IN THE SEVENTH JUDICIAL DISTRTCT COURT

WITHII AIiD FOR SAN JUAN COUNTY, STA TE OF UTAH

NORTHf, Rl\ trrONl tCELt_O

/\LLL$iCE. Lr-C. ! Ulrh lintrcd

Pctitioner rnd Plaiorilf,

sA\ Jt A:{ CO!\Tt CO}ftitSSIO\.

luElrloRA\DI,tt oF trEctsto\ oN
't-|lE-{UCUST 30! !O16 IIEARIIiC

IoUtical subdivirion ofthc Strre ofUtrh,

SAN JUA:I COI-N1\',a potriMl
srbdivision otth. St r.orLhh,
Rerponde.i! !nd Drfend.nis,
SL'STATIiAALE PO$'ER GROUP,
LI-C, and LATIGowrND PARK.I-LC,

lnlcnening Rcspo en|s,

ThN harrcr

b.lbri th. coln

(courryl vorion forJudgnent

(Nlvl^)lvlorion rbr SrDnmry

on

rhr.. morionsr (1)San Juin CDmt' ConrmksioD

on thc Pleadings, (2)

Jnd,qMcnr. and

Judgr,eir Alcr ldll bnefileon dr$ Doion,

Ilavr.gconsidcred the bri.ing and

Norlhcn ILonticsllo AlLiatce,lLC\

(l) Cou y sCloss-Morion lor Sunm.r,v

llt

arpncnl rlr

coun hcld aheaingonAu$sl2s,2016

coun no* rules as lollovs:

lrctual Bdckground

$lA is!!:uh
bur ns

linrled liabiliq conplny NMA clain$ thal n h.s sereraloenhe$.

adi.ler ol incorodrorion idcnlily only on. AtIctsr rhisDcnbcr, nraddilion toorher

puaoned m.obers, osns

l{d

ldjacent ro a wiod tubine electic gcn@tin8 h.itiry owned

!'rd opd.lcd by SnsraindblD Powd Crcup, LLC(Spovtr)

The pmject rcquned a condiiiorat

$c pmn beca!*

lhe pbjecl is

tclrd

in rh

A-luoneofrhecounryTheoriginalappticamforthcpbjmltrasLatigoWtndpark,LLC
(Latiso), r subndiary of Wlsqrch wind lnGrhounlar, LLC
{W6satcb Wind). I hc
'ncludeil

pcnii

prcv$io. nquinng.
is much nick.r, hBht,soundl Irnirigaion.s possjble, andro
Drcc(all indudrysrondrrdsof thosc.halle.scs. . nnd
rctreratinc lhdt dl and ary n.s laod puchasc leds. dats be
i! viirins for any cmriguo8 and affered landowncN. . . _
lAlny mirilarion dd sbldnds lnd condirioB of rhis cup
!bo{ b mcl by lnt and an pbjccr developnem p$pte, be
lhcy o{ hers now o! in the tuture. snd all of ll1cse be net al
n1c thc ofl,u ldirgpcrmi issuaDcc.

Lorigo chlercd inlo a

\p.cilic

pcr acrc

rrit

n Purrhase

AEc.ncnt Ophon

dolld anount id.xchanee tor

ro

bly NMA propeny

N\[{ snhdhwlig

ns apperl

at a

ofrhe

condnonal!s rionit. The r.moade optioos6s rwoyears rnctexecution

The

Agemnt

pojed
and

q as

l * sold ro s?ower, SPok. chose nor lo .&rise rh Opi@

lllos.cd n to bps by is remB. ltPowd then bcgrr cffods to n.goiare a

lewpu'thdse agrecnenrw h thoNMA landowneN. Al1 bur onc of NI4_AI memb.c

rctused ro acccpr rhe low.r pricc. SPowd

w'nd &rbins. NNtr .espondcd Nirh

Th. Srn luD County

rclcarioo hcaring

chlnAd

$.

locarion of

omphid eqGring

ll.Dir8a.d

on seprembcr

rl$

ZoninC

rhar rhe

wcnl prupo*d

co.dnional lsc pcmil

connnsio. (Comissim) h.ld

9,20ls wheE Srower pr.senred upddted

studies

legadingrolDd, tucker, and light. TheCoMission look$e mrrcr trnder adlischenr

ad

vorcd not to rcloke rh

pdnn on SctreDbcr

14,

2015 NMA appealc{ to rhc CouDty,

arSuDgrhar drcoommirsio!\ decNro! qas nor supporred by subsrlnlial evidenca and

the Conmissjon shoul! hore

TheCountj_ lound

allo$.d

rh

^_MA

to pftsent cidence

rt

firr

rhc lEaring.

