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S.B. 37 Enrolled

             1     

IMPACT FEE REVISIONS

             2     
2010 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Wayne L. Niederhauser

             5     
House Sponsor: Michael T. Morley

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill amends public notice requirements for a local political subdivision that
             10      imposes an impact fee and directs a local government entity to refund an impact fee
             11      subject to certain circumstances.
             12      Highlighted Provisions:
             13          This bill:
             14          .    defines terms;
             15          .    amends public notice requirements;
             16          .    directs a local government entity to refund an impact fee if a court ruling is
             17      consistent with an advisory opinion issued by the Office of Property Rights
             18      Ombudsman on the impact fee; and
             19          .    makes technical corrections.
             20      Monies Appropriated in this Bill:
             21          None
             22      Other Special Clauses:
             23          This bill provides an effective date.
             24      Utah Code Sections Affected:
             25      AMENDS:
             26          10-9a-305, as last amended by Laws of Utah 2009, Chapters 181 and 286
             27          10-9a-510, as last amended by Laws of Utah 2009, Chapters 181 and 225
             28          11-36-102, as last amended by Laws of Utah 2009, Chapters 181, 286, and 323
             29          11-36-201, as last amended by Laws of Utah 2009, Chapters 181, 188, 286, and 323


             30          13-43-206, as last amended by Laws of Utah 2008, Chapters 3, 250, and 382
             31          17-27a-305, as last amended by Laws of Utah 2009, Chapters 181 and 286
             32          17-27a-509, as last amended by Laws of Utah 2009, Chapters 181 and 225
             33          17B-1-118, as enacted by Laws of Utah 2009, Chapter 181
             34     
             35      Be it enacted by the Legislature of the state of Utah:
             36          Section 1. Section 10-9a-305 is amended to read:
             37           10-9a-305. Other entities required to conform to municipality's land use
             38      ordinances -- Exceptions -- School districts and charter schools -- Submission of
             39      development plan and schedule.
             40          (1) (a) Each county, municipality, school district, charter school, local district, special
             41      service district, and political subdivision of the state shall conform to any applicable land use
             42      ordinance of any municipality when installing, constructing, operating, or otherwise using any
             43      area, land, or building situated within that municipality.
             44          (b) In addition to any other remedies provided by law, when a municipality's land use
             45      ordinance is violated or about to be violated by another political subdivision, that municipality
             46      may institute an injunction, mandamus, abatement, or other appropriate action or proceeding
             47      to prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             48          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             49      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             50      land use ordinance of a municipality located within the boundaries of a county of the first
             51      class when constructing a:
             52          (i) rail fixed guideway public transit facility that extends across two or more counties;
             53      or
             54          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             55      two or more counties, including:
             56          (A) platforms;
             57          (B) passenger terminals or stations;


             58          (C) park and ride facilities;
             59          (D) maintenance facilities;
             60          (E) all related utility lines, roadways, and other facilities serving the public transit
             61      facility; or
             62          (F) other auxiliary facilities.
             63          (b) The exemption from municipal land use ordinances under this Subsection (2) does
             64      not extend to any property not necessary for the construction or operation of a rail fixed
             65      guideway public transit facility.
             66          (c) A municipality located within the boundaries of a county of the first class may not,
             67      through an agreement under Title 11, Chapter [3] 13, Interlocal Cooperation Act, require a
             68      public transit district under Title 17B, Chapter 2a, Part 8, Public Transit District Act, to obtain
             69      approval from the municipality prior to constructing a:
             70          (i) rail fixed guideway public transit facility that extends across two or more counties;
             71      or
             72          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             73      two or more counties, including:
             74          (A) platforms;
             75          (B) passenger terminals or stations;
             76          (C) park and ride facilities;
             77          (D) maintenance facilities;
             78          (E) all related utility lines, roadways, and other facilities serving the public transit
             79      facility; or
             80          (F) other auxiliary facilities.
             81          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             82      subject to a municipality's land use ordinances.
             83          (b) (i) Notwithstanding Subsection (4), a municipality may:
             84          (A) subject a charter school to standards within each zone pertaining to setback,
             85      height, bulk and massing regulations, off-site parking, curb cut, traffic circulation, and


             86      construction staging; and
             87          (B) impose regulations upon the location of a project that are necessary to avoid
             88      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             89          (ii) The standards to which a municipality may subject a charter school under
             90      Subsection (3)(b)(i) shall be objective standards only and may not be subjective.
             91          (iii) Except as provided in Subsection (8)(d), the only basis upon which a municipality
             92      may deny or withhold approval of a charter school's land use application is the charter school's
             93      failure to comply with a standard imposed under Subsection (3)(b)(i).
             94          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of
             95      an obligation to comply with a requirement of an applicable building or safety code to which it
             96      is otherwise obligated to comply.
             97          (4) A municipality may not:
             98          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             99      construction methods or materials, additional building inspections, municipal building codes,
             100      building use for educational purposes, or the placement or use of temporary classroom
             101      facilities on school property;
             102          (b) except as otherwise provided in this section, require a school district or charter
             103      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             104      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             105      children and not located on or contiguous to school property, unless the roadway or sidewalk
             106      is required to connect an otherwise isolated school site to an existing roadway;
             107          (c) require a district or charter school to pay fees not authorized by this section;
             108          (d) provide for inspection of school construction or assess a fee or other charges for
             109      inspection, unless the school district or charter school is unable to provide for inspection by an
             110      inspector, other than the project architect or contractor, who is qualified under criteria
             111      established by the state superintendent;
             112          (e) require a school district or charter school to pay any impact fee for an improvement
             113      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;


