Opinion ID: 2633497
Heading Depth: 3
Heading Rank: 2

Heading: Utah County Satisfied the Elements of Section 78-34-4

Text: ¶16 Spring Canyon argues that even if the condemnation is not precluded by the ICA, the Agreement shows bad faith, and we should therefore dismiss the condemnation action on that basis. In addition to the requirement that the entity have the authority to condemn property, Utah Code section 78-34-4 requires that the use to which [the property] is to be applied is a use authorized by law . . . [and] the taking is necessary to such use. Utah Code Ann. § 78-34-4(1), (2) (2002); see also Utah State Rd. Comm'n v. Friberg, 687 P.2d 821, 832 (Utah 1984). Utah County has authority to condemn property under Utah Code section 17-50-302(2)(a)(ii). Further, a public street is clearly a use authorized by law, as specifically set forth in Utah Code section 78-34-1(3). Therefore, only the question of necessity remains at issue. Spring Canyon contends that the taking is not necessary because Utah County is exercising its power of eminent domain in bad faith. ¶17 In Bountiful v. Swift, we noted that the necessity . . . in opening a public street is a political question and in absence of fraud, bad faith, or abuse of discretion[,] action of [local governments] will not be disturbed by the courts. 535 P.2d 1236, 1238 (Utah 1975). From this statement, Spring Canyon argues that bad faith precludes a finding that a taking is necessary. We are not convinced that Swift establishes that premise. Rather, Swift merely stands for the proposition that, on evidence of bad faith, a court need not defer to the legislative body on the question of necessity. Id. But even were we to accept Spring Canyon's interpretation, the district court specifically found that Utah County did not condemn the property in bad faith, and it is entitled to deference on that finding. Indeed, we can only reverse the district court's finding that Utah County did not act in bad faith if it is clearly erroneous. Warner v. DMG Color, Inc., 2000 UT 102, ¶ 21, 20 P.3d 868 ([I]t is within the discretion of the trial court to determine whether an action is asserted in bad faith, and we therefore review such a determination under the clearly erroneous standard.). ¶18 In this case, there is both scant evidence of bad faith and ample evidence of good faith. Spring Canyon argues that Utah County's motive in bringing this action was only to help Provo City circumvent our decision in Provo City v. Ivie. While circumventing that decision was clearly an objective of the Agreement, it was not the only objective of the condemnation action. Utah County has a substantial interest in minimizing traffic congestion within its boundaries. Citizens of Utah County, as well as Provo City, will benefit from the road. The fact that Utah County waited until Provo City discovered it could not condemn the property, and the fact that Provo City will be paying the expenses are more indicative of prudent fiscal management than bad faith. It would be folly for the county to have its taxpayers pay to condemn and construct this road where Provo City is ready and willing to cover that expense. As there is evidence that Utah County had legitimate reasons for condemning the property at issue, we affirm the district court's finding that there was no bad faith. Accordingly, Utah County's legislative finding that this condemnation is necessary will not be disturbed. Swift, 535 P.2d at 1238. ¶19 Because the ICA did not prohibit Utah County and Provo City from entering into the Agreement, and because Utah County satisfied the statutory requirements to condemn the property, we hold that the district court correctly denied Spring Canyon's motion to dismiss.