rhr lcuod wds insuffi.ienr to suppo d nndinSrhnrthe

nitiSarion codnioor lFd b.en n.r and oncludd thar n *as imptupcr ror rhc Connission
to

p.ohlbnNMA ftonr cohmenting !t lhe hcarirS.It reversed

and

On Dc.enrbcr 3.1015, SPos.!. thtuugh ns,nom.y, sent a

clrminA drar
rhe

the

Eneded

lc(!i

the decision

ro th. Connry,

Cornrr'5 order !uicd thar no evidcnce.lmirigrfon sas p'escnr:d, bul

ConmEio. \ bricl- [ trd clearly

E fernccd lhc srudics pEsen re'l ar rhe herri nC SPosc r

notcd lbat rt would suifr 'lrgDificlnl daDaSes rtlhedecision were

notrs!{scd

and

rcquFtcd rhat thc Coury !.c6sid.r aDd issle an m.nded ordcr "no later rh.n 4:00

t n.

MS'1, Mondry Decchber 7,20l5

Aner

properlt venisd

closed

Nering,

the Counry

islcd

an anended ordci,

tindineth{ SPowers.! core.rrblr theyhad ibiledlo consider$c mitisation $idencc

trcr.lcd

to thc Conmission. The Counry unbeld !h

concluding rhdr ludher hcaring wolld be

commision\ d&ision in

rdcc.sary. NMA

its

flrnery,

thcn liledlhis a.rion ro atpeal

An'ltr13
Tbe

sunding

Counry\ Molion forjudrdnt or thc PGanings

Tl.Notiona

areLes thor

NMA l.cls

cross notion forsunrmaryjrdgrcd a8uc rl'e nrcnrs oathe

N[tAh!!sr,ndlnsrorppc.ltbCou.!,d.ciriob,
The counry clainN

facilny.

\VA d*s

thatNMA irsoudo.r n.r own ltreproDcny adjaccni

nor dispurc this hcr, but argu6 lhar it has

ro rhe

wind

dseiarional srdrding

becarisctsnenbeNowtrrholaDd. lheCoulryrespondsrhatNMA\afticlosot
'ncooorurion

disclos. only a sinslc nrcmber and d..cforc cannor quatib,as.tr rssocjalion.

An d:{.ia1ion has sanding

if []l irs rdivdual

n.mbe6 hrve skndinB rnd [?]

rhe

paniciparion of(hc indiridud membcrs js nor ncccs.ry to rhe Esoll ronofr[ccase,,]

Ho\'.vui de Counq arg!$rhar rhcr.

is a

tnid requiGnrrL

rhe

us$cidion Durr

'lndilional volun|lry ncrlbcship organiarion. This rcquircnrcnr

United Shtcs Supeme Coud crst. Hunt

aordirrjr,, qh.rcrheCoun.onc

lhshiston

[dedtlial

rhc

Srute Applc

is

derilcd

/Ur.

b a

ion

lhc

isn

conoission did not qualily bccaus. il

lRd homcnbcsarrll'
lD

lnmokling rlr rc$ lor 6soc

adoprcd rhe

iarbnd I shnding, thc Urah

Slprnrc Coun pani.lly

r.s de!.loted irrhe redcr.lcounsI Howe!o!, rhecor

also ndr.d tllar n

w.s

'norboundio fo|lo* Idden| prcedcmi.thisaa'andc.DhasizcdrlEr

''[r]his rsr is

apssn!rcone wheft, ai a pracricdt

rishsasyned

malter,

rhe rcrnedie\ ,ough' do no'

rcqrrc
'hc
dirccLpanioipation by l.Idcd individu.h wlb {ould harc
strndins. thcrc $ no rcrron nol lo Fmril Nocialiotrs toFress
cldms comnDn ro rhen memboB

lnSd;.tt.

al Pt.l|5sioMt

Jomldlirfr

a,/o..,t,'(h Urlh SupreN Courag{!n

p.rd ee kniis
n ouri'y Bd.. 2006 ur ?4,I : r.
q Bdirdof!4rr,70er2d llre, '{3
r6r (ubh lcrt)

stared rhc

ud

ruleas havin8orlt
lhe

'hnd

ro rcject

lNor.qut.nenF. Thc coun Ecognizcd

roqurcnrenl dnnoinced rn rhc

ths lcquiilmcnr

rh. NGpan Nsr

'!

trrr

Urrh ar Llharl

'n

cosc, but

tinr."'

drar sonE

colns

had

adopkd

did nor "fccl compelled ro adopr

subsqtrcnr cass hale conrinued to

tr

us

Accordingly. bccaue Utah appellate couns h.re dcclincn ro adoo rhe

6dditional cldnenr. rhis coun dcclires to do so hcrc.

