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COMMITTEE REPORT
May 19, 2004
H. 3858
Introduced by Reps. Edge, Harrison, Herbkersman, Duncan and Clemmons
S. Printed 5/19/04--S.
Read the first time February 26, 2004.
To whom was referred a Bill (H. 3858) to amend the Code of Laws of South Carolina, 1976, by adding Article 9 to Chapter 29 of Title 6 so as to enact the "Vested Rights Act" by, etc., respectfully
That they have duly and carefully considered the same and recommend that the same do pass with amendment:
Amend the bill, as and if amended, by striking all after the enacting words and inserting therein the following:
/ SECTION 1. The General Assembly finds that:
(1) it is desirable to provide for the establishment of vested rights in certain land developments to secure the reasonable expectations of landowners who make significant investment in site evaluation, planning, development costs, consultant fees, or engineering or architectural expenses to meet land development standards for site plan approval under existing local government ordinances; and
(2) there is a need to provide for vested rights in developments that are not covered by development agreements with local governments; and
(3) the public interest and private expectations can be balanced by a procedure which involves public participation and protection of public health, safety, and welfare.
SECTION 2. Chapter 29, Title 6 of the 1976 Code is amended by adding:
Section 6-29-1310. This article may be cited as the 'Vested Rights Act'.
Section 6-29-1320. As used in this article:
(1) 'Approved' or 'approval' means a final action by the local governing body or an exhaustion of all administrative remedies that results in the authorization of a site specific development plan or a phased development plan.
(2) 'Building permit' means a written warrant or license issued by a local building official that authorizes the construction or renovation of a building or structure at a specified location.
(3) 'Conditionally approved' or 'conditional approval' means an interim action taken by a local governing body that provides authorization for a site specific development plan or a phased development plan but is subject to approval.
(4) 'Landowner' means an owner of a legal or equitable interest in real property including the heirs, devisees, successors, assigns, and personal representatives of the owner. 'Landowner' may include a person holding a valid option to purchase real property pursuant to a contract with the owner to act as his agent or representative for purposes of submitting a proposed site specific development plan or a phased development plan pursuant to this article.
(5) 'Local governing body' means: (a) the governing body of a county or municipality, or (b) a county or municipal body authorized by statute or by the governing body of the county or municipality to make land use decisions.
(6) 'Person' means an individual, corporation, business or land trust, estate, trust, partnership, association, two or more persons having a joint or common interest, or any legal entity as defined by South Carolina laws.
(7) 'Phased development plan' means a development plan submitted to a local governing body by a landowner that shows the types and density or intensity of uses for a specific property or properties to be developed in phases, but which do not satisfy the requirements for a site specific development plan.
(8) 'Real property' or 'property' means all real property that is subject to the land use and development ordinances or regulations of a local governing body, and includes the earth, water, and air, above, below, or on the surface, and includes improvements or structures customarily regarded as a part of real property.
(9) 'Site specific development plan' means a development plan submitted to a local governing body by a landowner describing with reasonable certainty the types and density or intensity of uses for a specific property or properties. The plan may be in the form of, but is not limited to, the following plans or approvals: planned unit development; subdivision plat; preliminary or general development plan; variance; conditional use or special use permit plan; conditional or special use district zoning plan; or other land-use approval designations as are used by a county or municipality.
(10) 'Vested right' means the right to undertake and complete the development of property under the terms and conditions of a site specific development plan or a phased development plan as provided in this article and in the local land development ordinances or regulations adopted pursuant to this chapter.
Section 6-29-1330. (A)(1) A vested right is established for two years upon the approval of a site specific development plan.
(2) On or before July 1, 2005, in the local land development ordinances or regulations adopted pursuant to this chapter, a local governing body must provide for:
(a) the establishment of a two-year vested right in an approved site specific development plan; and
(b) a process by which the landowner of real property with a vested right may apply at the end of the vesting period to the local governing body for an annual extension of the vested right. The local governing body must approve applications for at least five annual extensions of the vested right unless an amendment to the land development ordinances or regulations has been adopted that prohibits approval.
(B) A local governing body may provide in its local land development ordinances or regulations adopted pursuant to this chapter for the establishment of a two-year vested right in a conditionally approved site specific development plan.
