          (a) in which more than one person with a disability resides; and
             249          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             250      Chapter 2, Licensure of Programs and Facilities; or
             251          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             252      Health Care Facility Licensing and Inspection Act.
             253          [(40)] (43) "Sanitary sewer authority" means the department, agency, or public entity


             254      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             255      wastewater systems.
             256          [(41)] (44) "Sending zone" means an area of a municipality that the municipality's
             257      land use authority designates as an area from which an owner of land may transfer
             258      transferrable development rights to an owner of land in a receiving zone.
             259          (45) "Specified public agency" means:
             260          (a) the state;
             261          (b) a school district; or
             262          (c) a charter school.
             263          [(42)] (46) "Specified public utility" means an electrical corporation, gas corporation,
             264      or telephone corporation, as those terms are defined in Section 54-2-1 .
             265          (47) "State" includes any department, division, or agency of the state.
             266          [(43)] (48) "Street" means a public right-of-way, including a highway, avenue,
             267      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             268      or other way.
             269          [(44)] (49) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             270      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             271      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             272      installment plan or upon any and all other plans, terms, and conditions.
             273          (b) "Subdivision" includes:
             274          (i) the division or development of land whether by deed, metes and bounds
             275      description, devise and testacy, map, plat, or other recorded instrument; and
             276          (ii) except as provided in Subsection [(44)] (49)(c), divisions of land for residential
             277      and nonresidential uses, including land used or to be used for commercial, agricultural, and
             278      industrial purposes.
             279          (c) "Subdivision" does not include:
             280          (i) a bona fide division or partition of agricultural land for the purpose of joining one
             281      of the resulting separate parcels to a contiguous parcel of unsubdivided agricultural land, if


             282      neither the resulting combined parcel nor the parcel remaining from the division or partition
             283      violates an applicable land use ordinance;
             284          (ii) a recorded agreement between owners of adjoining unsubdivided properties
             285      adjusting their mutual boundary if:
             286          (A) no new lot is created; and
             287          (B) the adjustment does not violate applicable land use ordinances;
             288          (iii) a recorded document, executed by the owner of record:
             289          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             290      property into one legal description encompassing all such parcels of property; or
             291          (B) joining a subdivided parcel of property to another parcel of property that has not
             292      been subdivided, if the joinder does not violate applicable land use ordinances; or
             293          (iv) a recorded agreement between owners of adjoining subdivided properties
             294      adjusting their mutual boundary if:
             295          (A) no new dwelling lot or housing unit will result from the adjustment; and
             296          (B) the adjustment will not violate any applicable land use ordinance.
             297          (d) The joining of a subdivided parcel of property to another parcel of property that
             298      has not been subdivided does not constitute a subdivision under this Subsection [(44)] (49) as
             299      to the unsubdivided parcel of property or subject the unsubdivided parcel to the municipality's
             300      subdivision ordinance.
             301          [(45)] (50) "Transferrable development right" means the entitlement to develop land
             302      within a sending zone that would vest according to the municipality's existing land use
             303      ordinances on the date that a completed land use application is filed seeking the approval of
             304      development activity on the land.
             305          [(46)] (51) "Unincorporated" means the area outside of the incorporated area of a city
             306      or town.
             307          [(47)] (52) "Zoning map" means a map, adopted as part of a land use ordinance, that
             308      depicts land use zones, overlays, or districts.
             309          Section 2. Section 10-9a-305 is amended to read:


             310           10-9a-305. Other entities required to conform to municipality's land use
             311      ordinances -- Exceptions -- School districts and charter schools -- Submission of
             312      development plan and schedule.
             313          (1) (a) Each county, municipality, school district, charter school, local district, special
             314      service district, and political subdivision of the state shall conform to any applicable land use
             315      ordinance of any municipality when installing, constructing, operating, or otherwise using any
             316      area, land, or building situated within that municipality.
             317          (b) In addition to any other remedies provided by law, when a municipality's land use
             318      ordinance is violated or about to be violated by another political subdivision, that municipality
             319      may institute an injunction, mandamus, abatement, or other appropriate action or proceeding
             320      to prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             321          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             322      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             323      land use ordinance of a municipality located within the boundaries of a county of the first
             324      class when constructing a:
             325          (i) rail fixed guideway public transit facility that extends across two or more counties;
             326      or
             327          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             328      two or more counties, including:
             329          (A) platforms;
             330          (B) passenger terminals or stations;
             331          (C) park and ride facilities;
             332          (D) maintenance facilities;
             333          (E) all related utility lines, roadways, and other facilities serving the public transit
             334      facility; or
             335          (F) other auxiliary facilities.
             336          (b) The exemption from municipal land use ordinances under this Subsection (2) does
             337      not extend to any property not necessary for the construction or operation of a rail fixed


             338      guideway public transit facility.
             339          (c) A municipality located within the boundaries of a county of the first class may not,
             340      through an agreement under Title 11, Chapter 3, Interlocal Cooperation Act, require a public
             341      transit district under Title 17B, Chapter 2a, Part 8, Public Transit District Act, to obtain
             342      approval from the municipality prior to constructing a:
             343          (i) rail fixed guideway public transit facility that extends across two or more counties;
             344      or
             345          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             346      two or more counties, including:
             347          (A) platforms;
             348          (B) passenger terminals or stations;
             349          (C) park and ride facilities;
             350          (D) maintenance facilities;
             351          (E) all related utility lines, roadways, and other facilities serving the public transit
             352      facility; or
             353          (F) other auxiliary facilities.
             354          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             355      subject to a municipality's land use ordinances.
             356          (b) (i) Notwithstanding Subsection (4), a municipality may:
             357          (A) subject a charter school to standards within each zone pertaining to setback,
             358      height, bulk and massing regulations, off-site parking, curb cut, traffic circulation, and
             359      construction staging; and
             360          (B) impose regulations upon the location of a project that are necessary to avoid
             361      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             362          (ii) The standards to which a municipality may subject a charter school under
             363      Subsection (3)(b)(i) shall be objective standards only and may not be subjective.
             364          (iii) Except as provided in Subsection (8)(d), the only basis upon which a municipality
             365      may deny or withhold approval of a charter school's land use application is the charter school's


             366      failure to comply with a standard imposed under Subsection (3)(b)(i).
             367          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of
             368      an obligation to comply with a requirement of an applicable building or safety code to which it
             369      is otherwise obligated to comply.
             370          (4) A municipality may not:
             371          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             372      construction methods or materials, additional building inspections, municipal building codes,
             373      building use for educational purposes, or the placement or use of temporary classroom
             374      facilities on school property;
             375          (b) except as otherwise provided in this section, require a school district or charter
             376      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             377      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             378      children and not located on or contiguous to school property, unless the roadway or sidewalk
             379      is required to connect an otherwise isolated school site to an existing roadway;
             380          (c) require a district or charter school to pay fees not authorized by this section;
             381          (d) provide for inspection of school construction or assess a fee or other charges for
             382      inspection, unless the school district or charter school is unable to provide for inspection by an
             383      inspector, other than the project architect or contractor, who is qualified under criteria
             384      established by the state superintendent;
             385          (e) require a school district or charter school to pay any impact fee for an improvement
             386      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;
             387      or
             388          (f) impose regulations upon the location of a project except as necessary to avoid
             389      unreasonable risks to health or safety.
             390          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             391      the siting of a new school with the municipality in which the school is to be located, to:
             392          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             393      the impacts between the new school and future highways; and


             394          (b) maximize school, student, and site safety.
             395          (6) Notwithstanding Subsection (4)(d), a municipality may, at its discretion:
             396          (a) provide a walk-through of school construction at no cost and at a time convenient
             397      to the district or charter school; and
             398          (b) provide recommendations based upon the walk-through.
             399          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             400          (i) a municipal building inspector;
             401          (ii) (A) for a school district, a school district building inspector from that school
             402      district; or
             403          (B) for a charter school, a school district building inspector from the school district in
             404      which the charter school is located; or
             405          (iii) an independent, certified building inspector who is:
             406          (A) not an employee of the contractor;
             407          (B) approved by:
             408          (I) a municipal building inspector; or
             409          (II) (Aa) for a school district, a school district building inspector from that school
             410      district; or
             411          (Bb) for a charter school, a school district building inspector from the school district
             412      in which the charter school is located; and
             413          (C) licensed to perform the inspection that the inspector is requested to perform.
             414          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             415          (c) If a school district or charter school uses a school district or independent building
             416      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit
             417      to the state superintendent of public instruction and municipal building official, on a monthly
             418      basis during construction of the school building, a copy of each inspection certificate
             419      regarding the school building.
             420          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             421      within a municipality.


             422          (b) Each land use application for any approval required for a charter school, including
             423      an application for a building permit, shall be processed on a first priority basis.
             424          (c) Parking requirements for a charter school may not exceed the minimum parking
             425      requirements for schools or other institutional public uses throughout the municipality.
             426          (d) If a municipality has designated zones for a sexually oriented business, or a
             427      business which sells alcohol, a charter school may be prohibited from a location which would
             428      otherwise defeat the purpose for the zone unless the charter school provides a waiver.
             429          (e) (i) A school district or a charter school may seek a certificate authorizing
             430      permanent occupancy of a school building from:
             431          (A) the state superintendent of public instruction, as provided in Subsection
             432      53A-20-104 (3), if the school district or charter school used an independent building inspector
             433      for inspection of the school building; or
             434          (B) a municipal official with authority to issue the certificate, if the school district or
             435      charter school used a municipal building inspector for inspection of the school building.
             436          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             437      a school building if it used its own building inspector for inspection of the school building,
             438      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             439          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             440      school building from a school district official with authority to issue the certificate, if the
             441      charter school used a school district building inspector for inspection of the school building.
             442          (iv) A certificate authorizing permanent occupancy issued by the state superintendent
             443      of public instruction under Subsection 53A-20-104 (3) or a school district official with
             444      authority to issue the certificate shall be considered to satisfy any municipal requirement for
             445      an inspection or a certificate of occupancy.
             446          (9) (a) A specified public agency intending to develop its land shall submit to the land
             447      use authority a development plan and schedule:
             448          (i) as early as practicable in the development process, but no later than the
             449      commencement of construction; and


