Posts Tagged ‘local government’

New Case Summary — Hatch v. Kane County

Posted on: May 9th, 2013 by Cortney Taylor

Utah Court of Appeals

2013 UT App 119 (Click for full text of Opinion)

May 9, 2013

          The Utah Court of Appeals upheld a decision of Kane County’s Board of Adjustment to deny a building permit to a property owner.  The Board had concluded that the property in question had been improperly subdivided, and was thus ineglible for a building permit. 

          The Property was part of a larger parcel that was originally divided in 1972.  The Property itself was apparently created later by combining smaller lots from the 1972 subdivision. There is no evidence that the subdivision had been approved by the County, and a plat was never recorded, and the only evidence is a preliminary map drawn up by the parcel owner in 1972, which does not show the Property as a lot (indicating  that it had been created after the 1972 subdivision).  The County states that it was not aware of the Property until the owner applied for a building permit in 2012. 

          The Property’s owner claimed that the 1972 division was proper, because the County’s ordinances at that time seemed to exempt agricultural lands from subdivision ordinances.   Since the original subdivison was proper, all lots in that subdivision enjoy “legal” status.  However, it appears that the parcel was not eligible for that exemption (the parcel has never been zoned “agricultural,” but has been used for grazing and other agricultural purposes).  Furthermore, the1972 County ordinance required lot to be at least 10 acres, and some of the lots created from the original parcel were less than 10 acres (the Property is 40 acres).  Citing a 1972 letter from the County Attorney’s Office, the Property owner claimed the exemption from the subdivision ordinance because the Property is more than 10 acres and is used for agricultural purposes. 

          If the Property were exempt from subdivision regulation, the owner then argued that the Property should be “grandfathered” as a sort of “nonconforming lot.”  The Utah Code does not address nonconforming lots, and there is no Utah case dealing with that issue, so the Property owner applied the logic of the nonconforming use statute to the Property.  The Court of Appeals considered applying nonconforming use princples to subdivisions and lots, but declined to express an opinion on the issue. 

          Instead, the Court concluded that  the Property was not eligible for that status, because it had been improperly created after the original subdivision.  Even if it is presumed that the 1972 subdivision was proper, that would only mean that the lots that had been properly created by that subdivision could be granted legal status; any subsequent changes would be required to comply with subdivision standards in place at the time of the changes.  Since it was clear that the Property had been improperly created after the 1972 subdivision, it was an improper subdivision, and not eligible for the nonconforming status proposed by the Property owner.   Although the Court did not express a new rule applying nonconforming principles to noncomplying lots, it evaluated the issue, and seemed to favor its eventual adoption. 

          The Court’s discussion on a different challenge to the Board’s decision is also noteworthy.  The Property owner objected to the decision because the Board’s written opinion had been prepared by the County Attorney’s Office.  The Court explained that prevailing parties often prepare final orders.  In addition, the draft opinion was submitted to the Property owner for review, and was ultimately approved by the Board, not by County staff.  In short, the Court concluded that the final decision could be drafted by staff members, even if there is a strong likelihood that the decision will be appealed.

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2013 Legislative Summary

Posted on: April 3rd, 2013 by Cortney Taylor

2013 Utah Legislature

Summary of Bills That Affect Land Use, Land Development, Property Rights, or Eminent Domain

These summaries are provided for informational purposes only and do not reflect legal conclusions or opinions on any legislation.  Please refer to the bill text, or to the language of the Utah Code.
The text of each bill may be found at www.le.utah.gov, or via the attached links.
All bills are listed under the number assigned during the 2013 General Session.
Substitute bills are indicated in this Summary by an ‘S’ in the bill number.
The Legislature’s enrolled (or final) versions use the original bill numbers only.

List of Bills Reviewed

In Numerical Order

House Bills

H.B. 11-S: Local Transportation Corridor Preservation Fund Amendments

H.B. 29: Adjudication of Water Rights

H.B. 36: Storm Water Capture Amendments

H.B. 54-S2: Property Tax and Appraiser Amendments

H.B. 71: Mobile and Manufactured Home Amendments

H.B. 73: Water Easement Amendments

H.B. 74-S: Property Tax Modifications

H.B. 86: Property Tax Certification Date

H.B. 88-S2: Land Use Amendments (Amends LUDMA)