             114      or
             115          (f) impose regulations upon the location of an educational facility except as necessary
             116      to avoid unreasonable risks to health or safety.
             117          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             118      the siting of a new school with the municipality in which the school is to be located, to:
             119          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             120      the impacts between the new school and future highways; and
             121          (b) maximize school, student, and site safety.
             122          (6) Notwithstanding Subsection (4)(d), a municipality may, at its discretion:
             123          (a) provide a walk-through of school construction at no cost and at a time convenient
             124      to the district or charter school; and
             125          (b) provide recommendations based upon the walk-through.
             126          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             127          (i) a municipal building inspector;
             128          (ii) (A) for a school district, a school district building inspector from that school
             129      district; or
             130          (B) for a charter school, a school district building inspector from the school district in
             131      which the charter school is located; or
             132          (iii) an independent, certified building inspector who is:
             133          (A) not an employee of the contractor;
             134          (B) approved by:
             135          (I) a municipal building inspector; or
             136          (II) (Aa) for a school district, a school district building inspector from that school
             137      district; or
             138          (Bb) for a charter school, a school district building inspector from the school district
             139      in which the charter school is located; and
             140          (C) licensed to perform the inspection that the inspector is requested to perform.
             141          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.


             142          (c) If a school district or charter school uses a school district or independent building
             143      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit
             144      to the state superintendent of public instruction and municipal building official, on a monthly
             145      basis during construction of the school building, a copy of each inspection certificate
             146      regarding the school building.
             147          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             148      within a municipality.
             149          (b) Each land use application for any approval required for a charter school, including
             150      an application for a building permit, shall be processed on a first priority basis.
             151          (c) Parking requirements for a charter school may not exceed the minimum parking
             152      requirements for schools or other institutional public uses throughout the municipality.
             153          (d) If a municipality has designated zones for a sexually oriented business, or a
             154      business which sells alcohol, a charter school may be prohibited from a location which would
             155      otherwise defeat the purpose for the zone unless the charter school provides a waiver.
             156          (e) (i) A school district or a charter school may seek a certificate authorizing
             157      permanent occupancy of a school building from:
             158          (A) the state superintendent of public instruction, as provided in Subsection
             159      53A-20-104 (3), if the school district or charter school used an independent building inspector
             160      for inspection of the school building; or
             161          (B) a municipal official with authority to issue the certificate, if the school district or
             162      charter school used a municipal building inspector for inspection of the school building.
             163          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             164      a school building if it used its own building inspector for inspection of the school building,
             165      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             166          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             167      school building from a school district official with authority to issue the certificate, if the
             168      charter school used a school district building inspector for inspection of the school building.
             169          (iv) A certificate authorizing permanent occupancy issued by the state superintendent


             170      of public instruction under Subsection 53A-20-104 (3) or a school district official with
             171      authority to issue the certificate shall be considered to satisfy any municipal requirement for
             172      an inspection or a certificate of occupancy.
             173          (9) (a) A specified public agency intending to develop its land shall submit to the land
             174      use authority a development plan and schedule:
             175          (i) as early as practicable in the development process, but no later than the
             176      commencement of construction; and
             177          (ii) with sufficient detail to enable the land use authority to assess:
             178          (A) the specified public agency's compliance with applicable land use ordinances;
             179          (B) the demand for public facilities listed in Subsections 11-36-102 [(13)](14)(a), (b),
             180      (c), (d), (e), and (g) caused by the development;
             181          (C) the amount of any applicable fee listed in Subsection 10-9a-510 (5);
             182          (D) any credit against an impact fee; and
             183          (E) the potential for waiving an impact fee.
             184          (b) The land use authority shall respond to a specified public agency's submission
             185      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             186      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             187      process of preparing the budget for the development.
             188          (10) Nothing in this section may be construed to modify or supersede Section
             189      10-9a-304 .
             190          Section 2. Section 10-9a-510 is amended to read:
             191           10-9a-510. Limit on fees -- Requirement to itemize fees.
             192          (1) A municipality may not impose or collect a fee for reviewing or approving the
             193      plans for a commercial or residential building that exceeds the lesser of:
             194          (a) the actual cost of performing the plan review; and
             195          (b) 65% of the amount the municipality charges for a building permit fee for that
             196      building.
             197          (2) Subject to Subsection (1), a municipality may impose and collect only a nominal


             198      fee for reviewing and approving identical plans.
             199          (3) A municipality may not impose or collect a hookup fee that exceeds the reasonable
             200      cost of installing and inspecting the pipe, line, meter, and appurtenance to connect to the
             201      municipal water, sewer, storm water, power, or other utility system.
             202          (4) A municipality may not impose or collect:
             203          (a) a land use application fee that exceeds the reasonable cost of processing the
             204      application; or
             205          (b) an inspection or review fee that exceeds the reasonable cost of performing the
             206      inspection or review.
             207          (5) Upon the request of an applicant or an owner of residential property, the
             208      municipality shall itemize each fee that the municipality imposes on the applicant or on the
             209      residential property, respectively, showing the basis of each calculation for each fee imposed.
             210          (6) A municipality may not impose on or collect from a public agency any fee
             211      associated with the public agency's development of its land other than:
             212          (a) subject to Subsection (4), a fee for a development service that the public agency
             213      does not itself provide;
             214          (b) subject to Subsection (3), a hookup fee; and
             215          (c) an impact fee for a public facility listed in Subsection 11-36-102 [(13)](14)(a), (b),
             216      (c), (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).
             217          Section 3. Section 11-36-102 is amended to read:
             218           11-36-102. Definitions.
             219          As used in this chapter:
             220          (1) "Building permit fee" means the fees charged to enforce the uniform codes adopted
             221      pursuant to Title 58, Chapter 56, Utah Uniform Building Standards Act, that are not greater
             222      than the fees indicated in the appendix to the International Building Code.
             223          (2) "Capital facilities plan" means the plan required by Section 11-36-201 .
             224          (3) "Charter school" includes:
             225          (a) an operating charter school;


