Cache County Planning Commission Meeting 02-05-2026

Order the February 5 planning commission meeting. We'd like to welcome everyone here everyone here, and thank you for making the time to join us. Our opening remarks and pledge will will be by Brady Christiansen.

I'm gonna do my opening remarks in the form of a prayer. Our father in heaven, we're thankful this night for the opportunity that we have to meet as the planning and zoning commission. We're thankful for those who've taken time to be here. We ask the heavenly father that we will use the resources we have before us that we will follow the guidelines and structure that the county has provided. We're thankful for this area and the opportunities it provides us. At this time, we ask you that that will bless us with the much needed moisture for the upcoming year that may meet the needs of this valley. And we say the same in the name of Jesus Christ. Amen. Amen. Please stand and join me in the pledge of allegiance. I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thanks, Brady.

Okay. We got to make one change on the agenda tonight. Discussion number seven, the access frontage requirements for, r f 40 zone. We'll move that to another meeting. Right, Connor? So if everyone's okay with that, we're gonna get approval on the, the agenda.

I will make motion we approve those changes to the agenda and the minutes of the 01/08/2026 meeting.

K. I'll second that. Okay. All in favor? Aye.

Alright. With an omni consent item, so we'll go to the the public hearing of the Shepherd rezone.

Alrighty. So the Shepherd rezone is a request to rezone 7.12 acres from the agricultural zone to the rural two zone. Should the rezone be approved, the maximum of three lots will be allowed, which means that two new lots could be created through the subdivision process. The parcel matches the configuration ahead on 08/08/2006 and is legal. The use around is mainly a mix of agricultural and residential to the north, south, and west, and mainly residential to the east. The nearest parcel that's in the county that's in the R U two zone is located 1.882 miles to the southeast of the subject property. It's on the other side of Paradise. It's on the south side. Future land use. So it falls within the agriculture and ranching area. So location is the private agricultural landscapes in the Cache Valley outside of municipalities. Example areas includes most of the valley. The purpose and character of the zone is agricultural and rangeland uses on private lands under conservation easements are expected to continue in the valley. Separation from dense residential developments is advantageous. The agricultural landscape provides separation between adjacent municipalities and protects suitable soils. Preferred land uses includes agriculture, ranching, rural residential uses at densities of unit per 10 acres, conservation easements, and conserved public lands. Secondary land uses includes industrial and commercial uses directly supportive of agriculture, so processing, packaging, and distribution, clustered subdivision developments, outdoor recreation, and farmworker housing. Discouraged uses includes residential developments at densities of greater than one unit per 10 acres, if not in a clustered subdivision development. Flex office, heavy industrial. It also falls under the urban expansion overlay. So the location of these is adjacent to city town limits within municipal annexation policy areas where future development could be accommodated with urban level services. As communities may provide additional information. These reference areas may be updated on future land use map without an adopted amendments to reflect the probable expansion of services within the ten to twelve twenty year time frame. Example areas include unincorporated enclaves between or within cities. Purpose and character includes to provide for uniform uniform municipal growth that aligns with municipal land use plan in an approved annexation policy area with an approved county intergovernment agreement. If developed, these areas would need to be annexed into the neighboring community, which would facilitate service provision. Preferred land uses includes annexation with these areas, should strive to accomplish the densities, intensities, and street patterns contained in the municipal land use plan. New uses should be developed where urban level infrastructure is available. Affordable housing options are also appropriate in this area. Secondary land uses include civic, spaces, residential support uses, parks, medical, schools, fire, and police stations. Discouraged uses are uses that are not consistent with the municipal general plan or existing county zoning. Road. So there's 8100 South just to the south of the subject property. It's classified as a minor local and as a county road. Provides access to residential and agricultural properties seen by the county year round and has a speed limit of 55 miles per hour since it's not posted. Has an existing width of 19 feet, a 50 foot foot right of way, no paved shoulder, no gravel shoulder. A five to 10 foot clear zone is partially paved and partially gravel. So about 300 feet of the, frontage is paved and a 165 feet of the frontage is gravel. It's substandard in all aspects. The Cache County Fire District had no comments. Noticing was completed on 01/23/2026. The agenda was posted to the county website in 01/23/2026 as well. At the time of writing the staff report, one public comment had been received. It's from Paradisetown. They're not in favor of the proposed rezone. And we don't have a recommendation, but we'll help you draft a letter to county council.