(C) A local governing body may provide in its local land development ordinances or regulations adopted pursuant to this chapter for the establishment of a vested right in an approved or conditionally approved phased development plan not to exceed five years.
Section 6-29-1340. A vested right established by this article and in accordance with the standards and procedures in the land development ordinances or regulations adopted pursuant to this chapter is subject to the following conditions and limitations:
(1) the form and contents of a site specific development plan must be prescribed in the land development ordinances or regulations;
(2) the factors that constitute a site specific development plan sufficient to trigger a vested right must be included in the land development ordinances or regulations;
(3) if a local governing body establishes a vested right for a phased development plan, a site specific development plan may be required for approval with respect to each phase in accordance with regulations in effect at the time of vesting;
(4) a vested right established under a conditionally approved site specific development plan or conditionally approved phased development plan may be terminated by the local governing body upon its determination, following notice and public hearing, that the landowner has failed to meet the terms of the conditional approval;
(5) the land development ordinances or regulations amended pursuant to this article must designate a vesting point earlier than the issuance of a building permit but not later than the approval by the local governing body of the site specific development plan or phased development plan that authorizes the developer or landowner to proceed with investment in grading, installation of utilities, streets, and other infrastructure, and to undertake other significant expenditures necessary to prepare for application for a building permit;
(6) a site specific development plan or phased development plan for which a variance, regulation, or special exception is necessary does not confer a vested right until the variance, regulation, or special exception is obtained;
(7) a vested right for a site specific development plan expires two years after vesting. The land development ordinances or regulations must authorize a process by which the landowner of real property with a vested right may apply at the end of the vesting period to the local governing body for an annual extension of the vested right. The local governing body must approve applications for at least five annual extensions of the vested right unless an amendment to the land development ordinances or regulations has been adopted that prohibits approval. The land development ordinances or regulations may authorize the local governing body to:
(a) set a time of vesting for a phased development plan not to exceed five years; and
(b) extend the time for a vested site specific development plan to a total of five years upon a determination that there is just cause for extension and that the public interest is not adversely affected. Upon expiration of a vested right, a building permit may be issued for development only in accordance with applicable land development ordinances or regulations;
(8) a vested site specific development plan or vested phased development plan may be amended if approved by the local governing body pursuant to the provisions of the land development ordinances or regulations;
(9) a validly issued building permit does not expire or is not revoked upon expiration of a vested right, except for public safety reasons or as prescribed by the applicable building code;
(10) a vested right to a site specific development plan or phased development plan is subject to revocation by the local governing body upon its determination, after notice and public hearing, that there was a material misrepresentation by the landowner or substantial noncompliance with the terms and conditions of the original or amended approval;
(11) a vested site specific development plan or vested phased development plan is subject to later enacted federal, state, or local laws adopted to protect public health, safety, and welfare including, but not limited to, building, fire, plumbing, electrical, and mechanical codes and nonconforming structure and use regulations which do not provide for the grandfathering of the vested right. The issuance of a building permit vests the specific construction project authorized by the building permit to the building, fire, plumbing, electrical, and mechanical codes in force at the time of the issuance of the building permit;
(12) a vested site specific development plan or vested phased development plan is subject to later local governmental overlay zoning that imposes site plan-related requirements but does not affect allowable types, height as it affects density or intensity of uses, or density or intensity of uses;
(13) a change in the zoning district designation or land use regulations made subsequent to vesting that affect real property does not operate to affect, prevent, or delay development of the real property under a vested site specific development plan or vested phased development plan without consent of the landowner;
(14) if real property having a vested site specific development plan or vested phased development plan is annexed, the governing body of the municipality to which the real property has been annexed must determine, after notice and public hearing in which the landowner is allowed to present evidence, if the vested right is effective after the annexation;
(15) a local governing body must not require a landowner to waive his vested rights as a condition of approval or conditional approval of a site specific development plan or a phased development plan; and
(16) the land development ordinances or regulations adopted pursuant to this article may provide additional terms or phrases, consistent with the conditions and limitations of this section, that are necessary for the implementation or determination of vested rights.