             450          (ii) with sufficient detail to enable the land use authority to assess:
             451          (A) the specified public agency's compliance with applicable land use ordinances;
             452          (B) the demand for public facilities listed in Subsections 11-36-102 (12)(a), (b), (c),
             453      (d), (e), and (g) caused by the development;
             454          (C) the amount of any applicable fee listed in Subsection 10-9a-510 (5);
             455          (D) any credit against an impact fee; and
             456          (E) the potential for waiving an impact fee.
             457          (b) The land use authority shall respond to a specified public agency's submission
             458      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             459      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             460      process of preparing the budget for the development.
             461          (10) Nothing in this section may be construed to modify or supersede Section
             462      10-9a-304 .
             463          Section 3. Section 10-9a-509 is amended to read:
             464           10-9a-509. Entitlement to approval of land use application -- High priority
             465      transportation corridor -- Limitations on municipality --Vesting upon submission of
             466      development plan and schedule.
             467          (1) (a) Except as provided in Subsection (1)(b), an applicant is entitled to approval of a
             468      land use application if the application conforms to the requirements of the municipality's land
             469      use maps, zoning map, and applicable land use ordinance in effect when a complete
             470      application is submitted and all application fees have been paid, unless:
             471          (i) the land use authority, on the record, finds that a compelling, countervailing public
             472      interest would be jeopardized by approving the application; or
             473          (ii) in the manner provided by local ordinance and before the application is submitted,
             474      the municipality has formally initiated proceedings to amend its ordinances in a manner that
             475      would prohibit approval of the application as submitted.
             476          (b) (i) Except as provided in Subsection (1)(c), an applicant is not entitled to approval
             477      of a land use application until the requirements of this Subsection (1)(b) have been met if the


             478      land use application relates to land located within the boundaries of a high priority
             479      transportation corridor designated in accordance with Section 72-5-403 .
             480          (ii) (A) A municipality shall notify the executive director of the Department of
             481      Transportation of any land use applications that relate to land located within the boundaries of
             482      a high priority transportation corridor.
             483          (B) The notification under Subsection (1)(b)(ii)(A) shall be in writing and mailed by
             484      certified or registered mail to the executive director of the Department of Transportation.
             485          (iii) Except as provided in Subsection (1)(c), a municipality may not approve a land
             486      use application that relates to land located within the boundaries of a high priority
             487      transportation corridor until:
             488          (A) 30 days after the notification under Subsection (1)(b)(ii) is received by the
             489      Department of Transportation if the land use application is for a building permit; or
             490          (B) 45 days after the notification under Subsection (1)(b)(ii) is received by the
             491      Department of Transportation if the land use application is for any land use other than a
             492      building permit.
             493          (c) (i) A land use application is exempt from the requirements of Subsection (1)(b) if:
             494          (A) the land use application relates to land that was the subject of a previous land use
             495      application; and
             496          (B) the previous land use application described under Subsection (1)(c)(i)(A)
             497      complied with the requirements of Subsection (1)(b).
             498          (ii) A municipality may approve a land use application without making the required
             499      notifications under Subsection (1)(b) if:
             500          (A) the land use application relates to land that was the subject of a previous land use
             501      application; and
             502          (B) the previous land use application described under Subsection (1)(c)(ii)(A)
             503      complied with the requirements of Subsection (1)(b).
             504          (d) After a municipality has complied with the requirements of Subsection (1)(b) for a
             505      land use application, the municipality may not withhold approval of the land use application


             506      for which the applicant is otherwise entitled under Subsection (1)(a).
             507          (e) The municipality shall process an application without regard to proceedings
             508      initiated to amend the municipality's ordinances as provided in Subsection (1)(a)(ii) if:
             509          (i) 180 days have passed since the proceedings were initiated; and
             510          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             511      application as submitted.
             512          (f) An application for a land use approval is considered submitted and complete when
             513      the application is provided in a form that complies with the requirements of applicable
             514      ordinances and all applicable fees have been paid.
             515          (g) The continuing validity of an approval of a land use application is conditioned
             516      upon the applicant proceeding after approval to implement the approval with reasonable
             517      diligence.
             518          (h) A municipality may not impose on a holder of an issued land use permit or
             519      approved subdivision plat a requirement that is not expressed:
             520          (i) in the land use permit or subdivision plat, documents on which the land use permit
             521      or subdivision plat is based, or the written record evidencing approval of the land use permit
             522      or subdivision plat; or
             523          (ii) in this chapter or the municipality's ordinances.
             524          (i) A municipality may not withhold issuance of a certificate of occupancy or
             525      acceptance of subdivision improvements because of an applicant's failure to comply with a
             526      requirement that is not expressed:
             527          (i) in the building permit or subdivision plat, documents on which the building permit
             528      or subdivision plat is based, or the written record evidencing approval of the land use permit
             529      or subdivision plat; or
             530          (ii) in this chapter or the municipality's ordinances.
             531          (2) A municipality is bound by the terms and standards of applicable land use
             532      ordinances and shall comply with mandatory provisions of those ordinances.
             533          (3) Upon a specified public agency's submission of a development plan and schedule


             534      as required in Subsection 10-9a-305 (9) that complies with the requirements of that subsection,
             535      the specified public agency vests in the municipality's applicable land use maps, zoning map,
             536      hookup fees, impact fees, other applicable development fees, and land use ordinances in effect
             537      on the date of submission.
             538          Section 4. Section 10-9a-510 is amended to read:
             539           10-9a-510. Limit on fees.
             540          (1) A municipality may not impose or collect a fee for reviewing or approving the
             541      plans for a commercial or residential building that exceeds the lesser of:
             542          (a) the actual cost of performing the plan review; and
             543          (b) 65% of the amount the municipality charges for a building permit fee for that
             544      building.
             545          (2) Subject to Subsection (1), a municipality may impose and collect only a nominal
             546      fee for reviewing and approving identical plans.
             547          (3) A municipality may not impose or collect a hookup fee that exceeds the reasonable
             548      cost of installing and inspecting the pipe, line, meter, and appurtenance to connect to the
             549      municipal water, sewer, storm water, power, or other utility system.
             550          (4) A municipality may not impose or collect:
             551          (a) a land use application fee that exceeds the reasonable cost of processing the
             552      application; or
             553          (b) an inspection or review fee that exceeds the reasonable cost of performing the
             554      inspection or review.
             555          (5) A municipality may not impose on or collect from a public agency any fee
             556      associated with the public agency's development of its land other than:
             557          (a) subject to Subsection (4), a fee for a development service that the public agency
             558      does not itself provide;
             559          (b) subject to Subsection (3), a hookup fee; and
             560          (c) an impact fee for a public facility listed in Subsection 11-36-102 (12)(a), (b), (c),
             561      (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).


             562          Section 5. Section 11-36-102 is amended to read:
             563           11-36-102. Definitions.
             564          As used in this chapter:
             565          (1) "Building permit fee" means the fees charged to enforce the uniform codes adopted
             566      pursuant to Title 58, Chapter 56, Utah Uniform Building Standards Act, that are not greater
             567      than the fees indicated in the appendix to the International Building Code.
             568          (2) "Capital facilities plan" means the plan required by Section 11-36-201 .
             569          (3) "Development activity" means any construction or expansion of a building,
             570      structure, or use, any change in use of a building or structure, or any changes in the use of land
             571      that creates additional demand and need for public facilities.
             572          (4) "Development approval" means:
             573          (a) except as provided in Subsection (4)(b), any written authorization from a local
             574      political subdivision that authorizes the commencement of development activity[.]; or
             575          (b) development activity, for a public entity that may develop without written
             576      authorization from a local political subdivision.
             577          (5) "Enactment" means:
             578          (a) a municipal ordinance, for a municipality;
             579          (b) a county ordinance, for a county; and
             580          (c) a governing board resolution, for a local district, special service district, or private
             581      entity.
             582          (6) "Hookup [fees] fee" means [reasonable fees, not in excess of the approximate
             583      average costs to the political subdivision, for services provided for and directly attributable to
             584      the connection to utility services, including] a fee for the installation and inspection of any
             585      pipe, line, meter, or appurtenance to connect to a gas, water, sewer, storm water, power, or
             586      other [municipal] utility system of a municipality, county, local district, [or] special service
             587      district [utility services], or private entity.
             588          (7) (a) "Impact fee" means a payment of money imposed upon new development
             589      activity as a condition of development approval to mitigate the impact of the new development


             590      on public facilities.
             591          (b) "Impact fee" does not mean a tax, a special assessment, a building permit fee, a
             592      hookup fee, a fee for project improvements, or other reasonable permit or application fee.
             593          (8) (a) "Local political subdivision" means a county, a municipality, a local district
             594      under Title 17B, Limited Purpose Local Government Entities - Local Districts, or a special
             595      service district under Title 17D, Chapter 1, Special Service District Act.
             596          (b) "Local political subdivision" does not mean a school district, whose impact fee
             597      activity is governed by Section 53A-20-100.5 .
             598          (9) "Private entity" means an entity with private ownership that provides culinary
             599      water that is required to be used as a condition of development.
             600          (10) (a) "Project improvements" means site improvements and facilities that are:
             601          (i) planned and designed to provide service for development resulting from a
             602      development activity; [and]
             603          (ii) necessary for the use and convenience of the occupants or users of development
             604      resulting from a development activity[.]; and
             605          (iii) not identified or reimbursed as a system improvement.
             606          (b) "Project improvements" does not mean system improvements.
             607          (11) "Proportionate share" means the cost of public facility improvements that are
             608      roughly proportionate and reasonably related to the service demands and needs of any
             609      development activity.
             610          (12) "Public facilities" means only the following capital facilities that have a life
             611      expectancy of ten or more years and are owned or operated by or on behalf of a local political
             612      subdivision or private entity:
             613          (a) water rights and water supply, treatment, and distribution facilities;
             614          (b) wastewater collection and treatment facilities;
             615          (c) storm water, drainage, and flood control facilities;
             616          (d) municipal power facilities;
             617          (e) roadway facilities;