K. Thanks, Connor. Any comment, commissioners? We open the public hearing. If not, can we get a motion to open the public hearing? I'll make that motion. K. I'll second. All in favor? Aye. Anyone here that like to come up and have some comment on the Sheppard rezone? Please come forward, and keep your comments to three minutes, please. Just go over here and state your name.

My name is Dave Sheppard. I I'm this is our old family homestead, and we we're all getting old enough. We need to get get it get get it settled and sold. And and and we wanted wanted to hopefully create a couple of lots there so that family members hopefully could afford to to build a a home there and and and if not, sell it off to to settle settle the estate. That's that's about it.

Yeah.

Do you have a question for me?

Any questions? No. Thank you for your comment. Thank you.

My name is Russ Guymon, and I own the property directly to the north of that. And so I and I don't know if this is the proper place, but just to kinda discuss how they're going about accessing that. The one thing, like, say, 8000 South is not a County Road. It's a private lane, which I own. And so just, like, say, wanted to come at least be present to make sure that we know what that I know what's going on. There is interest if they'd like to talk about me taking some of that back half. But anyway, that's different. But I just didn't know what the proper protocol was, but I wanna make sure that 8000 South is not included in any way for access or in into that property and then kind of discuss how they're coming through there so that it doesn't affect all the neighboring and surrounding homes as well. So that they all don't come through individually behind that property. You might tell us your name one more time. Russ Guymon. Okay. Yeah. It looks like the staff report just refers to 8100 South. Okay. That yeah. I could say I'm I'm new to this and I'd like I say, we just built there and that we had a problem with the lane because once again, it it is not a county road. It's not county maintained. It's not anything to do with the county, but we went ahead and asphalted that and maintained that ourselves. So I just wanted to make sure if there was nothing coming down that road for that side. So and then we'd love to talk to you more about it. You're from

Sure.

Any other comments?

Motion to close the public hearing. Okay. Do we have a second?

I'll second. Okay. All in favor? Aye.

Chair. Yes. We've been a request if we could move item four up. Those who are in the audience needs to leave. Item five. Item five. Excuse me. Item five? Okay.

We consider that? Yeah. And that's fine to you, commissioners? With the item five. Yep. We can do that. K.

Are are we gonna finish this discussion? Yes. K.

Are you gonna do them all? Or No. No. I'm sure. Let's go to this one and then move on.

Chair,

do we have to check with legal? So we've got scheduled public hearings at set times. Can we just bump those just and move a non public hearing in front of them? We could have to suspend the rules. Let me look at it. Double check. I just wanna make sure we're, yeah, following. We had to go outside of the public. We

could suspend as long as nobody appreciated. So Yeah.

That's right. Thank you for letting me make sure.

While he's looking at that, unless we continue the discussion.

That'd be great. Mister chairman, I I'm very appreciative from the letter for the letter from Paradise City, and we always want to respect and observe that communication. This has already been pointed out, Paradise City strongly discourages or is is opposed to this, but, I'm not real set on my take either way. My only concern is at this time, if I'm looking at this property, we're quite a ways from Paradise City proper. And knowing that we have approved request in the past in this vicinity, that's just a question and a concern of how we take that into consideration, not knowing the time frame. I don't know if anybody's here from Paradise City per se, but, I mean, it could be soon. It could be could be years before they ever expand, but yet it's restricting this individual's property rights. And, as I'm looking at this, I don't know if you wanna display it on the map, but, I mean, we're we're we're quite a ways from they're gonna have to jump their boundary big time to to before they'll they'll take in this property. Just just a thought for the time. Yeah.

Yeah. I I appreciated their letter as well. So many times, we don't get the feedback that we're soliciting from from the local city, so I appreciated that. I I will push back on one of the points they were making because they were talking about two and a half acre lot zoning. It's kinda what they would, move towards this area. A change to an r two on a seven plus acre parcel is just shy of 2.4 acres per per lot. So it's it's really it's not that different from Right. The zoning that they're Looking for.

Looking for. Yeah.

