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H.B. 224

This document includes House Committee Amendments incorporated into the bill on Fri, Feb 15, 2013 at 10:53 AM by jeyring. -->              1     

IMPACT FEES AMENDMENTS

             2     
2013 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Daniel McCay

             5     
Senate Sponsor: J. Stuart Adams

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill amends provisions related to an impact fee.
             10      Highlighted Provisions:
             11          This bill:
             12          .    defines terms;
             13          .    amends provisions governing certain entities that are required to comply with an
             14      impact fee facilities plan;
             15          .    amends provisions related to required information in an impact fee facilities plan;
             16          .    authorizes a private entity to establish an administrative appeals procedure to
             17      consider and decide a challenge to an impact fee;
             18          .    amends provisions governing a request for an advisory opinion on an impact fee;
             19      and
             20          .    makes technical corrections.
             21      Money Appropriated in this Bill:
             22          None
             23      Other Special Clauses:
             24          None
             25      Utah Code Sections Affected:
             26      AMENDS:
             27          10-9a-305, as last amended by Laws of Utah 2011, Chapters 47, 92, and 407


             28          10-9a-510, as last amended by Laws of Utah 2011, Chapters 47 and 92
             29          11-36a-102, as enacted by Laws of Utah 2011, Chapter 47
             30          11-36a-301, as enacted by Laws of Utah 2011, Chapter 47
             31          11-36a-302, as enacted by Laws of Utah 2011, Chapter 47
             32          11-36a-703, as enacted by Laws of Utah 2011, Chapter 47
             33          13-43-205, as last amended by Laws of Utah 2012, Chapter 172
             34          17-27a-305, as last amended by Laws of Utah 2011, Chapters 47, 92, and 407
             35          17-27a-509, as last amended by Laws of Utah 2011, Chapters 47 and 92
             36          17B-1-118, as last amended by Laws of Utah 2011, Chapter 47
             37     
             38      Be it enacted by the Legislature of the state of Utah:
             39          Section 1. Section 10-9a-305 is amended to read:
             40           10-9a-305. Other entities required to conform to municipality's land use
             41      ordinances -- Exceptions -- School districts and charter schools -- Submission of
             42      development plan and schedule.
             43          (1) (a) Each county, municipality, school district, charter school, local district, special
             44      service district, and political subdivision of the state shall conform to any applicable land use
             45      ordinance of any municipality when installing, constructing, operating, or otherwise using any
             46      area, land, or building situated within that municipality.
             47          (b) In addition to any other remedies provided by law, when a municipality's land use
             48      ordinance is violated or about to be violated by another political subdivision, that municipality
             49      may institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             50      prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             51          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             52      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             53      land use ordinance of a municipality located within the boundaries of a county of the first class
             54      when constructing a:
             55          (i) rail fixed guideway public transit facility that extends across two or more counties;
             56      or
             57          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             58      two or more counties, including:


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


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


             121      impose a regulation that:
             122          (i) is not imposed on a similar land use or structure in the zone in which the land use or
             123      structure is approved; or
             124          (ii) uses the tax exempt status of the school district or charter school as criteria for
             125      prohibiting or regulating the land use or location of the structure.
             126          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             127      the siting of a new school with the municipality in which the school is to be located, to:
             128          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             129      the impacts between the new school and future highways; and
             130          (b) maximize school, student, and site safety.
             131          (6) Notwithstanding Subsection (4)(d), a municipality may, at its discretion:
             132          (a) provide a walk-through of school construction at no cost and at a time convenient to
             133      the district or charter school; and
             134          (b) provide recommendations based upon the walk-through.
             135          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             136          (i) a municipal building inspector;
             137          (ii) (A) for a school district, a school district building inspector from that school
             138      district; or
             139          (B) for a charter school, a school district building inspector from the school district in
             140      which the charter school is located; or
             141          (iii) an independent, certified building inspector who is:
             142          (A) not an employee of the contractor;
             143          (B) approved by:
             144          (I) a municipal building inspector; or
             145          (II) (Aa) for a school district, a school district building inspector from that school
             146      district; or
             147          (Bb) for a charter school, a school district building inspector from the school district in
             148      which the charter school is located; and
             149          (C) licensed to perform the inspection that the inspector is requested to perform.
             150          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             151          (c) If a school district or charter school uses a school district or independent building


