Appeal authority required -- Condition precedent to judicial review -- Appeal authority duties

(1) (a) Subject to Subsection (1)(d), each county adopting a land use ordinance shall, by ordinance, establish one or more appeal authorities. (b) An appeal authority shall hear and decide: (i) requests for a variance from a land use ordinance; (ii) appeals from a land use decision applying a land use ordinance; and (iii) appeals from a fee charged in accordance with Section 17-79-802. (c) An appeal authority may not hear an appeal from the enactment of a land use regulation. (d) Beginning on July 1, 2026, a county described in Subsection 17-79-302(5)(a)(i) may not designate the county's legislative body as an appeal authority. (e) Notwithstanding Subsection (1)(d), a legislative body shall continue to be the appeal authority for an appeal if: (i) a land use ordinance designated the legislative body as the appeal authority when the appellant filed the appeal: and (ii) the appellant filed the appeal on or before June 30, 2026. (2) As a condition precedent to judicial review, each adversely affected party or land use applicant shall timely and specifically challenge a land use authority's land use decision, in accordance with local ordinance. (3) An appeal authority described in Subsection (1)(a): (a) shall: (i) act in a quasi-judicial manner; and (ii) serve as the final arbiter of issues involving the interpretation or application of a land use ordinance; and (b) may not entertain an appeal of a matter in which the appeal authority, or any participating member, had first acted as the land use authority. (4) By ordinance, a county may: (a) designate a separate appeal authority to hear requests for variances than the appeal authority the county designates to hear appeals; (b) designate one or more separate appeal authorities to hear distinct types of appeals of land use authority decisions; (c) require an adversely affected party to present to an appeal authority every theory of relief that the adversely affected party can raise in district court; and (d) provide that specified types of land use decisions may be appealed directly to the district court. (5) A county may not: (a) require a public hearing for a request for a variance or land use appeal; or (b) require a land use applicant or adversely affected party to pursue successive appeals before the same or separate appeal authorities as a condition of an appealing party's duty to exhaust administrative remedies. (6) If the county establishes or, before May 2, 2005, has established a multiperson board, body, or panel to act as an appeal authority, at a minimum the board, body, or panel shall: (a) notify each of the members of the board, body, or panel of any meeting or hearing of the board, body, or panel; (b) provide each of the members of the board, body, or panel with the same information and access to municipal resources as any other member; (c) convene only if a quorum of the members of the board, body, or panel is present; and (d) act only upon the vote of a majority of the convened members of the board, body, or panel.