             226          (b) an applicant for a charter school whose application has been approved by a
             227      chartering entity as provided in Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act;
             228      and
             229          (c) an entity that is working on behalf of a charter school or approved charter applicant
             230      to develop or construct a charter school building.
             231          (4) "Development activity" means any construction or expansion of a building,
             232      structure, or use, any change in use of a building or structure, or any changes in the use of land
             233      that creates additional demand and need for public facilities.
             234          (5) "Development approval" means:
             235          (a) except as provided in Subsection (5)(b), any written authorization from a local
             236      political subdivision that authorizes the commencement of development activity; [or]
             237          (b) development activity, for a public entity that may develop without written
             238      authorization from a local political subdivision[.];
             239          (c) a written agreement between a local political subdivision and a public water
             240      supplier, as defined in Section 73-1-4 , or a private water company:
             241          (i) to reserve:
             242          (A) a water right;
             243          (B) system capacity; or
             244          (C) a distribution facility; or
             245          (ii) to deliver for new development:
             246          (A) culinary water; or
             247          (B) irrigation water; or
             248          (d) a written agreement between a local political subdivision and a sanitary sewer
             249      authority, as defined in Section 10-9a-103 :
             250          (i) to reserve:
             251          (A) sewer collection capacity; or
             252          (B) treatment capacity; or
             253          (ii) to provide sewer service for a new development.


             254          (6) "Enactment" means:
             255          (a) a municipal ordinance, for a municipality;
             256          (b) a county ordinance, for a county; and
             257          (c) a governing board resolution, for a local district, special service district, or private
             258      entity.
             259          (7) "Encumber" means:
             260          (a) a pledge to retire a debt; or
             261          (b) an allocation to a current purchase order or contract.
             262          [(7)] (8) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             263      meter, or appurtenance to connect to a gas, water, sewer, storm water, power, or other utility
             264      system of a municipality, county, local district, special service district, or private entity.
             265          [(8)] (9) (a) "Impact fee" means a payment of money imposed upon new development
             266      activity as a condition of development approval to mitigate the impact of the new development
             267      on public facilities.
             268          (b) "Impact fee" does not mean a tax, a special assessment, a building permit fee, a
             269      hookup fee, a fee for project improvements, or other reasonable permit or application fee.
             270          [(9)] (10) (a) "Local political subdivision" means a county, a municipality, a local
             271      district under Title 17B, Limited Purpose Local Government Entities - Local Districts, or a
             272      special service district under Title 17D, Chapter 1, Special Service District Act.
             273          (b) "Local political subdivision" does not mean a school district, whose impact fee
             274      activity is governed by Section 53A-20-100.5 .
             275          [(10)] (11) "Private entity" means an entity with private ownership that provides
             276      culinary water that is required to be used as a condition of development.
             277          [(11)] (12) (a) "Project improvements" means site improvements and facilities that
             278      are:
             279          (i) planned and designed to provide service for development resulting from a
             280      development activity;
             281          (ii) necessary for the use and convenience of the occupants or users of development


             282      resulting from a development activity; and
             283          (iii) not identified or reimbursed as a system improvement.
             284          (b) "Project improvements" does not mean system improvements.
             285          [(12)] (13) "Proportionate share" means the cost of public facility improvements that
             286      are roughly proportionate and reasonably related to the service demands and needs of any
             287      development activity.
             288          [(13)] (14) "Public facilities" means only the following capital facilities that have a
             289      life expectancy of 10 or more years and are owned or operated by or on behalf of a local
             290      political subdivision or private entity:
             291          (a) water rights and water supply, treatment, and distribution facilities;
             292          (b) wastewater collection and treatment facilities;
             293          (c) storm water, drainage, and flood control facilities;
             294          (d) municipal power facilities;
             295          (e) roadway facilities;
             296          (f) parks, recreation facilities, open space, and trails; and
             297          (g) public safety facilities.
             298          [(14)] (15) (a) "Public safety facility" means:
             299          (i) a building constructed or leased to house police, fire, or other public safety entities;
             300      or
             301          (ii) a fire suppression vehicle costing in excess of $500,000.
             302          (b) "Public safety facility" does not mean a jail, prison, or other place of involuntary
             303      incarceration.
             304          [(15)] (16) (a) "Roadway facilities" means streets or roads that have been designated
             305      on an officially adopted subdivision plat, roadway plan, or general plan of a political
             306      subdivision, together with all necessary appurtenances.
             307          (b) "Roadway facilities" includes associated improvements to federal or state
             308      roadways only when the associated improvements:
             309          (i) are necessitated by the new development; and


             310          (ii) are not funded by the state or federal government.
             311          (c) "Roadway facilities" does not mean federal or state roadways.
             312          [(16)] (17) (a) "Service area" means a geographic area designated by a local political
             313      subdivision on the basis of sound planning or engineering principles in which a defined set of
             314      public facilities provide service within the area.
             315          (b) "Service area" may include the entire local political subdivision.
             316          [(17)] (18) "Specified public agency" means:
             317          (a) the state;
             318          (b) a school district; or
             319          (c) a charter school.
             320          [(18)] (19) (a) "System improvements" means:
             321          (i) existing public facilities that are:
             322          (A) identified in the impact fee analysis under Section 11-36-201 ; and
             323          (B) designed to provide services to service areas within the community at large; and
             324          (ii) future public facilities identified in the impact fee analysis under Section
             325      11-36-201 that are intended to provide services to service areas within the community at large.
             326          (b) "System improvements" does not mean project improvements.
             327          Section 4. Section 11-36-201 is amended to read:
             328           11-36-201. Impact fees -- Analysis -- Capital facilities plan -- Notice of plan --
             329      Summary -- Exemptions.
             330          (1) (a) (i) Each local political subdivision and private entity shall comply with the
             331      requirements of this chapter before establishing or modifying any impact fee.
             332          (ii) A fee that meets the definition of impact fee under Section 11-36-102 is an impact
             333      fee subject to this chapter, regardless of what term the local political subdivision or private
             334      entity uses to refer to the fee.
             335          (iii) A local political subdivision or private entity may not avoid application of this
             336      chapter to a fee that meets the definition of an impact fee under Section 11-36-102 by
             337      referring to the fee by another name.


