[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},"mediaId",6308203,"mediaKeyId","2424800-66a62db3f51ab7a76080fcf844b8fdb3","parentId",2424800,"title","State trainer briefs Centerville planning commissioners on planning law, roles and standards","audioSeconds",4311,"startMs",273000,"endMs",4584000,"viewUrl","/Search/View?dp=1&key=2424800-66a62db3f51ab7a76080fcf844b8fdb3&start=273&end=4584","thumbnailUrl","https://assets.pipeline.soar.com/2424800-66a62db3f51ab7a76080fcf844b8fdb3/thumbnail_273000.jpg","articleUrl","/articles/6308203/Utah/State-trainer-briefs-Centerville-planning-commissioners-on-planning-law-roles-and-standards","mediaUrl","https://secure.pipeline.soar.com/6308203-c61500fd53aa8081861157f07787e818/orig.mp4?Expires=1775605139&Signature=IROFD~d6fgj9rEngptvsoPfzu8QtnQmH3JYfDYjpP1QE~hUxEZ41mZC9t0ZCp7PBPS9zSIKy0~cWfKvZNhjdTQUmCyTc2BjgcW7TGPHVS-Z3lqM0AEIcF8sQ3ALg3MKoq~u3Rsom1V8xrPATRi1i4v-mCz4mtjf60J0N8wkusbuar5VvJupAoGc1hYnpb6jz3Ygh3AtwWk1BTXGeVNzE6~e8wLl7gE8g7Ah6wBnapOLqvIsYeMW1qjtQ1OWnrk-5Dl3~odYWEEa4iVX4Ms3qZyVK3DGoOToHOjwEr1eiiSwJ-DjYCMTOeR1AlSQG5r8IgyE2rcoP-yNx0nnliGMJxA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-02-27T01:42:32Z","article","Rob Terry, statewide land use training director in the Office of the Property Rights Ombudsman, told the Centerville Planning Commission on Feb. 26 that state law requires planning commissioners to complete four hours of training each year and outlined the legal framework that guides local planning decisions.

The training centered on the Land Use Development and Management Act (LUDMA) and on how local documents — the general plan, land use ordinances and zoning — fit together. Terry said the general plan sets a long‑range vision for a community and that land use ordinances are the local laws that implement that vision.

\"State law does say that planning commissions have to have 4 hours of training, every single year,\" Terry said. He emphasized that one hour of those annual hours must address duties and responsibilities, which was the topic of the evening's session.

Terry laid out the difference between legislative decisions (typically made by a city's decision‑making body on matters such as adopting or amending a general plan or zoning) and administrative decisions (applying adopted codes to specific development applications such as conditional use permits, site plans and building permits). He said planning commissions commonly serve an advisory role on legislative matters and an administrative role where they are designated as the land use authority.

Terry also reviewed standards that govern both kinds of decisions. He advised commissioners to rely on substantial evidence in the record and to adopt findings that show why a decision was made. He urged use of plain language in staff reports and codes so the public can understand what is being applied.

\"If an application meets the requirements of the code, whether we like it or not, we're under obligation to approve it,\" a commissioner interjected; Terry reiterated the point in his presentation: \"If an application meets the requirements, if it meets the rules and regulations you have in place, you don't need to stress over any additional details or any additional discussion. It should be approved and it should be done in a timely manner.\"

Terry warned that where code language is ambiguous, courts will interpret regulations in favor of the property owner. He recommended drafting codes with sufficient detail to allow consistent administrative application while avoiding language so specific that it hamstrings staff.

The training closed with a reminder that planning is intended to promote public health, safety and welfare while balancing private property rights — a tension reflected repeatedly in Utah law and case practice. Terry offered the office's resources and follow‑up support to local staff and commissioners.

