Does the planning commission decide a rezone?

No. The planning commission holds a public hearing and makes a recommendation. Only the city's legislative body, usually the city or town council, can amend the zoning map, and it may adopt, revise or reject the recommendation (Utah Code 10-20-503 and 10-20-502).

How much notice is required before a rezone hearing?

Notice of the planning commission's public hearing must go out at least 10 calendar days before the hearing, and owners of property inside a proposed zoning map amendment must get a courtesy notice at least 10 days before it (Utah Code 10-20-205). A city may require more notice by ordinance (10-20-201).

Can I object to my own property being rezoned?

Yes. An owner of property within a proposed zoning map amendment may file a written objection no later than 10 days after the first public hearing. The planning commission must consider objections and forward them to the legislative body (Utah Code 10-20-205(5) and 10-20-502(1)).

Do residents vote on an annexation?

No. Utah law does not provide for an annexation to be approved by voters at a public election. Property owners in the area show support or opposition by signing or not signing the annexation petition (Utah Code 10-2-806).

Who can protest an annexation petition?

Only the legislative body or governing board of an affected entity, an owner of rural real property in the area proposed for annexation, or an owner of private real property in a mining protection area, no later than 30 days after the petition is certified (Utah Code 10-2-810).

Where do I file an annexation protest?

The statutes point to two places. Utah Code 10-2-808 says the city's notice must tell protesters to file with the boundary commission, while 10-2-810 says a protest must be filed with the county clerk of the county where the area is located. Either way, a copy goes to the city's records officer the same day. To be safe, file with the county clerk and confirm with the boundary commission, or file with both, and follow the instructions in the city's notice.

What does the county do in an annexation?

The county mails the pre-petition notice to property owners, supplies records the city needs to check the petition, receives protests through the county clerk (10-2-808 also names the boundary commission), and, if a timely protest is filed, the county boundary commission holds a public hearing and issues a written decision (Utah Code 10-2-806, 10-2-807, 10-2-810 and 10-2-811).

Utah › Guides › Rezone and annexation process

How rezones and annexations work in Utah cities

In a Utah city, a rezone goes first to the planning commission, which holds a public hearing and makes a recommendation; only the city's legislative body (usually the city or town council) can adopt it, in a public meeting. Annexation of unincorporated land usually starts with a petition signed by property owners in the area; after the city certifies it there is a 30-day protest window, a protest sends the petition to the county boundary commission, and there is no public vote.

Last verified: October 29, 2026, against the current text of each cited section on le.utah.gov. This is a plain-language summary, not legal advice. Cities may require more notice than state law (10-20-201); check your city's ordinances too.

Code numbers changed in 2025. Many guides cite the municipal land use act as Utah Code Title 10, Chapter 9a, and annexation as Title 10, Chapter 2, Part 4. The current code puts the Municipal Land Use, Development, and Management Act at Title 10, Chapter 20 (effective November 6, 2025; sections note "Renumbered and Amended by Chapter 15, 2025 Special Session 1") and annexation at Title 10, Chapter 2, Part 8 (effective May 7, 2025; "Renumbered and Amended by Chapter 399, 2025 General Session"). Sections 10-20-302, 10-20-501 and 10-20-502 were amended again by Chapter 166, 2026 General Session, and 10-2-813 by Chapter 472, 2026 General Session; all four versions are effective May 6, 2026.

What a rezone is

A rezone changes the zoning map: the zone that applies to a piece of land. Utah Code says only a legislative body may amend "the number, shape, boundaries, area, or general uses of any zoning district," any regulation within a zoning district, or any other provision of a land use regulation (10-20-503(1)). The same process covers changes to the zoning code text. A legislative body enacts land use regulations by ordinance (10-20-501(2)).

Who decides: planning commission, then council

The planning commission recommends. It reviews and makes a recommendation to the legislative body on land use regulations and amendments to them (10-20-302(1)). A legislative body may not amend zoning "unless the legislative body first submits the amendment to the planning commission for the planning commission's recommendation" (10-20-503(2)).
The legislative body decides. Only the legislative body, "as the body authorized to weigh policy considerations," may enact a land use regulation (10-20-501(1)). After notice and a public meeting it may adopt or reject the regulation as the planning commission proposed it, or after making any revision it considers appropriate (10-20-502(2)).
New in 2026. Beginning September 15, 2026, a legislative body may adopt or reject a proposed land use regulation without waiting for the planning commission's recommendation if a land use applicant makes a request described in 10-20-905(2)(b), or if the legislative body determines the planning commission has had adequate time to consider it (10-20-502(2)(c)).