The other the other compelling aspects to this too, I think, as others, I'm sure, will point out is, you know, it's it's, it's roughly a lot split in a way. You know, it's it's gonna generate two new lots. And, in our rural county areas, that's fairly consistent with the the growth that has happened in in these non incorporated areas. So

Yeah. Yeah. That's that's how I looked at it. And if you look at that that map in the the packet that shows the homes around there, you you add two more houses on there, the one that has the blue and pink. Okay. It it really doesn't change the feel of that area. Right? Putting two homes on there. And and with that newly updated code, I think that passed county council last week. Yep. This this is the type of lots that are further than a quarter mile from a city boundary, but still fit that three or less, total lots for a subdivision that that we anticipate approving these oftentimes on. And I think this is the perfect fit for it. Right? It doesn't change the feel of that road. It creates two new lots. Yeah. To me, I think it it fits perfectly for what we anticipated using that for in other areas of the county.

Any other comments?

While you guys are still thinking or if you're gonna say something, just one further thought. So I I'm a little concerned because I I don't want Paradise City, especially, and especially for future response, to think we're not respecting or hearing them. But if we had a definitive time that said, you know, we're gonna be out there in three years or two years, that would be more compelling than my concern for the distance. But the final thought that I wanted to share, especially for the applicant to be aware of, is with the recent discussion from our last meeting. They if if this is approved, they've got to put some good thought into their access and making sure that whatever they tell the county they're gonna use for these lots has gotta be what happens because you can't propose an access, get what you want, and then change all that because moving forward, they won't give you occupancy if you don't follow through with whatever you propose. I only mentioned that because notice in the farm outbuildings. Yeah.

Yeah. And Connor measured that. It was point four miles from the boundary of Well, it's a city. Paradise. Paradise. Sorry. Paradise.

With with my thoughts again, though, I'll support whatever the commission feels is best.

I feel it makes sense. I mean, it's I'm not gonna change any of the feel out there, you know, and it's within what we've been talking about for for subdivisions. So I I think it's a a go for me.

I'm

I don't feel strongly

either way. So Okay. I'd make a make a recommendation to move this forward with a favorable recommendation to the county council to approve the checker visa.

Second. Based on the the Three conditions.

On there. Three conditions. Yep.

K. And we add a second on that? Yes. Okay. All in favor? Aye. K.

Update on Yes. You may, suspend the rules and move an agenda item up as we started on time and

Do we do we have any prediction or knowledge of how long this might take? Oh. Oh. We're still fine.

So they will need somebody needs to make a motion to suspend the rules.

Make a motion to suspend the rules and adjust the agenda to item five.

Second that. Okay. All in favor? Aye.

Thank you. I appreciate that. I I have a dinner engagement that I'm trying to get to, and schedule got piled up a little bit. The the Saddle Ridge subdivision is the subdivision that's pending before you. It has a problematic situation involving the roadway. I think you know enough about that to know what the problem is. We've identified an alternative route where we believe we have a county road that reaches very close to this property on the East Side and that we likely have cooperative landowners between the existing county road and this property. The there may be some question about it being a county road. It may take some time to define that. It may take legal action to define it. The Saddle Ridge people are agreeable to paying the cost of building the road, and we would give them something like a pioneering agreement if they have to spend money doing that. But it would solve a a major problem involving that subdivision in that location. They're concerned that the time that it takes to resolve those issues, we may change some of our ordinances that have allowed them to propose their subdivision. All we're proposing to do with this memorandum of understanding is to give them an a somewhat open ended extension while we try and work out the problems with that road. And that that any changes that occur in the ordinances or the procedure would not impact their subdivision that is now pending. And that's an agreement that we've negotiated with Saddle Ridge. I think it's appropriate that you look at that, and give your permission for us to enter into that memorandum of understanding, because that is a pending project before you.

Can we show can you show us on the map where that's

that that road access is It's gonna run the road along here.

Yeah. And and there may be some change in its alignment to make it on the property boundaries that would accommodate the landowners in the area. If it doesn't work, nothing nothing changes. We're not giving them any additional rights. We're not taking away any additional rights. But it's going to involve a longer period of time before they can proceed with their proposals to you. But there's no commitment that you will change any of the rule, but you would be locked in to the rules that were applicable at the time their application was presented.

Mister chairman? Yes. If I might ask, in my mind, it seems like there were some other concerns and questions involving that development There are. Water.

