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First Substitute S.B. 136

Senator Wayne L. Niederhauser proposes the following substitute bill:


             1     
BILLBOARD AMENDMENTS

             2     
2012 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Wayne L. Niederhauser

             5     
House Sponsor: Melvin R. Brown

             6      Cosponsors:
             7      Scott K. JenkinsMichael G. Waddoups              8     
             9      LONG TITLE
             10      General Description:
             11          This bill amends provisions related to a billboard and electronic or mechanical
             12      changeable message sign.
             13      Highlighted Provisions:
             14          This bill:
             15          .    amends language related to a municipal or county review of a land use application;
             16          .    prohibits a municipality or county from enacting or enforcing certain billboard
             17      ordinances;
             18          .    requires a municipality or county to follow the requirements of Title 78B, Chapter
             19      6, Part 5, Eminent Domain, when terminating a billboard owner's billboard or
             20      associated rights;
             21          .    prohibits a municipality or county from preventing a billboard owner from taking
             22      certain actions unless the municipality or county commences eminent domain
             23      proceedings;
             24          .    enacts language related to attorney fees;


             25          .    prohibits a municipality or county from making certain requirements of a billboard
             26      owner or a person who has a lease with a billboard owner;
             27          .    enacts language related to an arbitration between a municipality or a county and a
             28      billboard owner;
             29          .    defines terms;
             30          .    amends provisions related to an electronic or mechanical changeable message sign;
             31          .    enacts language related to the obstruction of an outdoor advertising sign;
             32          .    prohibits a political subdivision from exercising the right of eminent domain to
             33      terminate a billboard owner's billboard structure or associated rights in certain
             34      circumstances; and
             35          .    makes technical corrections.
             36      Money Appropriated in this Bill:
             37          None
             38      Other Special Clauses:
             39          None
             40      Utah Code Sections Affected:
             41      AMENDS:
             42          10-9a-509.5, as last amended by Laws of Utah 2010, Chapter 378
             43          10-9a-511, as last amended by Laws of Utah 2011, Chapter 210
             44          10-9a-512, as renumbered and amended by Laws of Utah 2005, Chapter 254
             45          10-9a-513, as last amended by Laws of Utah 2009, Chapters 170 and 233
             46          17-27a-509.5, as last amended by Laws of Utah 2008, Chapter 112
             47          17-27a-510, as last amended by Laws of Utah 2009, Chapter 170
             48          17-27a-511, as renumbered and amended by Laws of Utah 2005, Chapter 254
             49          17-27a-512, as last amended by Laws of Utah 2009, Chapters 170 and 233
             50          72-7-502, as last amended by Laws of Utah 2011, Chapter 346
             51          72-7-505, as last amended by Laws of Utah 2011, Chapter 346
             52          72-7-508, as last amended by Laws of Utah 2011, Chapter 346
             53          72-7-510, as last amended by Laws of Utah 2008, Chapter 3
             54          72-7-510.5, as last amended by Laws of Utah 2009, Chapter 170
             55          78B-6-501, as last amended by Laws of Utah 2011, Chapter 82


             56      ENACTS:
             57          10-9a-513.5, Utah Code Annotated 1953
             58          17-27a-512.5, Utah Code Annotated 1953
             59     
             60      Be it enacted by the Legislature of the state of Utah:
             61          Section 1. Section 10-9a-509.5 is amended to read:
             62           10-9a-509.5. Review for application completeness -- Substantive application
             63      review -- Reasonable diligence required for determination of whether improvements or
             64      warranty work meets standards -- Money damages claim prohibited.
             65          (1) (a) Each municipality shall, in a timely manner, determine whether an application is
             66      complete for the purposes of subsequent, substantive land use authority review.
             67          (b) After a reasonable period of time to allow the municipality diligently to evaluate
             68      whether all objective ordinance-based application criteria have been met, if application fees
             69      have been paid, the applicant may in writing request that the municipality provide a written
             70      determination either that the application is:
             71          (i) complete for the purposes of allowing subsequent, substantive land use authority
             72      review; or
             73          (ii) deficient with respect to a specific, objective, ordinance-based application
             74      requirement.
             75          (c) Within 30 days of receipt of an applicant's request under this section, the
             76      municipality shall either:
             77          (i) mail a written notice to the applicant advising that the application is deficient with
             78      respect to a specified, objective, ordinance-based criterion, and stating that the application shall
             79      be supplemented by specific additional information identified in the notice; or
             80          (ii) accept the application as complete for the purposes of further substantive
             81      processing by the land use authority.
             82          (d) If the notice required by Subsection (1)(c)(i) is not timely mailed, the application
             83      shall be considered complete, for purposes of further substantive land use authority review.
             84          (e) (i) The applicant may raise and resolve in a single appeal any determination made
             85      under this Subsection (1) to the appeal authority, including an allegation that a reasonable
             86      period of time has elapsed under Subsection (1)(a).


             87          (ii) The appeal authority shall issue a written decision for any appeal requested under
             88      this Subsection (1)(e).
             89          (f) (i) The applicant may appeal to district court the decision of the appeal authority
             90      made under Subsection (1)(e).
             91          (ii) Each appeal under Subsection (1)(f)(i) shall be made within 30 days of the date of
             92      the written decision.
             93          (2) (a) Each land use authority shall substantively review a complete application and an
             94      application considered complete under Subsection (1)(d), and shall approve or deny each
             95      application with reasonable diligence.
             96          (b) After a reasonable period of time to allow the land use authority to consider an
             97      application, the applicant may in writing request that the land use authority take final action
             98      within 45 days from date of service of the written request.
             99          (c) The land use authority shall take final action, approving or denying the application
             100      within 45 days of the written request.
             101          (d) If the land use authority denies an application processed under the mandates of
             102      Subsection (2)(b), or if the applicant has requested a written decision in the application, the
             103      land use authority shall include its reasons for denial in writing, on the record, which may
             104      include the official minutes of the meeting in which the decision was rendered.
             105          (e) If the land use authority fails to comply with Subsection (2)(c)[,] or (d):
             106          (i) the applicant may appeal this failure to district court within 30 days of:
             107          (A) the written decision; or
             108          (B) the date on which the land use authority is required to take final action under
             109      Subsection (2)(c)[.]; or
             110          (ii) if an applicant is an owner of a billboard, the applicant may elect to pursue the
             111      provisions of Section 10-9a-513.5 .
             112          (f) If a billboard owner files an appeal under Subsection (2)(e)(i):
             113          (i) the district court may consider only those reasons for denial that have been issued in
             114      writing by the land use authority;
             115          (ii) the land use authority may not advance or argue any reason why the application
             116      should be denied other than a reason set forth in Subsection (2)(d);
             117          (iii) the district court shall enter a judgment approving or denying the application; and


             118          (iv) if the district court enters a judgment approving the application, the court shall
             119      award the applicant attorney fees, costs, and expenses incurred on appeal.
             120          (3) (a) With reasonable diligence, each land use authority shall determine whether the
             121      installation of required subdivision improvements or the performance of warranty work meets
             122      the municipality's adopted standards.
             123          (b) (i) An applicant may in writing request the land use authority to accept or reject the
             124      applicant's installation of required subdivision improvements or performance of warranty work.
             125          (ii) The land use authority shall accept or reject subdivision improvements within 15
             126      days after receiving an applicant's written request under Subsection (3)(b)(i), or as soon as
             127      practicable after that 15-day period if inspection of the subdivision improvements is impeded
             128      by winter weather conditions.
             129          (iii) The land use authority shall accept or reject the performance of warranty work
             130      within 45 days after receiving an applicant's written request under Subsection (3)(b)(i), or as
             131      soon as practicable after that 45-day period if inspection of the warranty work is impeded by
             132      winter weather conditions.
             133          (c) If a land use authority determines that the installation of required subdivision
             134      improvements or the performance of warranty work does not meet the municipality's adopted
             135      standards, the land use authority shall comprehensively and with specificity list the reasons for
             136      its determination.
             137          [(4) Subject to Section 10-9a-509 , nothing in this section and no action or inaction of
             138      the land use authority relieves an applicant's duty to comply with all applicable substantive
             139      ordinances and regulations.]
             140          [(5)] (4) There shall be no money damages remedy arising from a claim under this
             141      section.
             142          Section 2. Section 10-9a-511 is amended to read:
             143           10-9a-511. Nonconforming uses and noncomplying structures.
             144          (1) (a) Except as provided in this section, a nonconforming use or noncomplying
             145      structure may be continued by the present or a future property owner.
             146          (b) A nonconforming use may be extended through the same building, provided no
             147      structural alteration of the building is proposed or made for the purpose of the extension.
             148          (c) For purposes of this Subsection (1), the addition of a solar energy device to a


             149      building is not a structural alteration.
             150          (2) The legislative body may provide for:
             151          (a) the establishment, restoration, reconstruction, extension, alteration, expansion, or
             152      substitution of nonconforming uses upon the terms and conditions set forth in the land use
             153      ordinance;
             154          (b) the termination of all nonconforming uses, except billboards, by providing a
             155      formula establishing a reasonable time period during which the owner can recover or amortize
             156      the amount of his investment in the nonconforming use, if any; and
             157          (c) the termination of a nonconforming use due to its abandonment.
             158          (3) (a) A municipality may not prohibit the reconstruction or restoration of a
             159      noncomplying structure or terminate the nonconforming use of a structure that is involuntarily
             160      destroyed in whole or in part due to fire or other calamity unless the structure or use has been
             161      abandoned.
             162          (b) A municipality may prohibit the reconstruction or restoration of a noncomplying
             163      structure or terminate the nonconforming use of a structure if:
             164          (i) the structure is allowed to deteriorate to a condition that the structure is rendered
             165      uninhabitable and is not repaired or restored within six months after written notice to the
             166      property owner that the structure is uninhabitable and that the noncomplying structure or
             167      nonconforming use will be lost if the structure is not repaired or restored within six months; or
             168          (ii) the property owner has voluntarily demolished a majority of the noncomplying
             169      structure or the building that houses the nonconforming use.
             170          (c) (i) Notwithstanding a prohibition in its zoning ordinance, a municipality may
             171      permit a billboard owner to relocate the billboard within the municipality's boundaries to a
             172      location that is mutually acceptable to the municipality and the billboard owner.
             173          (ii) If the municipality and billboard owner cannot agree to a mutually acceptable
             174      location within 90 days after the owner submits a written request to relocate the billboard, the
             175      [provisions of] municipality may not prevent the billboard owner from taking an action
             176      specified in Subsection 10-9a-513 (2)(a)(iv) [apply] unless the municipality has commenced
             177      eminent domain proceedings in accordance with the provisions of Section 10-9a-512 within 90
             178      days after the day that the billboard owner submits a written request to relocate the billboard.
             179          (d) (i) Except as provided in Subsection (3)(e), a municipality may not enact or enforce