The rezone process, step by step

Notice of the planning commission hearing. The city gives notice of the date, time and place of the first public hearing (10-20-205(1)(a)).
Planning commission public hearing. The planning commission holds a public hearing, considers each written objection filed by affected owners, recommends a regulation to the legislative body, and forwards the objections (10-20-502(1)).
Council public meeting and decision. The legislative body gives notice, holds a public meeting, and adopts, revises or rejects the rezone (10-20-502(2)).

Notice and hearing requirements

Under 10-20-205, notice of the first public hearing on a land use regulation change must be:

mailed to each affected entity at least 10 calendar days before the hearing, and
provided for the area directly affected as a "class B" notice for at least 10 calendar days before the hearing, or, for changes the statute calls "ministerial" (for example bringing ordinances into line with state or federal law, a clerical text fix, a recodification, or an update affecting a whole zoning district), as a "class A" notice for the same period.

A class A notice is published on the Utah Public Notice Website, on the body's own website if it has one and an annual operating budget of $250,000 or more, and posted in a public place in or near the affected area. A class B notice adds mailing or delivering the notice to each residence and property owner in the designated area (63G-30-102).

Also in 10-20-205:

Public meetings on the change need a class A notice at least 24 hours before the meeting.
Zoning text changes: the notice must include a summary of the effect "designed to be understood by a lay person," or a direct link to a city webpage with one.
Courtesy notice to owners: each owner of private property inside a proposed zoning map amendment gets a notice at least 10 days before the hearing, stating the current and proposed zone, where to file an objection, and the hearing's date, time and place.

How residents can weigh in on a rezone

Attend the planning commission public hearing. State law requires one before the commission recommends (10-20-502(1)(b)). Check the agenda for how that body takes public comment.
File a written objection if your property is in the rezone. An owner may file a written objection to including their property no later than 10 days after the first public hearing; each objection is provided to the legislative body (10-20-205(5)(b), 10-20-502(1)(d)).
Watch the council agenda. The final vote happens at a legislative body public meeting with its own notice (10-20-502(2)(b)).

Utah Land-Use Radar lists rezones as they appear on agendas: see this week's items, your city from the city list, or the Salt Lake County and Utah County pages.

How annexation works

Annexation adds unincorporated county land to a city. Except for an island or peninsula annexation without a petition (10-2-812) and automatic annexations under 10-2-814, it starts with a petition (10-2-806(1)).

1. Notice of intent and the county mailing

Before filing, the person proposing the annexation files a notice of intent, with an accurate map, with the city's records officer and sends a copy to each affected entity. The county then mails a notice to each owner of property in the area and within 300 feet of it, within 20 days after it receives a written request and payment of its expected mailing cost (10-2-806(2)).

2. The petition

The petition is filed with the city's records officer, and a copy goes to the county clerk the same day. It must be signed by owners of private real property in the area covering a majority of the private land area and 100% of any rural real property, and equal in value to at least one-third of all private real property in the area, and include a recordable map prepared by a licensed surveyor. Different rules apply when all the land is publicly owned or is in a migratory bird production area (10-2-806(3), (6)). Every signature page must say there will be no public election on the annexation, and a signer may withdraw in writing no later than 30 days after the city council receives notice that the petition was certified (10-2-806(3)(d), (7)).

3. Acceptance and certification

The city's legislative body may deny the petition or accept it for further consideration; if it does neither in time (14 days after filing in a first- or second-class city, or the next regular meeting at least 14 days after filing in smaller cities and towns), the petition is treated as accepted. Within 30 days after acceptance, the records officer gets records from the county assessor, clerk, surveyor and recorder, checks the petition, and certifies or rejects it (10-2-807).

4. Public notice of certification

No later than 10 days after certification, the city must give class B notice for the area and any unincorporated area within half a mile, and within 20 days it must mail notice to affected entities. The notice must give the protest deadline as an actual date and say where to file a protest (10-2-808).