The commission proceeded to other agenda business after the training.","mediaType","Video","parentTitle","February 26th, 2025 Planning Commission Meeting","oneSentenceSummary","Rob Terry, statewide land use training director in the Office of the Property Rights Ombudsman, told the Centerville Planning Commission on Feb. 26 that state law requires planning commissioners to complete four hours of training each year and outlined the legal framework that guides local planning decisions.","taxTitle","Centerville City Council, Centerville, Davis County, Utah","taxId",21218,"location","Utah","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6308188,"Centerville staff to mail general‑plan survey, delays draft; Summerhill Lane, tattoo code amendment expected on next agenda",344,5192000,5536000,"/Search/View?dp=1&key=2424800-66a62db3f51ab7a76080fcf844b8fdb3&start=5192&end=5536","https://assets.pipeline.soar.com/2424800-66a62db3f51ab7a76080fcf844b8fdb3/thumbnail_5192000.jpg","/articles/6308188/Utah/Centerville-staff-to-mail-generalplan-survey-delays-draft-Summerhill-Lane-tattoo-code-amendment-expected-on-next-agenda","https://secure.pipeline.soar.com/6308188-97281c05d9cca6e8be93ff5ed97c30e8/orig.mp4?Expires=1775605139&Signature=VRNsUkJ~77wJROEo1XIH~2DfDjUG0Hly40t~Zd9GSIBVc3bjt4khk-eagH9jvpX40C7QMR7CmBXXwnJBjkQ~1F45E07aBeU2slIcahuYH0vHaxbQmcf96~uvRMKt83SFds2O2x~rQQw4EkJoEuuJUYIO9zK3VJE-k~lCHxapKIgKwSsrgD0rGpX31YaJoRa3MsJZQ~VmNwYBwySdICnad-ByNL1ip9I5OY9a3xVrdQkuPY3zqAEO58oR4WBn3aGhYDeZOiv5UPYZTml0KJopXCnxPGrkyFZ8gdyfWGiqH3CRc0q6zQAIdb3uBceHPHVd~KJ5gejqFnEyxii8BcUaUw__&Key-Pair-Id=KUT5TJCACFTXG","The Community Development Director told the Centerville Planning Commission on Feb. 26 that the city council has directed staff and the consultant to mail a flyer and QR‑code survey to all households as part of extended public outreach for the general plan. The director said the outreach will likely push the general plan schedule from the earlier target of May–June to a June–August timeframe.

\"The city council felt like that we should go and do some further outreach,\" the Community Development Director said when summarizing the council discussion. The director said staff expects the mailer to be distributed within a few weeks and planned to update the commission at its next meeting.

The director also previewed items expected on the planning commission agenda for the March 12 meeting: a code amendment discussion prompted by a council denial of a fine‑line tattoo request (the council denied the request), a conceptual commercial subdivision, and a concurrent plat amendment, rezone and planned development overlay amendment related to the Summerhill Lane project area. The director said a public hearing on the code amendment may be scheduled for March 26.

Commissioners asked when they will formally review the general plan; staff replied that public comment is still open and a final draft has not yet been released. The director said the draft will be presented to the planning commission for comment and a subsequent recommendation to the city council once it is available.

The commission approved the meeting minutes from Jan. 22 by voice vote. A motion to accept the minutes was made and seconded; the chair called for ayes and the motion \"passes unanimously,\" according to the meeting record. The commission then made and seconded a motion to adjourn, which the chair recorded as carried by voice vote.

No formal votes on land use applications were recorded during the meeting; the majority of the session consisted of the state training presentation and staff updates.","The Community Development Director said the City Council has directed a citywide mailer and QR‑code survey to extend the general plan public outreach, a step that will likely delay the draft plan to June–August.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6308192,"Property Rights Ombudsman and Land Use Academy promoted as mediation and training resources",272,280000,552000,"/Search/View?dp=1&key=2424800-66a62db3f51ab7a76080fcf844b8fdb3&start=280&end=552","https://assets.pipeline.soar.com/2424800-66a62db3f51ab7a76080fcf844b8fdb3/thumbnail_280000.jpg","/articles/6308192/Utah/Property-Rights-Ombudsman-and-Land-Use-Academy-promoted-as-mediation-and-training-resources","https://secure.pipeline.soar.com/6308192-74da4a7a0844f35ea33c84db50445309/orig.mp4?Expires=1775605139&Signature=YcPcrvqLoqfmSRuEKzWD6oGEoorxXhqHlfWr6SOTzrqoG~crVfYWfFrBwFoYRWvvS7HLish41gD4OHMqkpI0j7izCakHn6Nns3sCRi9dfoF6aNpXK-mQuhUMSlxgfy~EMyfQUyu95imKxrWbxhktL7rf6ThLRtMnujfEP7r6B4e6qIb7EgO23nym1H1GbZB3EDrNZCgmp3o3UA2txdetLMHsa-JawfwKwLhOx8DnshdtUjODEap6kS5k28jsdoWFJQGBMYH3ONYaIjcoXq~sh87suY90I3uAOL7wO10l7e0NRyv1~n39esu21Xq4-V8GzjWf~4Ob3M9ayymBTeH-zA__&Key-Pair-Id=KUT5TJCACFTXG","Rob Terry, who manages statewide land use training, explained the services available from the Office of the Property Rights Ombudsman and the Land Use Academy of Utah during the Feb. 26 Centerville Planning Commission meeting.

Terry described the ombudsman's role as an independent, neutral resource to help resolve tensions between private property owners and government actions. He said the office provides three primary services: education, negotiation and legal assistance (mediation and advisory opinions).