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


             183      use authority a development plan and schedule:
             184          (i) as early as practicable in the development process, but no later than the
             185      commencement of construction; and
             186          (ii) with sufficient detail to enable the land use authority to assess:
             187          (A) the specified public agency's compliance with applicable land use ordinances;
             188          (B) the demand for public facilities listed in Subsections 11-36a-102 [(15)] (16)(a), (b),
             189      (c), (d), (e), and (g) caused by the development;
             190          (C) the amount of any applicable fee described in Section 10-9a-510 ;
             191          (D) any credit against an impact fee; and
             192          (E) the potential for waiving an impact fee.
             193          (b) The land use authority shall respond to a specified public agency's submission
             194      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             195      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             196      process of preparing the budget for the development.
             197          (10) Nothing in this section may be construed to:
             198          (a) modify or supersede Section 10-9a-304 ; or
             199          (b) authorize a municipality to enforce an ordinance in a way, or enact an ordinance,
             200      that fails to comply with Title 57, Chapter 21, Utah Fair Housing Act, the federal Fair Housing
             201      Amendments Act of 1988, 42 U.S.C. Sec. 3601 et seq., the Americans with Disabilities Act of
             202      1990, 42 U.S.C. 12102, or any other provision of federal law.
             203          Section 2. Section 10-9a-510 is amended to read:
             204           10-9a-510. Limit on fees -- Requirement to itemize fees -- Appeal of fee --
             205      Provider of culinary or secondary water.
             206          (1) A municipality may not impose or collect a fee for reviewing or approving the
             207      plans for a commercial or residential building that exceeds the lesser of:
             208          (a) the actual cost of performing the plan review; and
             209          (b) 65% of the amount the municipality charges for a building permit fee for that
             210      building.
             211          (2) Subject to Subsection (1), a municipality may impose and collect only a nominal
             212      fee for reviewing and approving identical floor plans.
             213          (3) A municipality may not impose or collect a hookup fee that exceeds the reasonable


             214      cost of installing and inspecting the pipe, line, meter, and appurtenance to connect to the
             215      municipal water, sewer, storm water, power, or other utility system.
             216          (4) A municipality may not impose or collect:
             217          (a) a land use application fee that exceeds the reasonable cost of processing the
             218      application or issuing the permit; or
             219          (b) an inspection, regulation, or review fee that exceeds the reasonable cost of
             220      performing the inspection, regulation, or review.
             221          (5) (a) If requested by an applicant who is charged a fee or an owner of residential
             222      property upon which a fee is imposed, the municipality shall provide an itemized fee statement
             223      that shows the calculation method for each fee.
             224          (b) If an applicant who is charged a fee or an owner of residential property upon which
             225      a fee is imposed submits a request for an itemized fee statement no later than 30 days after the
             226      day on which the applicant or owner pays the fee, the municipality shall no later than 10 days
             227      after the day on which the request is received provide or commit to provide within a specific
             228      time:
             229          (i) for each fee, any studies, reports, or methods relied upon by the municipality to
             230      create the calculation method described in Subsection (5)(a);
             231          (ii) an accounting of each fee paid;
             232          (iii) how each fee will be distributed; and
             233          (iv) information on filing a fee appeal through the process described in Subsection
             234      (5)(c).
             235          (c) A municipality shall establish a fee appeal process subject to an appeal authority
             236      described in Part 7, Appeal Authority and Variances, and district court review in accordance
             237      with Part 8, District Court Review, to determine whether a fee reflects only the reasonable
             238      estimated cost of:
             239          (i) regulation;
             240          (ii) processing an application;
             241          (iii) issuing a permit; or
             242          (iv) delivering the service for which the applicant or owner paid the fee.
             243          (6) A municipality may not impose on or collect from a public agency any fee
             244      associated with the public agency's development of its land other than:


             245          (a) subject to Subsection (4), a fee for a development service that the public agency
             246      does not itself provide;
             247          (b) subject to Subsection (3), a hookup fee; and
             248          (c) an impact fee for a public facility listed in Subsection 11-36a-102 [(15)] (16)(a), (b),
             249      (c), (d), (e), or (g), subject to any applicable credit under Subsection 11-36a-402 (2).
             250          (7) A provider of culinary or secondary water that commits to provide a water service
             251      required by a land use application process is subject to the following as if it were a
             252      municipality:
             253          (a) Subsections (5) and (6);
             254          (b) Section 10-9a-508 ; and
             255          (c) Section 10-9a-509.5 .
             256          Section 3. Section 11-36a-102 is amended to read:
             257           11-36a-102. Definitions.
             258          As used in this chapter:
             259          (1) (a) "Affected entity" means each county, municipality, local district under Title
             260      17B, Limited Purpose Local Government Entities - Local Districts, special service district
             261      under Title 17D, Chapter 1, Special Service District Act, school district, interlocal cooperation
             262      entity established under Chapter 13, Interlocal Cooperation Act, and specified public utility:
             263          (i) whose services or facilities are likely to require expansion or significant
             264      modification because of the facilities proposed in the proposed impact fee facilities plan; or
             265          (ii) that has filed with the local political subdivision or private entity a copy of the
             266      general or long-range plan of the county, municipality, local district, special service district,
             267      school district, interlocal cooperation entity, or specified public utility.
             268          (b) "Affected entity" does not include the local political subdivision or private entity
             269      that is required under Section 11-36a-501 to provide notice.
             270          (2) "Charter school" includes:
             271          (a) an operating charter school;
             272          (b) an applicant for a charter school whose application has been approved by a
             273      chartering entity as provided in Title 53A, Chapter 1a, Part 5, The Utah Charter Schools Act;
             274      and
             275          (c) an entity that is working on behalf of a charter school or approved charter applicant