There are there are all those concerns, and we're not addressing those. We're just simply saying I understand that. But my concern with giving this concession

open ended sets a bad precedence for our other CUPs that have a year's, you know, they got the approval process and then they got a year to act. I don't I'm not saying I'm opposed to a a resolution. I'm only saying that I'm definitely not in favor of voting without I'd I'd still like to see a summary of what's before us, what's needing to be resolved, including the road. And I I think we still need to set a time because if this can't be achieved, prior developers of that same thing have come before us filing extensions and it's dragged on and on and then disappeared, and then somebody else tackles it again. So I just don't want the county to be obligated with, yeah, we're gonna do this. But without us the chance to review one more time, making sure that we're we're confident with what we're agreeing to. Yeah. Is that fair to ask? Yeah. I I I think

their concern is a fair concern that the rules are gonna change while we're trying to fix this one issue, and yours is the fair concern that'll drag on forever. I I think we'll have a pretty good idea whether we can solve this road problem within a year. I think it it may not be fully resolved there, but we'll know that. Might I suggest that we solve this by having an update one year from now to where we are. We give this a a period of a year and then take a look at it at that point, and see whether it's going to be resolved or is still up in the air.

So good. What mister Danes, wouldn't the alternative be to

discontinue it for up to a year? Previously. I mean, as as that that's what we're essentially signing an agreement to do is is to sit on this until we can figure out whether this alternative solve one of the problems of this subdivision. Because they're continuing stance. They they can continue with the other issues while that's pending. Mhmm.

May we just have something clear though, so everybody has one last chance just to say I mean, we I didn't see anything in the packet at all. We I was aware that this was an addition, but did we have some information on this that we didn't get? Or

Yeah. I was not able to get a copy to do some red lines on and then forward to you

to review prior to the meeting. We we have a draft of the agreement with them. We don't have anything that's final. So So it would be real helpful in I I'm not speaking for the commission, only myself, and I'm supportive of whatever the commission. But it would be helpful to me personally if we were able to see what's still on the table, what's needing resolved.

Yeah. And I I can't even answer that question because I don't know all of the issues that are resolved. The only thing that that they that I have been dealing with is a road problem. And I've looked at the road and gone out there, and the road is is a problem that has to be dealt with. K. So

And even with them other things that are still out there, I mean, just keeping this so that everybody's treated fairly across the board. Would we be okay to still say if there's a list of three other things that need completed by March 4 that they still are and then leave the road out there? Or, I mean, what's the thoughts from the commission?

I I kinda had the same thought other than if if the road can't be resolved, a couple of those others and, again, I don't remember them all either. May not need to be done if they never do the road. Yep. And so my preference would be to have staff get that summary made back up. Right? Everything is still out there. Right. And get us a copy of this draft agreement for review at the March meeting. And then if we need to, we can extend those other few items if they can be completed. Right? Give them a shorter continuance and maybe agree to that longer one. One. I I I think anything, I I wouldn't be comfortable doing it either. Okay. I don't think that's a problem. We'll we'll get this

they they sent us an agreement. We're gonna tweak it a little bit. They want a 28 foot wide road. We want a 66 foot wide road. There's some things that we're trying to clarify back and forth with them. I don't because what we're trying to do is a continuance. They're operating on a continuance through when now? Through March today. Through March. So there's really no reason I can't bring this back with a little more material and give you a copy of it in your March meeting.

Yeah. And I'm Maybe even in the packet just Right. Put put the original application back in there in the map. Yeah. And and we'll have the

staff provide you a list of what the other issues and conditions are. But but this is not intended to bypass any of those other issues at all. This is dealing with a single issue, and that is we think we've got a better access for the road, and they're willing to to do the improvements that are necessary on that road. And they agree that their money would be better spent doing that. So if if they can't satisfy the other conditions, they're not gonna do the road anyway. So

Okay. Can I ask staff, when when was it that we originally have we just continued this one time? Or has it been a couple of times? Couple of times. It originally came before you in April

with the recommendation

of denial, and then it was continued, and then it's been continued two other times. Okay.

Okay. Thanks.

K. Thank you. Thank you. Thank you. Thank

you. Do we need to make an official motion?

Or is that enough said? I think I think we're good. I think it will come to us next month. K. So let's move to the public hearing for the Wellsville Safe Storage LLC rezone.