             180      an ordinance that prevents an owner of an existing nonconforming or conforming billboard
             181      from upgrading that billboard to an electronic or mechanical changeable message sign that
             182      operates in conformance with Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act.
             183          (ii) A municipality may not enact or enforce an ordinance that forces an owner of an
             184      existing nonconforming or conforming billboard to forfeit any other billboard owned by the
             185      same owner in order to upgrade the existing nonconforming or conforming billboard to an
             186      electronic or mechanical changeable message sign that operates in conformance with Title 72,
             187      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             188          (e) A municipality may, subject to Subsection (3)(f), impose a midnight to 6 a.m.
             189      curfew on the operation of an electronic or mechanical changeable message sign.
             190          (f) A municipality may not impose the curfew described in Subsection (3)(e) unless:
             191          (i) the electronic or mechanical changeable message sign is located outside of an area
             192      governed by the Highway Beautification Act of 1965, Pub. L. No. 89-285, 79 Stat. 1028, or the
             193      Utah-Federal Agreement, as defined in Section 72-7-515 ; and
             194          (ii) the face of the electronic or mechanical changeable message sign:
             195          (A) is within 150 feet of the outer edge of an existing residential dwelling structure that
             196      is legally occupied and located on property zoned exclusively for residential purposes; and
             197          (B) is oriented toward the structure described in Subsection (3)(f)(ii)(A).
             198          (4) (a) Unless the municipality establishes, by ordinance, a uniform presumption of
             199      legal existence for nonconforming uses, the property owner shall have the burden of
             200      establishing the legal existence of a noncomplying structure or nonconforming use.
             201          (b) Any party claiming that a nonconforming use has been abandoned shall have the
             202      burden of establishing the abandonment.
             203          (c) Abandonment may be presumed to have occurred if:
             204          (i) a majority of the primary structure associated with the nonconforming use has been
             205      voluntarily demolished without prior written agreement with the municipality regarding an
             206      extension of the nonconforming use;
             207          (ii) the use has been discontinued for a minimum of one year; or
             208          (iii) the primary structure associated with the nonconforming use remains vacant for a
             209      period of one year.
             210          (d) The property owner may rebut the presumption of abandonment under Subsection


             211      (4)(c), and shall have the burden of establishing that any claimed abandonment under
             212      Subsection (4)(b) has not in fact occurred.
             213          (5) A municipality may terminate the nonconforming status of a school district or
             214      charter school use or structure when the property associated with the school district or charter
             215      school use or structure ceases to be used for school district or charter school purposes for a
             216      period established by ordinance.
             217          (6) A municipal ordinance adopted under Section 10-1-203 may not:
             218          (a) require physical changes in a structure with a legal nonconforming rental housing
             219      use unless the change is for:
             220          (i) the reasonable installation of:
             221          (A) a smoke detector that is plugged in or battery operated;
             222          (B) a ground fault circuit interrupter protected outlet on existing wiring;
             223          (C) street addressing;
             224          (D) except as provided in Subsection (7), an egress bedroom window if the existing
             225      bedroom window is smaller than that required by current state building code;
             226          (E) an electrical system or a plumbing system, if the existing system is not functioning
             227      or is unsafe as determined by an independent electrical or plumbing professional who is
             228      licensed in accordance with Title 58, Occupations and Professions;
             229          (F) hand or guard rails; or
             230          (G) occupancy separation doors as required by the International Residential Code; or
             231          (ii) the abatement of a structure; or
             232          (b) be enforced to terminate a legal nonconforming rental housing use.
             233          (7) A municipality may not require a change described in Subsection (6)(a)(i)(D) if the
             234      change:
             235          (a) would compromise the structural integrity of a building; or
             236          (b) could not be completed in accordance with current building codes, including
             237      set-back and window well requirements.
             238          (8) A legal nonconforming rental housing use may not be terminated under Section
             239      10-1-203 .
             240          Section 3. Section 10-9a-512 is amended to read:
             241           10-9a-512. Termination of a billboard and associated rights -- Eminent domain.


             242          (1) A municipality may only require termination of a billboard and associated property
             243      rights through:
             244          (a) gift;
             245          (b) purchase;
             246          (c) agreement;
             247          (d) exchange; or
             248          (e) subject to Subsection (3), eminent domain.
             249          (2) A termination under Subsection (1)(a), (b), (c), or (d) requires the voluntary consent
             250      of the billboard owner.
             251          (3) If a municipality terminates a billboard owner's billboard or associated rights
             252      through eminent domain, the municipality shall exercise the right of eminent domain in
             253      accordance with and subject to the requirements of Title 78B, Chapter 6, Part 5, Eminent
             254      Domain.
             255          Section 4. Section 10-9a-513 is amended to read:
             256           10-9a-513. Municipality's acquisition of billboard by eminent domain -- Removal
             257      without providing compensation -- Limit on allowing nonconforming billboards to be
             258      rebuilt or replaced -- Validity of municipal permit after issuance of state permit -- Just
             259      compensation in eminent domain proceeding -- Municipal conditions on billboard
             260      prohibited.
             261          (1) As used in this section:
             262          (a) "Clearly visible" means capable of being [read] viewed without obstruction by an
             263      occupant of a vehicle traveling on a street or highway within the visibility area.
             264          (b) "Highest allowable height" means:
             265          (i) if the height allowed by the municipality, by ordinance or consent, is higher than the
             266      height under Subsection (1)(b)(ii), the height allowed by the municipality; or
             267          (ii) (A) for a noninterstate billboard:
             268          (I) if the height of the previous use or structure is 45 feet or higher, the height of the
             269      previous use or structure; or
             270          (II) if the height of the previous use or structure is less than 45 feet, the height of the
             271      previous use or structure or the height to make the entire advertising content of the billboard
             272      clearly visible, whichever is higher, but no higher than 45 feet; and


             273          (B) for an interstate billboard:
             274          (I) if the height of the previous use or structure is at or above the interstate height, the
             275      height of the previous use or structure; or
             276          (II) if the height of the previous use or structure is less than the interstate height, the
             277      height of the previous use or structure or the height to make the entire advertising content of
             278      the billboard clearly visible, whichever is higher, but no higher than the interstate height.
             279          (c) "Interstate billboard" means a billboard that is intended to be viewed from a
             280      highway that is an interstate.
             281          (d) "Interstate height" means a height that is the higher of:
             282          (i) 65 feet above the ground; and
             283          (ii) 25 feet above the grade of the interstate.
             284          (e) "Noninterstate billboard" means a billboard that is intended to be viewed from a
             285      street or highway that is not an interstate.
             286          (f) "Visibility area" means the area on a street or highway that is:
             287          (i) defined at one end by a line extending from the base of the billboard across all lanes
             288      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             289          (ii) defined on the other end by a line extending across all lanes of traffic of the street
             290      or highway in a plane that is:
             291          (A) perpendicular to the street or highway; and
             292          (B) (I) for an interstate billboard, 500 feet from the base of the billboard; or
             293          (II) for a noninterstate billboard, 300 feet from the base of the billboard.
             294          (2) (a) A municipality [is considered to have initiated the acquisition of a billboard
             295      structure by eminent domain if the municipality prevents a billboard owner from] may not
             296      prevent a billboard owner from taking one or any of the following actions unless the
             297      municipality has first commenced, subject to Subsection (2)(b)(i), eminent domain proceedings
             298      as described in Section 10-9a-512 :
             299          (i) rebuilding, maintaining, repairing, or restoring a billboard structure that is damaged
             300      by casualty, an act of God, or vandalism;
             301          (ii) except as provided in Subsection (2)[(c)](d), relocating or rebuilding a billboard
             302      structure, or taking other measures, to correct a mistake in the placement or erection of a
             303      billboard for which the municipality has issued a permit, if the proposed relocation, rebuilding,


             304      or other measure is consistent with the intent of that permit;
             305          (iii) structurally modifying or upgrading a billboard;
             306          (iv) relocating a billboard into any commercial, industrial, or manufacturing zone
             307      within the municipality's boundaries, if:
             308          (A) the relocated billboard is:
             309          (I) within 5,280 feet of its previous location; and
             310          (II) no closer than:
             311          (Aa) 300 feet from an off-premise sign existing on the same side of the street or
             312      highway; or
             313          (Bb) if the street or highway is an interstate or limited access highway that is subject to
             314      Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act, the distance allowed under that act
             315      between the relocated billboard and an off-premise sign existing on the same side of the
             316      interstate or limited access highway; and
             317          (B) (I) the billboard owner has submitted a written request under Subsection
             318      10-9a-511 (3)(c); and
             319          (II) the municipality and billboard owner are unable to agree, within the time provided
             320      in Subsection 10-9a-511 (3)(c), to a mutually acceptable location; [or]
             321          (v) making the following modifications, as the billboard owner determines, to a
             322      billboard that is structurally modified or upgraded under Subsection (2)(a)(iii) or relocated
             323      under Subsection (2)(a)(iv):
             324          (A) erecting the billboard:
             325          (I) to the highest allowable height; and
             326          (II) as the owner determines, to an angle that makes the entire advertising content of
             327      the billboard clearly visible; and
             328          (B) installing a sign face on the billboard that is at least the same size as, but no larger
             329      than, the sign face on the billboard before its relocation[.]; or
             330          (vi) exercising a right granted to a billboard owner under the provisions of Title 72,
             331      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             332          (b) (i) Notwithstanding Subsection (2)(a), a municipality may not commence eminent
             333      domain proceedings to prevent a billboard owner from upgrading a billboard to an electronic or
             334      mechanical changeable message sign.


             335          [(b)] (ii) A modification under Subsection (2)(a)(v) shall comply with Title 72, Chapter
             336      7, Part 5, Utah Outdoor Advertising Act, to the extent applicable.
             337          (c) A [municipality's denial of] municipality may deny a billboard owner's request to
             338      relocate or rebuild a billboard structure, or to take other measures, in order to correct a mistake
             339      in the placement or erection of a billboard [does not constitute the initiation of acquisition by]
             340      without commencing eminent domain proceedings under Subsection (2)(a) if the mistake in
             341      placement or erection of the billboard is determined by clear and convincing evidence to have
             342      resulted from an intentionally false or misleading statement:
             343          (i) by the billboard applicant in the application; and
             344          (ii) regarding the placement or erection of the billboard.
             345          (d) If a municipality [is considered to have initiated the acquisition of] acquires a
             346      billboard structure by eminent domain under Subsection (2)(a) or any other provision of
             347      applicable law, the municipality shall pay just compensation to the billboard owner in an
             348      amount that is:
             349          (i) the value of the existing billboard at a fair market capitalization rate, based on
             350      actual annual revenue, less any annual rent expense;
             351          (ii) the value of any other right associated with the billboard structure that is acquired;
             352          (iii) the cost of the sign structure; and
             353          (iv) damage to the economic unit described in Subsection 72-7-510 (3)(b), of which the
             354      billboard owner's interest is a part.
             355          (3) Notwithstanding Subsection (2) and Section 10-9a-512 , a municipality may
             356      [remove] require that a billboard owner remove a billboard without providing compensation if:
             357          (a) the municipality determines:
             358          (i) by clear and convincing evidence that the applicant for a permit intentionally made a
             359      false or misleading statement in the applicant's application regarding the placement or erection
             360      of the billboard; or
             361          (ii) by substantial evidence that the billboard:
             362          (A) is structurally unsafe;
             363          (B) is in an unreasonable state of repair; or
             364          (C) has been abandoned for at least 12 months;
             365          (b) the municipality notifies the owner in writing that the owner's billboard meets one