             276      to develop or construct a charter school building.
             277          (3) "Development activity" means any construction or expansion of a building,
             278      structure, or use, any change in use of a building or structure, or any changes in the use of land
             279      that creates additional demand and need for public facilities.
             280          (4) "Development approval" means:
             281          (a) except as provided in Subsection (4)(b), any written authorization from a local
             282      political subdivision that authorizes the commencement of development activity;
             283          (b) development activity, for a public entity that may develop without written
             284      authorization from a local political subdivision;
             285          (c) a written authorization from a public water supplier, as defined in Section 73-1-4 ,
             286      or a private water company:
             287          (i) to reserve or provide:
             288          (A) a water right;
             289          (B) a system capacity; or
             290          (C) a distribution facility; or
             291          (ii) to deliver for a development activity:
             292          (A) culinary water; or
             293          (B) irrigation water; or
             294          (d) a written authorization from a sanitary sewer authority, as defined in Section
             295      10-9a-103 :
             296          (i) to reserve or provide:
             297          (A) sewer collection capacity; or
             298          (B) treatment capacity; or
             299          (ii) to provide sewer service for a development activity.
             300          (5) "Enactment" means:
             301          (a) a municipal ordinance, for a municipality;
             302          (b) a county ordinance, for a county; and
             303          (c) a governing board resolution, for a local district, special service district, or private
             304      entity.
             305          (6) "Encumber" means:
             306          (a) a pledge to retire a debt; or


             307          (b) an allocation to a current purchase order or contract.
             308          (7) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             309      meter, or appurtenance to connect to a gas, water, sewer, storm water, power, or other utility
             310      system of a municipality, county, local district, special service district, or private entity.
             311          (8) (a) "Impact fee" means a payment of money imposed upon new development
             312      activity as a condition of development approval to mitigate the impact of the new development
             313      on public infrastructure.
             314          (b) "Impact fee" does not mean a tax, a special assessment, a building permit fee, a
             315      hookup fee, a fee for project improvements, or other reasonable permit or application fee.
             316          (9) "Impact fee analysis" means the written analysis of each impact fee required by
             317      Section 11-36a-303 .
             318          (10) "Impact fee facilities plan" means the plan required by Section 11-36a-301 .
             319          (11) "Level of service" means the defined performance standard or unit of demand for
             320      each capital component of a public facility within a service area.
             321          [(11)] (12) (a) "Local political subdivision" means a county, a municipality, a local
             322      district under Title 17B, Limited Purpose Local Government Entities - Local Districts, or a
             323      special service district under Title 17D, Chapter 1, Special Service District Act.
             324          (b) "Local political subdivision" does not mean a school district, whose impact fee
             325      activity is governed by Section 53A-20-100.5 .
             326          [(12)] (13) "Private entity" means an entity [with] in private ownership [that provides
             327      culinary water that is required to be used as a condition of development.] with at least 100
             328      individual shareholders, customers, or connections, that is located in a first, second, third, or
             329      fourth class county and provides water to an applicant for development approval who is
             330      required to obtain water from the private entity either as a:
             331          (a) specific condition of development approval by a local political subdivision
             331a      acting H. [ in
             332      coordination
] pursuant to a prior agreement, whether written or unwritten, .H
with the
             332a      private entity; or
             333          (b) functional condition of development approval because the private entity:
             334          (i) has no reasonably equivalent competition in the immediate market; and
             335          (ii) is the only realistic source of water for the applicant's development.
             336          [(13)] (14) (a) "Project improvements" means site improvements and facilities that are:
             337          (i) planned and designed to provide service for development resulting from a


             338      development activity;
             339          (ii) necessary for the use and convenience of the occupants or users of development
             340      resulting from a development activity; and
             341          (iii) not identified or reimbursed as a system improvement.
             342          (b) "Project improvements" does not mean system improvements.
             343          [(14)] (15) "Proportionate share" means the cost of public facility improvements that
             344      are roughly proportionate and reasonably related to the service demands and needs of any
             345      development activity.
             346          [(15)] (16) "Public facilities" means only the following impact fee facilities that have a
             347      life expectancy of 10 or more years and are owned or operated by or on behalf of a local
             348      political subdivision or private entity:
             349          (a) water rights and water supply, treatment, storage, and distribution facilities;
             350          (b) wastewater collection and treatment facilities;
             351          (c) storm water, drainage, and flood control facilities;
             352          (d) municipal power facilities;
             353          (e) roadway facilities;
             354          (f) parks, recreation facilities, open space, and trails;
             355          (g) public safety facilities; or
             356          (h) environmental mitigation as provided in Section 11-36a-205 .
             357          [(16)] (17) (a) "Public safety facility" means:
             358          (i) a building constructed or leased to house police, fire, or other public safety entities;
             359      or
             360          (ii) a fire suppression vehicle costing in excess of $500,000.
             361          (b) "Public safety facility" does not mean a jail, prison, or other place of involuntary
             362      incarceration.
             363          [(17)] (18) (a) "Roadway facilities" means a street or road that has been designated on
             364      an officially adopted subdivision plat, roadway plan, or general plan of a political subdivision,
             365      together with all necessary appurtenances.
             366          (b) "Roadway facilities" includes associated improvements to a federal or state
             367      roadway only when the associated improvements:
             368          (i) are necessitated by the new development; and