H.B. 101-S: Homeowners Association Amendments

H.B. 111-S2: Eminent Domain Amendments

H.B. 113: County Governing Body Amendments

H.B. 130-S: Boundary Adjustment Amendments (Amends LUDMA)

H.B. 166: Water Rights Amendments

H.B. 217S2: State Fire Code Act Amendments

H.B. 224: Impact Fees Amendments (Amends LUDMA)

H.B. 236-S: Land Development Revisions (Amends CLUDMA)

H.B. 279: Administrative Hearings By Counties

H.B. 310: Construction Code Amendments

H.B. 326: Division of Water Rights Amendments

H.B. 347: Landowner Liability Amendments

H.B. 348: Local District Amendments

H.B. 358: Instream Flow Amendments

H.B. 360: Water and Irrigation Revisions

H.B. 401-S2: Statute of Limitations on Trespass

Senate Bills

S.B. 30: Water and Irrigation Amendments

S.B. 64-S: Homeowner Reserve Account Amendments  

S.B. 90-S2: Condominium and Community Association Amendments

S.B. 101: Division of Water Rights Revisions

S.B. 153: Local Government Development Amendments (Amends LUDMA)

S.B. 269-S: Property Tax Revisions

Bill Summaries

 The Office of the Property Rights Ombudsman has classified several bills adopted in 2013
based on the impacts on land use, development, or eminent domain.
They are presented here in three categories:

Bills With Significant or Direct Impact

Bills With Moderate or Indirect Impact

Bills With Low or Coincidental Impact 

 

Code Sections Amended or Adopted by the Bills Reviewed in this Analysis

SECTIONS AMENDED

Code

10-9a-103

10-9a-104

10-9a-205

10-9a-305

10-9a-502

10-9a-508

10-9a-510

10-9a-516

10-9a-520

10-9a-604.5

11-36a-102

11-36a-301

11-36a-302

11-36a-703

13-43-203

13-43-205

15A-2-103

15A-2-104

15A-3-102

15A-3-103

15A-3-104

15A-3-105

15A-3-107

15A-3-108

15A-3-110

15A-3-112

15A-3-113

15A-3-202

15A-3-204

15A-3-205

15A-3-206

15A-3-302

15A-3-303

15A-3-304

15A-3-305

15A-3-306

15A-3-307

15A-3-309

15A-3-310

15A-3-311

15A-3-313

15A-3-314

15A-3-401

15A-3-501

15A-3-601

15A-3-801

15A-5-103

15A-5-202

15A-5-203

15A-5-204

15A-5-205

15A-5-206

15A-5-207

15A-5-302

15A-5-401

17-27a-103

17-27a-104

17-27a-205

17-27a-305

17-27a-502

17-27a-505

17-27a-507

17-27a-509

17-27a-515

17-27a-519

17-27a-604.5

17B-1-118

17B-1-119

17B-1-502

23-23-14

41-1a-102

41-1a-503

41-1a-506

41-1a-509

41-1a-510

41-1a-519

41-1a-708

Bill

H.B. 130S; S.B. 153

S.B. 153

H.B. 88S2

H.B. 224

H.B. 88S2

S.B. 153

H.B. 224

S.B. 153

S.B. 153

S.B. 153

H.B. 224

H.B. 224

H.B. 224

H.B. 224

H.B. 111S2

H.B. 224

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 310

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 217S2

H.B. 130S, 236S; S.B. 153

S.B. 153

H.B. 88S2

H.B.224

H.B. 88S2

H.B. 236S

S.B. 153

H.B. 224

S.B. 153

S.B. 153

S.B. 153

H.B. 224

S.B. 153

H.B. 348

H.B. 347

H.B. 71

H.B. 71

H.B. 71

H.B. 71

H.B. 71

H.B. 71

H.B. 71

 

