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Second Substitute H.B. 87

This document includes House Floor Amendments incorporated into the bill on Wed, Feb 29, 2012 at 10:27 AM by jeyring. -->

Representative Melvin R. Brown proposes the following substitute bill:


             1     
BILLBOARD REVISIONS

             2     
2012 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Melvin R. Brown

             5     
Senate Sponsor: Wayne L. Niederhauser

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill amends provisions related to a billboard and electronic or mechanical
             10      changeable message sign.
             11      Highlighted Provisions:
             12          This bill:
             13          .    prohibits a municipality or county from enacting or enforcing certain billboard
             14      ordinances;
             15          .    prohibits a municipality or county from preventing a billboard owner from taking
             16      certain actions unless the municipality or county commences eminent domain
             17      proceedings;
             18          .    prohibits a municipality or county from making certain requirements of a billboard
             19      owner or a person who has a lease with a billboard owner;
             20          .    enacts language related to an arbitration between a municipality or a county and a
             21      billboard owner;
             22          .    defines terms;
             23          .    amends provisions related to an electronic or mechanical changeable message sign;
             24          .    enacts language related to the obstruction of an outdoor advertising sign; and
             25          .    makes technical corrections.


             26      Money Appropriated in this Bill:
             27          None
             28      Other Special Clauses:
             29          None
             30      Utah Code Sections Affected:
             31      AMENDS:
             32          10-9a-511, as last amended by Laws of Utah 2011, Chapter 210
             33          10-9a-513, as last amended by Laws of Utah 2009, Chapters 170 and 233
             34          17-27a-510, as last amended by Laws of Utah 2009, Chapter 170
             35          17-27a-512, as last amended by Laws of Utah 2009, Chapters 170 and 233
             36          72-7-502, as last amended by Laws of Utah 2011, Chapter 346
             37          72-7-505, as last amended by Laws of Utah 2011, Chapter 346
             38          72-7-508, as last amended by Laws of Utah 2011, Chapter 346
             39          72-7-510, as last amended by Laws of Utah 2008, Chapter 3
             40          72-7-510.5, as last amended by Laws of Utah 2009, Chapter 170
             41      ENACTS:
             42          10-9a-513.5, Utah Code Annotated 1953
             43          17-27a-512.5, Utah Code Annotated 1953
             44     
             45      Be it enacted by the Legislature of the state of Utah:
             46          Section 1. Section 10-9a-511 is amended to read:
             47           10-9a-511. Nonconforming uses and noncomplying structures.
             48          (1) (a) Except as provided in this section, a nonconforming use or noncomplying
             49      structure may be continued by the present or a future property owner.
             50          (b) A nonconforming use may be extended through the same building, provided no
             51      structural alteration of the building is proposed or made for the purpose of the extension.
             52          (c) For purposes of this Subsection (1), the addition of a solar energy device to a
             53      building is not a structural alteration.
             54          (2) The legislative body may provide for:
             55          (a) the establishment, restoration, reconstruction, extension, alteration, expansion, or
             56      substitution of nonconforming uses upon the terms and conditions set forth in the land use


             57      ordinance;
             58          (b) the termination of all nonconforming uses, except billboards, by providing a
             59      formula establishing a reasonable time period during which the owner can recover or amortize
             60      the amount of his investment in the nonconforming use, if any; and
             61          (c) the termination of a nonconforming use due to its abandonment.
             62          (3) (a) A municipality may not prohibit the reconstruction or restoration of a
             63      noncomplying structure or terminate the nonconforming use of a structure that is involuntarily
             64      destroyed in whole or in part due to fire or other calamity unless the structure or use has been
             65      abandoned.
             66          (b) A municipality may prohibit the reconstruction or restoration of a noncomplying
             67      structure or terminate the nonconforming use of a structure if:
             68          (i) the structure is allowed to deteriorate to a condition that the structure is rendered
             69      uninhabitable and is not repaired or restored within six months after written notice to the
             70      property owner that the structure is uninhabitable and that the noncomplying structure or
             71      nonconforming use will be lost if the structure is not repaired or restored within six months; or
             72          (ii) the property owner has voluntarily demolished a majority of the noncomplying
             73      structure or the building that houses the nonconforming use.
             74          (c) (i) Notwithstanding a prohibition in its zoning ordinance, a municipality may
             75      permit a billboard owner to relocate the billboard within the municipality's boundaries to a
             76      location that is mutually acceptable to the municipality and the billboard owner.
             77          (ii) If the municipality and billboard owner cannot agree to a mutually acceptable
             78      location within 90 days after the owner submits a written request to relocate the billboard, the
             79      [provisions of] municipality may not prevent the billboard owner from taking an action
             80      specified in Subsection 10-9a-513 (2)(a)(iv) [apply] unless the municipality has commenced
             81      eminent domain proceedings in accordance with the provisions of Section 10-9a-512 within 90
             82      days after the day that the billboard owner submits a written request to relocate the billboard.
             83          (d) (i) Except as provided in Subsection (3)(e), a municipality may not enact or enforce
             84      an ordinance that prevents an owner of an existing nonconforming or conforming billboard
             85      from upgrading that billboard to an electronic or mechanical changeable message sign that
             86      operates in conformance with Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act.
             87          (ii) A municipality may not enact or enforce an ordinance that forces an owner of an


             88      existing nonconforming or conforming billboard to forfeit any other billboard owned by the
             89      same owner in order to upgrade the existing nonconforming or conforming billboard to an
             90      electronic or mechanical changeable message sign that operates in conformance with Title 72,
             91      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             92          (e) A municipality may, subject to Subsections (3)(f) and (g), impose a requirement
             93      that for a period commencing 60 minutes after sunset until 6 a.m., the message on an electronic
             94      changeable sign be turned off or not change.
             95          (f) A municipality may not impose the requirement described in Subsection (3)(e)
             96      unless:
             97          (i) the face of the electronic changeable message sign:
             98          (A) cannot be viewed from the interstate system; and
             99          (B) is located on and oriented to be viewed primarily from a street where, as of May 8,
             100      2012, the posted speed limit is 25 miles or less per hour; or
             101          (ii) the face of the electronic changeable message sign:
             102          (A) cannot be viewed from the interstate system;
             103          (B) is within 150 feet of the outer edge of an existing residential dwelling structure that
             104      is legally occupied and located on property zoned exclusively for residential purposes; and
             105          (C) is oriented toward the structure described in Subsection (3)(f)(ii)(B).
             106          (g) A municipality may not enforce a requirement imposed by the municipality in
             107      accordance with Subsection (3)(e) if the message is a public safety or emergency
             108      announcement, warning, or alert.
             109          (4) (a) Unless the municipality establishes, by ordinance, a uniform presumption of
             110      legal existence for nonconforming uses, the property owner shall have the burden of
             111      establishing the legal existence of a noncomplying structure or nonconforming use.
             112          (b) Any party claiming that a nonconforming use has been abandoned shall have the
             113      burden of establishing the abandonment.
             114          (c) Abandonment may be presumed to have occurred if:
             115          (i) a majority of the primary structure associated with the nonconforming use has been
             116      voluntarily demolished without prior written agreement with the municipality regarding an
             117      extension of the nonconforming use;
             118          (ii) the use has been discontinued for a minimum of one year; or


             119          (iii) the primary structure associated with the nonconforming use remains vacant for a
             120      period of one year.
             121          (d) The property owner may rebut the presumption of abandonment under Subsection
             122      (4)(c), and shall have the burden of establishing that any claimed abandonment under
             123      Subsection (4)(b) has not in fact occurred.
             124          (5) A municipality may terminate the nonconforming status of a school district or
             125      charter school use or structure when the property associated with the school district or charter
             126      school use or structure ceases to be used for school district or charter school purposes for a
             127      period established by ordinance.
             128          (6) A municipal ordinance adopted under Section 10-1-203 may not:
             129          (a) require physical changes in a structure with a legal nonconforming rental housing
             130      use unless the change is for:
             131          (i) the reasonable installation of:
             132          (A) a smoke detector that is plugged in or battery operated;
             133          (B) a ground fault circuit interrupter protected outlet on existing wiring;
             134          (C) street addressing;
             135          (D) except as provided in Subsection (7), an egress bedroom window if the existing
             136      bedroom window is smaller than that required by current state building code;
             137          (E) an electrical system or a plumbing system, if the existing system is not functioning
             138      or is unsafe as determined by an independent electrical or plumbing professional who is
             139      licensed in accordance with Title 58, Occupations and Professions;
             140          (F) hand or guard rails; or
             141          (G) occupancy separation doors as required by the International Residential Code; or
             142          (ii) the abatement of a structure; or
             143          (b) be enforced to terminate a legal nonconforming rental housing use.
             144          (7) A municipality may not require a change described in Subsection (6)(a)(i)(D) if the
             145      change:
             146          (a) would compromise the structural integrity of a building; or
             147          (b) could not be completed in accordance with current building codes, including
             148      set-back and window well requirements.
             149          (8) A legal nonconforming rental housing use may not be terminated under Section


