Overview
Sensitive lands are areas that contain natural features or environmental conditions requiring special consideration during the development process. These areas may present hazards to life and property, contain important natural resources, or require additional engineering and design measures to ensure development occurs safely and responsibly.
One of the most common categories of sensitive lands regulated by local governments is geologic hazards. Under §10-20-102/§17-79-102 of the Utah Code (as amended), geologic hazards include:
- Surface fault rupture.
- Shallow groundwater.
- Liquefaction.
- Landslides.
- Debris flows.
- Unstable soils.
- Rock fall.
- Any other geologic condition that presents a risk to life or may result in substantial loss of or damage to real property.
As these geologic hazards can significantly affect public safety, infrastructure, and private property, local governments commonly adopt development standards requiring geotechnical investigations, engineering studies, hazard mitigation measures, and site-specific design standards before development may occur.
According to Utah’s Hazard Mitigation Plan, geologic hazards continue to affect communities throughout the state, impacting public safety, property, infrastructure, and the economy. Although many geologic hazards do not immediately threaten life, failing to identify and address them during land use planning and project design can result in substantially higher construction costs, increased maintenance expenses, property damage, economic losses, and, in some cases, serious injury or death.
The Hazard Mitigation Plan also documents the long-term impacts of these hazards. Since 1847, geologic hazards have been responsible for at least 6,075 fatalities in Utah. Radon gas exposure has been the state’s deadliest geologic hazard, accounting for more than 5,630 deaths between 1973 and 2015, followed by landslides with 342 documented fatalities, and flooding with 101 documented fatalities.
For these reasons, regulating sensitive lands is not simply an environmental consideration. It is a fundamental component of sound land use planning, including risk reduction and protecting the public’s health, safety, and welfare. By identifying hazardous areas early in the development review process and requiring appropriate mitigation measures, local governments can reduce future risks while promoting safe, resilient, and sustainable development.
Content Contributors: Jones and DeMille Engineering, Inc, Hansen Planning Group, LLC / Rural Community Consultants
Special Note: This material was developed by civiclinQ for the Land Use Academy of Utah (LUAU). Funding for the development of this material was provided by through the Land Use Training Fund, which is administered by the Office of the Property Rights Ombudsman , utilizing a portion of the 1% surcharge on all building permits in the State of Utah.
The role of this organization in administering funding is primarily administrative and should not be viewed as legal advice. Always consult your legal representative when addressing land use activities.
Use the ‘Materials’ tab above to view related course materials, including printable pass-along card and PDF version of this online course.