             366      or more of the conditions listed in Subsections (3)(a)(i) and (ii);
             367          (c) the owner fails to remedy the condition or conditions within:
             368          (i) except as provided in Subsection (3)(c)(ii), 90 days following the billboard owner's
             369      receipt of written notice under Subsection (3)(b); or
             370          (ii) if the condition forming the basis of the municipality's intention to remove the
             371      billboard is that it is structurally unsafe, 10 business days, or a longer period if necessary
             372      because of a natural disaster, following the billboard owner's receipt of written notice under
             373      Subsection (3)(b); and
             374          (d) following the expiration of the applicable period under Subsection (3)(c) and after
             375      providing the owner with reasonable notice of proceedings and an opportunity for a hearing,
             376      the municipality finds:
             377          (i) by clear and convincing evidence, that the applicant for a permit intentionally made
             378      a false or misleading statement in the application regarding the placement or erection of the
             379      billboard; or
             380          (ii) by substantial evidence that the billboard is structurally unsafe, is in an
             381      unreasonable state of repair, or has been abandoned for at least 12 months.
             382          (4) A municipality may not allow a nonconforming billboard to be rebuilt or replaced
             383      by anyone other than its owner or the owner acting through its contractors.
             384          (5) A permit issued, extended, or renewed by a municipality for a billboard remains
             385      valid from the time the municipality issues, extends, or renews the permit until 180 days after a
             386      required state permit is issued for the billboard if:
             387          (a) the billboard requires a state permit; and
             388          (b) an application for the state permit is filed within 30 days after the municipality
             389      issues, extends, or renews a permit for the billboard.
             390          (6) A municipality may not require a billboard owner to remove or alter a billboard, or
             391      require that a person who has a lease, easement, or other agreement with a billboard owner to
             392      terminate or fail to renew that lease, easement, or other agreement as a condition of issuing or
             393      approving:
             394          (a) a permit;
             395          (b) a license;
             396          (c) a zone change;


             397          (d) a variance;
             398          (e) any land use entitlement; or
             399          (f) any other land use approval or ordinance.
             400          Section 5. Section 10-9a-513.5 is enacted to read:
             401          10-9a-513.5. Billboard arbitration.
             402          (1) (a) A billboard owner may challenge or dispute a decision, action, or failure to
             403      timely act made by a municipality or land use authority concerning a billboard by serving a
             404      notice of arbitration upon the municipality within the time for an appeal of that action or
             405      inaction.
             406          (b) A billboard owner need not exhaust administrative remedies available to the
             407      billboard owner in order to pursue a remedy under this section.
             408          (2) (a) A notice of arbitration shall set forth:
             409          (i) the decision, action, or failure to act that is the subject of the arbitration; and
             410          (ii) the name of the billboard owner's choice of an arbitrator.
             411          (b) The municipality shall have 21 days after the day on which the municipality
             412      receives a notice of arbitration to respond, in accordance with Subsection (2)(b), to the notice.
             413          (i) The municipality's response shall:
             414          (A) set forth the reasons, if any, for the municipality's decision, action, or failure to act;
             415      and
             416          (B) include a statement of agreement or disagreement with the billboard owner's choice
             417      of arbitrator.
             418          (ii) If the municipality does not agree to the billboard owner's selected arbitrator, the
             419      municipality shall submit its own choice of arbitrator in the municipality's response to the
             420      notice of arbitration.
             421          (iii) If the billboard owner and municipality cannot agree on a single arbitrator, a panel
             422      of three arbitrators will conduct the arbitration with each party's chosen arbitrator selecting the
             423      third arbitrator.
             424          (iv) If the municipality fails to timely serve a complete response, in accordance with
             425      Subsection (2)(b)(i), to a notice of arbitration under Subsection (2)(b), the billboard owner's
             426      land use application shall be deemed approved and all associated permits shall be issued upon
             427      payment of the required fees.


             428          (3) (a) An arbitration under this section shall commence:
             429          (i) within 30 days of a municipality timely serving its response to the notice of
             430      arbitration; or
             431          (ii) if the arbitration is conducted by a panel of arbitrators in accordance with
             432      Subsection (2)(b)(iii), within 45 days of a timely service of a municipality's response to the
             433      notice of arbitration.
             434          (b) Unless otherwise agreed to in writing:
             435          (i) each party shall pay an equal share of the fees and costs of the arbitrator selected
             436      under Subsection (2)(b); or
             437          (ii) if an arbitration panel is selected under Subsection (2)(b)(iii):
             438          (A) each party shall pay the fees and costs of the arbitrator selected by that party; and
             439          (B) each party shall pay an equal share of the fees and costs of the third arbitrator
             440      selected in accordance with Subsection (2)(b)(iii).
             441          (c) Except as otherwise provided in this section or unless otherwise agreed to in
             442      writing by the parties, an arbitration proceeding conducted under this section is governed by
             443      Title 78B, Chapter 11, Utah Uniform Arbitration Act.
             444          (4) An arbitration award issued under this section shall be:
             445          (a) issued within 60 days of the commencement of the arbitration; and
             446          (b) the final resolution of all claims related to the dispute unless:
             447          (i) the award is procured by corruption, fraud, or other undue means; or
             448          (ii) either party, within 20 days after issuance of the arbitration award, files a complaint
             449      requesting a trial de novo in the district court.
             450          (5) Upon filing a complaint for a trial de novo under Subsection (4)(b)(ii), a claim shall
             451      proceed through litigation pursuant to the Utah Rules of Civil Procedure and Utah Rules of
             452      Evidence in the district court.
             453          (a) The arbitration award may not be offered as evidence in a trial de novo under
             454      Subsection (4)(b)(ii), except as provided in Subsection (6).
             455          (b) The court may not presume that the municipality's decision, inaction, or action is
             456      valid.
             457          (c) (i) Subject to Subsection (5)(c)(ii), the court may accept evidence.
             458          (ii) In reviewing a decision to deny a billboard owner's land use application, the


             459      municipality may not argue any reasons why the application should be denied other those set
             460      forth in the written decision required by Subsection 10-9a-509.5 (2)(e)(i)(A).
             461          (6) A party to a trial de novo under Subsection (4)(b)(ii) that prevails at both the trial
             462      de novo and the arbitration conducted under Subsection (3) shall be entitled to attorney fees,
             463      costs, and expenses incurred in the arbitration and the trial de novo.
             464          (a) A party may not offer an arbitration award issued in accordance with Subsection (4)
             465      as evidence to the district court unless the award is offered as evidence in a motion for attorney
             466      fees, costs, and expenses as described in Subsection (6).
             467          (b) An order resulting from a motion for attorney fees, costs, and expenses under
             468      Subsection (6)(a) is a final judgment under Rule 54 of the Utah Rules of Civil Procedure.
             469          Section 6. Section 17-27a-509.5 is amended to read:
             470           17-27a-509.5. Review for application completeness -- Substantive application
             471      review -- Reasonable diligence required for determination of whether improvements or
             472      warranty work meets standards -- Money damages claim prohibited.
             473          (1) (a) Each county shall, in a timely manner, determine whether an application is
             474      complete for the purposes of subsequent, substantive land use authority review.
             475          (b) After a reasonable period of time to allow the county diligently to evaluate whether
             476      all objective ordinance-based application criteria have been met, if application fees have been
             477      paid, the applicant may in writing request that the county provide a written determination either
             478      that the application is:
             479          (i) complete for the purposes of allowing subsequent, substantive land use authority
             480      review; or
             481          (ii) deficient with respect to a specific, objective, ordinance-based application
             482      requirement.
             483          (c) Within 30 days of receipt of an applicant's request under this section, the county
             484      shall either:
             485          (i) mail a written notice to the applicant advising that the application is deficient with
             486      respect to a specified, objective, ordinance-based criterion, and stating that the application must
             487      be supplemented by specific additional information identified in the notice; or
             488          (ii) accept the application as complete for the purposes of further substantive
             489      processing by the land use authority.


             490          (d) If the notice required by Subsection (1)(c)(i) is not timely mailed, the application
             491      shall be considered complete, for purposes of further substantive land use authority review.
             492          (e) (i) The applicant may raise and resolve in a single appeal any determination made
             493      under this Subsection (1) to the appeal authority, including an allegation that a reasonable
             494      period of time has elapsed under Subsection (1)(a).
             495          (ii) The appeal authority shall issue a written decision for any appeal requested under
             496      this Subsection (1)(e).
             497          (f) (i) The applicant may appeal to district court the decision of the appeal authority
             498      made under Subsection (1)(e).
             499          (ii) Each appeal under Subsection (1)(f)(i) shall be made within 30 days of the date of
             500      the written decision.
             501          (2) (a) Each land use authority shall substantively review a complete application and an
             502      application considered complete under Subsection (1)(d), and shall approve or deny each
             503      application with reasonable diligence.
             504          (b) After a reasonable period of time to allow the land use authority to consider an
             505      application, the applicant may in writing request that the land use authority take final action
             506      within 45 days from date of service of the written request.
             507          (c) The land use authority shall take final action, approving or denying the application
             508      within 45 days of the written request.
             509          (d) If the land use authority denies an application processed under the mandates of
             510      Subsection (2)(b), or if the applicant has requested a written decision in the application, the
             511      land use authority shall include its reasons for denial in writing, on the record, which may
             512      include the official minutes of the meeting in which the decision was rendered.
             513          (e) If the land use authority fails to comply with Subsection (2)(c)[,] or (d):
             514          (i) the applicant may appeal this failure to district court within 30 days of:
             515          (A) the written decision; or
             516          (B) the date on which the land use authority should have taken final action under
             517      Subsection (2)(c)[.]; or
             518          (ii) if an applicant is an owner of a billboard, the applicant may elect to pursue the
             519      provisions of Section 17-27a-512.5
             520          (f) If a billboard owner files an appeal under Subsection (2)(e)(i):


             521          (i) the district court may consider only those reasons for denial that have been issued in
             522      writing by the land use authority;
             523          (ii) the land use authority may not advance or argue any reason why the application
             524      should be denied other than a reason set forth in Subsection (2)(d);
             525          (iii) the district court shall enter a judgment approving or denying the application; and
             526          (iv) if the district court enters a judgment approving the application, the court shall
             527      award the applicant attorney fees, costs, and expenses incurred on appeal.
             528          (3) (a) With reasonable diligence, each land use authority shall determine whether the
             529      installation of required subdivision improvements or the performance of warranty work meets
             530      the county's adopted standards.
             531          (b) (i) An applicant may in writing request the land use authority to accept or reject the
             532      applicant's installation of required subdivision improvements or performance of warranty work.
             533          (ii) The land use authority shall accept or reject subdivision improvements within 15
             534      days after receiving an applicant's written request under Subsection (3)(b)(i), or as soon as
             535      practicable after that 15-day period if inspection of the subdivision improvements is impeded
             536      by winter weather conditions.
             537          (iii) The land use authority shall accept or reject the performance of warranty work
             538      within 45 days after receiving an applicant's written request under Subsection (3)(b)(i), or as
             539      soon as practicable after that 45-day period if inspection of the warranty work is impeded by
             540      winter weather conditions.
             541          (c) If a land use authority determines that the installation of required subdivision
             542      improvements or the performance of warranty work does not meet the county's adopted
             543      standards, the land use authority shall comprehensively and with specificity list the reasons for
             544      its determination.
             545          (4) Subject to Section 17-27a-508 , nothing in this section and no action or inaction of
             546      the land use authority relieves an applicant's duty to comply with all applicable substantive
             547      ordinances and regulations.
             548          (5) There shall be no money damages remedy arising from a claim under this section.
             549          Section 7. Section 17-27a-510 is amended to read:
             550           17-27a-510. Nonconforming uses and noncomplying structures.
             551          (1) (a) Except as provided in this section, a nonconforming use or a noncomplying