             150      10-1-203 .
             151          Section 2. Section 10-9a-513 is amended to read:
             152           10-9a-513. Municipality's acquisition of billboard by eminent domain -- Removal
             153      without providing compensation -- Limit on allowing nonconforming billboards to be
             154      rebuilt or replaced -- Validity of municipal permit after issuance of state permit -- Just
             155      compensation in eminent domain proceeding -- Municipal conditions on billboard
             156      prohibited.
             157          (1) As used in this section:
             158          (a) "Clearly visible" means capable of being [read] viewed without obstruction by an
             159      occupant of a vehicle traveling on a street or highway within the visibility area.
             160          (b) "Highest allowable height" means:
             161          (i) if the height allowed by the municipality, by ordinance or consent, is higher than the
             162      height under Subsection (1)(b)(ii), the height allowed by the municipality; or
             163          (ii) (A) for a noninterstate billboard:
             164          (I) if the height of the previous use or structure is 45 feet or higher, the height of the
             165      previous use or structure; or
             166          (II) if the height of the previous use or structure is less than 45 feet, the height of the
             167      previous use or structure or the height to make the entire advertising content of the billboard
             168      clearly visible, whichever is higher, but no higher than 45 feet; and
             169          (B) for an interstate billboard:
             170          (I) if the height of the previous use or structure is at or above the interstate height, the
             171      height of the previous use or structure; or
             172          (II) if the height of the previous use or structure is less than the interstate height, the
             173      height of the previous use or structure or the height to make the entire advertising content of
             174      the billboard clearly visible, whichever is higher, but no higher than the interstate height.
             175          (c) "Interstate billboard" means a billboard that is intended to be viewed from a
             176      highway that is an interstate.
             177          (d) "Interstate height" means a height that is the higher of:
             178          (i) 65 feet above the ground; and
             179          (ii) 25 feet above the grade of the interstate.
             180          (e) "Noninterstate billboard" means a billboard that is intended to be viewed from a


             181      street or highway that is not an interstate.
             182          (f) "Visibility area" means the area on a street or highway that is:
             183          (i) defined at one end by a line extending from the base of the billboard across all lanes
             184      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             185          (ii) defined on the other end by a line extending across all lanes of traffic of the street
             186      or highway in a plane that is:
             187          (A) perpendicular to the street or highway; and
             188          (B) (I) for an interstate billboard, 500 feet from the base of the billboard; or
             189          (II) for a noninterstate billboard, 300 feet from the base of the billboard.
             190          (2) (a) A municipality [is considered to have initiated the acquisition of a billboard
             191      structure by eminent domain if the municipality prevents a billboard owner from] may not
             192      prevent a billboard owner from taking one or any of the following actions unless the
             193      municipality has first commenced, subject to Subsection (2)(b), eminent domain proceedings:
             194          (i) rebuilding, maintaining, repairing, or restoring a billboard structure that is damaged
             195      by casualty, an act of God, or vandalism;
             196          (ii) except as provided in Subsection (2)(c), relocating or rebuilding a billboard
             197      structure, or taking other measures, to correct a mistake in the placement or erection of a
             198      billboard for which the municipality has issued a permit, if the proposed relocation, rebuilding,
             199      or other measure is consistent with the intent of that permit;
             200          (iii) structurally modifying or upgrading a billboard;
             201          (iv) relocating a billboard into any commercial, industrial, or manufacturing zone
             202      within the municipality's boundaries, if:
             203          (A) the relocated billboard is:
             204          (I) within 5,280 feet of its previous location; and
             205          (II) no closer than:
             206          (Aa) 300 feet from an off-premise sign existing on the same side of the street or
             207      highway; or
             208          (Bb) if the street or highway is an interstate or limited access highway that is subject to
             209      Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act, the distance allowed under that act
             210      between the relocated billboard and an off-premise sign existing on the same side of the
             211      interstate or limited access highway; and


             212          (B) (I) the billboard owner has submitted a written request under Subsection
             213      10-9a-511 (3)(c); and
             214          (II) the municipality and billboard owner are unable to agree, within the time provided
             215      in Subsection 10-9a-511 (3)(c), to a mutually acceptable location; [or]
             216          (v) making the following modifications, as the billboard owner determines, to a
             217      billboard that is structurally modified or upgraded under Subsection (2)(a)(iii) or relocated
             218      under Subsection (2)(a)(iv):
             219          (A) erecting the billboard:
             220          (I) to the highest allowable height; and
             221          (II) as the owner determines, to an angle that makes the entire advertising content of
             222      the billboard clearly visible; and
             223          (B) installing a sign face on the billboard that is at least the same size as, but no larger
             224      than, the sign face on the billboard before its relocation[.]; or
             225          (vi) exercising a right granted to a billboard owner under the provisions of Title 72,
             226      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             227          (b) (i) If a municipality commences an eminent domain lawsuit to prevent one or more
             228      of the actions described in Subsection (2)(a), the municipality shall complete the lawsuit within
             229      one year of filing the lawsuit.
             230          (ii) If the municipality does not complete the eminent domain lawsuit within one year,
             231      the municipality may not prevent the billboard owner from taking the action that precipitated
             232      the eminent domain lawsuit.
             233          (iii) Notwithstanding Subsection (2)(a), a municipality may not commence eminent
             234      domain proceedings to prevent a billboard owner from upgrading a billboard to an electronic or
             235      mechanical changeable message sign.
             236          [(b)] (iv) A modification under Subsection (2)(a)(v) shall comply with Title 72,
             237      Chapter 7, Part 5, Utah Outdoor Advertising Act, to the extent applicable.
             238          (c) A [municipality's denial of] municipality may deny a billboard owner's request to
             239      relocate or rebuild a billboard structure, or to take other measures, in order to correct a mistake
             240      in the placement or erection of a billboard [does not constitute the initiation of acquisition by]
             241      without commencing eminent domain [under Subsection (2)(a)] proceedings if the mistake in
             242      placement or erection of the billboard is determined by clear and convincing evidence to have


             243      resulted from an intentionally false or misleading statement:
             244          (i) by the billboard applicant in the application; and
             245          (ii) regarding the placement or erection of the billboard.
             246          (d) If a municipality [is considered to have initiated the acquisition of] acquires a
             247      billboard structure by eminent domain under Subsection (2)(a) or any other provision of
             248      applicable law, the municipality shall pay just compensation to the billboard owner in an
             249      amount that is:
             250          (i) the value of the existing billboard at a fair market capitalization rate, based on
             251      actual annual revenue, less any annual rent expense;
             252          (ii) the value of any other right associated with the billboard structure that is acquired;
             253          (iii) the cost of the sign structure; and
             254          (iv) damage to the economic unit described in Subsection 72-7-510 (3)(b), of which the
             255      billboard owner's interest is a part.
             256          (3) Notwithstanding Subsection (2) and Section 10-9a-512 , a municipality may
             257      [remove] require that a billboard owner remove a billboard without providing compensation if:
             258          (a) the municipality determines:
             259          (i) by clear and convincing evidence that the applicant for a permit intentionally made a
             260      false or misleading statement in the applicant's application regarding the placement or erection
             261      of the billboard; or
             262          (ii) by substantial evidence that the billboard:
             263          (A) is structurally unsafe;
             264          (B) is in an unreasonable state of repair; or
             265          (C) has been abandoned for at least 12 months;
             266          (b) the municipality notifies the owner in writing that the owner's billboard meets one
             267      or more of the conditions listed in Subsections (3)(a)(i) and (ii);
             268          (c) the owner fails to remedy the condition or conditions within:
             269          (i) except as provided in Subsection (3)(c)(ii), 90 days following the billboard owner's
             270      receipt of written notice under Subsection (3)(b); or
             271          (ii) if the condition forming the basis of the municipality's intention to remove the
             272      billboard is that it is structurally unsafe, 10 business days, or a longer period if necessary
             273      because of a natural disaster, following the billboard owner's receipt of written notice under


             274      Subsection (3)(b); and
             275          (d) following the expiration of the applicable period under Subsection (3)(c) and after
             276      providing the owner with reasonable notice of proceedings and an opportunity for a hearing,
             277      the municipality finds:
             278          (i) by clear and convincing evidence, that the applicant for a permit intentionally made
             279      a false or misleading statement in the application regarding the placement or erection of the
             280      billboard; or
             281          (ii) by substantial evidence that the billboard is structurally unsafe, is in an
             282      unreasonable state of repair, or has been abandoned for at least 12 months.
             283          (4) A municipality may not allow a nonconforming billboard to be rebuilt or replaced
             284      by anyone other than its owner or the owner acting through its contractors.
             285          (5) A permit issued, extended, or renewed by a municipality for a billboard remains
             286      valid from the time the municipality issues, extends, or renews the permit until 180 days after a
             287      required state permit is issued for the billboard if:
             288          (a) the billboard requires a state permit; and
             289          (b) an application for the state permit is filed within 30 days after the municipality
             290      issues, extends, or renews a permit for the billboard.
             291          (6) A municipality may not require a billboard owner to remove or alter a billboard, or
             292      require that a person who has a lease, easement, or other agreement with a billboard owner to
             293      terminate or fail to renew that lease, easement, or other agreement as a condition of issuing or
             294      approving:
             295          (a) a permit;
             296          (b) a license;
             297          (c) a zone change;
             298          (d) a variance;
             299          (e) any land use entitlement; or
             300          (f) any other land use approval or ordinance.
             301          Section 3. Section 10-9a-513.5 is enacted to read:
             302          10-9a-513.5. Billboard arbitration.
             303          (1) (a) A billboard owner may challenge or dispute a decision, action, or failure to
             304      timely act made by a municipality or land use authority concerning a billboard by serving a