Code

57-8-3

57-8-7

57-8-7.5

57-8-13.1

57-8-23

57-8-40

57-8-43

57-8-44

57-8-45

57-8a-102

57-8a-105

57-8a-211

57-8a-212

57-8a-301

57-8a-302

57-8a-402

57-8a-403

57-8a-404

57-8a-405

57-8a-406

57-8a-40

57-14-1

57-14-2

57-14-3

57-14-4

57-14-5

57-14-6

57-14-7

59-2-102

59-2-503

59-2-506

59-2-912

59-2-914

59-2-1001

59-2-1004

59-2-1006

59-12-102

61-2g-301

61-2g-406

61-2g-407

70D-2-401

72-2-117.5

73-1-4

73-1-10

73-1-11

73-2-1

73-2-22

73-2-25

73-3-1.5

73-3-10

73-3-12

73-3-16

73-3-18

73-3-20

73-3-30

73-3-31

73-4-1

73-4-3

73-4-4

73-4-5

73-4-9

73-4-11

73-4-22

73-5-13

78B-6-501

78B-6-505

Bill

H.B.101S

S.B. 90S2

S.B. 64S1, 90S2

H.B.101S

S.B. 90S2

S.B.  90S2

S.B.  90S2

H.B. 101S

H.B. 101S

H.B. 101S; S.B. 90S2

H.B. 101S

S.B.  64S, 90S2

S.B.  90S2

H.B. 101S

H.B. 101S

S.B.  90S2

S.B.  90S2

S.B.  90S2

S.B.  90S2

S.B.  90S2

S.B.  90S2

H.B. 347

H.B. 347

H.B. 347

H.B. 347

H.B. 347

H.B. 347

H.B. 347

H.B. 74S

H.B. 74S

H.B. 74S

H.B. 86

S.B. 269S

H.B. 54S2

H.B. 54S2

H.B. 54S2

H.B. 71

H.B. 54S2

H.B. 54S2

H.B. 54S2

H.B. 71

H.B. 11S

H.B. 360; S.B. 30

H.B. 326

H.B. 326

S.B. 30

S.B. 30

H.B. 36

H.B. 36

S.B. 101

S.B. 30

S.B. 30

S.B. 101

S.B. 101

H.B. 358

H.B. 166

H.B. 29

H.B. 29

H.B. 29

H.B. 29

H.B. 29

H.B. 29

H.B. 29

H.B. 166; S.B. 30, 101

H.B. 111S2

H.B. 111S2

             Sections Repealed and Re-enacted                     Sections Renumbered and Amended

NEW SECTIONS ADOPTED

            New Section 10-9a-52310-9a-524

15A-5-202.5

15A-5-205.5

17-27a-522

17-27a-523

17-27a–522*

17-53-228

           Bill H.B. 130SH.B. 130S

H.B. 217S2

H.B. 217S2

H.B. 130S

H.B. 130S

H.B. 236S

H.B. 279

          New Section 57-13a-10457-14-301

57-14-401

59-2-1017

78B-2-314

                 Bill  H.B. 73H.B. 347

H.B. 347

H.B. 54S2

H.B. 401S2

* Two versions of § 17-27a-522 were enacted by two separate bills.  The discrepancies in the two bills will need to be reconciled prior to final publication.

LUDMA SECTIONS AMENDED BY 2013 LEGISLATION

  Section

10-9a-103

10-9a-104

10-9a-205

10-9a-305

10-9a-502

10-9a-508

10-9a-510

10-9a-516

10-9a-520

10-9a-604.5 

 Bill

H.B. 130S; S.B. 153

S.B. 153

H.B. 88S2

H.B. 224

H.B. 88S2

S.B. 153

H.B. 224

S.B. 153

S.B. 153

S.B. 153

 Section

17-27a-103

17-27a-104

17-27a-205

17-27a-305

17-27a-502

17-27a-505

17-27a-507

17-27a-509

17-27a-515

17-27a-519

17-27a-604.5

 

 Bill 

H.B. 130S, 236S; S.B. 153

S.B. 153

H.B. 88S2

H.B.224

H.B. 88S2

H.B. 236S1

S.B. 153

H.B. 224

S.B. 153

S.B. 153

S.B. 153

                                                 Sections Repealed and Reenacted

NEW LUDMA SECTIONS ENACTED BY 2013 LEGISLATION

Section

10-9a-523

10-9a-524

Bill

H.B. 130S

H.B. 130S

Section

17-27a-522

17-27a-523

17-27a-522*

Bill 

H.B. 130S

H.B. 130S

H.B. 236S

* Two versions of § 17-27a-522 were enacted by two separate bills.  The discrepancies in the two bills will need to be reconciled prior to final publication.

LUDMA SECTIONS REPEALED BY 2013 LEGISLATION

Section

10-9a-517

10-9a-518

10-9a-519

Bill

H.B. 153

S.B. 153

S.B. 153

Section

17-27a-516

17-27a-517

17-27a-518

Bill

S.B. 153

S.B. 153

S.B. 153