             618          (f) parks, recreation facilities, open space, and trails; and
             619          (g) public safety facilities.
             620          (13) (a) "Public safety facility" means:
             621          (i) a building constructed or leased to house police, fire, or other public safety entities;
             622      or
             623          (ii) a fire suppression vehicle with a ladder reach of at least 75 feet, costing in excess
             624      of $1,250,000, that is necessary for fire suppression in commercial areas with one or more
             625      buildings at least five stories high.
             626          (b) "Public safety facility" does not mean a jail, prison, or other place of involuntary
             627      incarceration.
             628          (14) (a) "Roadway facilities" means streets or roads that have been designated on an
             629      officially adopted subdivision plat, roadway plan, or general plan of a political subdivision,
             630      together with all necessary appurtenances.
             631          (b) "Roadway facilities" includes associated improvements to federal or state
             632      roadways only when the associated improvements:
             633          (i) are necessitated by the new development; and
             634          (ii) are not funded by the state or federal government.
             635          (c) "Roadway facilities" does not mean federal or state roadways.
             636          (15) (a) "Service area" means a geographic area designated by a local political
             637      subdivision on the basis of sound planning or engineering principles in which a defined set of
             638      public facilities provide service within the area.
             639          (b) "Service area" may include the entire local political subdivision.
             640          (16) "Specified public agency" means:
             641          (a) the state;
             642          (b) a school district; or
             643          (c) a charter school.
             644          [(16)] (17) (a) "System improvements" means:
             645          (i) existing public facilities that are:


             646          (A) identified in the impact fee analysis under Section 11-36-201 ; and
             647          (B) designed to provide services to service areas within the community at large; and
             648          (ii) future public facilities identified in [a capital facilities plan] the impact fee
             649      analysis under Section 11-36-201 that are intended to provide services to service areas within
             650      the community at large.
             651          (b) "System improvements" does not mean project improvements.
             652          Section 6. Section 11-36-201 is amended to read:
             653           11-36-201. Impact fees -- Analysis -- Capital facilities plan -- Notice of plan --
             654      Summary -- Exemptions.
             655          (1) (a) (i) Each local political subdivision and private entity shall comply with the
             656      requirements of this chapter before establishing or modifying any impact fee.
             657          (ii) A fee that meets the definition of impact fee under Section 11-36-102 is an impact
             658      fee subject to this chapter, regardless of what term the local political subdivision or private
             659      entity uses to refer to the fee.
             660          (iii) A local political subdivision or private entity may not avoid application of this
             661      chapter to a fee that meets the definition of an impact fee under Section 11-36-102 by
             662      referring to the fee by another name.
             663          (b) A local political subdivision may not:
             664          (i) establish any new impact fees that are not authorized by this chapter; or
             665          (ii) impose or charge any other fees as a condition of development approval unless
             666      those fees are a reasonable charge for the service provided.
             667          (c) Notwithstanding any other requirements of this chapter, each local political
             668      subdivision shall ensure that each existing impact fee that is charged for any public facility not
             669      authorized by Subsection 11-36-102 (12) is repealed by July 1, 1995.
             670          [(d) (i) Existing impact fees that a local political subdivision charges for public
             671      facilities authorized in Subsection 11-36-102 (12) need not comply with the requirements of
             672      this chapter until July 1, 1997.]
             673          [(ii) By July 1, 1997, each local political subdivision shall:]


             674          [(A) review any impact fees in existence as of the effective date of this act, and
             675      prepare and approve the analysis required by this section for each of those impact fees; and]
             676          [(B)] (d) Each local political subdivision shall ensure that the impact fees comply with
             677      the requirements of this chapter.
             678          (2) (a) Before imposing impact fees, each local political subdivision and private entity
             679      shall, except as provided in Subsection (2)(f), prepare a capital facilities plan to determine the
             680      public facilities required to serve development resulting from new development activity.
             681          (b) (i) As used in this Subsection (2)(b):
             682          (A) (I) "Affected entity" means each county, municipality, local district under Title
             683      17B, Limited Purpose Local Government Entities - Local Districts, special service district
             684      under Title 17D, Chapter 1, Special Service District Act, school district, interlocal cooperation
             685      entity established under Chapter 13, Interlocal Cooperation Act, and specified public utility:
             686          (Aa) whose services or facilities are likely to require expansion or significant
             687      modification because of the facilities proposed in the proposed capital facilities plan; or
             688          (Bb) that has filed with the local political subdivision or private entity a copy of the
             689      general or long-range plan of the county, municipality, local district, special service district,
             690      school district, interlocal cooperation entity, or specified public utility.
             691          (II) "Affected entity" does not include the local political subdivision or private entity
             692      that is required under this Subsection (2) to provide notice.
             693          (B) "Specified public utility" means an electrical corporation, gas corporation, or
             694      telephone corporation, as those terms are defined in Section 54-2-1 .
             695          (ii) Before preparing or amending a capital facilities plan, each local political
             696      subdivision and each private entity shall provide written notice, as provided in this Subsection
             697      (2)(b), of its intent to prepare or amend a capital facilities plan.
             698          (iii) Each notice under Subsection (2)(b)(ii) shall:
             699          (A) indicate that the local political subdivision or private entity intends to prepare or
             700      amend a capital facilities plan;
             701          (B) describe or provide a map of the geographic area where the proposed capital


             702      facilities will be located;
             703          (C) be sent to:
             704          (I) each county in whose unincorporated area and each municipality in whose
             705      boundaries is located the land on which the proposed facilities will be located;
             706          (II) each affected entity;
             707          (III) the Automated Geographic Reference Center created in Section 63F-1-506 ;
             708          (IV) the association of governments, established pursuant to an interlocal agreement
             709      under Title 11, Chapter 13, Interlocal Cooperation Act, in which the facilities are proposed to
             710      be located;
             711          (V) the state planning coordinator appointed under Section 63J-4-202 ;
             712          (VI) the registered agent of the Utah Home Builders Association;
             713          (VII) the registered agent of the Utah Association of Realtors; and
             714          (VIII) the registered agent of the Utah Chapter of the Associated General Contractors
             715      of America; and
             716          (D) with respect to the notice to an affected entity, invite the affected entity to provide
             717      information for the local political subdivision or private entity to consider in the process of
             718      preparing, adopting, and implementing or amending a capital facilities plan concerning:
             719          (I) impacts that the facilities proposed in the capital facilities plan may have on the
             720      affected entity; and
             721          (II) facilities or uses of land that the affected entity is planning or considering that may
             722      conflict with the facilities proposed in the capital facilities plan.
             723          (c) The plan shall identify:
             724          (i) demands placed upon existing public facilities by new development activity; and
             725          (ii) the proposed means by which the local political subdivision will meet those
             726      demands.
             727          (d) A municipality or county need not prepare a separate capital facilities plan if the
             728      general plan required by Section 10-9a-401 or 17-27a-401 , respectively, contains the elements
             729      required by Subsection (2)(c).


             730          (e) (i) If a local political subdivision chooses to prepare an independent capital
             731      facilities plan rather than include a capital facilities element in the general plan, the local
             732      political subdivision shall:
             733          (A) before preparing or contracting to prepare or amending or contracting to amend
             734      the independent capital facilities plan, send written notice:
             735          (I) to:
             736          (Aa) the registered agent of the Utah Home Builders Association;
             737          (Bb) the registered agent of the Utah Association of Realtors; and
             738          (Cc) the registered agent of the Utah Chapter of the Associated General Contractors of
             739      America;
             740          (II) stating the local political subdivision's intent to prepare or amend a capital
             741      facilities plan; and
             742          (III) inviting each of the notice recipients to participate in the preparation of or
             743      amendment to the capital facilities plan; and
             744          (B) before adopting or amending the capital facilities plan:
             745          (I) give public notice of the plan or amendment according to Subsection (2)(e)(ii)(A),
             746      (B), or (C), as the case may be, at least 14 days before the date of the public hearing;
             747          (II) make a copy of the plan or amendment, together with a summary designed to be
             748      understood by a lay person, available to the public;
             749          (III) place a copy of the plan or amendment and summary in each public library within
             750      the local political subdivision; and
             751          (IV) hold a public hearing to hear public comment on the plan or amendment.
             752          (ii) With respect to the public notice required under Subsection (2)(e)(i)(B)(I):
             753          (A) each municipality shall comply with the notice and hearing requirements of, and,
             754      except as provided in Subsection 11-36-401 (4)(f), receive the protections of Sections
             755      10-9a-205 and 10-9a-801 and Subsection 10-9a-502 (2);
             756          (B) each county shall comply with the notice and hearing requirements of, and, except
             757      as provided in Subsection 11-36-401 (4)(f), receive the protections of Sections 17-27a-205 and


             758      17-27a-801 and Subsection 17-27a-502 (2); and
             759          (C) each local district, special service district, and private entity shall comply with the
             760      notice and hearing requirements of, and receive the protections of, Section 17B-1-111 .
             761          (iii) Nothing contained in this Subsection (2)(e) or in the subsections referenced in
             762      Subsections (2)(e)(ii)(A) and (B) may be construed to require involvement by a planning
             763      commission in the capital facilities planning process.
             764          (f) (i) A local political subdivision with a population or serving a population of less
             765      than 5,000 as of the last federal census need not comply with the capital facilities plan
             766      requirements of this part, but shall ensure that:
             767          (A) the impact fees that the local political subdivision imposes are based upon a
             768      reasonable plan; and
             769          (B) each applicable notice required by this chapter is given.
             770          (ii) Subsection (2)(f)(i) does not apply to private entities.
             771          (3) In preparing the plan, each local political subdivision shall generally consider all
             772      revenue sources, including impact fees and anticipated dedication of system improvements, to
             773      finance the impacts on system improvements.
             774          (4) A local political subdivision or private entity may only impose impact fees on
             775      development activities when its plan for financing system improvements establishes that
             776      impact fees are necessary to achieve an equitable allocation to the costs borne in the past and
             777      to be borne in the future, in comparison to the benefits already received and yet to be received.
             778          (5) (a) Subject to the notice requirement of Subsection (5)(b), each local political
             779      subdivision and private entity intending to impose an impact fee shall prepare a written
             780      analysis of each impact fee that:
             781          (i) identifies the anticipated impact on or consumption of any existing capacity of a
             782      public facility by the anticipated development activity;
             783          [(i)] (ii) identifies the anticipated impact on system improvements required by the
             784      anticipated development activity to maintain the established level of service for each public
             785      facility;