             338          (b) A local political subdivision may not:
             339          (i) establish any new impact fees that are not authorized by this chapter; or
             340          (ii) impose or charge any other fees as a condition of development approval unless
             341      those fees are a reasonable charge for the service provided.
             342          (c) Each local political subdivision shall ensure that the impact fees comply with the
             343      requirements of this chapter.
             344          (d) (i) Each local political subdivision and private entity shall ensure that each impact
             345      fee collected on or after May 12, 2009 complies with the provisions of this chapter, even if the
             346      impact fee was imposed but not paid before May 12, 2009.
             347          (ii) Subsection (1)(d)(i) does not apply to an impact fee that was paid before May 12,
             348      2009.
             349          (2) (a) Before imposing impact fees, each local political subdivision and private entity
             350      shall, except as provided in Subsection (2)(f), prepare a capital facilities plan to determine the
             351      public facilities required to serve development resulting from new development activity.
             352          (b) (i) As used in this Subsection (2)(b):
             353          (A) (I) "Affected entity" means each county, municipality, local district under Title
             354      17B, Limited Purpose Local Government Entities - Local Districts, special service district
             355      under Title 17D, Chapter 1, Special Service District Act, school district, interlocal cooperation
             356      entity established under Chapter 13, Interlocal Cooperation Act, and specified public utility:
             357          (Aa) whose services or facilities are likely to require expansion or significant
             358      modification because of the facilities proposed in the proposed capital facilities plan; or
             359          (Bb) that has filed with the local political subdivision or private entity a copy of the
             360      general or long-range plan of the county, municipality, local district, special service district,
             361      school district, interlocal cooperation entity, or specified public utility.
             362          (II) "Affected entity" does not include the local political subdivision or private entity
             363      that is required under this Subsection (2) to provide notice.
             364          (B) "Specified public utility" means an electrical corporation, gas corporation, or
             365      telephone corporation, as those terms are defined in Section 54-2-1 .


             366          (ii) Before preparing or amending a capital facilities plan, each local political
             367      subdivision and each private entity shall provide written notice, as provided in this Subsection
             368      (2)(b), of its intent to prepare or amend a capital facilities plan.
             369          (iii) Each notice under Subsection (2)(b)(ii) shall:
             370          (A) indicate that the local political subdivision or private entity intends to prepare or
             371      amend a capital facilities plan;
             372          (B) describe or provide a map of the geographic area where the proposed capital
             373      facilities will be located; and
             374          [(C) be:]
             375          [(I) sent to each county in whose unincorporated area and each municipality in whose
             376      boundaries is located the land on which the proposed facilities will be located;]
             377          [(II) sent to each affected entity;]
             378          [(III) sent to the Automated Geographic Reference Center created in Section
             379      63F-1-506 ;]
             380          [(IV) sent to the association of governments, established pursuant to an interlocal
             381      agreement under Chapter 13, Interlocal Cooperation Act, in which the facilities are proposed
             382      to be located;]
             383          [(V) (Aa) placed] (C) subject to Subsection (2)(b)(iv), be posted on the Utah Public
             384      Notice Website created under Section 63F-1-701 [, if the local political subdivision:].
             385          [(Ii) is required under Subsection 52-4-203 (3) to use that website to provide public
             386      notice of a meeting; or]
             387          [(IIii) voluntarily chooses to place notice on that website despite not being required to
             388      do so under Subsection (2)(b)(iii)(C)(V)(Aa)(Ii); or]
             389          [(Bb) sent to the state planning coordinator appointed under Section 63J-4-202 , if the
             390      local political subdivision does not provide notice on the Utah Public Notice Website under
             391      Subsection (2)(b)(iii)(C)(V)(Aa) or for a private entity;]
             392          [(VI) sent to the registered agent of the Utah Home Builders Association;]
             393          [(VII) sent to the registered agent of the Utah Association of Realtors; and]


             394          [(VIII) sent to the registered agent of the Utah Chapter of the Associated General
             395      Contractors of America; and]
             396          [(D) with respect to the notice to an affected entity, invite the affected entity to
             397      provide information for the local political subdivision or private entity to consider in the
             398      process of preparing, adopting, and implementing or amending a capital facilities plan
             399      concerning:]
             400          [(I) impacts that the facilities proposed in the capital facilities plan may have on the
             401      affected entity; and]
             402          [(II) facilities or uses of land that the affected entity is planning or considering that
             403      may conflict with the facilities proposed in the capital facilities plan.]
             404          (iv) For a private entity required to post notice on the Utah Public Notice Website
             405      under Subsection (2)(b)(iii):
             406          (A) the private entity shall give notice to the general purpose local government in
             407      which the private entity's primary business office is located; and
             408          (B) the general purpose local government described in Subsection (2)(b)(iv)(A) shall
             409      post the notice on the Utah Public Notice Website.
             410          (c) The capital facilities plan shall identify:
             411          (i) demands placed upon existing public facilities by new development activity; and
             412          (ii) the proposed means by which the local political subdivision will meet those
             413      demands.
             414          (d) A municipality or county need not prepare a separate capital facilities plan if the
             415      general plan required by Section 10-9a-401 or 17-27a-401 , respectively, contains the elements
             416      required by Subsection (2)(c).
             417          (e) (i) If a local political subdivision chooses to prepare an independent capital
             418      facilities plan rather than include a capital facilities element in the general plan, the local
             419      political subdivision shall[: (A) before preparing or contracting to prepare or amending or
             420      contracting to amend the independent capital facilities plan, send written notice: (I) to: (Aa)
             421      the registered agent of the Utah Home Builders Association; (Bb) the registered agent of the