             552      structure may be continued by the present or a future property owner.
             553          (b) A nonconforming use may be extended through the same building, provided no
             554      structural alteration of the building is proposed or made for the purpose of the extension.
             555          (c) For purposes of this Subsection (1), the addition of a solar energy device to a
             556      building is not a structural alteration.
             557          (2) The legislative body may provide for:
             558          (a) the establishment, restoration, reconstruction, extension, alteration, expansion, or
             559      substitution of nonconforming uses upon the terms and conditions set forth in the land use
             560      ordinance;
             561          (b) the termination of all nonconforming uses, except billboards, by providing a
             562      formula establishing a reasonable time period during which the owner can recover or amortize
             563      the amount of his investment in the nonconforming use, if any; and
             564          (c) the termination of a nonconforming use due to its abandonment.
             565          (3) (a) A county may not prohibit the reconstruction or restoration of a noncomplying
             566      structure or terminate the nonconforming use of a structure that is involuntarily destroyed in
             567      whole or in part due to fire or other calamity unless the structure or use has been abandoned.
             568          (b) A county may prohibit the reconstruction or restoration of a noncomplying structure
             569      or terminate the nonconforming use of a structure if:
             570          (i) the structure is allowed to deteriorate to a condition that the structure is rendered
             571      uninhabitable and is not repaired or restored within six months after written notice to the
             572      property owner that the structure is uninhabitable and that the noncomplying structure or
             573      nonconforming use will be lost if the structure is not repaired or restored within six months; or
             574          (ii) the property owner has voluntarily demolished a majority of the noncomplying
             575      structure or the building that houses the nonconforming use.
             576          (c) (i) Notwithstanding a prohibition in its zoning ordinance, a county may permit a
             577      billboard owner to relocate the billboard within the county's unincorporated area to a location
             578      that is mutually acceptable to the county and the billboard owner.
             579          (ii) If the county and billboard owner cannot agree to a mutually acceptable location
             580      within 90 days after the owner submits a written request to relocate the billboard, the
             581      [provisions of] county may not prevent the billboard owner from taking an action specified in
             582      Subsection 17-27a-512 (2)(a)(iv) [apply] unless the county has commenced eminent domain


             583      proceedings in accordance with the provisions of Section 17-27a-511 within 90 days after the
             584      day that the billboard owner submits a written request to relocate the billboard.
             585          (d) (i) Except as provided in Subsection (3)(e), a county may not enact or enforce an
             586      ordinance that prevents an owner of an existing nonconforming or conforming billboard from
             587      upgrading that billboard to an electronic or mechanical changeable message sign that operates
             588      in conformance with Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act.
             589          (ii) A county may not enact or enforce an ordinance that forces an owner of an existing
             590      nonconforming or conforming billboard to forfeit any other billboard owned by the same owner
             591      in order to upgrade the existing nonconforming or conforming billboard to an electronic or
             592      mechanical changeable message sign that operates in conformance with Title 72, Chapter 7,
             593      Part 5, Utah Outdoor Advertising Act.
             594          (e) A county may, subject to Subsection (3)(f), impose a midnight to 6 a.m. curfew on
             595      the operation of an electronic or mechanical changeable message sign.
             596          (f) A county may not impose the curfew described in Subsection (3)(e) unless:
             597          (i) the electronic or mechanical changeable message sign is located outside of an area
             598      governed by the Highway Beautification Act of 1965, Pub. L. No. 89-285, 79 Stat. 1028, or the
             599      Utah-Federal Agreement, as defined in Section 72-7-515 ; and
             600          (ii) the face of the electronic or mechanical changeable message sign:
             601          (A) is within 150 feet of the outer edge of an existing residential dwelling structure that
             602      is legally occupied and located on property zoned exclusively for residential purposes; and
             603          (B) is oriented toward the structure described in Subsection (3)(f)(ii)(A).
             604          (4) (a) Unless the county establishes, by ordinance, a uniform presumption of legal
             605      existence for nonconforming uses, the property owner shall have the burden of establishing the
             606      legal existence of a noncomplying structure or nonconforming use.
             607          (b) Any party claiming that a nonconforming use has been abandoned shall have the
             608      burden of establishing the abandonment.
             609          (c) Abandonment may be presumed to have occurred if:
             610          (i) a majority of the primary structure associated with the nonconforming use has been
             611      voluntarily demolished without prior written agreement with the county regarding an extension
             612      of the nonconforming use;
             613          (ii) the use has been discontinued for a minimum of one year; or


             614          (iii) the primary structure associated with the nonconforming use remains vacant for a
             615      period of one year.
             616          (d) The property owner may rebut the presumption of abandonment under Subsection
             617      (4)(c), and shall have the burden of establishing that any claimed abandonment under
             618      Subsection (4)(c) has not in fact occurred.
             619          (5) A county may terminate the nonconforming status of a school district or charter
             620      school use or structure when the property associated with the school district or charter school
             621      use or structure ceases to be used for school district or charter school purposes for a period
             622      established by ordinance.
             623          Section 8. Section 17-27a-511 is amended to read:
             624           17-27a-511. Termination of a billboard and associated rights -- Eminent domain.
             625          (1) A county may only require termination of a billboard and associated property rights
             626      through:
             627          (a) gift;
             628          (b) purchase;
             629          (c) agreement;
             630          (d) exchange; or
             631          (e) subject to Subsection (3), eminent domain.
             632          (2) A termination under Subsection (1)(a), (b), (c), or (d) requires the voluntary consent
             633      of the billboard owner.
             634          (3) If a county terminates a billboard owner's billboard or associated rights through
             635      eminent domain, the county shall exercise the right of eminent domain in accordance with and
             636      subject to the requirements of Title 78B, Chapter 6, Part 5, Eminent Domain.
             637          Section 9. Section 17-27a-512 is amended to read:
             638           17-27a-512. County's acquisition of billboard by eminent domain -- Removal
             639      without providing compensation -- Limit on allowing nonconforming billboard to be
             640      rebuilt or replaced -- Validity of county permit after issuance of state permit -- Just
             641      compensation in eminent domain proceeding -- County conditions on billboard
             642      prohibited.
             643          (1) As used in this section:
             644          (a) "Clearly visible" means capable of being [read] viewed without obstruction by an


             645      occupant of a vehicle traveling on a street or highway within the visibility area.
             646          (b) "Highest allowable height" means:
             647          (i) if the height allowed by the county, by ordinance or consent, is higher than the
             648      height under Subsection (1)(b)(ii), the height allowed by the county; or
             649          (ii) (A) for a noninterstate billboard:
             650          (I) if the height of the previous use or structure is 45 feet or higher, the height of the
             651      previous use or structure; or
             652          (II) if the height of the previous use or structure is less than 45 feet, the height of the
             653      previous use or structure or the height to make the entire advertising content of the billboard
             654      clearly visible, whichever is higher, but no higher than 45 feet; and
             655          (B) for an interstate billboard:
             656          (I) if the height of the previous use or structure is at or above the interstate height, the
             657      height of the previous use or structure; or
             658          (II) if the height of the previous use or structure is less than the interstate height, the
             659      height of the previous use or structure or the height to make the entire advertising content of
             660      the billboard clearly visible, whichever is higher, but no higher than the interstate height.
             661          (c) "Interstate billboard" means a billboard that is intended to be viewed from a
             662      highway that is an interstate.
             663          (d) "Interstate height" means a height that is the higher of:
             664          (i) 65 feet above the ground; and
             665          (ii) 25 feet above the grade of the interstate.
             666          (e) "Noninterstate billboard" means a billboard that is intended to be viewed from a
             667      street or highway that is not an interstate.
             668          (f) "Visibility area" means the area on a street or highway that is:
             669          (i) defined at one end by a line extending from the base of the billboard across all lanes
             670      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             671          (ii) defined on the other end by a line extending across all lanes of traffic of the street
             672      or highway in a plane that is:
             673          (A) perpendicular to the street or highway; and
             674          (B) (I) for an interstate billboard, 500 feet from the base of the billboard; or
             675          (II) for a noninterstate billboard, 300 feet from the base of the billboard.


             676          (2) (a) A county [is considered to have initiated the acquisition of a billboard structure
             677      by eminent domain if the county prevents a billboard owner from] may not prevent a billboard
             678      owner from taking one or any of the following actions unless the county has first commenced,
             679      subject to Subsection (2)(b)(i), eminent domain proceedings as described in Section
             680      17-27a-511 :
             681          (i) rebuilding, maintaining, repairing, or restoring a billboard structure that is damaged
             682      by casualty, an act of God, or vandalism;
             683          (ii) except as provided in Subsection (2)[(c)](d), relocating or rebuilding a billboard
             684      structure, or taking other measures, to correct a mistake in the placement or erection of a
             685      billboard for which the county has issued a permit, if the proposed relocation, rebuilding, or
             686      other measure is consistent with the intent of that permit;
             687          (iii) structurally modifying or upgrading a billboard;
             688          (iv) relocating a billboard into any commercial, industrial, or manufacturing zone
             689      within the unincorporated area of the county, if:
             690          (A) the relocated billboard is:
             691          (I) within 5,280 feet of its previous location; and
             692          (II) no closer than:
             693          (Aa) 300 feet from an off-premise sign existing on the same side of the street or
             694      highway; or
             695          (Bb) if the street or highway is an interstate or limited access highway that is subject to
             696      Title 72, Chapter 7, Part 5, Utah Outdoor Advertising Act, the distance allowed under that act
             697      between the relocated billboard and an off-premise sign existing on the same side of the
             698      interstate or limited access highway; and
             699          (B) (I) the billboard owner has submitted a written request under Subsection
             700      17-27a-510 (3)(c); and
             701          (II) the county and billboard owner are unable to agree, within the time provided in
             702      Subsection 17-27a-510 (3)(c), to a mutually acceptable location; [or]
             703          (v) making the following modifications, as the billboard owner determines, to a
             704      billboard that is structurally modified or upgraded under Subsection (2)(a)(iii) or relocated
             705      under Subsection (2)(a)(iv):
             706          (A) erecting the billboard:


             707          (I) to the highest allowable height; and
             708          (II) as the owner determines, to an angle that makes the entire advertising content of
             709      the billboard clearly visible; and
             710          (B) installing a sign face on the billboard that is at least the same size as, but no larger
             711      than, the sign face on the billboard before its relocation[.]; or
             712          (vi) exercising a right granted to a billboard owner under the provisions of Title 72,
             713      Chapter 7, Part 5, Utah Outdoor Advertising Act.
             714          (b) (i) Notwithstanding Subsection (2)(a), a county may not commence eminent
             715      domain proceedings to prevent a billboard owner from upgrading a billboard to an electronic or
             716      mechanical changeable message sign.
             717          [(b)] (ii) A modification under Subsection [(1)] (2)(a)(v) shall comply with Title 72,
             718      Chapter 7, Part 5, Utah Outdoor Advertising Act, to the extent applicable.
             719          (c) A [county's denial of] county may deny a billboard owner's request to relocate or
             720      rebuild a billboard structure, or to take other measures, in order to correct a mistake in the
             721      placement or erection of a billboard [does not constitute the initiation of acquisition by]
             722      without commencing eminent domain proceedings under Subsection (2)(a) if the mistake in
             723      placement or erection of the billboard is determined by clear and convincing evidence to have
             724      resulted from an intentionally false or misleading statement:
             725          (i) by the billboard applicant in the application; and
             726          (ii) regarding the placement or erection of the billboard.
             727          (d) If a county [is considered to have initiated the acquisition of] acquires a billboard
             728      structure by eminent domain under Subsection [(1)] (2)(a) or any other provision of applicable
             729      law, the county shall pay just compensation to the billboard owner in an amount that is:
             730          (i) the value of the existing billboard at a fair market capitalization rate, based on
             731      actual annual revenue, less any annual rent expense;
             732          (ii) the value of any other right associated with the billboard structure that is acquired;
             733          (iii) the cost of the sign structure; and
             734          (iv) damage to the economic unit described in Subsection 72-7-510 (3)(b), of which the
             735      billboard owner's interest is a part.
             736          (3) Notwithstanding Subsection (2) and Section 17-27a-511 , a county may [remove]
             737      require that a billboard owner remove a billboard without providing compensation if:


             738          (a) the county determines:
             739          (i) by clear and convincing evidence that the applicant for a permit intentionally made a
             740      false or misleading statement in the applicant's application regarding the placement or erection
             741      of the billboard; or
             742          (ii) by substantial evidence that the billboard:
             743          (A) is structurally unsafe;
             744          (B) is in an unreasonable state of repair; or
             745          (C) has been abandoned for at least 12 months;
             746          (b) the county notifies the owner in writing that the owner's billboard meets one or
             747      more of the conditions listed in Subsections (3)(a)(i) and (ii);
             748          (c) the owner fails to remedy the condition or conditions within:
             749          (i) except as provided in Subsection (3)(c)(ii), 90 days following the billboard owner's
             750      receipt of written notice under Subsection (3)(b); or
             751          (ii) if the condition forming the basis of the county's intention to remove the billboard
             752      is that it is structurally unsafe, 10 business days, or a longer period if necessary because of a
             753      natural disaster, following the billboard owner's receipt of written notice under Subsection
             754      (3)(b); and
             755          (d) following the expiration of the applicable period under Subsection (3)(c) and after
             756      providing the owner with reasonable notice of proceedings and an opportunity for a hearing,
             757      the county finds:
             758          (i) by clear and convincing evidence, that the applicant for a permit intentionally made
             759      a false or misleading statement in the application regarding the placement or erection of the
             760      billboard; or
             761          (ii) by substantial evidence that the billboard is structurally unsafe, is in an
             762      unreasonable state of repair, or has been abandoned for at least 12 months.
             763          (4) A county may not allow a nonconforming billboard to be rebuilt or replaced by
             764      anyone other than its owner or the owner acting through its contractors.
             765          (5) A permit issued, extended, or renewed by a county for a billboard remains valid
             766      from the time the county issues, extends, or renews the permit until 180 days after a required
             767      state permit is issued for the billboard if:
             768          (a) the billboard requires a state permit; and


             769          (b) an application for the state permit is filed within 30 days after the county issues,
             770      extends, or renews a permit for the billboard.
             771          (6) A county may not require that a billboard owner remove or alter a billboard, or
             772      require that a person who has a lease, easement, or other agreement with a billboard owner
             773      terminate or fail to renew that lease, easement, or other agreement as a condition of issuing or
             774      approving:
             775          (a) a permit;
             776          (b) a license;
             777          (c) a zone change;
             778          (d) a variance;
             779          (e) any land use entitlement; or
             780          (f) any other land use approval or ordinance.
             781          Section 10. Section 17-27a-512.5 is enacted to read:
             782          17-27a-512.5. Billboard arbitration.
             783          (1) (a) A billboard owner may challenge or dispute a decision, action, or failure to
             784      timely act made by a county or land use authority concerning a billboard by serving a notice of
             785      arbitration upon the county within the time for an appeal of that action or inaction.
             786          (b) A billboard owner need not exhaust administrative remedies available to the
             787      billboard owner in order to pursue a remedy under this section.
             788          (2) (a) A notice of arbitration shall set forth:
             789          (i) the decision, action, or failure to act that is the subject of the arbitration; and
             790          (ii) the name of the billboard owner's choice of an arbitrator.
             791          (b) The county shall have 21 days after the day on which the county receives a notice
             792      of arbitration to respond, in accordance with Subsection (2)(b), to the notice.
             793          (i) The county's response shall:
             794          (A) set forth the reasons, if any, for the county's decision, action, or failure to act; and
             795          (B) include a statement of agreement or disagreement with the billboard owner's choice
             796      of arbitrator.
             797          (ii) If the county does not agree to the billboard owner's selected arbitrator, the county
             798      shall submit its own choice of arbitrator in the county's response to the notice of arbitration.
             799          (iii) If the billboard owner and county cannot agree on a single arbitrator, a panel of


             800      three arbitrators will conduct the arbitration with each party's chosen arbitrator selecting the
             801      third arbitrator.
             802          (iv) If the county fails to timely serve a complete response, in accordance with
             803      Subsection (2)(b)(i), to a notice of arbitration under Subsection (2)(b), the billboard owner's
             804      land use application shall be deemed approved and all associated permits shall be issued upon
             805      payment of the required fees.
             806          (3) (a) An arbitration under this section shall commence:
             807          (i) within 30 days of a county timely serving its response to the notice of arbitration; or
             808          (ii) if the arbitration is conducted by a panel of arbitrators in accordance with
             809      Subsection (2)(b)(iii), within 45 days of a timely service of a county's response to the notice of
             810      arbitration.
             811          (b) Unless otherwise agreed to in writing:
             812          (i) each party shall pay an equal share of the fees and costs of the arbitrator selected
             813      under Subsection (2)(b); or
             814          (ii) if an arbitration panel is selected under Subsection (2)(b)(iii):
             815          (A) each party shall pay the fees and costs of the arbitrator selected by that party; and
             816          (B) each party shall pay an equal share of the fees and costs of the third arbitrator
             817      selected in accordance with Subsection (2)(b)(iii).
             818          (c) Except as otherwise provided in this section or unless otherwise agreed to in
             819      writing by the parties, an arbitration proceeding conducted under this section is governed by
             820      Title 78B, Chapter 11, Utah Uniform Arbitration Act.
             821          (4) An arbitration award issued under this section shall be:
             822          (a) issued within 60 days of the commencement of the arbitration; and
             823          (b) the final resolution of all claims related to the dispute unless:
             824          (i) the award is procured by corruption, fraud, or other undue means; or
             825          (ii) either party, within 20 days after issuance of the arbitration award, files a complaint
             826      requesting a trial de novo in the district court.
             827          (5) Upon filing a complaint for a trial de novo under Subsection (4)(b)(ii), a claim shall
             828      proceed through litigation pursuant to the Utah Rules of Civil Procedure and Utah Rules of
             829      Evidence in the district court.
             830          (a) The arbitration award may not be offered as evidence in a trial de novo under


             831      Subsection (4)(b)(ii), except as provided in Subsection (6).
             832          (b) The court may not presume that the county's decision, inaction, or action is valid.
             833          (c) (i) Subject to Subsection (5)(c)(ii), the court may accept evidence.
             834          (ii) In reviewing a decision to deny a billboard owner's land use application, the county
             835      may not argue any reasons why the application should be denied other those set forth in the
             836      written decision required by Subsection 17-27a-509.5 (2)(e)(i)(A).
             837          (6) A party to a trial de novo under Subsection (4)(b)(ii) that prevails at both the trial
             838      de novo and the arbitration conducted under Subsection (3) shall be entitled to attorney fees,
             839      costs, and expenses incurred in the arbitration and the trial de novo.
             840          (a) A party may not offer an arbitration award issued in accordance with Subsection (4)
             841      as evidence to the district court unless the award is offered as evidence in a motion for attorney
             842      fees, costs, and expenses as described in Subsection (6).
             843          (b) An order resulting from a motion for attorney fees, costs, and expenses under
             844      Subsection (6)(a) is a final judgment under Rule 54 of the Utah Rules of Civil Procedure.
             845          Section 11. Section 72-7-502 is amended to read:
             846           72-7-502. Definitions.
             847          As used in this part:
             848          (1) "Clearly visible" means capable of being [read] viewed without obstruction by an
             849      occupant of a vehicle traveling on the main traveled way of a street or highway within the
             850      visibility area.
             851          (2) "Commercial or industrial activities" means those activities generally recognized as
             852      commercial or industrial by zoning authorities in this state, except that none of the following
             853      are commercial or industrial activities:
             854          (a) agricultural, forestry, grazing, farming, and related activities, including wayside
             855      fresh produce stands;
             856          (b) transient or temporary activities;
             857          (c) activities not visible from the main-traveled way;
             858          (d) activities conducted in a building principally used as a residence; and
             859          (e) railroad tracks and minor sidings.
             860          (3) (a) "Commercial or industrial zone" means only:
             861          (i) those areas within the boundaries of cities or towns that are used or reserved for


             862      business, commerce, or trade, or zoned as a highway service zone, under enabling state
             863      legislation or comprehensive local zoning ordinances or regulations;
             864          (ii) those areas within the boundaries of urbanized counties that are used or reserved
             865      for business, commerce, or trade, or zoned as a highway service zone, under enabling state
             866      legislation or comprehensive local zoning ordinances or regulations;
             867          (iii) those areas outside the boundaries of urbanized counties and outside the
             868      boundaries of cities and towns that:
             869          (A) are used or reserved for business, commerce, or trade, or zoned as a highway
             870      service zone, under comprehensive local zoning ordinances or regulations or enabling state
             871      legislation; and
             872          (B) are within 8420 feet of an interstate highway exit, off-ramp, or turnoff as measured
             873      from the nearest point of the beginning or ending of the pavement widening at the exit from or
             874      entrance to the main-traveled way; or
             875          (iv) those areas outside the boundaries of urbanized counties and outside the
             876      boundaries of cities and towns and not within 8420 feet of an interstate highway exit, off-ramp,
             877      or turnoff as measured from the nearest point of the beginning or ending of the pavement
             878      widening at the exit from or entrance to the main-traveled way that are reserved for business,
             879      commerce, or trade under enabling state legislation or comprehensive local zoning ordinances
             880      or regulations, and are actually used for commercial or industrial purposes.
             881          (b) "Commercial or industrial zone" does not mean areas zoned for the sole purpose of
             882      allowing outdoor advertising.
             883          (4) "Comprehensive local zoning ordinances or regulations" means a municipality's
             884      comprehensive plan required by Section 10-9a-401 , the municipal zoning plan authorized by
             885      Section 10-9a-501 , and the county master plan authorized by Sections 17-27a-401 and
             886      17-27a-501 . Property that is rezoned by comprehensive local zoning ordinances or regulations
             887      is rebuttably presumed to have not been zoned for the sole purpose of allowing outdoor
             888      advertising.
             889          (5) "Directional signs" means signs containing information about public places owned
             890      or operated by federal, state, or local governments or their agencies, publicly or privately
             891      owned natural phenomena, historic, cultural, scientific, educational, or religious sites, and areas
             892      of natural scenic beauty or naturally suited for outdoor recreation, that the department considers