Section 6-29-1350. A vested right pursuant to this section is not a personal right, but attaches to and runs with the applicable real property. The landowner and all successors to the landowner who secure a vested right pursuant to this article may rely upon and exercise the vested right for its duration subject to applicable federal, state, and local laws adopted to protect public health, safety, and welfare including, but not limited to, building, fire, plumbing, electrical, and mechanical codes and nonconforming structure and use regulations which do not provide for the grandfathering of the vested right. This article does not preclude judicial determination that a vested right exists pursuant to other statutory provisions. This article does not affect the provisions of a development agreement executed pursuant to the South Carolina Local Government Development Agreement Act in Chapter 31 of Title 6.
Section 6-29-1360. (A) If a local governing body does not have land development ordinances or regulations or fails to adopt an amendment to its land development ordinances or regulations as required by this section, a landowner has a vested right to proceed in accordance with an approved site specific development plan for a period of two years from the approval. The landowner of real property with a vested right may apply at the end of the vesting period to the local governing body for an annual extension of the vested right. The local governing body must approve applications for at least five annual extensions of the vested right unless an amendment to the land development ordinances or regulations has been adopted that prohibits approval. For purposes of this section, the landowner's rights are considered vested in the types of land use and density or intensity of uses defined in the development plan and the vesting is not affected by later amendment to a zoning ordinance or land use or development regulation if the landowner:
(1) obtains, or is the beneficiary of, a significant affirmative government act that remains in effect allowing development of a specific project;
(2) relies in good faith on the significant affirmative government act; and
(3) incurs significant obligations and expenses in diligent pursuit of the specific project in reliance on the significant affirmative government act.
(B) For the purposes of this section, the following are significant affirmative governmental acts allowing development of a specific project:
(1) the local governing body has accepted exactions or issued conditions that specify a use related to a zoning amendment;
(2) the local governing body has approved an application for a rezoning for a specific use;
(3) the local governing body has approved an application for a density or intensity of use;
(4) the local governing body or board of appeals has granted a special exception or use permit with conditions;
(5) the local governing body has approved a variance;
(6) the local governing body or its designated agent has approved a preliminary subdivision plat, site plan, or plan of phased development for the landowner's property and the applicant diligently pursues approval of the final plat or plan within a reasonable period of time under the circumstances; or
(7) the local governing body or its designated agent has approved a final subdivision plat, site plan, or plan of phased development for the landowner's property."
SECTION 3. Section 6-29-1320(B) of the 1976 Code, as added by Act No. 39 of 2003, is amended to read:
"(B) Appointed officials and professional employees must comply with the provisions of this article according to the following dates and populations based on the population figures of the latest official United States Census:
(1) municipalities and counties with a population above 70,000: by January 1, 2005;
(2) municipalities and counties with a population of 35,000 to 70,000 and greater: by January 1, 2006; and
(3)(2) municipalities and counties with a population under 35,000: by January 1, 2007."
SECTION 4. This act takes effect upon approval by the Governor, except that SECTIONS 1 and 2 take effect July 1, 2005. /
Renumber sections to conform.
Amend title to conform.
LARRY A. MARTIN for Committee.
EXPLANATION OF IMPACT:
This bill would have no fiscal impact on the General Fund of the State or on federal and/or other funds.
LOCAL GOVERNMENT IMPACT:
Five local governments responded concerning the fiscal impact of this bill. Four indicated there would be no impact associated with enactment. One indicated there would be a minimal impact associated with enactment.
Approved By:
Don Addy
Office of State Budget
TO AMEND THE CODE OF LAWS OF SOUTH CAROLINA, 1976, BY ADDING ARTICLE 9 TO CHAPTER 29 OF TITLE 6 SO AS TO ENACT THE "VESTED RIGHTS ACT" BY PROVIDING FOR THE ESTABLISHMENT OF VESTED PROPERTY RIGHTS ALLOWING THE COMMENCEMENT AND COMPLETION OF DEVELOPMENT AND USE OF PROPERTY PURSUANT TO A SITE SPECIFIC DEVELOPMENT PLAN OR AN APPROVED PHASE DEVELOPMENT PLAN, TO PROVIDE FOR THE LOCAL GOVERNMENT ACTS AND FACTORS TRIGGERING A VESTED RIGHT, TO LIMIT THE VESTING FOR A TERM OF YEARS, TO PROTECT THE HOLDER OF VESTED RIGHTS FROM ZONING CHANGES UNLESS CERTAIN CONDITIONS ARE MET AND TO PROVIDE THAT A VESTED RIGHT ATTACHES TO AND RUNS WITH THE PROPERTY.