             369          (ii) are not funded by the state or federal government.
             370          (c) "Roadway facilities" does not mean federal or state roadways.
             371          [(18)] (19) (a) "Service area" means a geographic area designated by [a local political
             372      subdivision] an entity that imposes an impact fee on the basis of sound planning or engineering
             373      principles in which a public facility, or a defined set of public facilities, provides service within
             374      the area.
             375          (b) "Service area" may include the entire local political subdivision or an entire area
             376      served by a private entity.
             377          [(19)] (20) "Specified public agency" means:
             378          (a) the state;
             379          (b) a school district; or
             380          (c) a charter school.
             381          [(20)] (21) (a) "System improvements" means:
             382          (i) existing public facilities that are:
             383          (A) identified in the impact fee analysis under Section 11-36a-304 ; and
             384          (B) designed to provide services to service areas within the community at large; and
             385          (ii) future public facilities identified in the impact fee analysis under Section
             386      11-36a-304 that are intended to provide services to service areas within the community at large.
             387          (b) "System improvements" does not mean project improvements.
             388          Section 4. Section 11-36a-301 is amended to read:
             389           11-36a-301. Impact fee facilities plan.
             390          (1) Before imposing an impact fee, each local political subdivision or private entity
             391      shall, except as provided in Subsection (3), prepare an impact fee facilities plan to determine
             392      the public facilities required to serve development resulting from new development activity.
             393          (2) A municipality or county need not prepare a separate impact fee facilities plan if the
             394      general plan required by Section 10-9a-401 or 17-27a-401 , respectively, contains the elements
             395      required by Section 11-36a-302 .
             396          (3) H. [ (a) ] .H A local political subdivision or a private entity with a population,
             396a      or serving a
             397      population, of less than 5,000 as of the last federal census that charges impact fees of less than
             398      $250,000 annually need not comply with the impact fee facilities plan requirements of this part,
             399      but shall ensure that:


             400           H. [ (i) ] (a) .H the impact fees that the local political subdivision or private entity
             400a      imposes are
             401      based upon a reasonable plan that otherwise complies with the common law and this chapter;
             402      and
             403           H. [ (ii) ] (b) .H each applicable notice required by this chapter is given.
             404           H. [ (b) Subsection (3)(a) does not apply to a private entity. ] .H
             405          Section 5. Section 11-36a-302 is amended to read:
             406           11-36a-302. Impact fee facilities plan requirements -- Limitations -- School
             407      district or charter school.
             408          (1) (a) An impact fee facilities plan shall [identify]:
             409          [(a) demands placed upon existing public facilities by new development activity; and]
             410          [(b) the proposed means by which the local political subdivision will meet those
             411      demands.]
             412          (i) identify the existing level of service;
             413          (ii) subject to Subsection (1)(c), establish a proposed level of service;
             414          (iii) identify any excess capacity to accommodate future growth at the proposed level
             415      of service;
             416          (iv) identify demands placed upon existing public facilities by new development
             417      activity at the proposed level of service; and
             418          (v) identify the means by which the political subdivision or private entity will meet
             419      those growth demands.
             420          (b) A proposed level of service may diminish or equal the existing level of service.
             421          (c) A proposed level of service may:
             422          (i) exceed the existing level of service if, independent of the use of impact fees, the
             423      political subdivision or private entity provides, implements, and maintains the means to
             424      increase the existing level of service for existing demand within six years of the date on which
             425      new growth is charged for the proposed level of service; or
             426          (ii) establish a new public facility if, independent of the use of impact fees, the political
             427      subdivision or private entity provides, implements, and maintains the means to increase the
             428      existing level of service for existing demand within six years of the date on which new growth
             429      is charged for the proposed level of service.
             430          (2) In preparing an impact fee facilities plan, each local political subdivision shall