             893      to be in the interest of the traveling public.
             894          (6) (a) "Erect" means to construct, build, raise, assemble, place, affix, attach, create,
             895      paint, draw, or in any other way bring into being.
             896          (b) "Erect" does not include any activities defined in Subsection (6)(a) if they are
             897      performed incident to the change of an advertising message or customary maintenance of a
             898      sign.
             899           ( 7) "Highway service zone" means a highway service area where the primary use of the
             900      land is used or reserved for commercial and roadside services other than outdoor advertising to
             901      serve the traveling public.
             902          (8) "Information center" means an area or site established and maintained at rest areas
             903      for the purpose of informing the public of:
             904          (a) places of interest within the state; or
             905          (b) any other information that the department considers desirable.
             906          (9) "Interchange or intersection" means those areas and their approaches where traffic
             907      is channeled off or onto an interstate route, excluding the deceleration lanes, acceleration lanes,
             908      or feeder systems, from or to another federal, state, county, city, or other route.
             909          (10) "Maintain" means to allow to exist, subject to the provisions of this chapter.
             910          (11) "Maintenance" means to repair, refurbish, repaint, upgrade, or otherwise [keep]
             911      operate an existing or upgraded sign structure in a safe manner and in a state suitable for use in
             912      any manner not otherwise prohibited by this part, including signs destroyed by vandalism or an
             913      act of God.
             914          (12) "Main-traveled way" means the through traffic lanes, including auxiliary lanes,
             915      acceleration lanes, deceleration lanes, and feeder systems, exclusive of frontage roads and
             916      ramps. For a divided highway, there is a separate main-traveled way for the traffic in each
             917      direction.
             918          (13) "Major sponsor" means a sponsor of a public assembly facility or of a team or
             919      event held at the facility where the amount paid by the sponsor to the owner of the facility, to
             920      the team, or for the event is at least $100,000 per year.
             921          (14) "Official signs and notices" means signs and notices erected and maintained by
             922      public agencies within their territorial or zoning jurisdictions for the purpose of carrying out
             923      official duties or responsibilities in accordance with direction or authorization contained in


             924      federal, state, or local law.
             925          (15) "Off-premise signs" means signs located in areas zoned industrial, commercial, or
             926      H-1 and in areas determined by the department to be unzoned industrial or commercial that
             927      advertise an activity, service, event, person, or product located on premises other than the
             928      premises at which the advertising occurs.
             929          (16) "On-premise signs" means signs used to advertise the major activities conducted
             930      on the property where the sign is located.
             931          (17) "Outdoor advertising" means any outdoor advertising structure or outdoor
             932      structure used in combination with an outdoor advertising sign or outdoor sign within the
             933      outdoor advertising corridor which is visible from a place on the main-traveled way of a
             934      controlled route.
             935          (18) "Outdoor advertising corridor" means a strip of land 350 feet wide, measured
             936      perpendicular from the edge of a controlled highway right-of-way.
             937          (19) "Outdoor advertising structure" or "outdoor structure" means any sign structure,
             938      including any necessary devices, supports, appurtenances, and lighting that is part of or
             939      supports an outdoor sign.
             940          (20) "Point of widening" means the point of the gore or the point where the intersecting
             941      lane begins to parallel the other lanes of traffic, but the point of widening may never be greater
             942      than 2,640 feet from the center line of the intersecting highway of the interchange or
             943      intersection at grade.
             944          (21) "Public assembly facility" means a convention facility as defined under Section
             945      59-12-602 and that:
             946          (a) includes all contiguous interests in land, improvements, and utilities acquired,
             947      constructed, and used in connection with the operation of the public assembly facility, whether
             948      the interests are owned or held in fee title or a lease or easement for a term of at least 40 years,
             949      and regardless of whether the interests are owned or operated by separate governmental
             950      authorities or districts;
             951          (b) is wholly or partially funded by public money;
             952          (c) requires a person attending an event at the public assembly facility to purchase a
             953      ticket or that otherwise charges for the use of the public assembly facility as part of its regular
             954      operation; and


             955          (d) has a minimum and permanent seating capacity of at least 10,000 people.
             956          (22) "Public assembly facility sign" means a sign located on a public assembly facility
             957      that only advertises the public assembly facility, major sponsors, events, the sponsors of events
             958      held or teams playing at the facility, and products sold or services conducted at the facility.
             959          (23) "Relocation" includes the removal of a sign from one situs together with the
             960      erection of a new sign upon another situs in a commercial or industrial zoned area as a
             961      substitute.
             962          (24) "Relocation and replacement" means allowing all outdoor advertising signs or
             963      permits the right to maintain outdoor advertising along the interstate, federal aid primary
             964      highway existing as of June 1, 1991, and national highway system highways to be maintained
             965      in a commercial or industrial zoned area to accommodate the displacement, remodeling, or
             966      widening of the highway systems.
             967          (25) "Remodel" means the upgrading, changing, alteration, refurbishment,
             968      modification, or complete substitution of a new outdoor advertising structure for one permitted
             969      pursuant to this part and that is located in a commercial or industrial area.
             970          (26) "Rest area" means an area or site established and maintained within or adjacent to
             971      the right-of-way by or under public supervision or control for the convenience of the traveling
             972      public.
             973          (27) "Scenic or natural area" means an area determined by the department to have
             974      aesthetic value.
             975          (28) "Traveled way" means that portion of the roadway used for the movement of
             976      vehicles, exclusive of shoulders and auxiliary lanes.
             977          (29) (a) "Unzoned commercial or industrial area" means:
             978          (i) those areas not zoned by state law or local law, regulation, or ordinance that are
             979      occupied by one or more industrial or commercial activities other than outdoor advertising
             980      signs;
             981          (ii) the lands along the highway for a distance of 600 feet immediately adjacent to
             982      those activities; and
             983          (iii) lands covering the same dimensions that are directly opposite those activities on
             984      the other side of the highway, if the department determines that those lands on the opposite side
             985      of the highway do not have scenic or aesthetic value.


             986          (b) In measuring the scope of the unzoned commercial or industrial area, all
             987      measurements shall be made from the outer edge of the regularly used buildings, parking lots,
             988      storage, or processing areas of the activities and shall be along or parallel to the edge of
             989      pavement of the highway.
             990          (c) All signs located within an unzoned commercial or industrial area become
             991      nonconforming if the commercial or industrial activity used in defining the area ceases for a
             992      continuous period of 12 months.
             993          (30) "Urbanized county" means a county with a population of at least 125,000 persons.
             994          (31) "Visibility area" means the area on a street or highway that is:
             995          (a) defined at one end by a line extending from the base of the billboard across all lanes
             996      of traffic of the street or highway in a plane that is perpendicular to the street or highway; and
             997          (b) defined on the other end by a line extending across all lanes of traffic of the street
             998      or highway in a plane that is:
             999          (i) perpendicular to the street or highway; and
             1000          (ii) 500 feet from the base of the billboard.
             1001          Section 12. Section 72-7-505 is amended to read:
             1002           72-7-505. Sign size -- Sign spacing -- Location in outdoor advertising corridor --
             1003      Limit on implementation.
             1004          (1) (a) Except as provided in Subsection (2), a sign face within the state may not
             1005      exceed the following limits:
             1006          (i) maximum area - 1,000 square feet;
             1007          (ii) maximum length - 60 feet; and
             1008          (iii) maximum height - 25 feet.
             1009          (b) No more than two facings visible and readable from the same direction on the
             1010      main-traveled way may be erected on any one sign structure. Whenever two facings are so
             1011      positioned, neither shall exceed the maximum allowed square footage.
             1012          (c) Two or more advertising messages on a sign face and double-faced, back-to-back,
             1013      stacked, side-by-side, and V-type signs are permitted as a single sign or structure if both faces
             1014      enjoy common ownership.
             1015          [(d) A changeable message sign is permitted if the interval between message changes is
             1016      not more frequent than at least eight seconds and the actual message rotation process is


             1017      accomplished in three seconds or less.]
             1018          [(e) An illumination standard adopted by any jurisdiction shall be uniformly applied to
             1019      all signs, public or private, on or off premise.]
             1020          (d) An existing conforming or nonconforming sign, a newly constructed conforming
             1021      sign, or a relocated sign may be upgraded or constructed as an electronic changeable message
             1022      sign so long as the interval between message changes is not more frequent than at least eight
             1023      seconds and the actual message rotation process is accomplished in three seconds or less.
             1024          (e) The illumination of an electronic changeable message sign may not be limited,
             1025      except to prevent an electronic sign face from increasing ambient lighting levels by more than
             1026      0.3 footcandles when measured:
             1027          (i) after sunset and before sunrise;
             1028          (ii) perpendicular to the sign face; and
             1029          (iii) at a distance in feet calculated by taking the square root of the product of the
             1030      following:
             1031          (A) the area of the electronic changeable message sign face measured in square feet;
             1032      and
             1033          (B) 100.
             1034          (f) If a political subdivision adopts an electronic changeable message sign illumination
             1035      standard within the limitations described in Subsection (1)(e), and adopts a separate
             1036      illumination standard for any other sign, public or private, on or off premise, the political
             1037      subdivision shall allow an owner of an electronic changeable message sign to illuminate the
             1038      owner's sign at the brighter of the two standards.
             1039          (2) (a) An outdoor sign structure located inside the unincorporated area of a
             1040      nonurbanized county may have the maximum height allowed by the county for outdoor
             1041      advertising structures in the commercial or industrial zone in which the sign is located. If no
             1042      maximum height is provided for the location, the maximum sign height may be 65 feet above
             1043      the ground or 25 feet above the grade of the main traveled way, whichever is greater.
             1044          (b) An outdoor sign structure located inside an incorporated municipality or urbanized
             1045      county may have the maximum height allowed by the municipality or urbanized county for
             1046      outdoor advertising structures in the commercial or industrial zone in which the sign is located.
             1047      If no maximum height is provided for the location, the maximum sign height may be 65 feet