Be it enacted by the General Assembly of the State of South Carolina:
SECTION 1. The General Assembly finds that:
(1) it is desirable to provide for the establishment of vested rights in certain land developments to secure the reasonable expectations of landowners who make significant investment in site evaluation, planning, development costs, consultant fees, and engineering or architectural expenses to meet land development standards for site plan approval under existing local government ordinances; and
(2) there is a need to provide for vested rights in developments that are not covered by development agreements with local governments; and
(3) the public interest and private expectations can be balanced by a procedure which involves public participation and protection of public health, safety, and welfare.
SECTION 2. Chapter 29, Title 6 of the 1976 Code is amended by adding:
Section 6-29-1310. This article may be cited as the 'Vested Rights Act'.
Section 6-29-1320. As used in this article:
(A) 'Landowner' means an owner of a legal or equitable interest in real property including the heirs, devisees, successors, assigns, and personal representatives of the owner. 'Landowner' may include a person holding a valid option to purchase real property if authorized pursuant to a contract with the landowner to act as his agent or representative for purposes of submitting a proposed site specific development plan or a phased development plan pursuant to this article.
(B) 'Local governing body' means the governing body of a county or municipality or other body of the county or municipality authorized by statute or the governing body to make land use decisions.
(C) 'Person' means an individual, corporation, business or land trust, estate, trust, partnership, association, two or more persons having a joint or common interest, or any legal entity.
(D) 'Phased development plan' means a development plan submitted to a local governing body by a landowner which shows the types and density or intensity of uses for a specific parcel or parcels to be developed in phases, but which may not satisfy the requirements for a site specific development plan as defined by the local governing body.
(E) 'Real property' or 'property' means all real property that is subject to the land use and development regulations of a local governing body, and includes the earth, water, and air, above, below, or on the surface, and includes improvements or structures customarily regarded as a part of real property.
(F) 'Site specific development plan' means a development plan submitted to a local governing body by a landowner describing with reasonable certainty the types and density or intensity of uses for a specific parcel or parcels of property. The plan may be in the form of, but is not limited to, the following plans or approvals: planned unit development; subdivision plat; preliminary or general development plan; variance; conditional use or special use permit plan; conditional or special use district zoning plan; or other land-use approval designation as may be utilized by a county or municipality.
(G) 'Vested right' means the right to undertake and complete the development and use of property under the terms and conditions of an approved site specific development plan or an approved phased development plan.
Section 6-29-1330. On or before July 1, 2005 a local government body:
(1) shall amend its local land development regulations and ordinances adopted pursuant to this chapter to provide for the establishment of a vested right in an approved site specific development plan; and
(2) may amend its local land development regulations and ordinances to provide for establishment of a vested right in an approved phased development plan.
Section 6-29-1340. A vested right may be established upon the approval, or conditional approval, of a site specific development plan or a phased development plan in accordance with standards and procedures in the land development ordinances and regulations adopted pursuant to this chapter, subject to the following conditions and limitations:
(1) the form and contents of a site specific development plan must be prescribed in the land development ordinance or regulations;
(2) the factors that constitute a site specific development plan sufficient to trigger a vested right must be included in the land development ordinance or regulations;
(3) a local governing body also may amend its land development ordinance or regulations to provide for the establishment of a vested right upon approval or conditional approval of a phased development plan;
(4) if a vested right is established for a phased development plan, a site specific plan may be required for approval with respect to each phase in accordance with regulations in effect at the time of vesting;
(5) a vested right established under a conditional approval of a development plan may be terminated by the local governing body upon its determination, following notice and public hearing, that the landowner has failed to meet the terms of the conditional approval;
(6) the land development ordinance or regulations amended pursuant to this chapter must designate a vesting point earlier than the issuance of a building permit but not later than formal approval by the local governing body of the final plan specified in the land development ordinance or regulations that authorize the developer or landowner to proceed with investment in grading, installation of utilities, streets, and other infrastructure, and to undertake other significant expenditures necessary to prepare for application for a building permit;
(7) A site specific development plan or phased development plan for which a variance, regulation, or special exception is necessary does not confer a vested right until the variance, regulation, or special exception is obtained;