             422      Utah Association of Realtors; and (Cc) the registered agent of the Utah Chapter of the
             423      Associated General Contractors of America; (II) stating the local political subdivision's intent
             424      to prepare or amend a capital facilities plan; and (III) inviting each of the notice recipients to
             425      participate in the preparation of or amendment to the capital facilities plan; and (B)] before
             426      adopting or amending the capital facilities plan:
             427          [(I)] (A) give public notice of the plan or amendment according to Subsection
             428      (2)(e)(ii)(A), (B), or (C), as the case may be, at least 10 days before the date of the public
             429      hearing;
             430          [(II)] (B) make a copy of the plan or amendment, together with a summary designed to
             431      be understood by a lay person, available to the public;
             432          [(III)] (C) place a copy of the plan or amendment and summary in each public library
             433      within the local political subdivision; and
             434          [(IV)] (D) hold a public hearing to hear public comment on the plan or amendment.
             435          (ii) With respect to the public notice required under Subsection (2)(e)(i)[(B)(I)](A):
             436          (A) each municipality shall comply with the notice and hearing requirements of, and,
             437      except as provided in Subsection 11-36-401 (4)(f), receive the protections of Sections
             438      10-9a-205 and 10-9a-801 and Subsection 10-9a-502 (2);
             439          (B) each county shall comply with the notice and hearing requirements of, and, except
             440      as provided in Subsection 11-36-401 (4)(f), receive the protections of Sections 17-27a-205 and
             441      17-27a-801 and Subsection 17-27a-502 (2); and
             442          (C) each local district, special service district, and private entity shall comply with the
             443      notice and hearing requirements of, and receive the protections of, Section 17B-1-111 .
             444          (iii) Nothing contained in this Subsection (2)(e) or in the subsections referenced in
             445      Subsections (2)(e)(ii)(A) and (B) may be construed to require involvement by a planning
             446      commission in the capital facilities planning process.
             447          (f) (i) A local political subdivision with a population or serving a population of less
             448      than 5,000 as of the last federal census need not comply with the capital facilities plan
             449      requirements of this part, but shall ensure that:


             450          (A) the impact fees that the local political subdivision imposes are based upon a
             451      reasonable plan; and
             452          (B) each applicable notice required by this chapter is given.
             453          (ii) Subsection (2)(f)(i) does not apply to private entities.
             454          (3) In preparing the plan, each local political subdivision shall generally consider all
             455      revenue sources, including impact fees and anticipated dedication of system improvements, to
             456      finance the impacts on system improvements.
             457          (4) A local political subdivision or private entity may only impose impact fees on
             458      development activities when its plan for financing system improvements establishes that
             459      impact fees are necessary to achieve an equitable allocation to the costs borne in the past and
             460      to be borne in the future, in comparison to the benefits already received and yet to be received.
             461          (5) (a) Subject to the notice requirement of Subsection (5)(b), each local political
             462      subdivision and private entity intending to impose an impact fee shall prepare a written
             463      analysis of each impact fee that:
             464          (i) identifies the anticipated impact on or consumption of any existing capacity of a
             465      public facility by the anticipated development activity;
             466          (ii) identifies the anticipated impact on system improvements required by the
             467      anticipated development activity to maintain the established level of service for each public
             468      facility;
             469          (iii) demonstrates how those anticipated impacts are reasonably related to the
             470      anticipated development activity;
             471          (iv) estimates the proportionate share of:
             472          (A) the costs for existing capacity that will be recouped; and
             473          (B) the costs of impacts on system improvements that are reasonably related to the
             474      new development activity; and
             475          (v) based upon those factors and the requirements of this chapter, identifies how the
             476      impact fee was calculated.
             477          (b) (i) Before preparing or contracting to prepare the written analysis required under


             478      Subsection (5)(a), each local political subdivision or private entity shall [provide: (i) public
             479      notice; and (ii) written notice: (A) to: (I) the registered agent of the Utah Home Builders
             480      Association; (II) the registered agent of the Utah Association of Realtors; and (III) the
             481      registered agent of the Utah Chapter of the Associated General Contractors of America; (B)]
             482      subject to Subsection (5)(b)(ii), post a public notice on the Utah Public Notice Website created
             483      under Section 63F-1-701 indicating the local political subdivision or private entity's intent to
             484      prepare or contract to prepare a written analysis of an impact fee[; and].
             485          [(C) inviting each notice recipient to participate in the preparation of the written
             486      analysis.]
             487          (ii) For a private entity required to post notice on the Utah Public Notice Website
             488      under Subsection (5)(b)(i):
             489          (A) the private entity shall give notice to the general purpose local government in
             490      which the private entity's primary business office is located; and
             491          (B) the general purpose local government described in Subsection (5)(b)(ii)(A) shall
             492      post the notice on the Utah Public Notice Website.
             493          (c) In analyzing whether or not the proportionate share of the costs of public facilities
             494      are reasonably related to the new development activity, the local political subdivision or
             495      private entity, as the case may be, shall identify, if applicable:
             496          (i) the cost of each existing public facility that has excess capacity to serve the
             497      anticipated development resulting from the new development activity;
             498          (ii) the cost of system improvements for each public facility;
             499          (iii) other than impact fees, the manner of financing each public facility, such as user
             500      charges, special assessments, bonded indebtedness, general taxes, or federal grants;
             501          (iv) the relative extent to which development activity will contribute to financing the
             502      excess capacity of and system improvements for each existing public facility, by such means
             503      as user charges, special assessments, or payment from the proceeds of general taxes;
             504          (v) the relative extent to which development activity will contribute to the cost of
             505      existing public facilities and system improvements in the future;