             1048      above the ground or 25 feet above the grade of the main traveled way, whichever is greater.
             1049          (3) Except as provided in Section 72-7-509 :
             1050          (a) Any sign allowed to be erected by reason of the exceptions set forth in Subsection
             1051      72-7-504 (1) or in H-1 zones may not be closer than 500 feet to an existing off-premise sign
             1052      adjacent to an interstate highway or limited access primary highway, except that signs may be
             1053      erected closer than 500 feet if the signs on the same side of the interstate highway or limited
             1054      access primary highway are not simultaneously visible.
             1055          (b) Signs may not be located within 500 feet of any of the following which are adjacent
             1056      to the highway, unless the signs are in an incorporated area:
             1057          (i) public parks;
             1058          (ii) public forests;
             1059          (iii) public playgrounds;
             1060          (iv) areas designated as scenic areas by the department or other state agency having and
             1061      exercising this authority; or
             1062          (v) cemeteries.
             1063          (c) (i) (A) Except under Subsection (3)(c)(ii), signs may not be located on an interstate
             1064      highway or limited access highway on the primary system within 500 feet of an interchange, or
             1065      intersection at grade, or rest area measured along the interstate highway or freeway from the
             1066      sign to the nearest point of the beginning or ending of pavement widening at the exit from or
             1067      entrance to the main-traveled way.
             1068          (B) Interchange and intersection distance limitations shall be measured separately for
             1069      each direction of travel. A measurement for each direction of travel may not control or affect
             1070      any other direction of travel.
             1071          (ii) A sign may be placed closer than 500 feet from the nearest point of the beginning
             1072      or ending of pavement widening at the exit from or entrance to the main-traveled way, if:
             1073          (A) the sign is replacing an existing outdoor advertising use or structure which is being
             1074      removed or displaced to accommodate the widening, construction, or reconstruction of an
             1075      interstate, federal aid primary highway existing as of June 1, 1991, or national highway system
             1076      highway; and
             1077          (B) it is located in a commercial or industrial zoned area inside an urbanized county or
             1078      an incorporated municipality.


             1079          (d) The location of signs situated on nonlimited access primary highways in
             1080      commercial, industrial, or H-1 zoned areas between streets, roads, or highways entering the
             1081      primary highway shall not exceed the following minimum spacing criteria:
             1082          (i) Where the distance between centerlines of intersecting streets, roads, or highways is
             1083      less than 1,000 feet, a minimum spacing between structures of 150 feet may be permitted
             1084      between the intersecting streets or highways.
             1085          (ii) Where the distance between centerlines of intersecting streets, roads, or highways
             1086      is 1,000 feet or more, minimum spacing between sign structures shall be 300 feet.
             1087          (e) All outdoor advertising shall be erected and maintained within the outdoor
             1088      advertising corridor.
             1089          (4) Subsection (3)(c)(ii) may not be implemented until:
             1090          (a) the Utah-Federal Agreement for carrying out national policy relative to control of
             1091      outdoor advertising in areas adjacent to the national system of interstate and defense highways
             1092      and the federal-aid primary system is modified to allow the sign placement specified in
             1093      Subsection (3)(c)(ii); and
             1094          (b) the modified agreement under Subsection (4)(a) is signed on behalf of both the state
             1095      and the United States Secretary of Transportation.
             1096          Section 13. Section 72-7-508 is amended to read:
             1097           72-7-508. Unlawful outdoor advertising -- Adjudicative proceedings -- Judicial
             1098      review -- Costs of removal -- Civil and criminal liability for damaging regulated signs --
             1099      Immunity for Department of Transportation.
             1100          (1) Outdoor advertising is unlawful when:
             1101          (a) erected after May 9, 1967, contrary to the provisions of this chapter;
             1102          (b) a permit is not obtained as required by this part;
             1103          (c) a false or misleading statement has been made in the application for a permit that
             1104      was material to obtaining the permit; or
             1105          (d) the sign for which a permit was issued is not in a reasonable state of repair, is
             1106      unsafe, or is otherwise in violation of this part.
             1107          (2) The establishment, operation, repair, maintenance, or alteration of any sign contrary
             1108      to this chapter is also a public nuisance.
             1109          (3) Except as provided in Subsection (4), in its enforcement of this section, the


             1110      department shall comply with the procedures and requirements of Title 63G, Chapter 4,
             1111      Administrative Procedures Act.
             1112          (4) (a) The district courts shall have jurisdiction to review by trial de novo all final
             1113      orders of the department under this part resulting from formal and informal adjudicative
             1114      proceedings.
             1115          (b) Venue for judicial review of final orders of the department shall be in the county in
             1116      which the sign is located.
             1117          (5) If the department is granted a judgment, the department is entitled to have any
             1118      nuisance abated and recover from the responsible person, firm, or corporation, jointly and
             1119      severally:
             1120          (a) the costs and expenses incurred in removing the sign; and
             1121          (b) (i) $500 for each day the sign was maintained following the expiration of 10 days
             1122      after notice of agency action was filed and served under Section 63G-4-201 ;
             1123          (ii) $750 for each day the sign was maintained following the expiration of 40 days after
             1124      notice of agency action was filed and served under Section 63G-4-201 ;
             1125          (iii) $1,000 for each day the sign was maintained following the expiration of 70 days
             1126      after notice of agency action was filed and served under Section 63G-4-201 ; and
             1127          (iv) $1,500 for each day the sign was maintained following the expiration of 100 days
             1128      after notice of agency action was filed and served under Section 63G-4-201 .
             1129          (6) (a) Any person, partnership, firm, or corporation who vandalizes, damages, defaces,
             1130      destroys, or uses any sign controlled under this chapter without the owner's permission is liable
             1131      to the owner of the sign for treble the amount of damage sustained and all costs of court,
             1132      including a reasonable [attorney's] attorney fee, and is guilty of a class C misdemeanor.
             1133          (b) This Subsection (6) does not apply to the department, its agents, or employees if
             1134      acting to enforce this part.
             1135          (7) The following criteria shall be used for determining whether an existing sign within
             1136      an [interstate] outdoor advertising corridor has as its purpose unlawful off-premise outdoor
             1137      advertising:
             1138          (a) whether the sign complies with this part;
             1139          (b) whether the premise includes an area:
             1140          (i) from which the general public is serviced according to normal industry practices for


             1141      organizations of that type; or
             1142          (ii) that is directly connected to or is involved in carrying out the activities and normal
             1143      industry practices of the advertised activities, services, events, persons, or products;
             1144          (c) whether the sign generates revenue:
             1145          (i) arising from the advertisement of activities, services, events, or products not
             1146      available on the premise according to normal industry practices for organizations of that type;
             1147          (ii) arising from the advertisement of activities, services, events, persons, or products
             1148      that are incidental to the principal activities, services, events, or products available on the
             1149      premise; and
             1150          (iii) including the following:
             1151          (A) money;
             1152          (B) securities;
             1153          (C) real property interest;
             1154          (D) personal property interest;
             1155          (E) barter of goods or services;
             1156          (F) promise of future payment or compensation; or
             1157          (G) forbearance of debt;
             1158          (d) whether the purveyor of the activities, services, events, persons, or products being
             1159      advertised:
             1160          (i) carries on hours of operation on the premise comparable to the normal industry
             1161      practice for a business, service, or operation of that type, or posts the hours of operation on the
             1162      premise in public view;
             1163          (ii) has available utilities comparable to the normal industry practice for an entity of
             1164      that type; and
             1165          (iii) has a current valid business license or permit under applicable local ordinances,
             1166      state law, and federal law to conduct business on the premise upon which the sign is located;
             1167          (e) whether the advertisement is located on the site of any auxiliary facility that is not
             1168      essential to, or customarily used in, the ordinary course of business for the activities, services,
             1169      events, persons, or products being advertised; or
             1170          (f) whether the sign or advertisement is located on property that is not contiguous to a
             1171      property that is essential and customarily used for conducting the business of the activities,


             1172      services, events, persons, or products being advertised.
             1173          (8) The following do not qualify as a business under Subsection (7):
             1174          (a) public or private utility corridors or easements;
             1175          (b) railroad tracks;
             1176          (c) outdoor advertising signs or structures;
             1177          (d) vacant lots;
             1178          (e) transient or temporary activities; or
             1179          (f) storage of accessory products.
             1180          (9) The sign owner has the burden of proving, by a preponderance of the evidence, that
             1181      the advertised activity is conducted on the premise.
             1182          Section 14. Section 72-7-510 is amended to read:
             1183           72-7-510. Existing outdoor advertising not in conformity with part -- Procedure
             1184      -- Eminent domain -- Compensation -- Relocation.
             1185          (1) As used in this section, "nonconforming sign" means a sign that has been erected in
             1186      a zone or area other than commercial or industrial or where outdoor advertising is not
             1187      permitted under this part.
             1188          (2) (a) The department may acquire by gift, purchase, agreement, exchange, or eminent
             1189      domain, any existing outdoor advertising and all property rights pertaining to the outdoor
             1190      advertising which were lawfully in existence on May 9, 1967, and which by reason of this part
             1191      become nonconforming.
             1192          (b) [If the] The department, or any town, city, county, governmental entity, public
             1193      utility, or any agency or the United States Department of Transportation under this part[,
             1194      prevents] may not prevent the maintenance as defined in Section 72-7-502 , or [requires]
             1195      require that maintenance of an existing sign be discontinued[,] unless the department, town,
             1196      city, county, governmental entity, public utility, or agency acquires the sign in question [shall
             1197      be considered acquired by the entity and just compensation will become immediately due and
             1198      payable] by eminent domain.
             1199          (c) Eminent domain shall be exercised in accordance with the [provision] provisions of
             1200      Title 78B, Chapter 6, Part 5, Eminent Domain.
             1201          (3) (a) Just compensation shall be paid for outdoor advertising and all property rights
             1202      pertaining to the same, including the right of the landowner upon whose land a sign is located,


             1203      acquired through the processes of eminent domain.
             1204          (b) For the purposes of this part, just compensation shall include the consideration of
             1205      damages to remaining properties, contiguous and noncontiguous, of an outdoor advertising sign
             1206      company's interest, which remaining properties, together with the properties actually
             1207      condemned, constituted an economic unit.
             1208          (c) The department is empowered to remove signs found in violation of Section
             1209      72-7-508 without payment of any compensation.
             1210          (4) (a) Except as specifically provided in this [section or Section 72-7-513 ] part, Title
             1211      10, Chapter 9a, Part 5, Land Use Ordinances, or Title 17, Chapter 27a, Part 5, Land Use
             1212      Ordinances, this part may not be construed to permit a person to place or maintain any outdoor
             1213      advertising adjacent to any interstate or primary highway system which is prohibited [by law
             1214      or] by any town, city, or county ordinance.
             1215          (b) Any town, city, county, governmental entity, or public utility which requires the
             1216      removal, relocation, alteration, change, or termination of outdoor advertising shall commence
             1217      eminent domain proceedings and pay just compensation as defined in this part and in Title
             1218      78B, Chapter 6, Part 5, Eminent Domain.
             1219          (5) Except as provided in Section 72-7-508 , no sign shall be required to be removed by
             1220      the department nor sign maintenance as described in this section be discontinued unless at the
             1221      time of removal or discontinuance there are sufficient funds, from whatever source,
             1222      appropriated and immediately available to pay the just compensation required under this
             1223      section and unless at that time the federal funds required to be contributed under 23 U.S.C.,
             1224      Sec. 131, if any, with respect to the outdoor advertising being removed, have been appropriated
             1225      and are immediately available to this state.
             1226          (6) (a) If any outdoor advertising use, structure, or permit may not be continued
             1227      because of the widening, construction, or reconstruction along an interstate, federal aid primary
             1228      highway existing as of June 1, 1991, or national highway systems highway, the owner shall
             1229      have the option to relocate and remodel the use, structure, or permit to another location:
             1230          (i) on the same property;
             1231          (ii) on adjacent property;
             1232          (iii) on the same highway within 5280 feet of the previous location, which may be
             1233      extended 5280 feet outside the areas described in Subsection 72-7-505 (3)(c)(i)(A), on either