TnmnE now ro rhc

so pin

rcs, in oidd ro and

'n!st
jurtdicrion oi rhe dec'sioonEli4 body

la.d

Ncrr,ll\c cou( run

:

L?a/I

"" thc mcnb.r

hobe6

rnhin

the

of NMA Usrcd on ,E enicles

of

rhecolnty and{illbo afe.tedbylhe Colnly'sdechio! onlhe

condniotul use pemn al issde. li! otlrcr

necdery h

NlvlA s indiyidual

conclnde tlur "own.roccupy trupcny

lrarc the riglrr to sue, drc coun

jncorrorarion o\rns

rhar

nenbG

ar

simildy snutcd.

th!t drc pdnici]r!tion oflhe

l.Jralr,nr )swiaro, !.

6 not

'ndilidualmenbes

Daris Comt.. BMt af Heatth." $e

uin

SuprcreCoul1 found rh{r this eleNenr was not mel wlth rcgard to d$ociaaon hcdbcd
-

mo&:_ d.naees claams. but alloNrd rbe run for declatoryjudsnent lo prcscd.

NMA

is

nol srekNs rnoncy da'n!!.s, brr ror rh. cotrrt ro deteininc

Counq\ d.cision. The individui puricipatio[ of\MA

dtnheG

$.

Hcrc.

validnt ofthe

is nor

mcctsary fo. rh.

tubhchapborsicraclubv uubAnQurrryBd,:0061r74,f]?r. !13p1i960 archrdunl

Cobhilce! Kihrenick,t49r 2dr?6,?r9(Ut c1 App! 1997)
' Ero,r rlr.oud wsc ro rmLy rhis.l.n.ii,Itd lo! fid thc ti "a no. nd *her. rhr a$.uriM ild
io
d rll. rule6rtrg rhn $ sroriitioN cmding offlly dc ftnbq might qurliry Sc A4r,
ja:
,11:'xmLr
LSr
Vorovc. tu Urah SUlftjE Coun\ dll ldr pra3l)trih in 3pplyirs the ti ir dcvrnr
,

lrs! t ! u,r I R$rNrr A$olirL or

'l r le.rrJ{ ,l s,{,rDir * dsl

lriie,rr6r(uhLre3t.

,]'@|ecoui},.?mUT43.?l1P]'195
0!riy Bd. 1006urt4,t rr, r4s r 3d r60

An
D ?0e P

2d

rrsr

(urlLh res5)

court lo graDl the rcliefrequesed

Ac.ordrnlly, NMA

har Dcr the requnDens fora$ociational standi.g and rhe

Countv\ MorlDn forludgDcnlon

Ord(wls

The County\ Ahend.d

UoderLihh Code
decisio.

ofr

Land

rhe plcadnrgs isdenied.

illegnl.

l7-27a,301, rhc districl couit has aurhoity ro

lse!uthonryiathe dedsion

is

atuirmry. capricions. or illegal

coun is re'tutr.d ro tfesmc rha1lh. decision G vatid add ns

AdccsLon is

ebit&y

evidcnce The County

consdo lwo (hreernrg

and capriciors

s decision lo

rreNe

*hcn ir

rvicw

is trfti{ed ro

s nol $Lpponcd

by subs hnti al

Ev6e its earlier ord.r was based on ns iarlure ro

bindcrs ol L.lomralion on sPoweas

bin,ler. theC.un(y foundsoulld,liAh!,

and

lickdsudier

'nilreation

rhat ir

'ctied

eafoff rnlbese

on ro conctude

rIat

Slowcr's nliligaton effons mel lnc icqnicdcn* oirhc penit. Accodinsty, thc coun
cdnnol find tharlhe Counry'sdecrlor wds unslppo ed by sub$aDrial evidence

A decisionh il1cg01$hen

1l

violates a law, srarute, or odnrmce in

timc rhe decision trasmade."''NVA xBuesttrarihe

\ras iLl.galbccausc

Ur.hCode

r!.s

urhcod.{

$ at:1c,.1,302

rr 2ra 30r(r)(i)
r? 27r,301(3)(t & (3)
rT

ra

oun

ty Cdnm ission

rec

a(lhc

onsideation

nol xu{hoizcdbvaDy slalute and bccause i1w.s bascd on ancx

pro{dcs dral asarc aCerc} mat.coonsiderirsdccisionifa

pa$y illes a reqnesr $ithin Nenly drys ald maih

!uhh cod!
! ukli cdd.

cffe

30r(r)(d)

cop! ol6e request lo.llorhcr parths

Thk shiulc dos nol dplly

provrsion

sistsnndq $e

(o the Counry

b4a

se

it n specincally cxcluded.'' No sinilar

landUse, DevlopD.nr.