             431      generally consider all revenue sources[, including impact fees and anticipated dedication of
             432      system improvements,] to finance the impacts on system improvements[.], including:
             433          (a) grants;
             434          (b) bonds;
             435          (c) interfund loans;
             436          (d) impact fees; and
             437          (e) anticipated or accepted dedications of system improvements.
             438          (3) A local political subdivision or private entity may only impose impact fees on
             439      development activities when the local political subdivision's or private entity's plan for
             440      financing system improvements establishes that impact fees are necessary to [achieve an
             441      equitable allocation to the costs borne in the past and to be borne in the future, in comparison
             442      to the benefits already received and yet to be received] maintain a proposed level of service that
             443      complies with Subsection (1)(b) or (c).
             444          (4) (a) Subject to Subsection (4)(c), the impact fee facilities plan shall include a public
             445      facility for which an impact fee may be charged or required for a school district or charter
             446      school if the local political subdivision is aware of the planned location of the school district
             447      facility or charter school:
             448          (i) through the planning process; or
             449          (ii) after receiving a written request from a school district or charter school that the
             450      public facility be included in the impact fee facilities plan.
             451          (b) If necessary, a local political subdivision or private entity shall amend the impact
             452      fee facilities plan to reflect a public facility described in Subsection (4)(a).
             453          (c) (i) In accordance with Subsections 10-9a-305 (4) and 17-27a-305 (4), a local
             454      political subdivision may not require a school district or charter school to participate in the cost
             455      of any roadway or sidewalk.
             456          (ii) Notwithstanding Subsection (4)(c)(i), if a school district or charter school agrees to
             457      build a roadway or sidewalk, the roadway or sidewalk shall be included in the impact fee
             458      facilities plan if the local jurisdiction has an impact fee facilities plan for roads and sidewalks.
             459          Section 6. Section 11-36a-703 is amended to read:
             460           11-36a-703. Procedures for challenging an impact fee.
             461          (1) (a) A local political subdivision may establish, by ordinance or resolution, or a


             462      private entity may establish by prior written policy, an administrative appeals procedure to
             463      consider and decide a challenge to an impact fee.
             464          (b) If the local political subdivision or private entity establishes an administrative
             465      appeals procedure, the local political subdivision shall ensure that the procedure includes a
             466      requirement that the local political subdivision make its decision no later than 30 days after the
             467      day on which the challenge to the impact fee is filed.
             468          (2) A challenge under Subsection 11-36a-701 (3)(a) is initiated by filing:
             469          (a) if the local political subdivision or private entity has established an administrative
             470      appeals procedure under Subsection (1), the necessary document, under the administrative
             471      appeals procedure, for initiating the administrative appeal;
             472          (b) a request for arbitration as provided in Section 11-36a-705 ; or
             473          (c) an action in district court.
             474          (3) The sole remedy for a successful challenge under Subsection 11-36a-701 (1), which
             475      determines that an impact fee process was invalid, or an impact fee is in excess of the fee
             476      allowed under this act, is a declaration that, until the local political subdivision or private entity
             477      enacts a new impact fee study, from the date of the decision forward, the entity may charge an
             478      impact fee only as the court has determined would have been appropriate if it had been
             479      properly enacted.
             480          (4) Subsections (2), (3), 11-36a-701 (3), and 11-36a-702 (1) may not be construed as
             481      requiring a person or an entity to exhaust administrative remedies with the local political
             482      subdivision before filing an action in district court under Subsections (2), (3), 11-36a-701 (3),
             483      and 11-36a-702 (1).
             484          (5) The judge may award reasonable attorney fees and costs to the prevailing party in
             485      an action brought under this section.
             486          (6) This chapter may not be construed as restricting or limiting any rights to challenge
             487      impact fees that were paid before the effective date of this chapter.
             488          Section 7. Section 13-43-205 is amended to read:
             489           13-43-205. Advisory opinion.
             490          A local government, private entity, or a potentially aggrieved person may, in accordance
             491      with Section 13-43-206 , request a written advisory opinion:
             492          (1) from a neutral third party to determine compliance with:


             493          (a) Section 10-9a-505.5 and Sections 10-9a-507 through 10-9a-511 ;
             494          (b) Section 17-27a-505.5 and Sections 17-27a-506 through 17-27a-510 ; and
             495          (c) Title 11, Chapter 36a, Impact Fees Act; and
             496          (2) (a) at any time before a final decision on a land use application by a local appeal
             497      authority under Title 11, Chapter 36a, Impact Fees Act, or Section 10-9a-708 or 17-27a-708 ;
             498      [or]
             499          (b) at any time before the deadline for filing an appeal with the district court under
             500      Title 11, Chapter 36a, Impact Fees Act, or Section 10-9a-801 or 17-27a-801 , if no local appeal
             501      authority is designated to hear the issue that is the subject of the request for an advisory
             502      opinion[.]; or
             503          (c) at any time prior to the enactment of an impact fee, if the request for an advisory
             504      opinion is a request to review and comment on a proposed impact fee facilities plan or a
             505      proposed impact fee analysis as defined in Section 11-36a-102 .
             506          Section 8. Section 17-27a-305 is amended to read:
             507           17-27a-305. Other entities required to conform to county's land use ordinances --
             508      Exceptions -- School districts and charter schools -- Submission of development plan and
             509      schedule.
             510          (1) (a) Each county, municipality, school district, charter school, local district, special
             511      service district, and political subdivision of the state shall conform to any applicable land use
             512      ordinance of any county when installing, constructing, operating, or otherwise using any area,
             513      land, or building situated within the unincorporated portion of the county.
             514          (b) In addition to any other remedies provided by law, when a county's land use
             515      ordinance is violated or about to be violated by another political subdivision, that county may
             516      institute an injunction, mandamus, abatement, or other appropriate action or proceeding to
             517      prevent, enjoin, abate, or remove the improper installation, improvement, or use.
             518          (2) (a) Notwithstanding Subsection (1), a public transit district under Title 17B,
             519      Chapter 2a, Part 8, Public Transit District Act, is not required to conform to any applicable
             520      land use ordinance of a county of the first class when constructing a:
             521          (i) rail fixed guideway public transit facility that extends across two or more counties;
             522      or
             523          (ii) structure that serves a rail fixed guideway public transit facility that extends across