             1234      side of the same highway; or
             1235          (iv) mutually agreed upon by the owner and the county or municipality in which the
             1236      use, structure, or permit is located.
             1237          (b) The relocation under Subsection (6)(a) shall be in a commercial or industrial zoned
             1238      area or where outdoor advertising is permitted under this part.
             1239          (c) The county or municipality in which the use or structure is located shall, if
             1240      necessary, provide for the relocation and remodeling by ordinance for a special exception to its
             1241      zoning ordinance.
             1242          (d) The relocated and remodeled use or structure may be:
             1243          (i) erected to a height and angle to make it clearly visible to traffic on the main-traveled
             1244      way of the highway to which it is relocated or remodeled;
             1245          (ii) the same size and at least the same height as the previous use or structure, but the
             1246      relocated use or structure may not exceed the size and height permitted under this part; or
             1247          (iii) relocated to a comparable vehicular traffic count.
             1248          (7) (a) The governmental entity, quasi-governmental entity, or public utility that causes
             1249      the need for the outdoor advertising relocation or remodeling as provided in Subsection (6)(a)
             1250      shall pay the costs related to the relocation, remodeling, or acquisition.
             1251          (b) If a governmental entity prohibits the relocation and remodeling as provided in
             1252      Subsection (6)(a), it shall pay just compensation as provided in Subsection (3).
             1253          Section 15. Section 72-7-510.5 is amended to read:
             1254           72-7-510.5. Height adjustments for outdoor advertising signs -- Sign obstruction.
             1255          (1) If the view [and readability] of an outdoor advertising sign, including a sign that is
             1256      a nonconforming sign as defined in Section 72-7-510 , a noncomplying structure as defined in
             1257      Sections 10-9a-103 and 17-27a-103 , or a nonconforming use as defined in Sections 10-9a-103
             1258      and 17-27a-103 is obstructed due to a noise abatement or safety measure, grade change,
             1259      construction, directional sign, highway widening, or aesthetic improvement made by an agency
             1260      or political subdivision of this state, along an interstate, federal aid primary highway existing as
             1261      of June 1, 1991, national highway systems highway, or state highway or by an improvement
             1262      created on real property subsequent to the department's disposal of the property under Section
             1263      72-5-111 , the owner of the sign may:
             1264          (a) adjust the height of the sign; or


             1265          (b) relocate the sign to a point within 500 feet of its prior location, if the sign complies
             1266      with the spacing requirements under Section 72-7-505 and is in a commercial or industrial
             1267      zone.
             1268          (2) A height adjusted sign under this section does not constitute a substantial change to
             1269      the sign.
             1270          (3) The county or municipality in which the outdoor advertising sign is located shall, if
             1271      necessary, provide for the height adjustment or relocation by ordinance for a special exception
             1272      to its zoning ordinance.
             1273          (4) (a) The height adjusted sign:
             1274          (i) may be erected:
             1275          (A) to a height to make the entire advertising content of the sign clearly visible; and
             1276          (B) to an angle to make the entire advertising content of the sign clearly visible; and
             1277          (ii) shall be the same size as the previous sign.
             1278          (b) The provisions of Subsection (4)(a) are an exception to the height requirements
             1279      under Section 72-7-505 .
             1280          (5) (a) A billboard owner may, at the owner's own expense and in accordance with
             1281      Subsection (5)(b), trim trees or other foliage without a permit, except as provided in Subsection
             1282      (5)(c), if the trees or foliage:
             1283          (i) obstruct, however slight, the view of any part of the face of the outdoor advertising
             1284      sign; and
             1285          (ii) are growing on or encroaching over property owned by the state or a political
             1286      subdivision of the state.
             1287          (b) A billboard owner shall perform the work described in Subsection (5)(a):
             1288          (i) under the supervision of a certified arborist; and
             1289          (ii) by employing a company licensed and insured in the state.
             1290          (c) A billboard owner shall obtain an encroachment permit from the department if the
             1291      work described in Subsection (5)(a) will occur on or require access to the right-of-way of a
             1292      state highway designated in Title 72, Chapter 4, Designation of State Highways.
             1293          Section 16. Section 78B-6-501 is amended to read:
             1294           78B-6-501. Eminent domain -- Uses for which right may be exercised -- Uses for
             1295      which right may not be exercised.


             1296          (1) Subject to the provisions of this part, the right of eminent domain may be exercised
             1297      on behalf of the following public uses:
             1298          [(1)] (a) all public uses authorized by the federal government;
             1299          [(2)] (b) public buildings and grounds for the use of the state, and all other public uses
             1300      authorized by the Legislature;
             1301          [(3) (a)] (c) (i) public buildings and grounds for the use of any county, city, town, or
             1302      board of education;
             1303          [(b)] (ii) reservoirs, canals, aqueducts, flumes, ditches, or pipes for conducting water
             1304      for the use of the inhabitants of any county, city, or town, or for the draining of any county,
             1305      city, or town;
             1306          [(c)] (iii) the raising of the banks of streams, removing obstructions from streams, and
             1307      widening, deepening, or straightening their channels;
             1308          [(d)] (iv) bicycle paths and sidewalks adjacent to paved roads;
             1309          [(e)] (v) roads, streets, and alleys for public vehicular use, excluding trails, paths, or
             1310      other ways for walking, hiking, bicycling, equestrian use, or other recreational uses, or whose
             1311      primary purpose is as a foot path, equestrian trail, bicycle path, or walkway; and
             1312          [(f)] (vi) all other public uses for the benefit of any county, city, or town, or its
             1313      inhabitants;
             1314          [(4)] (d) wharves, docks, piers, chutes, booms, ferries, bridges, toll roads, byroads,
             1315      plank and turnpike roads, roads for transportation by traction engines or road locomotives,
             1316      roads for logging or lumbering purposes, and railroads and street railways for public
             1317      transportation;
             1318          [(5)] (e) reservoirs, dams, watergates, canals, ditches, flumes, tunnels, aqueducts and
             1319      pipes for the supplying of persons, mines, mills, smelters or other works for the reduction of
             1320      ores, with water for domestic or other uses, or for irrigation purposes, or for the draining and
             1321      reclaiming of lands, or for the floating of logs and lumber on streams not navigable, or for solar
             1322      evaporation ponds and other facilities for the recovery of minerals in solution;
             1323          [(6) (a)] (f) (i) roads, railroads, tramways, tunnels, ditches, flumes, pipes, and dumping
             1324      places to access or facilitate the milling, smelting, or other reduction of ores, or the working of
             1325      mines, quarries, coal mines, or mineral deposits including minerals in solution;
             1326          [(b)] (ii) outlets, natural or otherwise, for the deposit or conduct of tailings, refuse or


             1327      water from mills, smelters or other works for the reduction of ores, or from mines, quarries,
             1328      coal mines or mineral deposits including minerals in solution;
             1329          [(c)] (iii) mill dams;
             1330          [(d)] (iv) gas, oil or coal pipelines, tanks or reservoirs, including any subsurface
             1331      stratum or formation in any land for the underground storage of natural gas, and in connection
             1332      with that, any other interests in property which may be required to adequately examine,
             1333      prepare, maintain, and operate underground natural gas storage facilities;
             1334          [(e)] (v) solar evaporation ponds and other facilities for the recovery of minerals in
             1335      solution; and
             1336          [(f)] (vi) any occupancy in common by the owners or possessors of different mines,
             1337      quarries, coal mines, mineral deposits, mills, smelters, or other places for the reduction of ores,
             1338      or any place for the flow, deposit or conduct of tailings or refuse matter;
             1339          [(7)] (g) byroads leading from a highway to:
             1340          [(a)] (i) a residence;
             1341          [(b)] (ii) a development; or
             1342          [(c)] (iii) a farm;
             1343          [(8)] (h) telegraph, telephone, electric light and electric power lines, and sites for
             1344      electric light and power plants;
             1345          [(9)] (i) sewage service for:
             1346          [(a)] (i) a city, a town, or any settlement of not less than 10 families;
             1347          [(b)] (ii) a development;
             1348          [(c)] (iii) a public building belonging to the state; or
             1349          [(d)] (iv) a college or university;
             1350          [(10)] (j) canals, reservoirs, dams, ditches, flumes, aqueducts, and pipes for supplying
             1351      and storing water for the operation of machinery for the purpose of generating and transmitting
             1352      electricity for power, light or heat;
             1353          [(11)] (k) cemeteries and public parks, except for a park whose primary use is:
             1354          [(a)] (i) as a trail, path, or other way for walking, hiking, bicycling, or equestrian use;
             1355      or
             1356          [(b)] (ii) to connect other trails, paths, or other ways for walking, hiking, bicycling, or
             1357      equestrian use;


             1358          [(12)] (l) pipe lines for the purpose of conducting any and all liquids connected with
             1359      the manufacture of beet sugar; and
             1360          [(13)] (m) sites for mills, smelters or other works for the reduction of ores and
             1361      necessary to their successful operation, including the right to take lands for the discharge and
             1362      natural distribution of smoke, fumes, and dust, produced by the operation of works, provided
             1363      that the powers granted by this section may not be exercised in any county where the
             1364      population exceeds 20,000, or within one mile of the limits of any city or incorporated town
             1365      nor unless the proposed condemner has the right to operate by purchase, option to purchase or
             1366      easement, at least 75% in value of land acreage owned by persons or corporations situated
             1367      within a radius of four miles from the mill, smelter or other works for the reduction of ores; nor
             1368      beyond the limits of the four-mile radius; nor as to lands covered by contracts, easements, or
             1369      agreements existing between the condemner and the owner of land within the limit and
             1370      providing for the operation of such mill, smelter, or other works for the reduction of ores; nor
             1371      until an action shall have been commenced to restrain the operation of such mill, smelter, or
             1372      other works for the reduction of ores.
             1373          (2) A political subdivision may not terminate a billboard owner's billboard structure or
             1374      associated rights through eminent domain unless:
             1375          (a) the political subdivision commences eminent domain proceedings for a proposed
             1376      public use described in Subsection (1); and
             1377          (b) the proposed public use would be located on:
             1378          (i) the same property where the billboard is located if the billboard owner does not
             1379      intend to relocate the billboard; or
             1380          (ii) the property where a billboard owner intends to relocate or construct a billboard.


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