             506          (vi) the extent to which the development activity is entitled to a credit against impact
             507      fees because the development activity will dedicate system improvements or public facilities
             508      that will offset the demand for system improvements, inside or outside the proposed
             509      development;
             510          (vii) extraordinary costs, if any, in servicing the newly developed properties; and
             511          (viii) the time-price differential inherent in fair comparisons of amounts paid at
             512      different times.
             513          (d) Each local political subdivision and private entity that prepares a written analysis
             514      under this Subsection (5) shall also prepare a summary of the written analysis, designed to be
             515      understood by a lay person.
             516          (6) Each local political subdivision that adopts an impact fee enactment under Section
             517      11-36-202 on or after July 1, 2000 shall, at least 10 days before adopting the enactment:
             518          (a) submit a copy of the written analysis required by Subsection (5)(a) and a copy of
             519      the summary required by Subsection (5)(d) to[: (i)] each public library within the local
             520      political subdivision; and
             521          [(ii) the registered agent of the Utah Home Builders Association;]
             522          [(iii) the registered agent of the Utah Association of Realtors; and]
             523          [(iv) the registered agent of the Utah Chapter of the Associated General Contractors of
             524      America; and]
             525          (b) obtain a written certification from the person or entity that prepares the written
             526      analysis which states as follows:
             527          "I certify that the attached impact fee analysis:
             528              1. includes only the costs for qualifying public facilities that are:
             529                  a. allowed under the Impact Fees Act; and
             530                  b. projected to be incurred or encumbered within six years after each
             531      impact fee is paid;
             532              2. contains no cost for operation and maintenance of public facilities;
             533              3. offsets costs with grants or other alternate sources of payment;


             534              4. does not include costs for qualifying public facilities that will raise the level
             535      of service for the facilities, through impact fees, above the level of service that
             536      is supported by existing residents; and
             537              5. complies in each and every relevant respect with the Impact Fees Act."
             538          (7) Nothing in this chapter may be construed to repeal or otherwise eliminate any
             539      impact fee in effect on the effective date of this chapter that is pledged as a source of revenues
             540      to pay bonded indebtedness that was incurred before the effective date of this chapter.
             541          Section 5. Section 13-43-206 is amended to read:
             542           13-43-206. Advisory opinion -- Process.
             543          (1) A request for an advisory opinion under Section 13-43-205 shall be:
             544          (a) filed with the Office of the Property Rights Ombudsman; and
             545          (b) accompanied by a filing fee of $150.
             546          (2) The Office of the Property Rights Ombudsman may establish policies providing
             547      for partial fee waivers for a person who is financially unable to pay the entire fee.
             548          (3) A person requesting an advisory opinion need not exhaust administrative remedies,
             549      including remedies described under Section 10-9a-801 or 17-27a-801 , before requesting an
             550      advisory opinion.
             551          (4) The Office of the Property Rights Ombudsman shall:
             552          (a) deliver notice of the request to opposing parties indicated in the request;
             553          (b) inquire of all parties if there are other necessary parties to the dispute; and
             554          (c) deliver notice to all necessary parties.
             555          (5) If a governmental entity is an opposing party, the Office of the Property Rights
             556      Ombudsman shall deliver the request in the manner provided for in Section 63G-7-401 .
             557          (6) (a) The Office of the Property Rights Ombudsman shall promptly determine if the
             558      parties can agree to a neutral third party to issue an advisory opinion.
             559          (b) If no agreement can be reached within four business days after notice is delivered
             560      pursuant to Subsections (4) and (5), the Office of the Property Rights Ombudsman shall
             561      appoint a neutral third party to issue an advisory opinion.


             562          (7) All parties that are the subject of the request for advisory opinion shall:
             563          (a) share equally in the cost of the advisory opinion; and
             564          (b) provide financial assurance for payment that the neutral third party requires.
             565          (8) The neutral third party shall comply with the provisions of Section 78B-11-109 ,
             566      and shall promptly:
             567          (a) seek a response from all necessary parties to the issues raised in the request for
             568      advisory opinion;
             569          (b) investigate and consider all responses; and
             570          (c) issue a written advisory opinion within 15 business days after the appointment of
             571      the neutral third party under Subsection (6)(b), unless:
             572          (i) the parties agree to extend the deadline; or
             573          (ii) the neutral third party determines that the matter is complex and requires
             574      additional time to render an opinion, which may not exceed 30 calendar days.
             575          (9) An advisory opinion shall include a statement of the facts and law supporting the
             576      opinion's conclusions.
             577          (10) (a) Copies of any advisory opinion issued by the Office of the Property Rights
             578      Ombudsman shall be delivered as soon as practicable to all necessary parties.
             579          (b) A copy of the advisory opinion shall be delivered to the government entity in the
             580      manner provided for in Section 63G-7-401 .
             581          (11) An advisory opinion issued by the Office of the Property Rights Ombudsman is
             582      not binding on any party to, nor admissible as evidence in, a dispute involving land use law
             583      except as provided in Subsection (12).
             584          (12) (a) [If] Subject to Subsection (12)(d), if the same issue that is the subject of an
             585      advisory opinion is listed as a cause of action in litigation, and that cause of action is litigated
             586      on the same facts and circumstances and is resolved consistent with the advisory opinion[,]:
             587          (i) the substantially prevailing party on that cause of action:
             588          (A) may collect reasonable attorney fees and court costs pertaining to the development
             589      of that cause of action from the date of the delivery of the advisory opinion to the date of the


             590      court's resolution[.]; and
             591          (B) shall be refunded an impact fee held to be in violation of Title 11, Chapter 36,
             592      Impact Fees Act, based on the difference between the impact fee paid and what the impact fee
             593      should have been if the government entity had correctly calculated the impact fee; and
             594          (ii) in accordance with Subsection (12)(b), a government entity shall refund an impact
             595      fee held to be in violation of Title 11, Chapter 36, Impact Fees Act, to the person who was in
             596      record title of the property on the day on which the impact fee for the property was paid if:
             597          (A) the impact fee was paid on or after the day on which the advisory opinion on the
             598      impact fee was issued but before the day on which the final court ruling on the impact fee is
             599      issued; and
             600          (B) the person described in Subsection (12)(a)(ii) requests the impact fee refund from
             601      the government entity within 30 days after the day on which the court issued the final ruling
             602      on the impact fee.
             603          (b) A government entity subject to Subsection (12)(a)(ii) shall refund the impact fee
             604      based on the difference between the impact fee paid and what the impact fee should have been
             605      if the government entity had correctly calculated the impact fee.
             606          [(b)] (c) Nothing in this Subsection (12) is intended to create any new cause of action
             607      under land use law.
             608          (d) Subsection (12)(a) does not apply unless the resolution described in Subsection
             609      (12)(a) is final.
             610          (13) Unless filed by the local government, a request for an advisory opinion under
             611      Section 13-43-205 does not stay the progress of a land use application, or the effect of a land
             612      use decision.
             613          Section 6. Section 17-27a-305 is amended to read:
             614           17-27a-305. Other entities required to conform to county's land use ordinances
             615      -- Exceptions -- School districts and charter schools -- Submission of development plan
             616      and schedule.
             617          (1) (a) Each county, municipality, school district, charter school, local district, special