             524      two or more counties, including:
             525          (A) platforms;
             526          (B) passenger terminals or stations;
             527          (C) park and ride facilities;
             528          (D) maintenance facilities;
             529          (E) all related utility lines, roadways, and other facilities serving the public transit
             530      facility; or
             531          (F) other auxiliary facilities.
             532          (b) The exemption from county land use ordinances under this Subsection (2) does not
             533      extend to any property not necessary for the construction or operation of a rail fixed guideway
             534      public transit facility.
             535          (c) A county of the first class may not, through an agreement under Title 11, Chapter
             536      13, Interlocal Cooperation Act, require a public transit district under Title 17B, Chapter 2a,
             537      Part 8, Public Transit District Act, to obtain approval from the county prior to constructing a:
             538          (i) rail fixed guideway public transit facility that extends across two or more counties;
             539      or
             540          (ii) structure that serves a rail fixed guideway public transit facility that extends across
             541      two or more counties, including:
             542          (A) platforms;
             543          (B) passenger terminals or stations;
             544          (C) park and ride facilities;
             545          (D) maintenance facilities;
             546          (E) all related utility lines, roadways, and other facilities serving the public transit
             547      facility; or
             548          (F) other auxiliary facilities.
             549          (3) (a) Except as provided in Subsection (4), a school district or charter school is
             550      subject to a county's land use ordinances.
             551          (b) (i) Notwithstanding Subsection (4), a county may:
             552          (A) subject a charter school to standards within each zone pertaining to setback, height,
             553      bulk and massing regulations, off-site parking, curb cut, traffic circulation, and construction
             554      staging; and


             555          (B) impose regulations upon the location of a project that are necessary to avoid
             556      unreasonable risks to health or safety, as provided in Subsection (4)(f).
             557          (ii) The standards to which a county may subject a charter school under Subsection
             558      (3)(b)(i) shall be objective standards only and may not be subjective.
             559          (iii) Except as provided in Subsection (8)(d), the only basis upon which a county may
             560      deny or withhold approval of a charter school's land use application is the charter school's
             561      failure to comply with a standard imposed under Subsection (3)(b)(i).
             562          (iv) Nothing in Subsection (3)(b)(iii) may be construed to relieve a charter school of an
             563      obligation to comply with a requirement of an applicable building or safety code to which it is
             564      otherwise obligated to comply.
             565          (4) A county may not:
             566          (a) impose requirements for landscaping, fencing, aesthetic considerations,
             567      construction methods or materials, additional building inspections, county building codes,
             568      building use for educational purposes, or the placement or use of temporary classroom facilities
             569      on school property;
             570          (b) except as otherwise provided in this section, require a school district or charter
             571      school to participate in the cost of any roadway or sidewalk, or a study on the impact of a
             572      school on a roadway or sidewalk, that is not reasonably necessary for the safety of school
             573      children and not located on or contiguous to school property, unless the roadway or sidewalk is
             574      required to connect an otherwise isolated school site to an existing roadway;
             575          (c) require a district or charter school to pay fees not authorized by this section;
             576          (d) provide for inspection of school construction or assess a fee or other charges for
             577      inspection, unless the school district or charter school is unable to provide for inspection by an
             578      inspector, other than the project architect or contractor, who is qualified under criteria
             579      established by the state superintendent;
             580          (e) require a school district or charter school to pay any impact fee for an improvement
             581      project unless the impact fee is imposed as provided in Title 11, Chapter 36a, Impact Fees Act;
             582          (f) impose regulations upon the location of an educational facility except as necessary
             583      to avoid unreasonable risks to health or safety; or
             584          (g) for a land use or a structure owned or operated by a school district or charter school
             585      that is not an educational facility but is used in support of providing instruction to pupils,