(8) a vested right for a site specific development plan expires two years after vesting. The land development ordinance or regulations may authorize the planning commission to set a time of vesting for a phased development plan not to exceed five years. The land development ordinance or regulation may authorize the planning commission to extend the time for a vested site specific development for up to a total of five years, upon a determination that there is just cause for extension and that the public interest is not adversely affected. Upon expiration of a vested right, a building permit may be issued for development only in accordance with applicable land development regulations;
(9) a vested site specific development plan or phased development plan may be amended if approved by the planning commission pursuant to the provisions of the land development ordinance or regulations;
(10) a validly issued building permit does not expire or is not revoked upon expiration of a vested right, except for public safety reasons or as prescribed by the applicable building code;
(11) a vested right to a site specific development plan or phase development plan is subject to revocation by the local governing body upon its determination, after notice and public hearing, that there was a material misrepresentation by the landowner or substantial noncompliance with the terms and conditions of original or amended approval;
(12) a vested development plan is subject to later federal, state, or local laws adopted to protect public health, safety, and welfare including, but not limited to, building, fire, plumbing, electrical, and mechanical codes and nonconforming structure and use regulations not affecting grandfathering of the vested right. The issuance of a building permit vests the specific construction project authorized by the building permit to the building, fire, plumbing, electrical, and mechanical codes in force at the time of the issuance of the building permit;
(13) a vested site specific development plan or phased development plan is subject to later local government overlay zoning that imposes site plan-related requirements but does not affect allowable types, height as it affects density or intensity of uses, or density or intensity of uses;
(14) a later change in the zoning district designation or land use regulations affecting a parcel including a change in the designation and regulations resulting from annexation of it, does not operate to affect, prevent, or delay development of the parcel under a vested site specific development plan or phased development plan without consent of the landowner;
(15) a local governing body may not require a landowner to waive his vested rights as a condition of development approval;
(16) the land development regulations adopted pursuant to this section may provide additional terms or phrases, consistent with the conditions and limitations of this section, as are necessary for the implementation or determination of vested rights; and
(17) a plan is considered approved only after final action by the local government including the exhaustion of all administrative remedies.
Section 6-29-1350. A vested right pursuant to this section is not a personal right, but attaches to and runs with the applicable real property. All successors to the landowner who secured a vested right pursuant to this section may rely upon and exercise the vested right. This section does not preclude judicial determination that a vested right exists pursuant to other statutory provisions. This section does not affect the provisions of a development agreement executed pursuant to the South Carolina Local Government Development Agreement Act, Chapter 31, Title 6 of the 1976 Code.
Section 6-29-1360. (A) If a local governing body fails to adopt an amendment to its land development ordinance or regulations as required by this section, a landowner has a vested right to proceed in accordance with a validly approved development plan for a period of two years. For purposes of this section, the landowner's rights are considered vested in the types of land use and density or intensity of uses defined in the development plan and the vesting is not affected by later amendment to a zoning ordinance or land use or development regulation if the landowner:
(1) obtains, or is the beneficiary of, a significant affirmative government act that remains in effect allowing development of a specific project;
(2) relies in good faith on the significant affirmative government act; and
(3) incurs significant obligations and expenses in diligent pursuit of the specific project in reliance on the significant affirmative government act.
(B) For the purposes of this section, and without limitation, the following are significant affirmative governmental acts allowing development of a specific project:
(1) the local governing body has accepted fees and exactions or issued conditions which specify a use related to a zoning amendment.
(2) the local governing body has approved an application for a rezoning for a specific use;
(3) the local governing body has approved an application for a density or intensity of use;
(4) the local governing body or board of appeals has granted a special exception or use permit with conditions;
(5) the local board of appeals has approved a variance;
(6) the local governing body or its designated agent has approved a preliminary subdivision plat, site plan, or plan of phased development for the landowner's property and the applicant diligently pursues approval of the final plat or plan within a reasonable period of time under the circumstances; and
(7) the local governing body or its designated agent has approved a final subdivision plat, site plan, or plan of phased development for the landowner's property.
SECTION 3. This act takes effect upon approval by the Governor.
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