             305      notice of arbitration upon the municipality:
             306          (i) within 30 days of the decision, action, or inaction; or
             307          (ii) at any time after the expiration of 90 days after the billboard owner submits the
             308      owner's land use application if the action is the municipality's or land use authority's failure to
             309      act upon the application; or
             310          (iii) within 180 days after receiving actual knowledge of a decision or action that may
             311      affect the billboard if the billboard owner was not a participant in the process in which the
             312      decision was reached or action taken.
             313          (b) A billboard owner need not exhaust administrative remedies available to the
             314      billboard owner in order to pursue a remedy under this section.
             315          (c) A district court shall stay until completion of the arbitration a court action pending
             316      at the time of service of the notice of arbitration that concerns some or all of the same issues
             317      that are the subject of the arbitration.
             318          (d) A municipality shall stay until completion of the arbitration any further proceedings
             319      by the municipality on the billboard owner's application.
             320          (e) Nothing in this section shall prevent the billboard owner, at the owner's election,
             321      from pursuing the owner's rights under Section 13-43-206 .
             322          (2) (a) A notice of arbitration shall set forth:
             323          (i) the decision, action, or failure to act that is the subject of the arbitration; and
             324          (ii) the name of and contact information for a proposed arbitrator.
             325          (b) The municipality shall have 30 days after the day on which the municipality
             326      receives a notice of arbitration to respond to the notice.
             327          (i) The municipality's response shall:
             328          (A) set forth the reasons, if any, for the municipality's decision, action, or failure to act;
             329      and
             330          (B) include a statement of agreement or disagreement with the billboard owner's choice
             331      of arbitrator.
             332          (ii) If the municipality does not agree to the billboard owner's selected arbitrator, the
             333      municipality shall submit its own choice of arbitrator in the municipality's response to the
             334      notice of arbitration.
             335          (iii) If the billboard owner and municipality cannot agree on an arbitrator, the


             336      arbitrators the owner and municipality have proposed shall select a different arbitrator, who
             337      shall conduct the arbitration.
             338          (iv) If the municipality fails to timely serve a complete response to a notice of
             339      arbitration under Subsection (2)(b):
             340          (A) the billboard owner's land use application is considered approved; and
             341          (B) the municipality shall issue all associated permits shall be issued upon payment of
             342      the required fees.
             343          (3) (a) An arbitration under this section shall commence:
             344          (i) within 30 days of a municipality timely serving its response to the notice of
             345      arbitration; or
             346          (ii) if the arbitration is conducted by an arbitrator described in Subsection (2)(b)(iii),
             347      within 45 days of a timely service of a municipality's response to the notice of arbitration.
             348          (b) Unless otherwise agreed to in writing:
             349          (i) each party shall pay an equal share of the fees and costs of the arbitrator selected
             350      under Subsection (2)(a)(ii) or (b)(ii); or
             351          (ii) if an arbitrator is selected under Subsection (2)(b)(iii):
             352          (A) each party shall pay the fees and costs of the arbitrator selected by a party in
             353      accordance with Subsection (2)(a)(ii) or (b)(ii), respectively; and
             354          (B) each party shall pay an equal share of the fees and costs of the third arbitrator
             355      selected in accordance with Subsection (2)(b)(iii).
             356          (c) Except as otherwise provided in this section or unless otherwise agreed to in
             357      writing by the parties, an arbitration proceeding conducted under this section is governed by
             358      Title 78B, Chapter 11, Utah Uniform Arbitration Act.
             359          (d) (i) In an arbitration that commences as the result of a municipality's failure to
             360      accept a billboard owner's application for a permit as complete, the arbitrator shall determine
             361      whether the application is complete based on specified, objective, ordinance-based criterion.
             362          (ii) If the application is not complete, the arbitrator shall:
             363          (A) identify the specific additional information that the applicant needs to supply to
             364      complete the application; and
             365          (B) set a deadline that is reasonable under the circumstances for the applicant to
             366      complete the application.


             367          (iii) The arbitrator's decision on completeness is final and binding.
             368          (e) Once the application is completed:
             369          (i) the arbitrator shall set a deadline that is reasonable under the circumstances for the
             370      municipality to make a determination on the application; or
             371          (ii) the billboard owner may request that the arbitrator issue an advisory opinion on:
             372          (A) whether the application should be granted or denied; and
             373          (B) if the application is to be denied and compensation is due, a supplementary
             374      advisory opinion on the total amount of compensation due to the billboard owner, if any.
             375          (4) (a) The arbitrator shall issue an initial advisory opinion under this section within 60
             376      days of the commencement of the arbitration.
             377          (b) The arbitrator shall issue a supplemental advisory opinion regarding the total
             378      amount of compensation within 60 days after the initial advisory opinion that the application is
             379      to be denied.
             380          (5) (a) The municipality shall grant or deny the application within 30 days:
             381          (i) after the arbitrator's advisory opinion is issued, if no supplemental opinion on
             382      compensation is requested; or
             383          (ii) after the supplemental opinion is issued.
             384          (b) If the municipality denies the application, the municipality:
             385          (i) (A) shall set forth in a written decision all of the facts and law upon which the
             386      municipality relies; and
             387          (B) may not make reference to the arbitrator's advisory opinion; and
             388          (ii) shall concurrently file a condemnation action in district court if the reason for
             389      denial is that:
             390          (A) the municipality has determined to condemn the billboard; and
             391          (B) the time for filing a condemnation action has not already expired.
             392          (c) (i) If the municipality fails to meet a deadline established by this part, or if the
             393      municipality denies an application, the billboard owner may, within 30 days after the expiration
             394      of the deadline or the owner's receipt of the written denial of the application, file a complaint in
             395      the district court requesting a trial de novo.
             396          (ii) The complaint described in Subsection (5)(c)(i) may include a request for other
             397      appropriate relief.


             398          (d) The billboard owner may file a cross-claim for a trial de novo and for other
             399      appropriate relief in any condemnation action brought by the municipality.
             400          (e) The municipality may not file a cross-claim for condemnation if it has not timely
             401      commenced a condemnation action in accordance with the provisions of this part.
             402          (6) (a) Upon the filing of a complaint or cross-claim for a trial de novo under this part,
             403      a claim shall proceed through litigation pursuant to the Utah Rules of Civil Procedure and Utah
             404      Rules of Evidence in the district court.
             405          (b) A party may not offer the arbitrator's opinion as evidence except as provided in
             406      Subsection (7).
             407          (c) In reviewing a decision to deny a billboard owner's land use application, the
             408      municipality may not argue any reasons why the application should be denied other those set
             409      forth in a written decision.
             410          (7) If the decision of the court is substantially similar to an arbitrator's advisory
             411      opinion, the prevailing party is entitled to attorney fees, costs, and expenses incurred in the trial
             412      de novo.
             413          (a) A party may not offer an arbitration decision issued in accordance with Subsection
             414      (4) as evidence to the district court unless the decision is offered as evidence in a motion for
             415      attorney fees, costs, and expenses as described in this Subsection (7).
             416          (b) An order resulting from a motion for attorney fees, costs, and expenses under
             417      Subsection (7)(a) is a final judgment under Rule 54 of the Utah Rules of Civil Procedure.
             418          Section 4. Section 17-27a-510 is amended to read:
             419           17-27a-510. Nonconforming uses and noncomplying structures.
             420          (1) (a) Except as provided in this section, a nonconforming use or a noncomplying
             421      structure may be continued by the present or a future property owner.
             422          (b) A nonconforming use may be extended through the same building, provided no
             423      structural alteration of the building is proposed or made for the purpose of the extension.
             424          (c) For purposes of this Subsection (1), the addition of a solar energy device to a
             425      building is not a structural alteration.
             426          (2) The legislative body may provide for:
             427          (a) the establishment, restoration, reconstruction, extension, alteration, expansion, or
             428      substitution of nonconforming uses upon the terms and conditions set forth in the land use


             429      ordinance;
             430          (b) the termination of all nonconforming uses, except billboards, by providing a
             431      formula establishing a reasonable time period during which the owner can recover or amortize
             432      the amount of his investment in the nonconforming use, if any; and
             433          (c) the termination of a nonconforming use due to its abandonment.
             434          (3) (a) A county may not prohibit the reconstruction or restoration of a noncomplying
             435      structure or terminate the nonconforming use of a structure that is involuntarily destroyed in
             436      whole or in part due to fire or other calamity unless the structure or use has been abandoned.
             437          (b) A county may prohibit the reconstruction or restoration of a noncomplying structure
             438      or terminate the nonconforming use of a structure if:
             439          (i) the structure is allowed to deteriorate to a condition that the structure is rendered
             440      uninhabitable and is not repaired or restored within six months after written notice to the
             441      property owner that the structure is uninhabitable and that the noncomplying structure or
             442      nonconforming use will be lost if the structure is not repaired or restored within six months; or
             443          (ii) the property owner has voluntarily demolished a majority of the noncomplying
             444      structure or the building that houses the nonconforming use.
             445          (c) (i) Notwithstanding a prohibition in its zoning ordinance, a county may permit a
             446      billboard owner to relocate the billboard within the county's unincorporated area to a location
             447      that is mutually acceptable to the county and the billboard owner.
             448          (ii) If the county and billboard owner cannot agree to a mutually acceptable location
             449      within 90 days after the owner submits a written request to relocate the billboard, the
             450      [provisions of] county may not prevent the billboard owner from taking an action specified in
             451      Subsection 17-27a-512 (2)(a)(iv) [apply] unless the county has commenced eminent domain
             452      proceedings in accordance with the provisions of Section 17-27a-511 within 90 days after the
             453      day that the billboard owner submits a written request to relocate the billboard.
             454          (d) (i) Except as provided in Subsection (3)(e), a county may not enact or enforce an
             455      ordinance that prevents an owner of an existing nonconforming or conforming billboard from
             456      upgrading that billboard to an electronic or mechanical changeable message sign that operates
             457      in conformance with Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act.
             458          (ii) A county may not enact or enforce an ordinance that forces an owner of an existing
             459      nonconforming or conforming billboard to forfeit any other billboard owned by the same owner