             786          [(ii)] (iii) demonstrates how those anticipated impacts [on system improvements] are
             787      reasonably related to the anticipated development activity;
             788          [(iii)] (iv) estimates the proportionate share of:
             789          (A) the costs for existing capacity that will be recouped; and
             790          (B) the costs of impacts on system improvements that are reasonably related to the
             791      new development activity; and
             792          (iv) based upon those factors and the requirements of this chapter, identifies how the
             793      impact fee was calculated.
             794          (b) Before preparing or contracting to prepare the written analysis required under
             795      Subsection (5)(a), each local political subdivision or private entity shall provide:
             796          (i) public notice; and
             797          (ii) written notice:
             798          (A) to:
             799          (I) the registered agent of the Utah Home Builders Association;
             800          (II) the registered agent of the Utah Association of Realtors; and
             801          (III) the registered agent of the Utah Chapter of the Associated General Contractors of
             802      America;
             803          (B) indicating the local political subdivision or private entity's intent to prepare or
             804      contract to prepare a written analysis of an impact fee; and
             805          (C) inviting each notice recipient to participate in the preparation of the written
             806      analysis.
             807          (c) In analyzing whether or not the proportionate share of the costs of public facilities
             808      are reasonably related to the new development activity, the local political subdivision or
             809      private entity, as the case may be, shall identify, if applicable:
             810          (i) the cost of each existing public [facilities] facility that has excess capacity to serve
             811      the anticipated development resulting from the new development activity;
             812          (ii) the cost of system improvements for each public facility;
             813          [(ii)] (iii) other than impact fees, the manner of financing [existing] each public


             814      [facilities] facility, such as user charges, special assessments, bonded indebtedness, general
             815      taxes, or federal grants;
             816          [(iii)] (iv) the relative extent to which [the newly developed properties and other
             817      properties have already contributed to the cost of] development activity will contribute to
             818      financing the excess capacity of and system improvements for each existing public [facilities]
             819      facility, by such means as user charges, special assessments, or payment from the proceeds of
             820      general taxes;
             821          [(iv)] (v) the relative extent to which [the newly developed properties and other
             822      properties] development activity will contribute to the cost of existing public facilities and
             823      system improvements in the future;
             824          [(v)] (vi) the extent to which the [newly developed properties are] development
             825      activity is entitled to a credit against impact fees because the [local political subdivision or
             826      private entity, as the case may be, requires its developers or owners, by contractual
             827      arrangement or otherwise, to provide common facilities] development activity will dedicate
             828      system improvements or public facilities that will offset the demand for system improvements,
             829      inside or outside the proposed development[, that have been provided by the local political
             830      subdivision or private entity, respectively, and financed through general taxation or other
             831      means, apart from user charges, in other parts of the service area];
             832          [(vi)] (vii) extraordinary costs, if any, in servicing the newly developed properties; and
             833          [(vii)] (viii) the time-price differential inherent in fair comparisons of amounts paid at
             834      different times.
             835          (d) Each local political subdivision and private entity that prepares a written analysis
             836      under this Subsection (5) on or after July 1, 2000 shall also prepare a summary of the written
             837      analysis, designed to be understood by a lay person.
             838          (6) Each local political subdivision that adopts an impact fee enactment under Section
             839      11-36-202 on or after July 1, 2000 shall, at least 14 days before adopting the enactment,
             840      submit a copy of the written analysis required by Subsection (5)(a) and a copy of the
             841      summary required by Subsection (5)(d) to:


             842          (a) each public library within the local political subdivision;
             843          (b) the registered agent of the Utah Home Builders Association;
             844          (c) the registered agent of the Utah Association of Realtors; and
             845          (d) the registered agent of the Utah Chapter of the Associated General Contractors of
             846      America.
             847          (7) Nothing in this chapter may be construed to repeal or otherwise eliminate any
             848      impact fee in effect on the effective date of this chapter that is pledged as a source of revenues
             849      to pay bonded indebtedness that was incurred before the effective date of this chapter.
             850          Section 7. Section 11-36-202 is amended to read:
             851           11-36-202. Impact fees -- Enactment -- Required provisions -- Effective date.
             852          (1) (a) Each local political subdivision and private entity wishing to impose impact
             853      fees shall pass an impact fee enactment.
             854          (b) The impact fee imposed by that enactment may not exceed the highest fee justified
             855      by the impact fee analysis performed pursuant to Section 11-36-201 .
             856          (c) In calculating the impact fee, a local political subdivision or private entity may
             857      include:
             858          (i) the construction contract price;
             859          (ii) the cost of acquiring land, improvements, materials, and fixtures;
             860          (iii) the cost for planning, surveying, and engineering fees for services provided for
             861      and directly related to the construction of the system improvements; and
             862          (iv) debt service charges, if the political subdivision might use impact fees as a
             863      revenue stream to pay the principal and interest on bonds, notes, or other obligations issued to
             864      finance the costs of the system improvements.
             865          (d) In calculating an impact fee, a local political subdivision may not include an
             866      expense for overhead unless the expense is calculated pursuant to a methodology that is
             867      consistent with:
             868          (i) generally accepted cost accounting practices; and
             869          (ii) the methodological standards set forth by the federal Office of Management and


             870      Budget for federal grant reimbursement.
             871          (e) In calculating an impact fee, each local political subdivision shall base amounts
             872      calculated under Subsection (1)(c) on realistic estimates, and the assumptions underlying those
             873      estimates shall be disclosed in the impact fee analysis.
             874          (f) Each local political subdivision and private entity that intends to enact an impact
             875      fee enactment shall:
             876          (i) at least 14 days before the date of the public hearing:
             877          (A) make a copy of the impact fee enactment available to the public; and
             878          (B) mail a written copy of the impact fee enactment to:
             879          (I) the registered agent of the Utah Home Builders Association;
             880          (II) the registered agent of the Utah Association of Realtors; and
             881          (III) the registered agent of the Utah Chapter of the Associated General Contractors of
             882      America; and
             883          (ii) (A) for a municipality, comply with the notice and hearing requirements of, and,
             884      except as provided in Subsection 11-36-401 (4)(f), receive the protections of Sections
             885      10-9a-205 and 10-9a-801 ;
             886          (B) for a county, comply with the notice and hearing requirements of, and, except as
             887      provided in Subsection 11-36-401 (4)(f), receive the protections of Sections 17-27a-205 and
             888      17-27a-801 ; and
             889          (C) for a local district or special service district, comply with the notice and hearing
             890      requirements of, and receive the protections of, Section 17B-1-111 .
             891          (g) Nothing contained in Subsection (1)(f) may be construed to require involvement
             892      by a planning commission in the impact fee enactment process.
             893          (2) The local political subdivision or private entity shall ensure that the impact fee
             894      enactment:
             895          (a) contains:
             896          (i) a provision establishing one or more service areas within which the local political
             897      subdivision or private entity calculates and imposes impact fees for various land use


             898      categories;
             899          (ii) (A) a schedule of impact fees for each type of development activity that specifies
             900      the amount of the impact fee to be imposed for each type of system improvement; or
             901          (B) the formula that the local political subdivision or private entity, as the case may
             902      be, will use to calculate each impact fee;
             903          (iii) a provision authorizing the local political subdivision or private entity, as the case
             904      may be, to adjust the standard impact fee at the time the fee is charged to:
             905          (A) respond to:
             906          (I) unusual circumstances in specific cases; [and] or
             907          (II) a request for a prompt and individualized impact fee review for the development
             908      activity of the state or a school district or charter school; and
             909          (B) ensure that the impact fees are imposed fairly; and
             910          (iv) a provision governing calculation of the amount of the impact fee to be imposed
             911      on a particular development that permits adjustment of the amount of the fee based upon
             912      studies and data submitted by the developer; and
             913          (b) allows a developer to receive a credit against or proportionate reimbursement of an
             914      impact fee if:
             915          (i) the developer [is required by the local political subdivision, as a condition of
             916      development activity approval, to]:
             917          (A) [dedicate] dedicates land for a system improvement;
             918          (B) [improve] builds and dedicates some or all of a system improvement; or
             919          (C) [provide new construction] dedicates a public facility that the local political
             920      subdivision or private entity and the developer agree will reduce the need for a system
             921      improvement[;].
             922          [(ii) the system improvement is included in the impact fee analysis; and]
             923          [(iii) the land, improvement, or new construction provides a system improvement that
             924      exceeds the requirements for the project.]
             925          (3) A local political subdivision or private entity may include a provision in an impact


             926      fee enactment that:
             927          (a) provides an impact fee exemption for:
             928          (i) development activity attributable to:
             929          [(a) exempts] (A) low income housing [and];
             930          (B) the state;
             931          (C) a school district; or
             932          (D) a charter school; or
             933          (ii) other development [activities] activity with a broad public [purposes from impact
             934      fees] purpose; and
             935          (b) establishes one or more sources of funds other than impact fees to pay for that
             936      development activity[;].
             937          [(b) imposes an impact fee for public facility costs previously incurred by a local
             938      political subdivision or private entity, as the case may be, to the extent that new growth and
             939      development will be served by the previously constructed improvement; and]
             940          [(c) allows] (4) A local political subdivision or private entity shall include a provision
             941      in an impact fee enactment that requires a credit against impact fees for any dedication of land
             942      for, improvement to, or new construction of, any system improvements provided by the
             943      developer if the facilities:
             944          [(i) are identified in the capital facilities plan; and]
             945          [(ii) are required by the local political subdivision as a condition of approving the
             946      development activity.]
             947          (a) are system improvements; or
             948          (b) (i) are dedicated to the public; and
             949          (ii) offset the need for an identified system improvement.
             950          [(4)] (5) [Except as provided in Subsection (3)(b), the] A local political subdivision
             951      may not impose an impact fee to:
             952          (a) cure deficiencies in a public [facilities] facility serving existing development[.]; or
             953          (b) raise the established level of service of a public facility serving existing