Okay. So this is the Wellsville Safe Storage LLC rezone. It's a request to rezone eight acres from the agricultural zone to the industrial zone. The parcel matches the configuration of 08/08/2006 and is legal. The adjacent uses are primarily north and the east, a mix of agriculture and residential to the south and west. Of note is the American West Heritage Center is located directly to the south of the subject parcel. The nearest parcel in the county that's in the industrial zone is located 1.6 miles to the southeast of the subject property, a little bit closer to Hiram and away from the highway. This area falls within the agriculture and ranching zone for the future plan or the general plan. Location includes private agricultural landscapes in the Cache Valley outside of municipalities. Example areas include most of the valley. Purpose and character includes agricultural and range land uses on private lands and our conservation easements. Separation from dense residential developments is advantageous. The agricultural landscape provides separation between adjacent municipalities and protects suitable soils. Preferred land uses includes agriculture, ranching, rural residential uses at densities of less than one year per 10 acres, conservation easements, and conserved public lands. Secondary land uses includes industrial and commercial uses that's directly supportive of agriculture, so processing, packaging, and distribution, clustered subdivision developments, outdoor recreation, farmworker housing. Discouraged uses includes residential developments at densities of greater than one unit per 10 acres, if not in a clustered subdivision development. Commercial office, commercial retail, flex office slash industrial, and heavy industrial. COSAC, the Cash Open Space Advisory Committee, has identified properties along Highway 8991 as scenic vistas and valley gateways. They've placed a priority on those to be protected. Additionally, the American West Heritage Center is located directly to the South, and properties to the West are owned by Cash County, specifically meant for future use. Roads, 3900 South is classified as a minor local and as a county road, provides access to residential and agricultural properties, is maintained by the county year round, and has a speed limit of 30 miles per hour, has an existing width of 24 feet, a 55 foot right of way, a nine foot paved shoulder, a two foot gravel shoulder, a five to 10 foot clear zone, and it's paved. It's considered substandard as for right of way. Of note is that it's a minor local road, and industrial uses need to be on a to be on a major local. The Cache County Fire District had no comments. The noticing was completed on 01/23/2026, and the agenda was also posted on January 23. At the time of writing, we received one public comment, and it's Wellsville. And Wellsville is in favor of proposed rezone, just ensuring that they meet all CEP requirements. And staff has no recommendation, but we'll help you draft a letter to the county council. Thanks.

Any comments, commissioners, before we start to open the public hearing?

K. Mister chairman, I'd move we open the public hearing. K.

Second? I'll second. Okay. All in favor? Aye. Aye. Aye. Is the applicant here would like to come up and talk about it?

My name is Mike Baldwin, and I live within a few miles a year and have most of my life. And so I I we just saw a need and tired of taking my stuff and storing it in Hiram and, elsewhere. And, thought this would be great for the, citizens of Wellsville. We're so close. You do have industrial zone within a half a mile of this lot as well. I do I did notice you you have this classified as your minor local road. I'd probably say this is one of your busiest minor local roads you have in the county, given that you do use traffic control for it, several times a year for the various events that go on across the street as well. So it's definitely, a very a busier area than what what's been described in my my opinion on that, on that as well. And then, like you said, the Wellsville, city is just just across the street there and, obviously was in favor of that to, hopefully, help some of their citizens so they're not taking their stuff all the way across the county to to try to store it as well. So any questions for me?

Have you looked at the possibility of annexing into Wellsville City?

Yeah. Well, we've looked at that, talked to them a little bit, and just had just minor discussions there. Okay. I'm not really done anything yet.

Okay.

Chair? Yes. Have you done any design and see how many units you would have there so we'd have an idea of what the traffic's gonna be coming to that site? I would guess

based on a previous experience we've had, you'd probably have and it it depends on the size. You can put a whole bunch of five by five units on that. But for what we do, it would be a mixed use where you've got smaller units and bigger units where people can put a motor home in there if they want. And so you're probably looking at, let's just say, four to 500, maybe 600.

K.

Thank you. Have you talked to the American West Heritage Center about the project and how they feel about it?

I have not. No. K.

K. Thank you. Any other

comments?

I'm Travis Baldwin. Lived on the South End Of Cache Valley most of my life too. I just want to point out that most everywhere else in the county has a place to store stuff. Southwest County does not yet. You have stuff in Hiram that you guys approved. You guys just recently approved one in Smithfield well, North Smithfield in an agricultural zone too on some minor roads there, it looked like. You have some way out west on Valley View Highway that you guys have approved. So like I said, it's we we saw a need. Wellsville City is in favor of it. It's I think it's a a good spot for for storage units for for people on the the Southwest Side of the county, whether it's in Southwest Nibley or College Ward or Wellsville or even on the West Side Of Hiram. So

Mister chairman, I guess I have a question for that. Can I'm not real familiar with Wellsville City or the surrounding area there as far as their fire. Is there already fire hydrants and stuff in that area?