             460      in order to upgrade the existing nonconforming or conforming billboard to an electronic or
             461      mechanical changeable message sign that operates in conformance with Title 72, Chapter 7,
             462      Part 5, Utah Outdoor Advertising Act.
             463          (e) A county may, subject to Subsections (3)(f) and (g), impose a requirement that for a
             464      period commencing 60 minutes after sunset until 6 a.m., the message on an electronic
             465      changeable sign be turned off or not change.
             466          (f) A county may not impose the requirement described in Subsection (3)(e) unless:
             467          (i) the face of the electronic changeable message sign:
             468          (A) cannot be viewed from the interstate system; and
             469          (B) is located on and oriented to be viewed primarily from a street where, as of May 8,
             470      2012, the posted speed limit is 25 miles or less per hour; or
             471          (ii) the face of the electronic changeable message sign:
             472          (A) cannot be viewed from the interstate system;
             473          (B) is within 150 feet of the outer edge of an existing residential dwelling structure that
             474      is legally occupied and located on property zoned exclusively for residential purposes; and
             475          (C) is oriented toward the structure described in Subsection (3)(f)(ii)(B).
             476          (g) A county may not enforce a requirement imposed by the county in accordance with
             477      Subsection (3)(e) if the message is a public safety or emergency announcement, warning, or
             478      alert.
             479          (4) (a) Unless the county establishes, by ordinance, a uniform presumption of legal
             480      existence for nonconforming uses, the property owner shall have the burden of establishing the
             481      legal existence of a noncomplying structure or nonconforming use.
             482          (b) Any party claiming that a nonconforming use has been abandoned shall have the
             483      burden of establishing the abandonment.
             484          (c) Abandonment may be presumed to have occurred if:
             485          (i) a majority of the primary structure associated with the nonconforming use has been
             486      voluntarily demolished without prior written agreement with the county regarding an extension
             487      of the nonconforming use;
             488          (ii) the use has been discontinued for a minimum of one year; or
             489          (iii) the primary structure associated with the nonconforming use remains vacant for a
             490      period of one year.


             491          (d) The property owner may rebut the presumption of abandonment under Subsection
             492      (4)(c), and shall have the burden of establishing that any claimed abandonment under
             493      Subsection (4)(c) has not in fact occurred.
             494          (5) A county may terminate the nonconforming status of a school district or charter
             495      school use or structure when the property associated with the school district or charter school
             496      use or structure ceases to be used for school district or charter school purposes for a period
             497      established by ordinance.
             498          Section 5. Section 17-27a-512 is amended to read:
             499           17-27a-512. County's acquisition of billboard by eminent domain -- Removal
             500      without providing compensation -- Limit on allowing nonconforming billboard to be
             501      rebuilt or replaced -- Validity of county permit after issuance of state permit -- Just
             502      compensation in eminent domain proceeding -- County conditions on billboard
             503      prohibited.
             504          (1) As used in this section:
             505          (a) "Clearly visible" means capable of being [read] viewed without obstruction by an
             506      occupant of a vehicle traveling on a street or highway within the visibility area.
             507          (b) "Highest allowable height" means:
             508          (i) if the height allowed by the county, by ordinance or consent, is higher than the
             509      height under Subsection (1)(b)(ii), the height allowed by the county; or
             510          (ii) (A) for a noninterstate billboard:
             511          (I) if the height of the previous use or structure is 45 feet or higher, the height of the
             512      previous use or structure; or
             513          (II) if the height of the previous use or structure is less than 45 feet, the height of the
             514      previous use or structure or the height to make the entire advertising content of the billboard
             515      clearly visible, whichever is higher, but no higher than 45 feet; and
             516          (B) for an interstate billboard:
             517          (I) if the height of the previous use or structure is at or above the interstate height, the
             518      height of the previous use or structure; or
             519          (II) if the height of the previous use or structure is less than the interstate height, the
             520      height of the previous use or structure or the height to make the entire advertising content of
             521      the billboard clearly visible, whichever is higher, but no higher than the interstate height.


             522          (c) "Interstate billboard" means a billboard that is intended to be viewed from a
             523      highway that is an interstate.
             524          (d) "Interstate height" means a height that is the higher of:
             525          (i) 65 feet above the ground; and
             526          (ii) 25 feet above the grade of the interstate.
             527          (e) "Noninterstate billboard" means a billboard that is intended to be viewed from a
             528      street or highway that is not an interstate.
             529          (f) "Visibility area" means the area on a street or highway that is:
             530          (i) defined at one end by a line extending from the base of the billboard across all lanes
             531      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             532          (ii) defined on the other end by a line extending across all lanes of traffic of the street
             533      or highway in a plane that is:
             534          (A) perpendicular to the street or highway; and
             535          (B) (I) for an interstate billboard, 500 feet from the base of the billboard; or
             536          (II) for a noninterstate billboard, 300 feet from the base of the billboard.
             537          (2) (a) A county [is considered to have initiated the acquisition of a billboard structure
             538      by eminent domain if the county prevents a billboard owner from] may not prevent a billboard
             539      owner from taking one or any of the following actions unless the county has first commenced,
             540      subject to Subsection (2)(b), eminent domain proceedings:
             541          (i) rebuilding, maintaining, repairing, or restoring a billboard structure that is damaged
             542      by casualty, an act of God, or vandalism;
             543          (ii) except as provided in Subsection (2)(c), relocating or rebuilding a billboard
             544      structure, or taking other measures, to correct a mistake in the placement or erection of a
             545      billboard for which the county has issued a permit, if the proposed relocation, rebuilding, or
             546      other measure is consistent with the intent of that permit;
             547          (iii) structurally modifying or upgrading a billboard;
             548          (iv) relocating a billboard into any commercial, industrial, or manufacturing zone
             549      within the unincorporated area of the county, if:
             550          (A) the relocated billboard is:
             551          (I) within 5,280 feet of its previous location; and
             552          (II) no closer than:


             553          (Aa) 300 feet from an off-premise sign existing on the same side of the street or
             554      highway; or
             555          (Bb) if the street or highway is an interstate or limited access highway that is subject to
             556      Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act, the distance allowed under that act
             557      between the relocated billboard and an off-premise sign existing on the same side of the
             558      interstate or limited access highway; and
             559          (B) (I) the billboard owner has submitted a written request under Subsection
             560      17-27a-510 (3)(c); and
             561          (II) the county and billboard owner are unable to agree, within the time provided in
             562      Subsection 17-27a-510 (3)(c), to a mutually acceptable location; [or]
             563          (v) making the following modifications, as the billboard owner determines, to a
             564      billboard that is structurally modified or upgraded under Subsection (2)(a)(iii) or relocated
             565      under Subsection (2)(a)(iv):
             566          (A) erecting the billboard:
             567          (I) to the highest allowable height; and
             568          (II) as the owner determines, to an angle that makes the entire advertising content of
             569      the billboard clearly visible; and
             570          (B) installing a sign face on the billboard that is at least the same size as, but no larger
             571      than, the sign face on the billboard before its relocation[.]; or
             572          (vi) exercising a right granted to a billboard owner under the provisions of Title 72,
             573      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             574          (b) (i) If a county commences an eminent domain lawsuit to prevent one or more of the
             575      actions described in Subsection (2)(a), the county shall complete the lawsuit within one year of
             576      filing the lawsuit.
             577          (ii) If the county does not complete the eminent domain lawsuit within one year, the
             578      county may not prevent the billboard owner from taking the action that precipitated the eminent
             579      domain lawsuit.
             580          (iii) Notwithstanding Subsection (2)(a), a county may not commence eminent domain
             581      proceedings to prevent a billboard owner from upgrading a billboard to an electronic or
             582      mechanical changeable message sign.
             583          [(b)] (iv) A modification under Subsection [(1)] (2)(a)(v) shall comply with Title 72,


             584      Chapter 7, Part 5, Utah Outdoor Advertising Act, to the extent applicable.
             585          (c) A [county's denial of] county may deny a billboard owner's request to relocate or
             586      rebuild a billboard structure, or to take other measures, in order to correct a mistake in the
             587      placement or erection of a billboard [does not constitute the initiation of acquisition by]
             588      without commencing eminent domain [under Subsection (2)(a)] proceedings if the mistake in
             589      placement or erection of the billboard is determined by clear and convincing evidence to have
             590      resulted from an intentionally false or misleading statement:
             591          (i) by the billboard applicant in the application; and
             592          (ii) regarding the placement or erection of the billboard.
             593          (d) If a county [is considered to have initiated the acquisition of] acquires a billboard
             594      structure by eminent domain under Subsection [(1)] (2)(a) or any other provision of applicable
             595      law, the county shall pay just compensation to the billboard owner in an amount that is:
             596          (i) the value of the existing billboard at a fair market capitalization rate, based on
             597      actual annual revenue, less any annual rent expense;
             598          (ii) the value of any other right associated with the billboard structure that is acquired;
             599          (iii) the cost of the sign structure; and
             600          (iv) damage to the economic unit described in Subsection 72-7-510 (3)(b), of which the
             601      billboard owner's interest is a part.
             602          (3) Notwithstanding Subsection (2) and Section 17-27a-511 , a county may [remove]
             603      require that a billboard owner remove a billboard without providing compensation if:
             604          (a) the county determines:
             605          (i) by clear and convincing evidence that the applicant for a permit intentionally made a
             606      false or misleading statement in the applicant's application regarding the placement or erection
             607      of the billboard; or
             608          (ii) by substantial evidence that the billboard:
             609          (A) is structurally unsafe;
             610          (B) is in an unreasonable state of repair; or
             611          (C) has been abandoned for at least 12 months;
             612          (b) the county notifies the owner in writing that the owner's billboard meets one or
             613      more of the conditions listed in Subsections (3)(a)(i) and (ii);
             614          (c) the owner fails to remedy the condition or conditions within:


             615          (i) except as provided in Subsection (3)(c)(ii), 90 days following the billboard owner's
             616      receipt of written notice under Subsection (3)(b); or
             617          (ii) if the condition forming the basis of the county's intention to remove the billboard
             618      is that it is structurally unsafe, 10 business days, or a longer period if necessary because of a
             619      natural disaster, following the billboard owner's receipt of written notice under Subsection
             620      (3)(b); and
             621          (d) following the expiration of the applicable period under Subsection (3)(c) and after
             622      providing the owner with reasonable notice of proceedings and an opportunity for a hearing,
             623      the county finds:
             624          (i) by clear and convincing evidence, that the applicant for a permit intentionally made
             625      a false or misleading statement in the application regarding the placement or erection of the
             626      billboard; or
             627          (ii) by substantial evidence that the billboard is structurally unsafe, is in an
             628      unreasonable state of repair, or has been abandoned for at least 12 months.
             629          (4) A county may not allow a nonconforming billboard to be rebuilt or replaced by
             630      anyone other than its owner or the owner acting through its contractors.
             631          (5) A permit issued, extended, or renewed by a county for a billboard remains valid
             632      from the time the county issues, extends, or renews the permit until 180 days after a required
             633      state permit is issued for the billboard if:
             634          (a) the billboard requires a state permit; and
             635          (b) an application for the state permit is filed within 30 days after the county issues,
             636      extends, or renews a permit for the billboard.
             637          (6) A county may not require that a billboard owner remove or alter a billboard, or
             638      require that a person who has a lease, easement, or other agreement with a billboard owner
             639      terminate or fail to renew that lease, easement, or other agreement as a condition of issuing or
             640      approving:
             641          (a) a permit;
             642          (b) a license;
             643          (c) a zone change;
             644          (d) a variance;
             645          (e) any land use entitlement; or


             646          (f) any other land use approval or ordinance.
             647          Section 6. Section 17-27a-512.5 is enacted to read:
             648          17-27a-512.5. Billboard arbitration.
             649          (1) (a) A billboard owner may challenge or dispute a decision, action, or failure to
             650      timely act made by a county or land use authority concerning a billboard by serving a notice of
             651      arbitration upon the county:
             652          (i) within 30 days of the decision, action, or inaction; or
             653          (ii) at any time after the expiration of 90 days after the billboard owner submits the
             654      owner's land use application if the action is the county's or land use authority's failure to act
             655      upon the application; or
             656          (iii) within 180 days after receiving actual knowledge of a decision or action that may
             657      affect the billboard if the billboard owner was not a participant in the process in which the
             658      decision was reached or action taken.
             659          (b) A billboard owner need not exhaust administrative remedies available to the
             660      billboard owner in order to pursue a remedy under this section.
             661          (c) A district court shall stay until completion of the arbitration a court action pending
             662      at the time of service of the notice of arbitration that concerns some or all of the same issues
             663      that are the subject of the arbitration.
             664          (d) A county shall stay until completion of the arbitration any further proceedings by
             665      the county on the billboard owner's application.
             666          (e) Nothing in this section shall prevent the billboard owner, at the owner's election,
             667      from pursuing the owner's rights under Section 13-43-206 .
             668          (2) (a) A notice of arbitration shall set forth:
             669          (i) the decision, action, or failure to act that is the subject of the arbitration; and
             670          (ii) the name of and contact information for a proposed arbitrator.
             671          (b) The county shall have 30 days after the day on which the county receives a notice
             672      of arbitration to respond to the notice.
             673          (i) The county's response shall:
             674          (A) set forth the reasons, if any, for the county's decision, action, or failure to act; and
             675          (B) include a statement of agreement or disagreement with the billboard owner's choice
             676      of arbitrator.


             677          (ii) If the county does not agree to the billboard owner's selected arbitrator, the county
             678      shall submit its own choice of arbitrator in the county's response to the notice of arbitration.
             679          (iii) If the billboard owner and county cannot agree on an arbitrator, the arbitrators the
             680      owner and county have proposed shall select a different arbitrator, who shall conduct the
             681      arbitration.
             682          (iv) If the county fails to timely serve a complete response to a notice of arbitration
             683      under this Subsection (2)(b):
             684          (A) the billboard owner's land use application is considered approved; and
             685          (B) the county shall issue all associated permits upon payment of the required fees.
             686          (3) (a) An arbitration under this section shall commence:
             687          (i) within 30 days of a county timely serving its response to the notice of arbitration; or
             688          (ii) if the arbitration is conducted by an arbitrator described in Subsection (2)(b)(iii),
             689      within 45 days of a timely service of a county's response to the notice of arbitration.
             690          (b) Unless otherwise agreed to in writing:
             691          (i) each party shall pay an equal share of the fees and costs of the arbitrator selected
             692      under Subsection (2)(a)(ii) or (b)(ii); or
             693          (ii) if an arbitrator is selected under Subsection (2)(b)(iii):
             694          (A) each party shall pay the fees and costs of the arbitrator selected by a party in
             695      accordance with Subsection (2)(a)(ii) or (b)(ii), respectively; and
             696          (B) each party shall pay an equal share of the fees and costs of the third arbitrator
             697      selected in accordance with Subsection (2)(b)(iii).
             698          (c) Except as otherwise provided in this section or unless otherwise agreed to in
             699      writing by the parties, an arbitration proceeding conducted under this section is governed by
             700      Title 78B, Chapter 11, Utah Uniform Arbitration Act.
             701          (d) (i) In an arbitration that commences as the result of a county's failure to accept a
             702      billboard owner's application for a permit as complete, the arbitrator shall determine whether
             703      the application is complete based on specified, objective, ordinance-based criterion.
             704          (ii) If the application is not complete, the arbitrator shall:
             705          (A) identify the specific additional information that the applicant needs to supply to
             706      complete the application; and
             707          (B) set a deadline that is reasonable under the circumstances for the applicant to


             708      complete the application.
             709          (iii) The arbitrator's decision on completeness is final and binding.
             710          (e) Once the application is completed:
             711          (i) the arbitrator shall set a deadline that is reasonable under the circumstances for the
             712      county to make a determination on the application; or
             713          (ii) the billboard owner may request that the arbitrator issue an advisory opinion on:
             714          (A) whether the application should be granted or denied; and
             715          (B) if the application is to be denied and compensation is due, a supplementary
             716      advisory opinion on the total amount of compensation due to the billboard owner, if any.
             717          (4) (a) The arbitrator shall issue an initial advisory opinion under this section within 60
             718      days of the commencement of the arbitration.
             719          (b) The arbitrator shall issue a supplemental advisory opinion regarding the total
             720      amount of compensation within 60 days after the initial advisory opinion that the application is
             721      to be denied.
             722          (5) (a) The county shall grant or deny the application within 30 days:
             723          (i) after the arbitrator's advisory opinion is issued, if no supplemental opinion on
             724      compensation is requested; or
             725          (ii) after the supplemental opinion is issued.
             726          (b) If the county denies the application, the county:
             727          (i) (A) shall set forth in a written decision all of the facts and law upon which the
             728      county relies; and
             729          (B) may not make reference to the arbitrator's advisory opinion; and
             730          (ii) shall concurrently file a condemnation action in district court if the reason for
             731      denial is that:
             732          (A) the county has determined to condemn the billboard; and
             733          (B) the time for filing a condemnation action has not already expired.
             734          (c) (i) If the county fails to meet a deadline established by this part, or if the county
             735      denies an application, the billboard owner may, within 30 days after the expiration of the
             736      deadline or the owner's receipt of the written denial of the application, file a complaint in the
             737      district court requesting a trial de novo.
             738          (ii) The complaint described in Subsection (5)(c)(i) may include a request for other


             739      appropriate relief.
             740          (d) The billboard owner may file a cross-claim for a trial de novo and for other
             741      appropriate relief in any condemnation action brought by the county.
             742          (e) The county may not file a cross-claim for condemnation if it has not timely
             743      commenced a condemnation action in accordance with the provisions of this part.
             744          (6) (a) Upon the filing of a complaint or cross-claim for a trial de novo under this part,
             745      a claim shall proceed through litigation pursuant to the Utah Rules of Civil Procedure and Utah
             746      Rules of Evidence in the district court.
             747          (b) A party may not offer the arbitrator's opinion as evidence except as provided in
             748      Subsection (7).
             749          (c) In reviewing a decision to deny a billboard owner's land use application, the county
             750      may not argue any reasons why the application should be denied other those set forth in a
             751      written decision.
             752          (7) If the decision of the court is substantially similar to an arbitrator's advisory
             753      opinion, the prevailing party is entitled to attorney fees, costs, and expenses incurred in the trial
             754      de novo.
             755          (a) A party may not offer an arbitration decision issued in accordance with Subsection
             756      (4) as evidence to the district court unless the decision is offered as evidence in a motion for
             757      attorney fees, costs, and expenses as described in this Subsection (7).
             758          (b) An order resulting from a motion for attorney fees, costs, and expenses under
             759      Subsection (7)(a) is a final judgment under Rule 54 of the Utah Rules of Civil Procedure.
             760          Section 7. Section 72-7-502 is amended to read:
             761           72-7-502. Definitions.
             762          As used in this part:
             763          (1) "Clearly visible" means capable of being [read] viewed without obstruction by an
             764      occupant of a vehicle traveling on the main traveled way of a street or highway within the
             765      visibility area.
             766          (2) "Commercial or industrial activities" means those activities generally recognized as
             767      commercial or industrial by zoning authorities in this state, except that none of the following
             768      are commercial or industrial activities:
             769          (a) agricultural, forestry, grazing, farming, and related activities, including wayside