             618      service district, and political subdivision of the state shall conform to any applicable land use
             619      ordinance of any county when installing, constructing, operating, or otherwise using any area,
             620      land, or building situated within the unincorporated portion of the county.
             621          (b) In addition to any other remedies provided by law, when a county's land use
             622      ordinance is violated or about to be violated by another political subdivision, that county may
             623      institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             624      prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             625          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             626      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             627      land use ordinance of a county of the first class when constructing a:
             628          (i) rail fixed guideway public transit facility that extends across two or more counties;
             629      or
             630          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             631      two or more counties, including:
             632          (A) platforms;
             633          (B) passenger terminals or stations;
             634          (C) park and ride facilities;
             635          (D) maintenance facilities;
             636          (E) all related utility lines, roadways, and other facilities serving the public transit
             637      facility; or
             638          (F) other auxiliary facilities.
             639          (b) The exemption from county land use ordinances under this Subsection (2) does not
             640      extend to any property not necessary for the construction or operation of a rail fixed guideway
             641      public transit facility.
             642          (c) A county of the first class may not, through an agreement under Title 11, Chapter
             643      13, Interlocal Cooperation Act, require a public transit district under Title 17B, Chapter 2a,
             644      Part 8, Public Transit District Act, to obtain approval from the county prior to constructing a:
             645          (i) rail fixed guideway public transit facility that extends across two or more counties;


             646      or
             647          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             648      two or more counties, including:
             649          (A) platforms;
             650          (B) passenger terminals or stations;
             651          (C) park and ride facilities;
             652          (D) maintenance facilities;
             653          (E) all related utility lines, roadways, and other facilities serving the public transit
             654      facility; or
             655          (F) other auxiliary facilities.
             656          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             657      subject to a county's land use ordinances.
             658          (b) (i) Notwithstanding Subsection (4), a county may:
             659          (A) subject a charter school to standards within each zone pertaining to setback,
             660      height, bulk and massing regulations, off-site parking, curb cut, traffic circulation, and
             661      construction staging; and
             662          (B) impose regulations upon the location of a project that are necessary to avoid
             663      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             664          (ii) The standards to which a county may subject a charter school under Subsection
             665      (3)(b)(i) shall be objective standards only and may not be subjective.
             666          (iii) Except as provided in Subsection (8)(d), the only basis upon which a county may
             667      deny or withhold approval of a charter school's land use application is the charter school's
             668      failure to comply with a standard imposed under Subsection (3)(b)(i).
             669          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of
             670      an obligation to comply with a requirement of an applicable building or safety code to which it
             671      is otherwise obligated to comply.
             672          (4) A county may not:
             673          (a) impose requirements for landscaping, fencing, aesthetic considerations,


             674      construction methods or materials, additional building inspections, county building codes,
             675      building use for educational purposes, or the placement or use of temporary classroom
             676      facilities on school property;
             677          (b) except as otherwise provided in this section, require a school district or charter
             678      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             679      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             680      children and not located on or contiguous to school property, unless the roadway or sidewalk
             681      is required to connect an otherwise isolated school site to an existing roadway;
             682          (c) require a district or charter school to pay fees not authorized by this section;
             683          (d) provide for inspection of school construction or assess a fee or other charges for
             684      inspection, unless the school district or charter school is unable to provide for inspection by an
             685      inspector, other than the project architect or contractor, who is qualified under criteria
             686      established by the state superintendent;
             687          (e) require a school district or charter school to pay any impact fee for an improvement
             688      project unless the impact fee is imposed as provided in Title 11, Chapter 36, Impact Fees Act;
             689      or
             690          (f) impose regulations upon the location of an educational facility except as necessary
             691      to avoid unreasonable risks to health or safety.
             692          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             693      the siting of a new school with the county in which the school is to be located, to:
             694          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             695      the impacts between the new school and future highways; and
             696          (b) maximize school, student, and site safety.
             697          (6) Notwithstanding Subsection (4)(d), a county may, at its discretion:
             698          (a) provide a walk-through of school construction at no cost and at a time convenient
             699      to the district or charter school; and
             700          (b) provide recommendations based upon the walk-through.
             701          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:


             702          (i) a county building inspector;
             703          (ii) (A) for a school district, a school district building inspector from that school
             704      district; or
             705          (B) for a charter school, a school district building inspector from the school district in
             706      which the charter school is located; or
             707          (iii) an independent, certified building inspector who is:
             708          (A) not an employee of the contractor;
             709          (B) approved by:
             710          (I) a county building inspector; or
             711          (II) (Aa) for a school district, a school district building inspector from that school
             712      district; or
             713          (Bb) for a charter school, a school district building inspector from the school district
             714      in which the charter school is located; and
             715          (C) licensed to perform the inspection that the inspector is requested to perform.
             716          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             717          (c) If a school district or charter school uses a school district or independent building
             718      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit
             719      to the state superintendent of public instruction and county building official, on a monthly
             720      basis during construction of the school building, a copy of each inspection certificate
             721      regarding the school building.
             722          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             723      within a county.
             724          (b) Each land use application for any approval required for a charter school, including
             725      an application for a building permit, shall be processed on a first priority basis.
             726          (c) Parking requirements for a charter school may not exceed the minimum parking
             727      requirements for schools or other institutional public uses throughout the county.
             728          (d) If a county has designated zones for a sexually oriented business, or a business
             729      which sells alcohol, a charter school may be prohibited from a location which would otherwise


