6.50.90 Appeals; Hearing Officer

A. Hearing Officer. A non-final decision of the Planning & Zoning Commission interpreting or applying the zoning or planning ordinances of the Town may be appealed to a hearing officer designated by the Town. Hearing officer appeals shall be conducted informally based on the record or other information presented to the Town. B. Judicial Appeals. Any person adversely affected by a final decision under this Title may file an appeal of that decision with the San Juan County District Court. C. Review of the Record. Judicial Appeals shall be a review of the record that was submitted to the applicable land use authority. Upon the filing of an appeal the Town shall assemble the record of proceeding and forward same to the court, as applicable, and the parties. If the record is particularly voluminous, the Town may require the appellant to pay in advance the reasonable costs of assembly and copying of the record. D. Standard of Review. In any judicial appeal the matter shall be reviewed based on the record before the applicable decision maker. The decision shall be affirmed unless it is found to be arbitrary, capricious, or illegal. The appealing party has the burden of proof. To preserve an issue for judicial review, the appealing party must first have exhausted its administrative remedies by presenting any claimed point of error to the attention of the decision maker prior to seeking appellate review. a. If any provision of this Title shall be found to be unlawful or invalid, it shall be stricken or reformed to comply with applicable law, and the remainder of this Title shall be enforced regardless of any such provision. E. Time for Judicial Review. A judicial action seeking review of a decision of the land use authority must commence no later than thirty (30) days from the date of the final written decision or order. Untimely appeals are subject to dismissal with prejudice. Zone A-1 (BLM) A-1 (private) A-1 (SITLA) A-2 (private) A-2 (SITLA) A-3 C-1 C-2 C-3 R Bluff town boundary Bluff roads (inside boundary) C Road (ROW not shown) D Road County roads (outside boundary) B Road C Road D Road Reservation State Highway US Highway Rivers and streams (approximate) Wash omb C Cottonwood Wash The Horn Rd US 191 Wash nyon alf Ca C Cow Ca nyon Wa sh Bluff Bench Rd Horn Pa sture Rd Bluff Bench Rd t Spur Trading Pos Recapture Pocket Rd SR 162 appture Cr Rec Evaporation Pond Rd Foot Bri dge R d Nielson Rd Butler Wash d Station R Bluff Transfer Lower Butler Wash Rd Buck Cr US 191 San Juan R IslanSand d Rd US 191 ort Rd Bluff Airp US 163 This map shows the proposed land use zoning of Bluff, Utah (zip code 84512). Zoning code designations were adapted from the International Zoning Code (2018) by the Bluff Planning and Zoning Commission. Most map features were compiled from existing datasets that were obtained from other sources. Locational accuracy varies so some features are slightly misaligned with respect to each other. Parcel boundaries are based on recorded data but may not accurately reflect the location of actual boundaries that would be found by title search and a professional land survey. ± 0.5 Town of Bluff, Utah Official Zoning Map Whole Town (Sheet 1 of 3) Approved by action of Bluff Town Council on September 5, 2019 Miles DATA SOURCES AND NOTES: Most private parcels: Most parcel boundaries were copied from the dataset 'San_Juan_County_parcels.shp' in San Juan County's 'Online Interactive Map' (https://sanjuancounty.org/index.php/its/maps/), downloaded 5/29/2019 but possibly last updated in 2015. Parcels created or modified later may not be shown correctly. Apparent overlaps or gaps between some parcels may reflect surveying and/or other errors. Most parcels plot slightly too far south to southeast with respect to other map features that are more accurately located such as highways and the town boundary. Other private parcels: A few parcels not in the County's parcel dataset were added from plats, adjacent parcel boundaries in the dataset, or owner descriptions. Other zoned areas (not parcels): These include private accretion lands near the river, a portion of BLM land around Foot Bridge Road, and larger gaps between county parcels. Town boundary: Bunker Engineering, LLC, drawing BE876, 2/13/2019, and 'Bluff_SP4303a.shp.' Highways and roads: San Juan County dataset 'Travel_Plan_2018_Public.shp,' downloaded 7/29/2019. US 191 and US 163 ROWs from UDOT map (http://arcgis/1XXSnn), 7/1/2019. SR 162 and Bluff Bench ROWs from UDOT plan for project RS-0408(2), 2/15/1984. Rivers and streams: ESRI dataset 'dtl_riv.shp,' 2017 (approximate because channels may shift over time). Coordinate system: NAD 1983, UTM Zone 12N, slightly rotated to align with true north. Cartography: Mary L. Gillam, P&Z_MLG3c_whole_11x17.mxd, 9/4/2019 ± 1,000 1,500 Feet 2,000 Calf Canyon Zone A-1 (BLM) A-1 (private) A-1 (SITLA) A-2 (private) A-2 (SITLA) A-3 C-1 Bluff town boundary Bluff roads (inside boundary) C Road (ROW not shown) D Road Rivers and streams (approximate) C-2 C-3 R yon Rd Calf Can 7th St E 6th St E 5th St E 4th St E 3rd St E 2nd St E US 191 ry Hill Rd emete C Mulberry Ave Black Locust Ave Main St Navajo T wins Dr US 191 Town of Bluff, Utah Official Zoning Map East Central (Sheet 3 of 3, notes on Sheet 1) Approved by action of the Bluff Town Council on September 5, 2019 Cottonwood Wash Rd 4th St W US 191 alley Cottonwood Ave Willow Ave Main St Rabbitbrush Ave Larkspur Ave Sagebrush Ave Zone A-1 (BLM) Bluff town boundary A-1 (private) A-1 (SITLA) Bluff roads (inside boundary) C Road (ROW not shown) A-2 (private) D Road ± A-2 (SITLA) A-3 C-1 Rivers and streams (approximate) C-2 C-3 Feet 1,000 1,500 2,000 R 8th St W Cottonwood Wash Rd 4th St W 5th St W 6th St W 7th St W US 191 Town of Bluff, Utah Official Zoning Map West Central (Sheet 2 of 3, notes on Sheet 1) Approved by action of Bluff Town Council on September 5, 2019