             770      fresh produce stands;
             771          (b) transient or temporary activities;
             772          (c) activities not visible from the main-traveled way;
             773          (d) activities conducted in a building principally used as a residence; and
             774          (e) railroad tracks and minor sidings.
             775          (3) (a) "Commercial or industrial zone" means only:
             776          (i) those areas within the boundaries of cities or towns that are used or reserved for
             777      business, commerce, or trade, or zoned as a highway service zone, under enabling state
             778      legislation or comprehensive local zoning ordinances or regulations;
             779          (ii) those areas within the boundaries of urbanized counties that are used or reserved
             780      for business, commerce, or trade, or zoned as a highway service zone, under enabling state
             781      legislation or comprehensive local zoning ordinances or regulations;
             782          (iii) those areas outside the boundaries of urbanized counties and outside the
             783      boundaries of cities and towns that:
             784          (A) are used or reserved for business, commerce, or trade, or zoned as a highway
             785      service zone, under comprehensive local zoning ordinances or regulations or enabling state
             786      legislation; and
             787          (B) are within 8420 feet of an interstate highway exit, off-ramp, or turnoff as measured
             788      from the nearest point of the beginning or ending of the pavement widening at the exit from or
             789      entrance to the main-traveled way; or
             790          (iv) those areas outside the boundaries of urbanized counties and outside the
             791      boundaries of cities and towns and not within 8420 feet of an interstate highway exit, off-ramp,
             792      or turnoff as measured from the nearest point of the beginning or ending of the pavement
             793      widening at the exit from or entrance to the main-traveled way that are reserved for business,
             794      commerce, or trade under enabling state legislation or comprehensive local zoning ordinances
             795      or regulations, and are actually used for commercial or industrial purposes.
             796          (b) "Commercial or industrial zone" does not mean areas zoned for the sole purpose of
             797      allowing outdoor advertising.
             798          (4) "Comprehensive local zoning ordinances or regulations" means a municipality's
             799      comprehensive plan required by Section 10-9a-401 , the municipal zoning plan authorized by
             800      Section 10-9a-501 , and the county master plan authorized by Sections 17-27a-401 and


             801      17-27a-501 . Property that is rezoned by comprehensive local zoning ordinances or regulations
             802      is rebuttably presumed to have not been zoned for the sole purpose of allowing outdoor
             803      advertising.
             804          (5) "Directional signs" means signs containing information about public places owned
             805      or operated by federal, state, or local governments or their agencies, publicly or privately
             806      owned natural phenomena, historic, cultural, scientific, educational, or religious sites, and areas
             807      of natural scenic beauty or naturally suited for outdoor recreation, that the department considers
             808      to be in the interest of the traveling public.
             809          (6) (a) "Erect" means to construct, build, raise, assemble, place, affix, attach, create,
             810      paint, draw, or in any other way bring into being.
             811          (b) "Erect" does not include any activities defined in Subsection (6)(a) if they are
             812      performed incident to the change of an advertising message or customary maintenance of a
             813      sign.
             814           ( 7) "Highway service zone" means a highway service area where the primary use of the
             815      land is used or reserved for commercial and roadside services other than outdoor advertising to
             816      serve the traveling public.
             817          (8) "Information center" means an area or site established and maintained at rest areas
             818      for the purpose of informing the public of:
             819          (a) places of interest within the state; or
             820          (b) any other information that the department considers desirable.
             821          (9) "Interchange or intersection" means those areas and their approaches where traffic
             822      is channeled off or onto an interstate route, excluding the deceleration lanes, acceleration lanes,
             823      or feeder systems, from or to another federal, state, county, city, or other route.
             824          (10) "Maintain" means to allow to exist, subject to the provisions of this chapter.
             825          (11) "Maintenance" means to repair, refurbish, repaint, upgrade, or otherwise [keep]
             826      operate an existing or upgraded sign structure in a safe manner and in a state suitable for use in
             827      any manner not otherwise prohibited by this part, including signs destroyed by vandalism or an
             828      act of God.
             829          (12) "Main-traveled way" means the through traffic lanes, including auxiliary lanes,
             830      acceleration lanes, deceleration lanes, and feeder systems, exclusive of frontage roads and
             831      ramps. For a divided highway, there is a separate main-traveled way for the traffic in each


             832      direction.
             833          (13) "Major sponsor" means a sponsor of a public assembly facility or of a team or
             834      event held at the facility where the amount paid by the sponsor to the owner of the facility, to
             835      the team, or for the event is at least $100,000 per year.
             836          (14) "Official signs and notices" means signs and notices erected and maintained by
             837      public agencies within their territorial or zoning jurisdictions for the purpose of carrying out
             838      official duties or responsibilities in accordance with direction or authorization contained in
             839      federal, state, or local law.
             840          (15) "Off-premise signs" means signs located in areas zoned industrial, commercial, or
             841      H-1 and in areas determined by the department to be unzoned industrial or commercial that
             842      advertise an activity, service, event, person, or product located on premises other than the
             843      premises at which the advertising occurs.
             844          (16) "On-premise signs" means signs used to advertise the major activities conducted
             845      on the property where the sign is located.
             846          (17) "Outdoor advertising" means any outdoor advertising structure or outdoor
             847      structure used in combination with an outdoor advertising sign or outdoor sign within the
             848      outdoor advertising corridor which is visible from a place on the main-traveled way of a
             849      controlled route.
             850          (18) "Outdoor advertising corridor" means a strip of land 350 feet wide, measured
             851      perpendicular from the edge of a controlled highway right-of-way.
             852          (19) "Outdoor advertising structure" or "outdoor structure" means any sign structure,
             853      including any necessary devices, supports, appurtenances, and lighting that is part of or
             854      supports an outdoor sign.
             855          (20) "Point of widening" means the point of the gore or the point where the intersecting
             856      lane begins to parallel the other lanes of traffic, but the point of widening may never be greater
             857      than 2,640 feet from the center line of the intersecting highway of the interchange or
             858      intersection at grade.
             859          (21) "Public assembly facility" means a convention facility as defined under Section
             860      59-12-602 and that:
             861          (a) includes all contiguous interests in land, improvements, and utilities acquired,
             862      constructed, and used in connection with the operation of the public assembly facility, whether


             863      the interests are owned or held in fee title or a lease or easement for a term of at least 40 years,
             864      and regardless of whether the interests are owned or operated by separate governmental
             865      authorities or districts;
             866          (b) is wholly or partially funded by public money;
             867          (c) requires a person attending an event at the public assembly facility to purchase a
             868      ticket or that otherwise charges for the use of the public assembly facility as part of its regular
             869      operation; and
             870          (d) has a minimum and permanent seating capacity of at least 10,000 people.
             871          (22) "Public assembly facility sign" means a sign located on a public assembly facility
             872      that only advertises the public assembly facility, major sponsors, events, the sponsors of events
             873      held or teams playing at the facility, and products sold or services conducted at the facility.
             874          (23) "Relocation" includes the removal of a sign from one situs together with the
             875      erection of a new sign upon another situs in a commercial or industrial zoned area as a
             876      substitute.
             877          (24) "Relocation and replacement" means allowing all outdoor advertising signs or
             878      permits the right to maintain outdoor advertising along the interstate, federal aid primary
             879      highway existing as of June 1, 1991, and national highway system highways to be maintained
             880      in a commercial or industrial zoned area to accommodate the displacement, remodeling, or
             881      widening of the highway systems.
             882          (25) "Remodel" means the upgrading, changing, alteration, refurbishment,
             883      modification, or complete substitution of a new outdoor advertising structure for one permitted
             884      pursuant to this part and that is located in a commercial or industrial area.
             885          (26) "Rest area" means an area or site established and maintained within or adjacent to
             886      the right-of-way by or under public supervision or control for the convenience of the traveling
             887      public.
             888          (27) "Scenic or natural area" means an area determined by the department to have
             889      aesthetic value.
             890          (28) "Traveled way" means that portion of the roadway used for the movement of
             891      vehicles, exclusive of shoulders and auxiliary lanes.
             892          (29) (a) "Unzoned commercial or industrial area" means:
             893          (i) those areas not zoned by state law or local law, regulation, or ordinance that are


             894      occupied by one or more industrial or commercial activities other than outdoor advertising
             895      signs;
             896          (ii) the lands along the highway for a distance of 600 feet immediately adjacent to
             897      those activities; and
             898          (iii) lands covering the same dimensions that are directly opposite those activities on
             899      the other side of the highway, if the department determines that those lands on the opposite side
             900      of the highway do not have scenic or aesthetic value.
             901          (b) In measuring the scope of the unzoned commercial or industrial area, all
             902      measurements shall be made from the outer edge of the regularly used buildings, parking lots,
             903      storage, or processing areas of the activities and shall be along or parallel to the edge of
             904      pavement of the highway.
             905          (c) All signs located within an unzoned commercial or industrial area become
             906      nonconforming if the commercial or industrial activity used in defining the area ceases for a
             907      continuous period of 12 months.
             908          (30) "Urbanized county" means a county with a population of at least 125,000 persons.
             909          (31) "Visibility area" means the area on a street or highway that is:
             910          (a) defined at one end by a line extending from the base of the billboard across all lanes
             911      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             912          (b) defined on the other end by a line extending across all lanes of traffic of the street
             913      or highway in a plane that is:
             914          (i) perpendicular to the street or highway; and
             915          (ii) 500 feet from the base of the billboard.
             916          Section 8. Section 72-7-505 is amended to read:
             917           72-7-505. Sign size -- Sign spacing -- Location in outdoor advertising corridor --
             918      Limit on implementation.
             919          (1) (a) Except as provided in Subsection (2), a sign face within the state may not
             920      exceed the following limits:
             921          (i) maximum area - 1,000 square feet;
             922          (ii) maximum length - 60 feet; and
             923          (iii) maximum height - 25 feet.
             924          (b) No more than two facings visible and readable from the same direction on the


