Gardner v. BD. OF CTY. COM. OF WASATCH CTY.

2008 UT 6, 178 P.3d 893, 596 Utah Adv. Rep. 38, 2008 Utah LEXIS 9, 2008 WL 268968
CourtUtah Supreme Court
DecidedFebruary 1, 2008
Docket20051110
StatusPublished
Cited by22 cases

This text of 2008 UT 6 (Gardner v. BD. OF CTY. COM. OF WASATCH CTY.) is published on Counsel Stack Legal Research, covering Utah Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gardner v. BD. OF CTY. COM. OF WASATCH CTY., 2008 UT 6, 178 P.3d 893, 596 Utah Adv. Rep. 38, 2008 Utah LEXIS 9, 2008 WL 268968 (Utah 2008).

Opinion

DURHAM, Chief Justice:

INTRODUCTION

¶ 1 A group of property owners (the Landowners) in the Wasatch County subdivision known as Canyon Meadows sued Wasatch County (the County) for various claims resulting from the impact of two County ordinances that temporarily restricted development in Canyon Meadows. The events that took place leading to and resulting from the restrictive ordinances are outlined below.

BACKGROUND

I. FACTUAL BACKGROUND

¶ 2 Canyon Meadows is a residential subdivision located in Provo Canyon. Between 1981 and 1985, more than eighty lots were approved for building. In 1993, New Canyon Meadows LLC (NCM) acquired the unsold lots in Canyon Meadows and the surrounding unplatted areas included in the original master plan of the Canyon Meadows area and proposed a large residential project.

¶3 In May 1994, following a geological study undertaken in connection with an anticipated highway expansion in the area, the Utah Department of Transportation (UDOT) warned Robert Mathis, the Wasatch County Planner, that “[tjhere is substantial movement in the [Hoover Sjlide, and the depth of movement is such that it is not likely that the slide can be stabilized.” UDOT also expressed concern that an increase in the number of septic systems in the area could “pose a serious impact to the Hoover Slide.” A majority of the residential land at issue in this case sits on the Hoover Slide, and the then-existing and anticipated homes in the area utilized septic systems for waste removal.

¶ 4 In November 1995, the Utah Geological Survey (UGS) reported on its review of an engineering study of the area conducted by AGRA Earth & Environmental, Inc. (AGRA). 1 UGS agreed with “AGRA’s concerns regarding possible slope destabilization if care is not taken during future development.” In a June 1996 follow-up report, UGS informed Phil Wright, the Wasatch County Health Director, that the soil on which Canyon Meadows was located was “derived from the Pennsylvanian-Mississippian Manning Canyon Shale,” which was identified as a “problem” geologic unit because its expansive soil and rock can interfere with proper functioning of septic tank soil absorption systems. If the potential problems materialize, the report continued, “soil quickly becomes impermeable and [ ] septic systems clog and fail, causing wastewater to flow to the surface creating a health hazard.”

¶ 5 The Landowners opposed the NCM development and presented the County with a letter highlighting the potentially severe consequences of such large-scale development. The letter noted that the area was “very fragile,” and that the problems identified in the various studies could affect proper septic system functioning. The Landowners expressed concern about a potential “catastrophic failure of the septic drain fields” and recognized the fact that a majority of the lots in Canyon Meadows failed percolation tests performed by engineering firms. The Landowners worried that additional development might disturb the soil’s equilibrium and possibly “trigger motion of the ancient mud flow.” The Landowners also explicitly conceded that the Canyon Meadows area is “ecologically sensitive.”

¶ 6 In the fall of 1996, Mr. Mathis met with Victor Orvis and Dee Olsen, representatives of the Canyon Meadows’ Home Owners Association, to address some of the Landowners’ collective concerns. During one such meeting in the summer of 1997, Mr. Mathis allegedly became hostile and “began screaming and making unfounded accusations against” Mr. Orvis and Mr. Olsen.

¶ 7 Several of the Canyon Meadows lots had been improved when, on January 13, 1997, the County enacted Ordinance 97-1, a six-month temporary zoning regulation, restricting the approval process for further development in the area. Ordinance 97-1 *898 never appeared on the County’s published agenda but was published in the local newspaper.

¶ 8 Ordinance 97-1 prohibited the acceptance or approval of applications for building permits that required septic systems and also mandated additional studies of slope stability and septic system suitability in Canyon Meadows and in the area of the proposed NCM development. The County based the ordinance on findings from the various geological studies detailed above and explained that because “County officials have legitimate and serious concerns that the hydrology and geology of the area ... may not be suitable for additional septic tanks or the continued use of existing septic tanks,” it determined “to temporarily suspend the sale of lots and the issuance of building permits ... until a comprehensive study can be done to determine the safety of the geological features of the area, and to determine the suitability of the area of [sic] continued development on individual septic tanks.”

¶ 9 Pursuant to Ordinance 97-1, the County hired Applied Geotechnical Engineering Consultants, Inc. (AGEC) to conduct a septic system suitability study. AGEC drilled forty wells and installed monitoring devices on the Landowners’ property in order to perform the groundwater studies. The resulting AGEC report, which was reviewed and accepted by UGS, concluded that most of the Canyon Meadows subdivision was unsuitable for septic tank soil absorption systems because of shallow groundwater and warned of potential health risks if such systems were used. With respect to landslide issues, AGEC reviewed information from earlier geotechnical studies and recommended additional studies “to provide a better estimate of the risk of slope failure.” UGS concluded that AGEC’s opinion that the slide was “marginally stable” was “not overly conservative,” and UGS concurred with AGEC’s recommendation that an “additional detailed geotechnical-engineering field investigation [was] needed to determine whether the subdivision [was] suitable for additional development.”

¶ 10 After Ordinance 97-1 expired, the County proposed Ordinance 97-6. The county commission held a public hearing to discuss the ordinance and the overall status of the area. A representative from AGEC attended the hearing and reported on its concerns related to septic system functionability and slope stability. The Landowners expressed opposing views. The commission adopted Ordinance 97-6, but, as explained below, it never became effective. When it was enacted, the county commission agreed to meet for additional discussion. When the commission met less than a month later, it learned that the Landowners wanted to select their own engineers to complete the recommended studies and concluded that if individual lot owners could establish that their lots were sufficiently stable, they would be issued building permits. The commission revised Ordinance 97-6 to this effect and renumbered it as Ordinance 97-13. Ordinance 97-13 also narrowed the area of the restriction so as to exclude some of the properties that had been restricted under Ordinance 97-1. According to the Landowners, Ordinance 97-13 covered the Canyon Meadows subdivision but inexplicably excluded the areas NCM sought to develop. Ordinance 97-13 became effective when it was published on November 12,1997.

¶ 11 Pursuant to Ordinance 97-13, the Landowners retained their own geotechnical engineers to perform slope stability testing, for which their homeowners association paid over $50,000. The Landowners alleged a number of hurdles encountered in obtaining building permits during the course of the restrictive periods.

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Bluebook (online)
2008 UT 6, 178 P.3d 893, 596 Utah Adv. Rep. 38, 2008 Utah LEXIS 9, 2008 WL 268968, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gardner-v-bd-of-cty-com-of-wasatch-cty-utah-2008.