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First Substitute S.B. 178

Senator Curtis S. Bramble proposes the following substitute bill:


             1     
MUNICIPAL LAND USE AMENDMENTS

             2     
2011 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Curtis S. Bramble

             5     
House Sponsor: Dean Sanpei

             6      Cosponsor:John L. Valentine              7     
             8      LONG TITLE
             9      General Description:
             10          This bill amends municipal land use provisions relating to nonconforming uses and
             11      noncomplying structures.
             12      Highlighted Provisions:
             13          This bill:
             14          .    amends municipal land use provisions relating to nonconforming uses and
             15      noncomplying structures; and
             16          .    makes technical corrections.
             17      Money Appropriated in this Bill:
             18          None
             19      Other Special Clauses:
             20          None
             21      Utah Code Sections Affected:
             22      AMENDS:
             23          10-9a-511, as last amended by Laws of Utah 2010, Chapter 394
             24     
             25      Be it enacted by the Legislature of the state of Utah:


             26          Section 1. Section 10-9a-511 is amended to read:
             27           10-9a-511. Nonconforming uses and noncomplying structures.
             28          (1) (a) Except as provided in this section, a nonconforming use or noncomplying
             29      structure may be continued by the present or a future property owner.
             30          (b) A nonconforming use may be extended through the same building, provided no
             31      structural alteration of the building is proposed or made for the purpose of the extension.
             32          (c) For purposes of this Subsection (1), the addition of a solar energy device to a
             33      building is not a structural alteration.
             34          (2) The legislative body may provide for:
             35          (a) the establishment, restoration, reconstruction, extension, alteration, expansion, or
             36      substitution of nonconforming uses upon the terms and conditions set forth in the land use
             37      ordinance;
             38          (b) the termination of all nonconforming uses, except billboards, by providing a
             39      formula establishing a reasonable time period during which the owner can recover or amortize
             40      the amount of his investment in the nonconforming use, if any; and
             41          (c) the termination of a nonconforming use due to its abandonment.
             42          (3) (a) A municipality may not prohibit the reconstruction or restoration of a
             43      noncomplying structure or terminate the nonconforming use of a structure that is involuntarily
             44      destroyed in whole or in part due to fire or other calamity unless the structure or use has been
             45      abandoned.
             46          (b) A municipality may prohibit the reconstruction or restoration of a noncomplying
             47      structure or terminate the nonconforming use of a structure if:
             48          (i) the structure is allowed to deteriorate to a condition that the structure is rendered
             49      uninhabitable and is not repaired or restored within six months after written notice to the
             50      property owner that the structure is uninhabitable and that the noncomplying structure or
             51      nonconforming use will be lost if the structure is not repaired or restored within six months; or
             52          (ii) the property owner has voluntarily demolished a majority of the noncomplying
             53      structure or the building that houses the nonconforming use.
             54          (c) (i) Notwithstanding a prohibition in its zoning ordinance, a municipality may
             55      permit a billboard owner to relocate the billboard within the municipality's boundaries to a
             56      location that is mutually acceptable to the municipality and the billboard owner.


             57          (ii) If the municipality and billboard owner cannot agree to a mutually acceptable
             58      location within 90 days after the owner submits a written request to relocate the billboard, the
             59      provisions of Subsection 10-9a-513 (2)(a)(iv) apply.
             60          (4) (a) Unless the municipality establishes, by ordinance, a uniform presumption of
             61      legal existence for nonconforming uses, the property owner shall have the burden of
             62      establishing the legal existence of a noncomplying structure or nonconforming use.
             63          (b) Any party claiming that a nonconforming use has been abandoned shall have the
             64      burden of establishing the abandonment.
             65          (c) Abandonment may be presumed to have occurred if:
             66          (i) a majority of the primary structure associated with the nonconforming use has been
             67      voluntarily demolished without prior written agreement with the municipality regarding an
             68      extension of the nonconforming use;
             69          (ii) the use has been discontinued for a minimum of one year; or
             70          (iii) the primary structure associated with the nonconforming use remains vacant for a
             71      period of one year.
             72          (d) The property owner may rebut the presumption of abandonment under Subsection
             73      (4)(c), and shall have the burden of establishing that any claimed abandonment under
             74      Subsection (4)(b) has not in fact occurred.
             75          (5) A municipality may terminate the nonconforming status of a school district or
             76      charter school use or structure when the property associated with the school district or charter
             77      school use or structure ceases to be used for school district or charter school purposes for a
             78      period established by ordinance.
             79          (6) A municipal ordinance adopted under Section 10-1-203 may not:
             80          (a) require physical changes in a structure with a legal nonconforming rental housing
             81      use[; or] unless the change is for:
             82          (i) the reasonable installation of:
             83          (A) a smoke detector that is plugged in or battery operated;
             84          (B) a ground fault circuit interrupter protected outlet on existing wiring;
             85          (C) street addressing;
             86          (D) except as provided in Subsection (7), an egress bedroom window if the existing
             87      bedroom window is smaller than 5.7 square feet;


             88          (E) an electrical system or a plumbing system, if the existing system is not functioning
             89      or is unsafe as determined by an independent electrical or plumbing professional who is
             90      licensed in accordance with Title 58, Occupations and Professions;
             91          (F) hand or guard rails; or
             92          (G) fire suppression doors as required by the International Residential Code; or
             93          (ii) the abatement of a structure; or
             94          (b) be enforced to terminate a legal nonconforming rental housing use.
             95          (7) A municipality may not require a change described in Subsection (6)(a)(i)(D) if the
             96      change:
             97          (a) would compromise the structural integrity of a building; or
             98          (b) could not be completed in accordance with current building codes, including
             99      set-back and window well requirements.
             100          [(7)] (8) A legal nonconforming rental housing use may not be terminated under
             101      Section 10-1-203 .


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