             925      main-traveled way may be erected on any one sign structure. Whenever two facings are so
             926      positioned, neither shall exceed the maximum allowed square footage.
             927          (c) Two or more advertising messages on a sign face and double-faced, back-to-back,
             928      stacked, side-by-side, and V-type signs are permitted as a single sign or structure if both faces
             929      enjoy common ownership.
             930          [(d) A changeable message sign is permitted if the interval between message changes is
             931      not more frequent than at least eight seconds and the actual message rotation process is
             932      accomplished in three seconds or less.]
             933          [(e) An illumination standard adopted by any jurisdiction shall be uniformly applied to
             934      all signs, public or private, on or off premise.]
             935          (d) An existing conforming or nonconforming sign, a newly constructed conforming
             936      sign, or a relocated sign may be upgraded or constructed as an electronic changeable message
             937      sign so long as the interval between message changes is not more frequent than at least eight
             938      seconds and the actual message rotation process is accomplished in three seconds or less.
             939          (e) The illumination of an electronic changeable message sign may not be limited,
             940      except to prevent an electronic sign face from increasing ambient lighting levels by more than
             941      0.3 footcandles when measured:
             942          (i) after sunset and before sunrise;
             943          (ii) perpendicular to the sign face; and
             944          (iii) at a distance in feet calculated by taking the square root of the product of the
             945      following:
             946          (A) the area of the electronic changeable message sign face measured in square feet;
             947      and
             948          (B) 100.
             949          (f) If a political subdivision adopts an electronic changeable message sign illumination
             950      standard within the limitations described in Subsection (1)(e), and adopts a separate
             951      illumination standard for any other sign, public or private, on or off premise, the political
             952      subdivision shall allow an owner of an electronic changeable message sign to illuminate the
             953      owner's sign at the brighter of the two standards.
             954          (2) (a) An outdoor sign structure located inside the unincorporated area of a
             955      nonurbanized county may have the maximum height allowed by the county for outdoor


             956      advertising structures in the commercial or industrial zone in which the sign is located. If no
             957      maximum height is provided for the location, the maximum sign height may be 65 feet above
             958      the ground or 25 feet above the grade of the main traveled way, whichever is greater.
             959          (b) An outdoor sign structure located inside an incorporated municipality or urbanized
             960      county may have the maximum height allowed by the municipality or urbanized county for
             961      outdoor advertising structures in the commercial or industrial zone in which the sign is located.
             962      If no maximum height is provided for the location, the maximum sign height may be 65 feet
             963      above the ground or 25 feet above the grade of the main traveled way, whichever is greater.
             964          (3) Except as provided in Section 72-7-509 :
             965          (a) Any sign allowed to be erected by reason of the exceptions set forth in Subsection
             966      72-7-504 (1) or in H-1 zones may not be closer than 500 feet to an existing off-premise sign
             967      adjacent to an interstate highway or limited access primary highway, except that signs may be
             968      erected closer than 500 feet if the signs on the same side of the interstate highway or limited
             969      access primary highway are not simultaneously visible.
             970          (b) Signs may not be located within 500 feet of any of the following which are adjacent
             971      to the highway, unless the signs are in an incorporated area:
             972          (i) public parks;
             973          (ii) public forests;
             974          (iii) public playgrounds;
             975          (iv) areas designated as scenic areas by the department or other state agency having and
             976      exercising this authority; or
             977          (v) cemeteries.
             978          (c) (i) (A) Except under Subsection (3)(c)(ii), signs may not be located on an interstate
             979      highway or limited access highway on the primary system within 500 feet of an interchange, or
             980      intersection at grade, or rest area measured along the interstate highway or freeway from the
             981      sign to the nearest point of the beginning or ending of pavement widening at the exit from or
             982      entrance to the main-traveled way.
             983          (B) Interchange and intersection distance limitations shall be measured separately for
             984      each direction of travel. A measurement for each direction of travel may not control or affect
             985      any other direction of travel.
             986          (ii) A sign may be placed closer than 500 feet from the nearest point of the beginning


             987      or ending of pavement widening at the exit from or entrance to the main-traveled way, if:
             988          (A) the sign is replacing an existing outdoor advertising use or structure which is being
             989      removed or displaced to accommodate the widening, construction, or reconstruction of an
             990      interstate, federal aid primary highway existing as of June 1, 1991, or national highway system
             991      highway; and
             992          (B) it is located in a commercial or industrial zoned area inside an urbanized county or
             993      an incorporated municipality.
             994          (d) The location of signs situated on nonlimited access primary highways in
             995      commercial, industrial, or H-1 zoned areas between streets, roads, or highways entering the
             996      primary highway shall not exceed the following minimum spacing criteria:
             997          (i) Where the distance between centerlines of intersecting streets, roads, or highways is
             998      less than 1,000 feet, a minimum spacing between structures of 150 feet may be permitted
             999      between the intersecting streets or highways.
             1000          (ii) Where the distance between centerlines of intersecting streets, roads, or highways
             1001      is 1,000 feet or more, minimum spacing between sign structures shall be 300 feet.
             1002          (e) All outdoor advertising shall be erected and maintained within the outdoor
             1003      advertising corridor.
             1004          (4) Subsection (3)(c)(ii) may not be implemented until:
             1005          (a) the Utah-Federal Agreement for carrying out national policy relative to control of
             1006      outdoor advertising in areas adjacent to the national system of interstate and defense highways
             1007      and the federal-aid primary system is modified to allow the sign placement specified in
             1008      Subsection (3)(c)(ii); and
             1009          (b) the modified agreement under Subsection (4)(a) is signed on behalf of both the state
             1010      and the United States Secretary of Transportation.
             1011          Section 9. Section 72-7-508 is amended to read:
             1012           72-7-508. Unlawful outdoor advertising -- Adjudicative proceedings -- Judicial
             1013      review -- Costs of removal -- Civil and criminal liability for damaging regulated signs --
             1014      Immunity for Department of Transportation.
             1015          (1) Outdoor advertising is unlawful when:
             1016          (a) erected after May 9, 1967, contrary to the provisions of this chapter;
             1017          (b) a permit is not obtained as required by this part;


             1018          (c) a false or misleading statement has been made in the application for a permit that
             1019      was material to obtaining the permit; or
             1020          (d) the sign for which a permit was issued is not in a reasonable state of repair, is
             1021      unsafe, or is otherwise in violation of this part.
             1022          (2) The establishment, operation, repair, maintenance, or alteration of any sign contrary
             1023      to this chapter is also a public nuisance.
             1024          (3) Except as provided in Subsection (4), in its enforcement of this section, the
             1025      department shall comply with the procedures and requirements of Title 63G, Chapter 4,
             1026      Administrative Procedures Act.
             1027          (4) (a) The district courts shall have jurisdiction to review by trial de novo all final
             1028      orders of the department under this part resulting from formal and informal adjudicative
             1029      proceedings.
             1030          (b) Venue for judicial review of final orders of the department shall be in the county in
             1031      which the sign is located.
             1032          (5) If the department is granted a judgment, the department is entitled to have any
             1033      nuisance abated and recover from the responsible person, firm, or corporation, jointly and
             1034      severally:
             1035          (a) the costs and expenses incurred in removing the sign; and
             1036          (b) (i) $500 for each day the sign was maintained following the expiration of 10 days
             1037      after notice of agency action was filed and served under Section 63G-4-201 ;
             1038          (ii) $750 for each day the sign was maintained following the expiration of 40 days after
             1039      notice of agency action was filed and served under Section 63G-4-201 ;
             1040          (iii) $1,000 for each day the sign was maintained following the expiration of 70 days
             1041      after notice of agency action was filed and served under Section 63G-4-201 ; and
             1042          (iv) $1,500 for each day the sign was maintained following the expiration of 100 days
             1043      after notice of agency action was filed and served under Section 63G-4-201 .
             1044          (6) (a) Any person, partnership, firm, or corporation who vandalizes, damages, defaces,
             1045      destroys, or uses any sign controlled under this chapter without the owner's permission is liable
             1046      to the owner of the sign for treble the amount of damage sustained and all costs of court,
             1047      including a reasonable [attorney's] attorney fee, and is guilty of a class C misdemeanor.
             1048          (b) This Subsection (6) does not apply to the department, its agents, or employees if