             586      impose a regulation that:
             587          (i) is not imposed on a similar land use or structure in the zone in which the land use or
             588      structure is approved; or
             589          (ii) uses the tax exempt status of the school district or charter school as criteria for
             590      prohibiting or regulating the land use or location of the structure.
             591          (5) Subject to Section 53A-20-108 , a school district or charter school shall coordinate
             592      the siting of a new school with the county in which the school is to be located, to:
             593          (a) avoid or mitigate existing and potential traffic hazards, including consideration of
             594      the impacts between the new school and future highways; and
             595          (b) maximize school, student, and site safety.
             596          (6) Notwithstanding Subsection (4)(d), a county may, at its discretion:
             597          (a) provide a walk-through of school construction at no cost and at a time convenient to
             598      the district or charter school; and
             599          (b) provide recommendations based upon the walk-through.
             600          (7) (a) Notwithstanding Subsection (4)(d), a school district or charter school shall use:
             601          (i) a county building inspector;
             602          (ii) (A) for a school district, a school district building inspector from that school
             603      district; or
             604          (B) for a charter school, a school district building inspector from the school district in
             605      which the charter school is located; or
             606          (iii) an independent, certified building inspector who is:
             607          (A) not an employee of the contractor;
             608          (B) approved by:
             609          (I) a county building inspector; or
             610          (II) (Aa) for a school district, a school district building inspector from that school
             611      district; or
             612          (Bb) for a charter school, a school district building inspector from the school district in
             613      which the charter school is located; and
             614          (C) licensed to perform the inspection that the inspector is requested to perform.
             615          (b) The approval under Subsection (7)(a)(iii)(B) may not be unreasonably withheld.
             616          (c) If a school district or charter school uses a school district or independent building


             617      inspector under Subsection (7)(a)(ii) or (iii), the school district or charter school shall submit to
             618      the state superintendent of public instruction and county building official, on a monthly basis
             619      during construction of the school building, a copy of each inspection certificate regarding the
             620      school building.
             621          (8) (a) A charter school shall be considered a permitted use in all zoning districts
             622      within a county.
             623          (b) Each land use application for any approval required for a charter school, including
             624      an application for a building permit, shall be processed on a first priority basis.
             625          (c) Parking requirements for a charter school may not exceed the minimum parking
             626      requirements for schools or other institutional public uses throughout the county.
             627          (d) If a county has designated zones for a sexually oriented business, or a business
             628      which sells alcohol, a charter school may be prohibited from a location which would otherwise
             629      defeat the purpose for the zone unless the charter school provides a waiver.
             630          (e) (i) A school district or a charter school may seek a certificate authorizing permanent
             631      occupancy of a school building from:
             632          (A) the state superintendent of public instruction, as provided in Subsection
             633      53A-20-104 (3), if the school district or charter school used an independent building inspector
             634      for inspection of the school building; or
             635          (B) a county official with authority to issue the certificate, if the school district or
             636      charter school used a county building inspector for inspection of the school building.
             637          (ii) A school district may issue its own certificate authorizing permanent occupancy of
             638      a school building if it used its own building inspector for inspection of the school building,
             639      subject to the notification requirement of Subsection 53A-20-104 (3)(a)(ii).
             640          (iii) A charter school may seek a certificate authorizing permanent occupancy of a
             641      school building from a school district official with authority to issue the certificate, if the
             642      charter school used a school district building inspector for inspection of the school building.
             643          (iv) A certificate authorizing permanent occupancy issued by the state superintendent
             644      of public instruction under Subsection 53A-20-104 (3) or a school district official with authority
             645      to issue the certificate shall be considered to satisfy any county requirement for an inspection or
             646      a certificate of occupancy.
             647          (9) (a) A specified public agency intending to develop its land shall submit to the land


             648      use authority a development plan and schedule:
             649          (i) as early as practicable in the development process, but no later than the
             650      commencement of construction; and
             651          (ii) with sufficient detail to enable the land use authority to assess:
             652          (A) the specified public agency's compliance with applicable land use ordinances;
             653          (B) the demand for public facilities listed in Subsections 11-36a-102 [(15)] (16)(a), (b),
             654      (c), (d), (e), and (g) caused by the development;
             655          (C) the amount of any applicable fee described in Section 17-27a-509 ;
             656          (D) any credit against an impact fee; and
             657          (E) the potential for waiving an impact fee.
             658          (b) The land use authority shall respond to a specified public agency's submission
             659      under Subsection (9)(a) with reasonable promptness in order to allow the specified public
             660      agency to consider information the municipality provides under Subsection (9)(a)(ii) in the
             661      process of preparing the budget for the development.
             662          (10) Nothing in this section may be construed to:
             663          (a) modify or supersede Section 17-27a-304 ; or
             664          (b) authorize a county to enforce an ordinance in a way, or enact an ordinance, that
             665      fails to comply with Title 57, Chapter 21, Utah Fair Housing Act, the federal Fair Housing
             666      Amendments Act of 1988, 42 U.S.C. Sec. 3601 et seq., the Americans with Disabilities Act of
             667      1990, 42 U.S.C. 12102, or any other provision of federal law.
             668          Section 9. Section 17-27a-509 is amended to read:
             669           17-27a-509. Limit on fees -- Requirement to itemize fees -- Appeal of fee --
             670      Provider of culinary or secondary water.
             671          (1) A county may not impose or collect a fee for reviewing or approving the plans for a
             672      commercial or residential building that exceeds the lesser of:
             673          (a) the actual cost of performing the plan review; and
             674          (b) 65% of the amount the county charges for a building permit fee for that building.
             675          (2) Subject to Subsection (1), a county may impose and collect only a nominal fee for
             676      reviewing and approving identical floor plans.
             677          (3) A county may not impose or collect a hookup fee that exceeds the reasonable cost
             678      of installing and inspecting the pipe, line, meter, or appurtenance to connect to the county