5. Protests and the county boundary commission

Who can protest: only the legislative body or governing board of an affected entity, an owner of rural real property in the area, or an owner of private real property in a mining protection area (10-2-810(1)).
Where and when: no later than 30 days after certification, with a copy to the city's records officer the same day. The statutes disagree on where the protest itself is filed; see the box below (10-2-810(2), (3), (6); 10-2-808(2)(e)).
If a protest is filed: the city may deny the petition at its next regular meeting within 30 days of certification; otherwise it must wait for the boundary commission (10-2-810(5)). The boundary commission schedules a public hearing no later than 30 days after the protest period ends, gives at least 14 days' notice (including on the Utah Public Notice Website and by mail to residents and property owners in the area), and issues a written decision within 30 days after the hearing recommending approval, with or without conditions, or denial (10-2-811(2)–(7)).
After the decision: the city council acts no earlier than 30 and no later than 60 days after receiving it, and must leave out rural property and property in a mining protection area unless the owner consented. A party may ask the district court to review the decision within 20 days (10-2-811(9)–(11)).
If no protest is filed: the city council may approve the petition after a public hearing, with class B notice published at least seven days before it (10-2-810(6)–(7)).

Where to file an annexation protest: the statutes name two places.

Utah Code 10-2-808(2)(e) says the city's notice must tell people that a written protest is filed with the boundary commission, with a copy to the city's records officer. Utah Code 10-2-810(2)(a) says each protest shall be filed with the county clerk of the county where the area is located, and 10-2-810(4) has the clerk deliver it to the boundary commission within five days.

What to do: file with the county clerk and confirm with the boundary commission, or file with both, and deliver a copy to the city's records officer the same day. Follow the address given in the city's notice, and file well before the 30-day deadline.

Both sections re-checked on le.utah.gov on October 30, 2026 (current versions, effective May 7, 2025).

6. When the annexation takes effect

Within 60 days after the annexation, the city files a notice and an approved plat with the lieutenant governor (10-2-813(1)). In a county of the first class, most annexations take effect the following July 1 (certificate issued November 1 through April 30) or January 1 (certificate issued May 1 through October 31); elsewhere, on the date the lieutenant governor issues the certificate (10-2-813(4)).

What about unincorporated county land?

Zoning in unincorporated areas is handled by the county under the County Land Use, Development, and Management Act, now Title 17, Chapter 79 (effective November 6, 2025). This guide covers the city rules only. For county agenda items, see Salt Lake County and Utah County.

FAQ

Does the planning commission decide a rezone?: No. The planning commission holds a public hearing and makes a recommendation. Only the city's legislative body, usually the city or town council, can amend the zoning map, and it may adopt, revise or reject the recommendation (Utah Code 10-20-503 and 10-20-502).
How much notice is required before a rezone hearing?: Notice of the planning commission's public hearing must go out at least 10 calendar days before the hearing, and owners of property inside a proposed zoning map amendment must get a courtesy notice at least 10 days before it (Utah Code 10-20-205). A city may require more notice by ordinance (10-20-201).
Can I object to my own property being rezoned?: Yes. An owner of property within a proposed zoning map amendment may file a written objection no later than 10 days after the first public hearing. The planning commission must consider objections and forward them to the legislative body (Utah Code 10-20-205(5) and 10-20-502(1)).
Do residents vote on an annexation?: No. Utah law does not provide for an annexation to be approved by voters at a public election. Property owners in the area show support or opposition by signing or not signing the annexation petition (Utah Code 10-2-806).
Who can protest an annexation petition?: Only the legislative body or governing board of an affected entity, an owner of rural real property in the area proposed for annexation, or an owner of private real property in a mining protection area, no later than 30 days after the petition is certified (Utah Code 10-2-810).
Where do I file an annexation protest?: The statutes point to two places. Utah Code 10-2-808 says the city's notice must tell protesters to file with the boundary commission, while 10-2-810 says a protest must be filed with the county clerk of the county where the area is located. Either way, a copy goes to the city's records officer the same day. To be safe, file with the county clerk and confirm with the boundary commission, or file with both, and follow the instructions in the city's notice.
What does the county do in an annexation?: The county mails the pre-petition notice to property owners, supplies records the city needs to check the petition, receives protests through the county clerk (10-2-808 also names the boundary commission), and, if a timely protest is filed, the county boundary commission holds a public hearing and issues a written decision (Utah Code 10-2-806, 10-2-807, 10-2-810 and 10-2-811).

Sources

Utah Code, current versions on le.utah.gov, checked October 29, 2026 (10-2-808 and 10-2-810 re-checked October 30, 2026): 10-20-201, 10-20-205, 10-20-302, 10-20-501, 10-20-502, 10-20-503, 10-2-806, 10-2-807, 10-2-808, 10-2-810, 10-2-811, 10-2-812, 10-2-813, 63G-30-102, Title 17, Chapter 79.

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