No. I've had some conversations with the fire department. They said you'd well, we're not gonna probably put, like, a office or anything right there. What they need is just a a tank that they'd Fire department's here, but, I think they said they'd just need a tank and a holding tank in the ground, that they check. So we'd have fire suppression there.

So I just have a question for that. I mean, I'm not really sure our process on being here tonight as far as did that did that go through fire then? Is fire okay with it? The only reason I'm asking these questions is I'm I'm not opposed to it. Right. But but I would not want to move forward with this rezone to industrial with the intended is and then have that be changed because of fire cost or something else and then leave this parcel industrial, but not with the intent that we approved it. So that's my my main concern on fire protection.

Do we could I was gonna say, I don't know if he wants to wants to come up and say We're up against there. But we've had conversations,

both of us, about it.

But again, I'm only speaking myself. I don't

Jason Wynne, fire marshal. So yes, we've we've discussed water supply for these buildings. It's just it'll be the same as we've done for everybody in the county as far as the storage units. They'd have to, bury a tank with a certain amount of of gallons for fire protection, depending on the largest size of the buildings, what we we do the calculations for. So, it could be 10,000 gallons, it could be 20,000, it could be 50 thou you know, 50,000 gallons depending on how big the structures are. But, yes, that's how we approach the water supply for out in the unincorporated County with these,

storage units. So back to my question, though, if money is an endless limited supply or endless supply, this isn't gonna affect you. But, I mean, how are you even gonna know what's required and what the cost is without I mean, you obviously gotta proceed. But again, if we approve this tonight and then it's unaffordable or not an option for you.

We we've talked about it in the past. And, yeah, money's not an endless supply. I wish it was. But, but we've talked enough about it. We've had we have one other storage property where we had to do some fire suppression. And that was probably gonna be a lot more expensive than this because we actually had fire hydrants and things like that that we had to put in. So

And I think, Brady, to your point, so right now, we're just recommending or not recommending the rezone. He could still build anything under industrial. It would be the CUP process when they come back where we would address those for sure. But in the past, there's been a little pushback

on going to industrial without having an idea of what the final product was because if Watterson was here, he'd

say a belt Yeah. There's stores or whatever. Anything anything's an option.

Anyhow Okay. If you guys aren't worried about it, carry on.

Okay. Thank you. Okay. Thank you. Any other comments?

Make a motion to close the public hearing.

One second motion to close the public hearing. Okay. All in favor?

Aye. One thing I wanna bring up that's on the on that we talked about is the Cache Valley Open Space Advisory Committee has identified properties along Highway 8991 as a scenic vista. That's sure not a fair way to look at land orders out in Cat out in Wellsville that own property along that that highway because it really stops them from allow allowing them to build commercial buildings or or homes because the setback's so big there. So I I don't think that's a consideration. Right? I think we should look at because of the attendant use of the property along the highway. I mean, you're there's a major highway going through there, and and I doubt anyone wants to put a home right on the highway where it's right now zoned r 10. It needs to it needs to be more used for commercial or industrial use, I think, right on a on a major highway is my my point of view.

See, mine would be almost the opposite. That we wanna keep that ag feeling as you come in to the valley whether, you know

Yeah. Well, who pays for that though? Who wants to pay for that? I have property right on the highway. And if if the county wants to come to me, all the citizens say, hey, I'll pay you for that property. Keep it open space. Yeah. I'm all for that. But Yeah. We shouldn't inhibit people from wanting to improve their property just because people in Logan want us a pretty place to look come through. It should've come at the cost of the citizens of Wellsville or the property owners in the county along that area is my point. I think that's part of the the, right, the $20,000 bond is is there is the option there eventually, I think, to buy

some of that those vistas if people wanna sign up. I mean, it's not it's not mandatory. Right? They do have that option to preserve that and get that value out of it.

I mean, for for me, zoning is discretionary. Yeah. This is not, you know, despite being on a highway. We've got lots of highways and major county roads in the county, and the the approvals that we've been giving to these isolated industrial properties or whatever are generally not on the major highway like this is. That's true. And so yeah. I I I think we have more discretion here. I I feel similarly with with Nathan, of course, and this is an important corridor. And it's not just scenery. It's the efficient moving of traffic as well. And Wellsville's got a lot of great land within it, and if they wanna annex this property, they certainly can, and then they can approve the industrial use of the property. But for for me, it doesn't have to be at this location next to the American West Heritage Center, which is the full intention of that place is to have you feel like it's early nineteen hundreds. And so in 2026 A major a major a major storage unit project, of course. Which is yes.