             954      development.
             955          (5) Notwithstanding the requirements and prohibitions of this chapter, a local political
             956      subdivision may impose and assess an impact fee for environmental mitigation when:
             957          (a) the local political subdivision has formally agreed to fund a Habitat Conservation
             958      Plan to resolve conflicts with the Endangered Species Act of 1973, 16 U.S.C. Sec 1531, et seq.
             959      or other state or federal environmental law or regulation;
             960          (b) the impact fee bears a reasonable relationship to the environmental mitigation
             961      required by the Habitat Conservation Plan; and
             962          (c) the legislative body of the local political subdivision adopts an ordinance or
             963      resolution:
             964          (i) declaring that an impact fee is required to finance the Habitat Conservation Plan;
             965          (ii) establishing periodic sunset dates for the impact fee; and
             966          (iii) requiring the legislative body to:
             967          (A) review the impact fee on those sunset dates;
             968          (B) determine whether or not the impact fee is still required to finance the Habitat
             969      Conservation Plan; and
             970          (C) affirmatively reauthorize the impact fee if the legislative body finds that the
             971      impact fee must remain in effect.
             972          [(6) Each political subdivision shall ensure that any existing impact fee for
             973      environmental mitigation meets the requirements of Subsection (5) by July 1, 1995.]
             974          [(7)] (6) Notwithstanding any other provision of this chapter:
             975          (a) a municipality imposing impact fees to fund fire trucks as of the effective date of
             976      this act may impose impact fees for fire trucks until July 1, 1997; [and]
             977          (b) an impact fee to pay for a public safety facility that is a fire suppression vehicle
             978      may not be imposed with respect to land that has a zoning designation other than
             979      commercial[.];
             980          (c) an impact fee for a road facility may be imposed on the state only if and to the
             981      extent that:


             982          (i) the state's development causes an impact on the road facility; and
             983          (ii) the portion of the road facility related to an impact fee is not funded by the state or
             984      by the federal government; and
             985          (d) to the extent that the impact fee includes a component for a law enforcement
             986      facility, the impact fee may not be imposed on development activity for:
             987          (i) the Utah National Guard;
             988          (ii) the Utah Highway Patrol; or
             989          (iii) a state institution of higher education that has its own police force.
             990          [(8)] (7) Notwithstanding any other provision of this chapter, a local political
             991      subdivision may impose and collect impact fees on behalf of a school district if authorized by
             992      Section 53A-20-100.5 .
             993          [(9)] (8) An impact fee enactment may not take effect until 90 days after it is enacted.
             994          Section 8. Section 11-36-302 is amended to read:
             995           11-36-302. Impact fees -- Expenditure.
             996          (1) A local political subdivision may expend impact fees only for a system
             997      improvement:
             998          (a) [system improvements for public facilities] identified in the capital facilities plan;
             999      and
             1000          (b) [system improvements] for the specific public facility type for which the fee was
             1001      collected.
             1002          (2) (a) Except as provided in Subsection (2)(b), a local political subdivision shall
             1003      expend or encumber the impact fees for a permissible use within six years of their receipt.
             1004          (b) A local political subdivision may hold the fees for longer than six years if it
             1005      identifies, in writing:
             1006          (i) an extraordinary and compelling reason why the fees should be held longer than six
             1007      years; and
             1008          (ii) an absolute date by which the fees will be expended.
             1009          Section 9. Section 11-36-401 is amended to read:


             1010           11-36-401. Impact fees -- Challenges -- Appeals.
             1011          (1) Any person or entity residing in or owning property within a service area, and any
             1012      organization, association, or corporation representing the interests of persons or entities
             1013      owning property within a service area, may file a declaratory judgment action challenging the
             1014      validity of the fee.
             1015          (2) (a) Any person or entity required to pay an impact fee who believes the fee does
             1016      not meet the requirements of law may file a written request for information with the local
             1017      political subdivision who established the fee.
             1018          (b) Within two weeks [of] after the receipt of the request for information, the local
             1019      political subdivision shall provide the person or entity with the written analysis required by
             1020      Section 11-36-201 , the capital facilities plan, and with any other relevant information relating
             1021      to the impact fee.
             1022          (3) (a) Any local political subdivision may establish, by ordinance or resolution, an
             1023      administrative appeals procedure to consider and decide challenges to impact fees.
             1024          (b) If the local political subdivision establishes an administrative appeals procedure,
             1025      the local political subdivision shall ensure that the procedure includes a requirement that the
             1026      local political subdivision make its decision no later than 30 days after the date the challenge
             1027      to the impact fee is filed.
             1028          (4) (a) In addition to the method of challenging an impact fee under Subsection (1), a
             1029      person or entity that has paid an impact fee that was imposed by a local political subdivision
             1030      may challenge:
             1031          (i) if the impact fee enactment was adopted on or after July 1, 2000:
             1032          (A) whether the local political subdivision complied with the notice requirements of
             1033      this chapter with respect to the imposition of the impact fee; and
             1034          (B) whether the local political subdivision complied with other procedural
             1035      requirements of this chapter for imposing the impact fee; and
             1036          (ii) except as limited by Subsection (4)(a)(i), the impact fee.
             1037          (b) A challenge under Subsection (4)(a) may not be initiated unless it is initiated


             1038      within:
             1039          (i) for a challenge under Subsection (4)(a)(i)(A), 30 days after the person or entity
             1040      pays the impact fee;
             1041          (ii) for a challenge under Subsection (4)(a)(i)(B), 180 days after the person or entity
             1042      pays the impact fee; or
             1043          (iii) for a challenge under Subsection (4)(a)(ii), one year after the person or entity pays
             1044      the impact fee.
             1045          (c) A challenge under Subsection (4)(a) is initiated by filing:
             1046          (i) if the local political subdivision has established an administrative appeals
             1047      procedure under Subsection (3), the necessary document, under the administrative appeals
             1048      procedure, for initiating the administrative appeal;
             1049          (ii) a request for arbitration as provided in Subsection 11-36-402 (1); or
             1050          (iii) an action in district court.
             1051          (d) (i) The sole remedy for a challenge under Subsection (4)(a)(i)(A) is the equitable
             1052      remedy of requiring the local political subdivision to correct the defective notice and repeat
             1053      the process.
             1054          (ii) The sole remedy for a challenge under Subsection (4)(a)(i)(B) is the equitable
             1055      remedy of requiring the local political subdivision to correct the defective process.
             1056          (iii) The sole remedy for a challenge under Subsection (4)(a)(ii) is a refund of the
             1057      difference between what the person or entity paid as an impact fee and the amount the impact
             1058      fee should have been if it had been correctly calculated.
             1059          (e) Nothing in this Subsection (4) may be construed as requiring a person or entity to
             1060      exhaust administrative remedies with the local political subdivision before filing an action in
             1061      district court under this Subsection (4).
             1062          (f) The protections given to a municipality under Section 10-9a-801 and to a county
             1063      under Section 17-27a-801 do not apply in a challenge under Subsection (4)(a)(i)(A).
             1064          (5) The judge may award reasonable attorneys' fees and costs to the prevailing party in
             1065      any action brought under this section.


             1066          (6) Nothing in this chapter may be construed as restricting or limiting any rights to
             1067      challenge impact fees that were paid before the effective date of this chapter.
             1068          Section 10. Section 11-36-401.5 is enacted to read:
             1069          11-36-401.5. Mediation.
             1070          (1) In addition to the methods of challenging an impact fee under Section 11-36-401 , a
             1071      specified public agency may require a local political subdivision or private entity to participate
             1072      in mediation of any applicable fee.
             1073          (2) To require mediation, the specified public agency shall submit a written request for
             1074      mediation to the local political subdivision or private entity.
             1075          (3) The specified public agency may submit a request for mediation under this section
             1076      at any time, but no later than 30 days after the impact fee is paid.
             1077          (4) Upon the submission of a request for mediation under this section, the local
             1078      political subdivision or private entity shall:
             1079          (a) cooperate with the specified public agency in the selection of a mediator; and
             1080          (b) participate in the mediation process.
             1081          Section 11. Section 17-27a-103 is amended to read:
             1082           17-27a-103. Definitions.
             1083          As used in this chapter:
             1084          (1) "Affected entity" means a county, municipality, local district, special service
             1085      district under Title 17D, Chapter 1, Special Service District Act, school district, interlocal
             1086      cooperation entity established under Title 11, Chapter 13, Interlocal Cooperation Act,
             1087      specified property owner, property owners association, public utility, or the Utah Department
             1088      of Transportation, if:
             1089          (a) the entity's services or facilities are likely to require expansion or significant
             1090      modification because of an intended use of land;
             1091          (b) the entity has filed with the county a copy of the entity's general or long-range
             1092      plan; or
             1093          (c) the entity has filed with the county a request for notice during the same calendar


             1094      year and before the county provides notice to an affected entity in compliance with a
             1095      requirement imposed under this chapter.
             1096          (2) "Appeal authority" means the person, board, commission, agency, or other body
             1097      designated by ordinance to decide an appeal of a decision of a land use application or a
             1098      variance.
             1099          (3) "Billboard" means a freestanding ground sign located on industrial, commercial, or
             1100      residential property if the sign is designed or intended to direct attention to a business,
             1101      product, or service that is not sold, offered, or existing on the property where the sign is
             1102      located.
             1103          (4) "Charter school" includes:
             1104          (a) an operating charter school;
             1105          (b) a charter school applicant that has its application approved by a chartering entity
             1106      in accordance with Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act; and
             1107          (c) an entity who is working on behalf of a charter school or approved charter
             1108      applicant to develop or construct a charter school building.
             1109          (5) "Chief executive officer" means the person or body that exercises the executive
             1110      powers of the county.
             1111          (6) "Conditional use" means a land use that, because of its unique characteristics or
             1112      potential impact on the county, surrounding neighbors, or adjacent land uses, may not be
             1113      compatible in some areas or may be compatible only if certain conditions are required that
             1114      mitigate or eliminate the detrimental impacts.
             1115          (7) "Constitutional taking" means a governmental action that results in a taking of
             1116      private property so that compensation to the owner of the property is required by the:
             1117          (a) Fifth or Fourteenth Amendment of the Constitution of the United States; or
             1118          (b) Utah Constitution Article I, Section 22.
             1119          (8) "Culinary water authority" means the department, agency, or public entity with
             1120      responsibility to review and approve the feasibility of the culinary water system and sources
             1121      for the subject property.