             679      water, sewer, storm water, power, or other utility system.
             680          (4) A county may not impose or collect:
             681          (a) a land use application fee that exceeds the reasonable cost of processing the
             682      application or issuing the permit; or
             683          (b) an inspection, regulation, or review fee that exceeds the reasonable cost of
             684      performing the inspection, regulation, or review.
             685          (5) (a) If requested by an applicant who is charged a fee or an owner of residential
             686      property upon which a fee is imposed, the county shall provide an itemized fee statement that
             687      shows the calculation method for each fee.
             688          (b) If an applicant who is charged a fee or an owner of residential property upon which
             689      a fee is imposed submits a request for an itemized fee statement no later than 30 days after the
             690      day on which the applicant or owner pays the fee, the county shall no later than 10 days after
             691      the day on which the request is received provide or commit to provide within a specific time:
             692          (i) for each fee, any studies, reports, or methods relied upon by the county to create the
             693      calculation method described in Subsection (5)(a);
             694          (ii) an accounting of each fee paid;
             695          (iii) how each fee will be distributed; and
             696          (iv) information on filing a fee appeal through the process described in Subsection
             697      (5)(c).
             698          (c) A county shall establish a fee appeal process subject to an appeal authority
             699      described in Part 7, Appeal Authority and Variances, and district court review in accordance
             700      with Part 8, District Court Review, to determine whether a fee reflects only the reasonable
             701      estimated cost of:
             702          (i) regulation;
             703          (ii) processing an application;
             704          (iii) issuing a permit; or
             705          (iv) delivering the service for which the applicant or owner paid the fee.
             706          (6) A county may not impose on or collect from a public agency any fee associated
             707      with the public agency's development of its land other than:
             708          (a) subject to Subsection (4), a fee for a development service that the public agency
             709      does not itself provide;


             710          (b) subject to Subsection (3), a hookup fee; and
             711          (c) an impact fee for a public facility listed in Subsection 11-36a-102 [(15)] (16)(a), (b),
             712      (c), (d), (e), or (g), subject to any applicable credit under Subsection 11-36a-402 (2).
             713          (7) A provider of culinary or secondary water that commits to provide a water service
             714      required by a land use application process is subject to the following as if it were a county:
             715          (a) Subsections (5) and (6);
             716          (b) Section 17-27a-507 ; and
             717          (c) Section 17-27a-509.5 .
             718          Section 10. Section 17B-1-118 is amended to read:
             719           17B-1-118. Local district hookup fee -- Preliminary design or site plan from a
             720      specified public agency.
             721          (1) As used in this section:
             722          (a) "Hookup fee" means a fee for the installation and inspection of any pipe, line,
             723      meter, or appurtenance to connect to a local district water, sewer, storm water, power, or other
             724      utility system.
             725          (b) "Impact fee" has the same meaning as defined in Section 11-36a-102 .
             726          (c) "Specified public agency" means:
             727          (i) the state;
             728          (ii) a school district; or
             729          (iii) a charter school.
             730          (d) "State" includes any department, division, or agency of the state.
             731          (2) A local district may not impose or collect a hookup fee that exceeds the reasonable
             732      cost of installing and inspecting the pipe, line, meter, or appurtenance to connect to the local
             733      district water, sewer, storm water, power, or other utility system.
             734          (3) (a) A specified public agency intending to develop its land shall submit a
             735      development plan and schedule to each local district from which the specified public agency
             736      anticipates the development will receive service:
             737          (i) as early as practicable in the development process, but no later than the
             738      commencement of construction; and
             739          (ii) with sufficient detail to enable the local district to assess:
             740          (A) the demand for public facilities listed in Subsections 11-36a-102 [(15)] (16)(a), (b),


             741      (c), (d), (e), and (g) caused by the development;
             742          (B) the amount of any hookup fees, or impact fees or substantive equivalent;
             743          (C) any credit against an impact fee; and
             744          (D) the potential for waiving an impact fee.
             745          (b) The local district shall respond to a specified public agency's submission under
             746      Subsection (3)(a) with reasonable promptness in order to allow the specified public agency to
             747      consider information the local district provides under Subsection (3)(a)(ii) in the process of
             748      preparing the budget for the development.
             749          (4) Upon a specified public agency's submission of a development plan and schedule as
             750      required in Subsection (3) that complies with the requirements of that subsection, the specified
             751      public agency vests in the local district's hookup fees and impact fees in effect on the date of
             752      submission.




Legislative Review Note
    as of 2-5-13 12:47 PM


Office of Legislative Research and General Counsel


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