CouDty

and

MaDgdenr Acr."

Howeler. as re Courry toins o!1, li]nheenr in the powslo make a! adbinisrr.rile

dcc$ron is tlr. lulborilt

Econsider

'o
Sovcmine

i{tuies

is

decision. The abs.ncc ofsprcilic audDrity

h$e

uordetenrinrtive Every ftilunal hrs sobc powe! to corrccr irsown

This is Do(o sly thar this rudroriry r. Econsider isunlnriled. Thecornly s

prd(htr.: nu! n rllomnh \rh br\ir

duu

Jllchs

m ordcr

bc

lilrd Du.prof.\

roquiEsl11lr a proccddNg .iford lhe procedurallrrorccrions thxt th. Sivcnrtuation

dnands.

:r

Ar hinihuD,

Il.!e, dE County hs.d

$n tudns'adcquatc

dorice aftj

opponlnity

irs dcc$ion on an ex pdfre comnrnication.

ro be

hdrd.'r

NMA rcceiv.d nerhe.

Doice of thc leoer nor !n opportlnjry ro be head in opposilio

ta

Holulhatt

Fnnc conrcharioh Nith

Sutt Lul,.

Cn! Ci,i/.'e/vr.dad,,,i,,:5aCormissoncrhadanex

lh. Depury Chiefof

dre denarthunas lnrcrnd

Police

[lqtulncm lbour l[c

ourconre

of

AlIans invcsisarion The Com6issioDcr disclosed rudetailsof

$is conle6llion on rlr Ecord.: while th. Comnnsion ac&noNlcdg.| rhst rlc
comnunicaltun was improper, Ihe

urn

found lhat the Commlssioncfs concens had

onginaicd Nilh rhceridence md nor the ex lane comftlnicltion " Irded. rnc

'U$con ! 6rcr r03(b)ld.ijoins"rsocy rocklulic dy poL$crrrubdnNo ofthc ndc)

.'J.. Ubh Codc
r; l7lr0 | d sq.
1'
ll$i.n,6I
P ld 911,915(Urh l93l)Girdioff omikd)
Ch*v
twdls!irc,lonn uT 3r.n49, ll r.]dJ$t.

.onrc6'rioni rfanllhin$ sorked lo rhecomphioins pan!\bcnefirr uftihd.ty,

.oncluded tlur thc cx pane comhunicarion did

ln conmst, rhe

hnsed on

affecr rhc Codhission sdecbio.

Co$ryt !.consideniion h6e

bul lion rhc cx plne codhunicarion.

dcclto. \'os

&r

Vlril.

did notoneinate fton rhe cvidence,

ir,

NMA did nor nrvc rhe sanrc oppomniry

lo .rgue ir5 side of rhc cose virh regird (o th,r .vidence or lo

SPowd wotrld

llso inchded

an

rc

rh. County! decision ro rev$e ils.anier

cviden.c operl! beibfc

ex pane cohdunication

thc coun

prs.nt

irs

o*n eridence. Thc

inpiicnlbieal ofhication whcn

sufer"d!o!ses.. . ir cxc$ ofsloo million "

ggesredlhal

lr is litly $ar dtis afimred

lhe Conmiss on\dechion as well. Nl\'lA should havc becn heaid hoNositioD lnd $as

Frcjldicd bt lhe denial

oidE proccs.

Accordnsly.rIe!ounconclu!es$alrheCounry\decision|olcconsidcrnsedlier

ordr wd illcgal bq$c

'r

riolarcd NVA

dlc pDe$.ights. Tlr CounLy

cos,norion

Iur summery j ud8nenr is denied lnd NMAk nn,tion is g@red NMA\counscl is drected
to preparc

aiudem.m cotrsisrem {irh L;bh Rul of civil P.ocolurc 58A

Lyle
Anderson
2016.09.09
08:59'.27

-06'00'