             1122          (9) "Development activity" means:
             1123          (a) any construction or expansion of a building, structure, or use that creates additional
             1124      demand and need for public facilities;
             1125          (b) any change in use of a building or structure that creates additional demand and
             1126      need for public facilities; or
             1127          (c) any change in the use of land that creates additional demand and need for public
             1128      facilities.
             1129          (10) (a) "Disability" means a physical or mental impairment that substantially limits
             1130      one or more of a person's major life activities, including a person having a record of such an
             1131      impairment or being regarded as having such an impairment.
             1132          (b) "Disability" does not include current illegal use of, or addiction to, any federally
             1133      controlled substance, as defined in Section 102 of the Controlled Substances Act, 21 U.S.C.
             1134      802.
             1135          (11) "Elderly person" means a person who is 60 years old or older, who desires or
             1136      needs to live with other elderly persons in a group setting, but who is capable of living
             1137      independently.
             1138          (12) "Fire authority" means the department, agency, or public entity with
             1139      responsibility to review and approve the feasibility of fire protection and suppression services
             1140      for the subject property.
             1141          (13) "Flood plain" means land that:
             1142          (a) is within the 100-year flood plain designated by the Federal Emergency
             1143      Management Agency; or
             1144          (b) has not been studied or designated by the Federal Emergency Management Agency
             1145      but presents a likelihood of experiencing chronic flooding or a catastrophic flood event
             1146      because the land has characteristics that are similar to those of a 100-year flood plain
             1147      designated by the Federal Emergency Management Agency.
             1148          (14) "Gas corporation" has the same meaning as defined in Section 54-2-1 .
             1149          (15) "General plan" means a document that a county adopts that sets forth general


             1150      guidelines for proposed future development of the unincorporated land within the county.
             1151          (16) "Geologic hazard" means:
             1152          (a) a surface fault rupture;
             1153          (b) shallow groundwater;
             1154          (c) liquefaction;
             1155          (d) a landslide;
             1156          (e) a debris flow;
             1157          (f) unstable soil;
             1158          (g) a rock fall; or
             1159          (h) any other geologic condition that presents a risk:
             1160          (i) to life;
             1161          (ii) of substantial loss of real property; or
             1162          (iii) of substantial damage to real property.
             1163          (17) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             1164      meter, or appurtenance to connect to a county water, sewer, storm water, power, or other utility
             1165      system.
             1166          [(17)] (18) "Identical plans" means building plans submitted to a county that are
             1167      substantially identical building plans that were previously submitted to and reviewed and
             1168      approved by the county and describe a building that is:
             1169          (a) located on land zoned the same as the land on which the building described in the
             1170      previously approved plans is located; and
             1171          (b) subject to the same geological and meteorological conditions and the same law as
             1172      the building described in the previously approved plans.
             1173          (19) "Impact fee" means a payment of money imposed under Title 11, Chapter 36,
             1174      Impact Fees Act.
             1175          [(18)] (20) "Improvement assurance" means a surety bond, letter of credit, cash, or
             1176      other security:
             1177          (a) to guaranty the proper completion of an improvement;


             1178          (b) that is required as a condition precedent to:
             1179          (i) recording a subdivision plat; or
             1180          (ii) beginning development activity; and
             1181          (c) that is offered to a land use authority to induce the land use authority, before actual
             1182      construction of required improvements, to:
             1183          (i) consent to the recording of a subdivision plat; or
             1184          (ii) issue a permit for development activity.
             1185          [(19)] (21) "Improvement assurance warranty" means a promise that the materials and
             1186      workmanship of improvements:
             1187          (a) comport with standards that the county has officially adopted; and
             1188          (b) will not fail in any material respect within a warranty period.
             1189          [(20)] (22) "Interstate pipeline company" means a person or entity engaged in natural
             1190      gas transportation subject to the jurisdiction of the Federal Energy Regulatory Commission
             1191      under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             1192          [(21)] (23) "Intrastate pipeline company" means a person or entity engaged in natural
             1193      gas transportation that is not subject to the jurisdiction of the Federal Energy Regulatory
             1194      Commission under the Natural Gas Act, 15 U.S.C. Sec. 717 et seq.
             1195          [(22)] (24) "Land use application" means an application required by a county's land
             1196      use ordinance.
             1197          [(23)] (25) "Land use authority" means a person, board, commission, agency, or other
             1198      body designated by the local legislative body to act upon a land use application.
             1199          [(24)] (26) "Land use ordinance" means a planning, zoning, development, or
             1200      subdivision ordinance of the county, but does not include the general plan.
             1201          [(25)] (27) "Land use permit" means a permit issued by a land use authority.
             1202          [(26)] (28) "Legislative body" means the county legislative body, or for a county that
             1203      has adopted an alternative form of government, the body exercising legislative powers.
             1204          [(27)] (29) "Local district" means any entity under Title 17B, Limited Purpose Local
             1205      Government Entities - Local Districts, and any other governmental or quasi-governmental


             1206      entity that is not a county, municipality, school district, or [unit of] the state.
             1207          [(28)] (30) "Lot line adjustment" means the relocation of the property boundary line in
             1208      a subdivision between two adjoining lots with the consent of the owners of record.
             1209          [(29)] (31) "Moderate income housing" means housing occupied or reserved for
             1210      occupancy by households with a gross household income equal to or less than 80% of the
             1211      median gross income for households of the same size in the county in which the housing is
             1212      located.
             1213          [(30)] (32) "Nominal fee" means a fee that reasonably reimburses a county only for
             1214      time spent and expenses incurred in:
             1215          (a) verifying that building plans are identical plans; and
             1216          (b) reviewing and approving those minor aspects of identical plans that differ from the
             1217      previously reviewed and approved building plans.
             1218          [(31)] (33) "Noncomplying structure" means a structure that:
             1219          (a) legally existed before its current land use designation; and
             1220          (b) because of one or more subsequent land use ordinance changes, does not conform
             1221      to the setback, height restrictions, or other regulations, excluding those regulations that govern
             1222      the use of land.
             1223          [(32)] (34) "Nonconforming use" means a use of land that:
             1224          (a) legally existed before its current land use designation;
             1225          (b) has been maintained continuously since the time the land use ordinance regulation
             1226      governing the land changed; and
             1227          (c) because of one or more subsequent land use ordinance changes, does not conform
             1228      to the regulations that now govern the use of the land.
             1229          [(33)] (35) "Official map" means a map drawn by county authorities and recorded in
             1230      the county recorder's office that:
             1231          (a) shows actual and proposed rights-of-way, centerline alignments, and setbacks for
             1232      highways and other transportation facilities;
             1233          (b) provides a basis for restricting development in designated rights-of-way or between


             1234      designated setbacks to allow the government authorities time to purchase or otherwise reserve
             1235      the land; and
             1236          (c) has been adopted as an element of the county's general plan.
             1237          [(34)] (36) "Person" means an individual, corporation, partnership, organization,
             1238      association, trust, governmental agency, or any other legal entity.
             1239          [(35)] (37) "Plan for moderate income housing" means a written document adopted by
             1240      a county legislative body that includes:
             1241          (a) an estimate of the existing supply of moderate income housing located within the
             1242      county;
             1243          (b) an estimate of the need for moderate income housing in the county for the next five
             1244      years as revised biennially;
             1245          (c) a survey of total residential land use;
             1246          (d) an evaluation of how existing land uses and zones affect opportunities for
             1247      moderate income housing; and
             1248          (e) a description of the county's program to encourage an adequate supply of moderate
             1249      income housing.
             1250          [(36)] (38) "Plat" means a map or other graphical representation of lands being laid
             1251      out and prepared in accordance with Section 17-27a-603 , 17-23-17 , or 57-8-13 .
             1252          [(37)] (39) "Potential geologic hazard area" means an area that:
             1253          (a) is designated by a Utah Geological Survey map, county geologist map, or other
             1254      relevant map or report as needing further study to determine the area's potential for geologic
             1255      hazard; or
             1256          (b) has not been studied by the Utah Geological Survey or a county geologist but
             1257      presents the potential of geologic hazard because the area has characteristics similar to those
             1258      of a designated geologic hazard area.
             1259          (40) "Public agency" means:
             1260          (a) the federal government;
             1261          (b) the state;


             1262          (c) a county, municipality, school district, local district, special service district, or
             1263      other political subdivision of the state; or
             1264          (d) a charter school.
             1265          [(38)] (41) "Public hearing" means a hearing at which members of the public are
             1266      provided a reasonable opportunity to comment on the subject of the hearing.
             1267          [(39)] (42) "Public meeting" means a meeting that is required to be open to the public
             1268      under Title 52, Chapter 4, Open and Public Meetings Act.
             1269          [(40)] (43) "Receiving zone" means an unincorporated area of a county that the
             1270      county's land use authority designates as an area in which an owner of land may receive
             1271      transferrable development rights.
             1272          [(41)] (44) "Record of survey map" means a map of a survey of land prepared in
             1273      accordance with Section 17-23-17 .
             1274          [(42)] (45) "Residential facility for elderly persons" means a single-family or
             1275      multiple-family dwelling unit that meets the requirements of Section 17-27a-515 , but does not
             1276      include a health care facility as defined by Section 26-21-2 .
             1277          [(43)] (46) "Residential facility for persons with a disability" means a residence:
             1278          (a) in which more than one person with a disability resides; and
             1279          (b) (i) is licensed or certified by the Department of Human Services under Title 62A,
             1280      Chapter 2, Licensure of Programs and Facilities; or
             1281          (ii) is licensed or certified by the Department of Health under Title 26, Chapter 21,
             1282      Health Care Facility Licensing and Inspection Act.
             1283          [(44)] (47) "Sanitary sewer authority" means the department, agency, or public entity
             1284      with responsibility to review and approve the feasibility of sanitary sewer services or onsite
             1285      wastewater systems.
             1286          [(45)] (48) "Sending zone" means an unincorporated area of a county that the county's
             1287      land use authority designates as an area from which an owner of land may transfer
             1288      transferrable development rights to an owner of land in a receiving zone.
             1289          (49) "Specified public agency" means:


             1290          (a) the state;
             1291          (b) a school district; or
             1292          (c) a charter school.
             1293          [(46)] (50) "Specified public utility" means an electrical corporation, gas corporation,
             1294      or telephone corporation, as those terms are defined in Section 54-2-1 .
             1295          (51) "State" includes any department, division, or agency of the state.
             1296          [(47)] (52) "Street" means a public right-of-way, including a highway, avenue,
             1297      boulevard, parkway, road, lane, walk, alley, viaduct, subway, tunnel, bridge, public easement,
             1298      or other way.
             1299          [(48)] (53) (a) "Subdivision" means any land that is divided, resubdivided or proposed
             1300      to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the
             1301      purpose, whether immediate or future, for offer, sale, lease, or development either on the
             1302      installment plan or upon any and all other plans, terms, and conditions.
             1303          (b) "Subdivision" includes:
             1304          (i) the division or development of land whether by deed, metes and bounds
             1305      description, devise and testacy, map, plat, or other recorded instrument; and
             1306          (ii) except as provided in Subsection [(48)] (53)(c), divisions of land for residential
             1307      and nonresidential uses, including land used or to be used for commercial, agricultural, and
             1308      industrial purposes.
             1309          (c) "Subdivision" does not include:
             1310          (i) a bona fide division or partition of agricultural land for agricultural purposes;
             1311          (ii) a recorded agreement between owners of adjoining properties adjusting their
             1312      mutual boundary if:
             1313          (A) no new lot is created; and
             1314          (B) the adjustment does not violate applicable land use ordinances;
             1315          (iii) a recorded document, executed by the owner of record:
             1316          (A) revising the legal description of more than one contiguous unsubdivided parcel of
             1317      property into one legal description encompassing all such parcels of property; or


             1318          (B) joining a subdivided parcel of property to another parcel of property that has not
             1319      been subdivided, if the joinder does not violate applicable land use ordinances;
             1320          (iv) a bona fide division or partition of land in a county other than a first class county
             1321      for the purpose of siting, on one or more of the resulting separate parcels:
             1322          (A) an unmanned facility appurtenant to a pipeline owned or operated by a gas
             1323      corporation, interstate pipeline company, or intrastate pipeline company; or
             1324          (B) an unmanned telecommunications, microwave, fiber optic, electrical, or other
             1325      utility service regeneration, transformation, retransmission, or amplification facility; or
             1326          (v) a recorded agreement between owners of adjoining subdivided properties adjusting
             1327      their mutual boundary if:
             1328          (A) no new dwelling lot or housing unit will result from the adjustment; and
             1329          (B) the adjustment will not violate any applicable land use ordinance.
             1330          (d) The joining of a subdivided parcel of property to another parcel of property that
             1331      has not been subdivided does not constitute a subdivision under this Subsection [(48)] (53) as
             1332      to the unsubdivided parcel of property or subject the unsubdivided parcel to the county's
             1333      subdivision ordinance.
             1334          [(49)] (54) "Township" means a contiguous, geographically defined portion of the
             1335      unincorporated area of a county, established under this part or reconstituted or reinstated under
             1336      Section 17-27a-306 , with planning and zoning functions as exercised through the township
             1337      planning commission, as provided in this chapter, but with no legal or political identity
             1338      separate from the county and no taxing authority, except that "township" means a former
             1339      township under Laws of Utah 1996, Chapter 308, where the context so indicates.
             1340          [(50)] (55) "Transferrable development right" means the entitlement to develop land
             1341      within a sending zone that would vest according to the county's existing land use ordinances
             1342      on the date that a completed land use application is filed seeking the approval of development
             1343      activity on the land.
             1344          [(51)] (56) "Unincorporated" means the area outside of the incorporated area of a
             1345      municipality.


             1346          [(52)] (57) "Zoning map" means a map, adopted as part of a land use ordinance, that
             1347      depicts land use zones, overlays, or districts.
             1348          Section 12. Section 17-27a-305 is amended to read:
             1349           17-27a-305. Other entities required to conform to county's land use ordinances
             1350      -- Exceptions -- School districts and charter schools -- Submission of development plan
             1351      and schedule.
             1352          (1) (a) Each county, municipality, school district, charter school, local district, special
             1353      service district, and political subdivision of the state shall conform to any applicable land use
             1354      ordinance of any county when installing, constructing, operating, or otherwise using any area,
             1355      land, or building situated within the unincorporated portion of the county.
             1356          (b) In addition to any other remedies provided by law, when a county's land use
             1357      ordinance is violated or about to be violated by another political subdivision, that county may
             1358      institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             1359      prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             1360          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             1361      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             1362      land use ordinance of a county of the first class when constructing a:
             1363          (i) rail fixed guideway public transit facility that extends across two or more counties;
             1364      or
             1365          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             1366      two or more counties, including:
             1367          (A) platforms;
             1368          (B) passenger terminals or stations;
             1369          (C) park and ride facilities;
             1370          (D) maintenance facilities;
             1371          (E) all related utility lines, roadways, and other facilities serving the public transit
             1372      facility; or
             1373          (F) other auxiliary facilities.


             1374          (b) The exemption from county land use ordinances under this Subsection (2) does not
             1375      extend to any property not necessary for the construction or operation of a rail fixed guideway
             1376      public transit facility.
             1377          (c) A county of the first class may not, through an agreement under Title 11, Chapter
             1378      3, Interlocal Cooperation Act, require a public transit district under Title 17B, Chapter 2a, Part
             1379      8, Public Transit District Act, to obtain approval from the county prior to constructing a:
             1380          (i) rail fixed guideway public transit facility that extends across two or more counties;
             1381      or
             1382          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             1383      two or more counties, including:
             1384          (A) platforms;
             1385          (B) passenger terminals or stations;
             1386          (C) park and ride facilities;
             1387          (D) maintenance facilities;
             1388          (E) all related utility lines, roadways, and other facilities serving the public transit
             1389      facility; or
             1390          (F) other auxiliary facilities.
             1391          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             1392      subject to a county's land use ordinances.
             1393          (b) (i) Notwithstanding Subsection (4), a county may:
             1394          (A) subject a charter school to standards within each zone pertaining to setback,
             1395      height, bulk and massing regulations, off-site parking, curb cut, traffic circulation, and
             1396      construction staging; and
             1397          (B) impose regulations upon the location of a project that are necessary to avoid
             1398      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             1399          (ii) The standards to which a county may subject a charter school under Subsection
             1400      (3)(b)(i) shall be objective standards only and may not be subjective.
             1401          (iii) Except as provided in Subsection (8)(d), the only basis upon which a county may


             1402      deny or withhold approval of a charter school's land use application is the charter school's
             1403      failure to comply with a standard imposed under Subsection (3)(b)(i).
             1404          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of
             1405      an obligation to comply with a requirement of an applicable building or safety code to which it
             1406      is otherwise obligated to comply.
             1407          (4) A county may not:
             1408          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             1409      construction methods or materials, additional building inspections, county building codes,
             1410      building use for educational purposes, or the placement or use of temporary classroom
             1411      facilities on school property;
             1412          (b) except as otherwise provided in this section, require a school district or charter
             1413      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             1414      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             1415      children and not located on or contiguous to school property, unless the roadway or sidewalk
             1416      is required to connect an otherwise isolated school site to an existing roadway;
             1417          (c) require a district or charter school to pay fees not authorized by this section;
             1418          (d) provide for inspection of school construction or assess a fee or other charges for
             1419      inspection, unless the school district or charter school is unable to provide for inspection by an
             1420      inspector, other than the project architect or contractor, who is qualified under criteria
             1421      established by the state superintendent;
             1422          (e) require a school district or charter school to pay any impact fee for an improvement
             1423      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;
             1424      or
             1425          (f) impose regulations upon the location of a project except as necessary to avoid
             1426      unreasonable risks to health or safety.
             1427          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             1428      the siting of a new school with the county in which the school is to be located, to:
             1429          (a) avoid or mitigate existing and potential traffic hazards, including consideration of


             1430      the impacts between the new school and future highways; and
             1431          (b) maximize school, student, and site safety.
             1432          (6) Notwithstanding Subsection (4)(d), a county may, at its discretion:
             1433          (a) provide a walk-through of school construction at no cost and at a time convenient
             1434      to the district or charter school; and
             1435          (b) provide recommendations based upon the walk-through.
             1436          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             1437          (i) a county building inspector;
             1438          (ii) (A) for a school district, a school district building inspector from that school
             1439      district; or
             1440          (B) for a charter school, a school district building inspector from the school district in
             1441      which the charter school is located; or
             1442          (iii) an independent, certified building inspector who is:
             1443          (A) not an employee of the contractor;
             1444          (B) approved by:
             1445          (I) a county building inspector; or
             1446          (II) (Aa) for a school district, a school district building inspector from that school
             1447      district; or
             1448          (Bb) for a charter school, a school district building inspector from the school district
             1449      in which the charter school is located; and
             1450          (C) licensed to perform the inspection that the inspector is requested to perform.
             1451          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             1452          (c) If a school district or charter school uses a school district or independent building
             1453      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit
             1454      to the state superintendent of public instruction and county building official, on a monthly
             1455      basis during construction of the school building, a copy of each inspection certificate
             1456      regarding the school building.
             1457          (8) (a) A charter school shall be considered a permitted use in all zoning districts


             1458      within a county.
             1459          (b) Each land use application for any approval required for a charter school, including
             1460      an application for a building permit, shall be processed on a first priority basis.
             1461          (c) Parking requirements for a charter school may not exceed the minimum parking
             1462      requirements for schools or other institutional public uses throughout the county.
             1463          (d) If a county has designated zones for a sexually oriented business, or a business
             1464      which sells alcohol, a charter school may be prohibited from a location which would otherwise
             1465      defeat the purpose for the zone unless the charter school provides a waiver.
             1466          (e) (i) A school district or a charter school may seek a certificate authorizing
             1467      permanent occupancy of a school building from:
             1468          (A) the state superintendent of public instruction, as provided in Subsection
             1469      53A-20-104 (3), if the school district or charter school used an independent building inspector
             1470      for inspection of the school building; or
             1471          (B) a county official with authority to issue the certificate, if the school district or
             1472      charter school used a county building inspector for inspection of the school building.
             1473          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             1474      a school building if it used its own building inspector for inspection of the school building,
             1475      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             1476          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             1477      school building from a school district official with authority to issue the certificate, if the
             1478      charter school used a school district building inspector for inspection of the school building.
             1479          (iv) A certificate authorizing permanent occupancy issued by the state superintendent
             1480      of public instruction under Subsection 53A-20-104 (3) or a school district official with
             1481      authority to issue the certificate shall be considered to satisfy any county requirement for an
             1482      inspection or a certificate of occupancy.
             1483          (9) (a) A specified public agency intending to develop its land shall submit to the land
             1484      use authority a development plan and schedule:
             1485          (i) as early as practicable in the development process, but no later than the