\"They will then compare them to state law, to legal precedent, to best practices, and they will put together an analysis that says, if this item were to go before a judge, this is likely the way that the judge would rule,\" Terry said of the office's advisory opinion process. He said the office has issued more than 300 advisory opinions and typically has 20 to 40 matters on its docket.

Terry said there is a modest fee for an advisory opinion: \"There is a small charge. It is a hundred and $50,\" he said, and he noted the office's limited attorney staffing can result in advisory opinions taking several months to complete.

Terry also described the Land Use Academy of Utah (LUO), which the state and the Utah League of Cities and Towns maintain as a central repository for planning information, templates and best practices. He said the site is kept current and can be helpful both to new commissioners and to experienced planning staff.

Terry closed by offering the ombudsman's office as a follow‑up resource for Centerville staff and commissioners and stating the office can provide remote trainings or targeted materials when requested.","Rob Terry described the roles of Utah's Property Rights Ombudsman — including mediation and advisory opinions — and highlighted the Land Use Academy of Utah (LUO) as a repository for planning templates, best practices and training materials.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6308197,"New subdivision rules summarized: administrative approvals, 15/20‑day review timelines and four review cycles",276,3013000,3289000,"/Search/View?dp=1&key=2424800-66a62db3f51ab7a76080fcf844b8fdb3&start=3013&end=3289","https://assets.pipeline.soar.com/2424800-66a62db3f51ab7a76080fcf844b8fdb3/thumbnail_3013000.jpg","/articles/6308197/Utah/New-subdivision-rules-summarized-administrative-approvals-1520day-review-timelines-and-four-review-cycles","https://secure.pipeline.soar.com/6308197-f65516dc8192bcf602391b6febe81073/orig.mp4?Expires=1775605139&Signature=Lktd1N-kSbqeSlJJgG91eDuWHCaTqfHxyCQQCDiLjz7TXrbQu8GqoGbm2uCSGGp8s0jYQavZ05Sk6n4t93LUvx-6YrdgI7hdK6auUyDCzzzH1fXJDVYXZDH~HqZxhXvCWUzfK955BAxx2pEd82kz39Gqlo1WOZ9QCjDV4teREssn9LTCh3j5Y-pywL1wEWUEbEDFe4Rpi8sfo80lOviYNdnVeTo8HL1rClMNagC5B5Kl112PGvtHQYQ2J9B-8x0Dc4unlYfzVVzHope0S8brkaW3HGJ7PDWOkXnxI15WfD2XD3bK7oWCZ9y9nG~uS3BE6clLZnzL-pNwMCdc6vH8Ew__&Key-Pair-Id=KUT5TJCACFTXG","Rob Terry told the Centerville Planning Commission on Feb. 26 that Senate Bill 174 (2023) created a narrower administrative land use authority for certain subdivision applications and established firm review timelines.

Under the law Terry described, an applicant may request a pre‑application meeting; if requested staff must put the meeting on the calendar within 15 days. The administrative authority must complete an initial review of a complete preliminary plat within 15 business days. For municipalities with populations of 5,000 or more, review of a complete final plat must be finished within 20 business days. Terry said an application may proceed through a maximum of four review cycles; the clock for staff’s initial review starts when a complete application is received.

Terry explained that an administrative land use authority can be a staff member, board or commission but cannot include the municipal legislative body or a council member. He said the statutory intent was to remove politics from routine subdivision approvals for single‑family, two‑family and townhome developments and to speed the permitting process.

\"You can only have a maximum of 4 review cycles that are being permitted,\" Terry said, detailing how review cycles begin and end when applicants submit complete written responses to staff comments. Terry also said that if an application meets all standards it must be approved regardless of the review cycle.

The statute provides that a complete application must include all required information and the applicable fee; once submitted, a complete application vests the applicant to the rules in effect that day. Terry cautioned that local agencies may choose to hold one public hearing in the administrative process but that doing so can confuse the public about the limited role of public opinion in administrative decisions.

Terry noted the administrative subdivision provisions took effect Feb. 1, 2024 for cities of Centerville’s size and acknowledged that implementing agencies have experienced growing pains as they apply the new timelines and processes.

He urged staff and commissioners to provide clear, documented findings and to communicate limits of administrative review to members of the public.","State training summarized Senate Bill 174 (2023) changes that create an administrative land use authority for single‑family, two‑family and townhome subdivisions, require initial reviews within 15 business days, final reviews within 20 business days for larger cities, and limit review cycles to a maximum of four.","actionData","errors"]

Article not found

State trainer briefs Centerville planning commissioners on planning law, roles and standards

Centerville staff to mail general‑plan survey, delays draft; Summerhill Lane, tattoo code amendment expected on next agenda

Property Rights Ombudsman and Land Use Academy promoted as mediation and training resources

New subdivision rules summarized: administrative approvals, 15/20‑day review timelines and four review cycles