             730      defeat the purpose for the zone unless the charter school provides a waiver.
             731          (e) (i) A school district or a charter school may seek a certificate authorizing
             732      permanent occupancy of a school building from:
             733          (A) the state superintendent of public instruction, as provided in Subsection
             734      53A-20-104 (3), if the school district or charter school used an independent building inspector
             735      for inspection of the school building; or
             736          (B) a county official with authority to issue the certificate, if the school district or
             737      charter school used a county building inspector for inspection of the school building.
             738          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             739      a school building if it used its own building inspector for inspection of the school building,
             740      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             741          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             742      school building from a school district official with authority to issue the certificate, if the
             743      charter school used a school district building inspector for inspection of the school building.
             744          (iv) A certificate authorizing permanent occupancy issued by the state superintendent
             745      of public instruction under Subsection 53A-20-104 (3) or a school district official with
             746      authority to issue the certificate shall be considered to satisfy any county requirement for an
             747      inspection or a certificate of occupancy.
             748          (9) (a) A specified public agency intending to develop its land shall submit to the land
             749      use authority a development plan and schedule:
             750          (i) as early as practicable in the development process, but no later than the
             751      commencement of construction; and
             752          (ii) with sufficient detail to enable the land use authority to assess:
             753          (A) the specified public agency's compliance with applicable land use ordinances;
             754          (B) the demand for public facilities listed in Subsections 11-36-102 [(13)](14)(a), (b),
             755      (c), (d), (e), and (g) caused by the development;
             756          (C) the amount of any applicable fee listed in Subsection 17-27a-509 (5);
             757          (D) any credit against an impact fee; and


             758          (E) the potential for waiving an impact fee.
             759          (b) The land use authority shall respond to a specified public agency's submission
             760      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             761      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             762      process of preparing the budget for the development.
             763          (10) Nothing in this section may be construed to modify or supersede Section
             764      17-27a-304 .
             765          Section 7. Section 17-27a-509 is amended to read:
             766           17-27a-509. Limit on fees -- Requirement to itemize fees.
             767          (1) A county may not impose or collect a fee for reviewing or approving the plans for a
             768      commercial or residential building that exceeds the lesser of:
             769          (a) the actual cost of performing the plan review; and
             770          (b) 65% of the amount the county charges for a building permit fee for that building.
             771          (2) Subject to Subsection (1), a county may impose and collect only a nominal fee for
             772      reviewing and approving identical plans.
             773          (3) A county may not impose or collect a hookup fee that exceeds the reasonable cost
             774      of installing and inspecting the pipe, line, meter, or appurtenance to connect to the county
             775      water, sewer, storm water, power, or other utility system.
             776          (4) A county may not impose or collect:
             777          (a) a land use application fee that exceeds the reasonable cost of processing the
             778      application; or
             779          (b) an inspection or review fee that exceeds the reasonable cost of performing the
             780      inspection or review.
             781          (5) Upon the request of an applicant or an owner of residential property, the county
             782      shall itemize each fee that the county imposes on the applicant or on the residential property,
             783      respectively, showing the basis of each calculation for each fee imposed.
             784          (6) A county may not impose on or collect from a public agency any fee associated
             785      with the public agency's development of its land other than:


             786          (a) subject to Subsection (4), a fee for a development service that the public agency
             787      does not itself provide;
             788          (b) subject to Subsection (3), a hookup fee; and
             789          (c) an impact fee for a public facility listed in Subsection 11-36-102 [(13)](14)(a), (b),
             790      (c), (d), (e), or (g), subject to any applicable credit under Subsection 11-36-202 (2)(b).
             791          Section 8. Section 17B-1-118 is amended to read:
             792           17B-1-118. Local district hookup fee -- Preliminary design or site plan from a
             793      specified public agency.
             794          (1) As used in this section:
             795          (a) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             796      meter, or appurtenance to connect to a local district water, sewer, storm water, power, or other
             797      utility system.
             798          (b) "Impact fee" has the same meaning as defined in Section 11-36-102 .
             799          (c) "Specified public agency" means:
             800          (i) the state;
             801          (ii) a school district; or
             802          (iii) a charter school.
             803          (d) "State" includes any department, division, or agency of the state.
             804          (2) A local district may not impose or collect a hookup fee that exceeds the reasonable
             805      cost of installing and inspecting the pipe, line, meter, or appurtenance to connect to the local
             806      district water, sewer, storm water, power, or other utility system.
             807          (3) (a) A specified public agency intending to develop its land shall submit a
             808      development plan and schedule to each local district from which the specified public agency
             809      anticipates the development will receive service:
             810          (i) as early as practicable in the development process, but no later than the
             811      commencement of construction; and
             812          (ii) with sufficient detail to enable the local district to assess:
             813          (A) the demand for public facilities listed in Subsections 11-36-102 [(13)](14)(a), (b),


             814      (c), (d), (e), and (g) caused by the development;
             815          (B) the amount of any hookup fees, or impact fees or substantive equivalent;
             816          (C) any credit against an impact fee; and
             817          (D) the potential for waiving an impact fee.
             818          (b) The local district shall respond to a specified public agency's submission under
             819      Subsection (3)(a) with reasonable promptness in order to allow the specified public agency to
             820      consider information the local district provides under Subsection (3)(a)(ii) in the process of
             821      preparing the budget for the development.
             822          (4) Upon a specified public agency's submission of a development plan and schedule
             823      as required in Subsection (3) that complies with the requirements of that subsection, the
             824      specified public agency vests in the local district's hookup fees and impact fees in effect on the
             825      date of submission.
             826          Section 9. Effective date.
             827          This bill takes effect on May 11, 2010, except Section 11-36-102 which takes effect on
             828      May 11, 2011.


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