             1486      commencement of construction; and
             1487          (ii) with sufficient detail to enable the land use authority to assess:
             1488          (A) the specified public agency's compliance with applicable land use ordinances;
             1489          (B) the demand for public facilities listed in Subsections 11-36-102 (12)(a), (b), (c),
             1490      (d), (e), and (g) caused by the development;
             1491          (C) the amount of any applicable fee listed in Subsection 17-27a-509 (5);
             1492          (D) any credit against an impact fee; and
             1493          (E) the potential for waiving an impact fee.
             1494          (b) The land use authority shall respond to a specified public agency's submission
             1495      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             1496      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             1497      process of preparing the budget for the development.
             1498          (10) Nothing in this section may be construed to modify or supersede Section
             1499      17-27a-304 .
             1500          Section 13. Section 17-27a-508 is amended to read:
             1501           17-27a-508. Entitlement to approval of land use application -- High priority
             1502      transportation corridor -- Limitations on county -- Vesting upon submission of
             1503      development plan and schedule.
             1504          (1) (a) Except as provided in Subsection (1)(b), an applicant is entitled to approval of a
             1505      land use application if the application conforms to the requirements of the county's land use
             1506      maps, zoning map, and applicable land use ordinance in effect when a complete application is
             1507      submitted and all application fees have been paid, unless:
             1508          (i) the land use authority, on the record, finds that a compelling, countervailing public
             1509      interest would be jeopardized by approving the application; or
             1510          (ii) in the manner provided by local ordinance and before the application is submitted,
             1511      the county has formally initiated proceedings to amend its ordinances in a manner that would
             1512      prohibit approval of the application as submitted.
             1513          (b) (i) Except as provided in Subsection (1)(c), an applicant is not entitled to approval


             1514      of a land use application until the requirements of this Subsection (1)(b) have been met if the
             1515      land use application relates to land located within the boundaries of a high priority
             1516      transportation corridor designated in accordance with Section 72-5-403 .
             1517          (ii) (A) A county shall notify the executive director of the Department of
             1518      Transportation of any land use applications that relate to land located within the boundaries of
             1519      a high priority transportation corridor.
             1520          (B) The notification under Subsection (1)(b)(ii)(A) shall be in writing and mailed by
             1521      certified or registered mail to the executive director of the Department of Transportation.
             1522          (iii) Except as provided in Subsection (1)(c), a county may not approve a land use
             1523      application that relates to land located within the boundaries of a high priority transportation
             1524      corridor until:
             1525          (A) 30 days after the notification under Subsection (1)(b)(ii) is received by the
             1526      Department of Transportation if the land use application is for a building permit; or
             1527          (B) 45 days after the notification under Subsection (1)(b)(ii) is received by the
             1528      Department of Transportation if the land use application is for any land use other than a
             1529      building permit.
             1530          (c) (i) A land use application is exempt from the requirements of Subsection (1)(b) if:
             1531          (A) the land use application relates to land that was the subject of a previous land use
             1532      application; and
             1533          (B) the previous land use application described under Subsection (1)(c)(i)(A)
             1534      complied with the requirements of Subsection (1)(b).
             1535          (ii) A county may approve a land use application without making the required
             1536      notifications under Subsection (1)(b) if:
             1537          (A) the land use application relates to land that was the subject of a previous land use
             1538      application; and
             1539          (B) the previous land use application described under Subsection (1)(c)(ii)(A)
             1540      complied with the requirements of Subsection (1)(b).
             1541          (d) After a county has complied with the requirements of Subsection (1)(b) for a land


             1542      use application, the county may not withhold approval of the land use application for which
             1543      the applicant is otherwise entitled under Subsection (1)(a).
             1544          (e) The county shall process an application without regard to proceedings initiated to
             1545      amend the county's ordinances as provided in Subsection (1)(a)(ii) if:
             1546          (i) 180 days have passed since the proceedings were initiated; and
             1547          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             1548      application as submitted.
             1549          (f) An application for a land use approval is considered submitted and complete when
             1550      the application is provided in a form that complies with the requirements of applicable
             1551      ordinances and all applicable fees have been paid.
             1552          (g) The continuing validity of an approval of a land use application is conditioned
             1553      upon the applicant proceeding after approval to implement the approval with reasonable
             1554      diligence.
             1555          (h) A county may not impose on a holder of an issued land use permit or approved
             1556      subdivision plat a requirement that is not expressed:
             1557          (i) in the land use permit or subdivision plat documents on which the land use permit
             1558      or subdivision plat is based, or the written record evidencing approval of the land use permit
             1559      or subdivision plat; or
             1560          (ii) in this chapter or the county's ordinances.
             1561          (i) A county may not withhold issuance of a certificate of occupancy or acceptance of
             1562      subdivision improvements because of an applicant's failure to comply with a requirement that
             1563      is not expressed:
             1564          (i) in the building permit or subdivision plat, documents on which the building permit
             1565      or subdivision plat is based, or the written record evidencing approval of the building permit
             1566      or subdivision plat; or
             1567          (ii) in this chapter or the county's ordinances.
             1568          (2) A county is bound by the terms and standards of applicable land use ordinances
             1569      and shall comply with mandatory provisions of those ordinances.


             1570          (3) Upon a specified public agency's submission of a development plan and schedule
             1571      as required in Subsection 17-27a-305 (9) that complies with the requirements of that
             1572      subsection, the specified public agency vests in the county's applicable land use maps, zoning
             1573      map, hookup fees, impact fees, other applicable development fees, and land use ordinances in
             1574      effect on the date of submission.
             1575          Section 14. Section 17-27a-509 is amended to read:
             1576           17-27a-509. Limit on fees.
             1577          (1) A county may not impose or collect a fee for reviewing or approving the plans for a
             1578      commercial or residential building that exceeds the lesser of:
             1579          (a) the actual cost of performing the plan review; and
             1580          (b) 65% of the amount the county charges for a building permit fee for that building.
             1581          (2) Subject to Subsection (1), a county may impose and collect only a nominal fee for
             1582      reviewing and approving identical plans.
             1583          (3) A county may not impose or collect a hookup fee that exceeds the reasonable cost
             1584      of installing and inspecting the pipe, line, meter, or appurtenance to connect to the county
             1585      water, sewer, storm water, power, or other utility system.
             1586          (4) A county may not impose or collect:
             1587          (a) a land use application fee that exceeds the reasonable cost of processing the
             1588      application; or
             1589          (b) an inspection or review fee that exceeds the reasonable cost of performing the
             1590      inspection or review.
             1591          (5) A county may not impose on or collect from a public agency any fee associated
             1592      with the public agency's development of its land other than:
             1593          (a) subject to Subsection (4), a fee for a development service that the public agency
             1594      does not itself provide;
             1595          (b) subject to Subsection (3), a hookup fee; and
             1596          (c) an impact fee for a public facility listed in Subsection 11-36-102 (12)(a), (b), (c),
             1597      (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).


             1598          Section 15. Section 17B-1-118 is enacted to read:
             1599          17B-1-118. Local district hookup fee -- Preliminary design or site plan from a
             1600      specified public agency.
             1601          (1) As used in this section:
             1602          (a) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             1603      meter, or appurtenance to connect to a local district water, sewer, storm water, power, or other
             1604      utility system.
             1605          (b) "Impact fee" has the same meaning as defined in Section 11-36-102 .
             1606          (c) "Specified public agency" means:
             1607          (i) the state;
             1608          (ii) a school district; or
             1609          (iii) a charter school.
             1610          (d) "State" includes any department, division, or agency of the state.
             1611          (2) A local district may not impose or collect a hookup fee that exceeds the reasonable
             1612      cost of installing and inspecting the pipe, line, meter, or appurtenance to connect to the local
             1613      district water, sewer, storm water, power, or other utility system.
             1614          (3) (a) A specified public agency intending to develop its land shall submit a
             1615      development plan and schedule to each local district from which the specified public agency
             1616      anticipates the development will receive service:
             1617          (i) as early as practicable in the development process, but no later than the
             1618      commencement of construction; and
             1619          (ii) with sufficient detail to enable the local district to assess:
             1620          (A) the demand for public facilities listed in Subsections 11-36-102 (12)(a), (b), (c),
             1621      (d), (e), and (g) caused by the development;
             1622          (B) the amount of any hookup fees, or impact fees or substantive equivalent;
             1623          (C) any credit against an impact fee; and
             1624          (D) the potential for waiving an impact fee.
             1625          (b) The local district shall respond to a specified public agency's submission under


             1626      Subsection (3)(a) with reasonable promptness in order to allow the specified public agency to
             1627      consider information the local district provides under Subsection (3)(a)(ii) in the process of
             1628      preparing the budget for the development.
             1629          (4) Upon a specified public agency's submission of a development plan and schedule
             1630      as required in Subsection (3) that complies with the requirements of that subsection, the
             1631      specified public agency vests in the local district's hookup fees and impact fees in effect on the
             1632      date of submission.
             1633          Section 16. Section 17D-1-106 is amended to read:
             1634           17D-1-106. Special service districts subject to other provisions.
             1635          (1) A special service district is, to the same extent as if it were a local district, subject
             1636      to and governed by:
             1637          (a) Sections 17B-1-105 , 17B-1-107 , 17B-1-108 , 17B-1-109 , 17B-1-110 , 17B-1-111 ,
             1638      17B-1-112 , 17B-1-113 , [and] 17B-1-116 , and 17B-1-118 ;
             1639          (b) Sections 17B-1-304 , 17B-1-305 , 17B-1-306 , 17B-1-307 , 17B-1-310 , 17B-1-312 ,
             1640      and 17B-1-313 ;
             1641          (c) Title 17B, Chapter 1, Part 6, Fiscal Procedures for Local Districts;
             1642          (d) Title 17B, Chapter 1, Part 7, Local District Budgets and Audit Reports;
             1643          (e) Title 17B, Chapter 1, Part 8, Local District Personnel Management; and
             1644          (f) Title 17B, Chapter 1, Part 9, Collection of Service Fees and Charges.
             1645          (2) For purposes of applying the provisions listed in Subsection (1) to a special service
             1646      district, each reference in those provisions to the local district board of trustees means the
             1647      governing authority.


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