             1049      acting to enforce this part.
             1050          (7) The following criteria shall be used for determining whether an existing sign within
             1051      an [interstate] outdoor advertising corridor has as its purpose unlawful off-premise outdoor
             1052      advertising:
             1053          (a) whether the sign complies with this part;
             1054          (b) whether the premise includes an area:
             1055          (i) from which the general public is serviced according to normal industry practices for
             1056      organizations of that type; or
             1057          (ii) that is directly connected to or is involved in carrying out the activities and normal
             1058      industry practices of the advertised activities, services, events, persons, or products;
             1059          (c) whether the sign generates revenue:
             1060          (i) arising from the advertisement of activities, services, events, or products not
             1061      available on the premise according to normal industry practices for organizations of that type;
             1062          (ii) arising from the advertisement of activities, services, events, persons, or products
             1063      that are incidental to the principal activities, services, events, or products available on the
             1064      premise; and
             1065          (iii) including the following:
             1066          (A) money;
             1067          (B) securities;
             1068          (C) real property interest;
             1069          (D) personal property interest;
             1070          (E) barter of goods or services;
             1071          (F) promise of future payment or compensation; or
             1072          (G) forbearance of debt;
             1073          (d) whether the purveyor of the activities, services, events, persons, or products being
             1074      advertised:
             1075          (i) carries on hours of operation on the premise comparable to the normal industry
             1076      practice for a business, service, or operation of that type, or posts the hours of operation on the
             1077      premise in public view;
             1078          (ii) has available utilities comparable to the normal industry practice for an entity of
             1079      that type; and


             1080          (iii) has a current valid business license or permit under applicable local ordinances,
             1081      state law, and federal law to conduct business on the premise upon which the sign is located;
             1082          (e) whether the advertisement is located on the site of any auxiliary facility that is not
             1083      essential to, or customarily used in, the ordinary course of business for the activities, services,
             1084      events, persons, or products being advertised; or
             1085          (f) whether the sign or advertisement is located on property that is not contiguous to a
             1086      property that is essential and customarily used for conducting the business of the activities,
             1087      services, events, persons, or products being advertised.
             1088          (8) The following do not qualify as a business under Subsection (7):
             1089          (a) public or private utility corridors or easements;
             1090          (b) railroad tracks;
             1091          (c) outdoor advertising signs or structures;
             1092          (d) vacant lots;
             1093          (e) transient or temporary activities; or
             1094          (f) storage of accessory products.
             1095          (9) The sign owner has the burden of proving, by a preponderance of the evidence, that
             1096      the advertised activity is conducted on the premise.
             1097          Section 10. Section 72-7-510 is amended to read:
             1098           72-7-510. Existing outdoor advertising not in conformity with part -- Procedure
             1099      -- Eminent domain -- Compensation -- Relocation.
             1100          (1) As used in this section, "nonconforming sign" means a sign that has been erected in
             1101      a zone or area other than commercial or industrial or where outdoor advertising is not
             1102      permitted under this part.
             1103          (2) (a) The department may acquire by gift, purchase, agreement, exchange, or eminent
             1104      domain, any existing outdoor advertising and all property rights pertaining to the outdoor
             1105      advertising which were lawfully in existence on May 9, 1967, and which by reason of this part
             1106      become nonconforming.
             1107          (b) [If the] The department, or any town, city, county, governmental entity, public
             1108      utility, or any agency or the United States Department of Transportation under this part[,
             1109      prevents] may not prevent the maintenance as defined in Section 72-7-502 , or [requires]
             1110      require that maintenance of an existing sign be discontinued[,] unless the department, town,


             1111      city, county, governmental entity, public utility, or agency acquires the sign in question [shall
             1112      be considered acquired by the entity and just compensation will become immediately due and
             1113      payable] by eminent domain.
             1114          (c) Eminent domain shall be exercised in accordance with the [provision] provisions of
             1115      Title 78B, Chapter 6, Part 5, Eminent Domain.
             1116          (3) (a) Just compensation shall be paid for outdoor advertising and all property rights
             1117      pertaining to the same, including the right of the landowner upon whose land a sign is located,
             1118      acquired through the processes of eminent domain.
             1119          (b) For the purposes of this part, just compensation shall include the consideration of
             1120      damages to remaining properties, contiguous and noncontiguous, of an outdoor advertising sign
             1121      company's interest, which remaining properties, together with the properties actually
             1122      condemned, constituted an economic unit.
             1123          (c) The department is empowered to remove signs found in violation of Section
             1124      72-7-508 without payment of any compensation.
             1125          (4) (a) Except as specifically provided in this [section or Section 72-7-513 ] part, Title
             1126      10, Chapter 9a, Part 5, Land Use Ordinances, or Title 17, Chapter 27a, Part 5, Land Use
             1127      Ordinances, this part may not be construed to permit a person to place or maintain any outdoor
             1128      advertising adjacent to any interstate or primary highway system which is prohibited [by law
             1129      or] by any town, city, or county ordinance.
             1130          (b) Any town, city, county, governmental entity, or public utility which requires the
             1131      removal, relocation, alteration, change, or termination of outdoor advertising shall H. [ commence
             1132      eminent domain proceedings and
] .H
pay just compensation as defined in this part and in Title
             1133      78B, Chapter 6, Part 5, Eminent Domain.
             1134          (5) Except as provided in Section 72-7-508 , no sign shall be required to be removed by
             1135      the department nor sign maintenance as described in this section be discontinued unless at the
             1136      time of removal or discontinuance there are sufficient funds, from whatever source,
             1137      appropriated and immediately available to pay the just compensation required under this
             1138      section and unless at that time the federal funds required to be contributed under 23 U.S.C.,
             1139      Sec. 131, if any, with respect to the outdoor advertising being removed, have been appropriated
             1140      and are immediately available to this state.
             1141          (6) (a) If any outdoor advertising use, structure, or permit may not be continued


             1142      because of the widening, construction, or reconstruction along an interstate, federal aid primary
             1143      highway existing as of June 1, 1991, or national highway systems highway, the owner shall
             1144      have the option to relocate and remodel the use, structure, or permit to another location:
             1145          (i) on the same property;
             1146          (ii) on adjacent property;
             1147          (iii) on the same highway within 5280 feet of the previous location, which may be
             1148      extended 5280 feet outside the areas described in Subsection 72-7-505 (3)(c)(i)(A), on either
             1149      side of the same highway; or
             1150          (iv) mutually agreed upon by the owner and the county or municipality in which the
             1151      use, structure, or permit is located.
             1152          (b) The relocation under Subsection (6)(a) shall be in a commercial or industrial zoned
             1153      area or where outdoor advertising is permitted under this part.
             1154          (c) The county or municipality in which the use or structure is located shall, if
             1155      necessary, provide for the relocation and remodeling by ordinance for a special exception to its
             1156      zoning ordinance.
             1157          (d) The relocated and remodeled use or structure may be:
             1158          (i) erected to a height and angle to make it clearly visible to traffic on the main-traveled
             1159      way of the highway to which it is relocated or remodeled;
             1160          (ii) the same size and at least the same height as the previous use or structure, but the
             1161      relocated use or structure may not exceed the size and height permitted under this part; or
             1162          (iii) relocated to a comparable vehicular traffic count.
             1163          (7) (a) The governmental entity, quasi-governmental entity, or public utility that causes
             1164      the need for the outdoor advertising relocation or remodeling as provided in Subsection (6)(a)
             1165      shall pay the costs related to the relocation, remodeling, or acquisition.
             1166          (b) If a governmental entity prohibits the relocation and remodeling as provided in
             1167      Subsection (6)(a), it shall pay just compensation as provided in Subsection (3).
             1168          Section 11. Section 72-7-510.5 is amended to read:
             1169           72-7-510.5. Height adjustments for outdoor advertising signs -- Sign obstruction.
             1170          (1) If the view [and readability] of an outdoor advertising sign, including a sign that is
             1171      a nonconforming sign as defined in Section 72-7-510 , a noncomplying structure as defined in
             1172      Sections 10-9a-103 and 17-27a-103 , or a nonconforming use as defined in Sections 10-9a-103


             1173      and 17-27a-103 is obstructed due to a noise abatement or safety measure, grade change,
             1174      construction, directional sign, highway widening, or aesthetic improvement made by an agency
             1175      or political subdivision of this state, along an interstate, federal aid primary highway existing as
             1176      of June 1, 1991, national highway systems highway, or state highway or by an improvement
             1177      created on real property subsequent to the department's disposal of the property under Section
             1178      72-5-111 , the owner of the sign may:
             1179          (a) adjust the height of the sign; or
             1180          (b) relocate the sign to a point within 500 feet of its prior location, if the sign complies
             1181      with the spacing requirements under Section 72-7-505 and is in a commercial or industrial
             1182      zone.
             1183          (2) A height adjusted sign under this section does not constitute a substantial change to
             1184      the sign.
             1185          (3) The county or municipality in which the outdoor advertising sign is located shall, if
             1186      necessary, provide for the height adjustment or relocation by ordinance for a special exception
             1187      to its zoning ordinance.
             1188          (4) (a) The height adjusted sign:
             1189          (i) may be erected:
             1190          (A) to a height to make the entire advertising content of the sign clearly visible; and
             1191          (B) to an angle to make the entire advertising content of the sign clearly visible; and
             1192          (ii) shall be the same size as the previous sign.
             1193          (b) The provisions of Subsection (4)(a) are an exception to the height requirements
             1194      under Section 72-7-505 .
             1195          (5) (a) A billboard owner may, at the owner's own expense and in accordance with
             1196      Subsection (5)(b), trim trees or other foliage without a permit, except as provided in Subsection
             1197      (5)(c), if the trees or foliage:
             1198          (i) obstruct, however slight, the view of any part of the face of the outdoor advertising
             1199      sign; and
             1200          (ii) are growing on or encroaching over property owned by the state or a political
             1201      subdivision of the state.
             1202          (b) A billboard owner shall perform the work described in Subsection (5)(a):
             1203          (i) under the supervision of a certified arborist; and


             1204          (ii) by employing a company licensed and insured in the state.
             1205          (c) A billboard owner shall obtain an encroachment permit from the department if the
             1206      work described in Subsection (5)(a) will occur on or require access to the right-of-way of a
             1207      state highway designated in Title 72, Chapter 4, Designation of State Highways Act.


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