Not that. Having served on the board for the American West Heritage, I can tell you that they would love to have all the property they can get. Yeah. And I know of one case, a little triangle directly south of there that was going up for sale for a gas station. And we worked hard and long to be able to get that property and purchase it. I don't know what's happening to the North at one time. The Shoshone Indians and others have been involved. But I hate to see it disappear, that opportunity disappear had. And that's why I asked the question, have you talked with the mayor? Because I assume they're aware that this is happening. I don't know whether they have to get a letter or anything from us. Yeah. They would have gotten a notice of being treated on the street.

That's being across the street. I might be totally wrong, but according to the plat map, unless it's changed, you guys don't own the property yet. You're just in the process of trying to help get this going. Correct? Correct. One of the owners is here. Okay. I I am one of the owners of that property.

Here.

Maybe you can come up here. I I wasn't trying to I was only good to know. I was only making that clarification here because I looked in the flat map and it's It's good to have more insight. It's still under the owner's name. Yes. Yeah. Okay. Doug Christiansen is my brother. I'm Margaret Bosworth.

And we own it, and we've been leasing it out because our farm is down below by the Little Bear River where most of the stuff is, and it's too hard to bring the equipment up for eight acres for what we do. We have approached the American West many, many times because they own the two down, going west of us, the two pieces there, about buying that. And they've never wanted to buy it, because we don't want we don't want a big, We've had people come in and and say, we wanna put this and this and this, and it's not something we want to be out of the ordinary. We want something that's nice, that's landscaped, that's not take that's not high, that's not taken away from the view of Wellsville. But we have approached the American West for several years, and they were not interested in it. And so we thought maybe a lot of different ideas. And, when we talked to the Baldwins about this, we approached them on this because, we knew the storage unit, and that's something that would be low key, and we saw what they were planning, how they wanted to landscape it, and we thought that would be something nice on that piece, easy to get off the road. And it's up from the American West. I mean, our farm's down below. We use the road every day, and it's up more where the sign is. So when they come, they they park when they have their baby animal days on those fields. They park all the way right up to our property and use it. And we're aware aware of it and all the farmers down the road. So when you say about the American West, they've they've not wanted to buy that piece, and we've offered it for several years. Thank you. So we thought what was gonna be there would be very well done landscape. We've seen the drawings and and asked that we want it to look nice because we're we don't have to sell it. We don't that's not something we have to do. We wanted something nice there and something that people would enjoy.

Thank you.

And I don't know if I can add to that, whether it's already closed or not. But we can we can do it so it does look nice. We can put shrubs on the outside to hide those buildings. It's not gonna be I mean, you think of storage units, you know, think of trash and crap and and things like that. It we can make it nice and presentable so it does look nice coming into the county where you have just shrubs or trees on the outside to to block those buildings and make it look nice. So there's things that we can do.

And the thing that we're considering right now is rezoning to industrial

irregardless if you put a Right. And that's where you guys have to decide, but that would be our plan with it. Yeah. Thank you.

I'd be ready to make a motion, but I realize I anticipate it's either gonna be for or against. So if one of you guys wanna go against it, you're welcome. Or if you want me, I'm I was gonna propose suggestion of proving it to the council, but I'm I have a call for you. To you. Go first.

I think you spoke up first, Brady. K.

Mister chairman, I'd move that we submit a recommend of approval to the county council for the Wellsville Safe Storage LLC rezone. Again, in favor of with the One. The

Is this one condition? One Conclusions.

Conclusion that due to Wellsville City not protesting the rezone.

K. We have a second.

Falls flat.

And you can't second it. No.

I can't. K. Okay. There's no second. Do I have another recommendation?

I'd make a recommendation of denial to the county council based on the six conclusions.

Do you have a second?

I'll second.

Okay. All in favor?

Aye. Nate. K.

Aye. Still opposed

or in favor of approval. So However So I don't have the one nay? He's a nay too. Okay. Cool. We're we're good.

K. K. Okay. Next public hearing. Greenfield, Millville, and quickly mention that

you you'll be taking this to the county council, and so

They can change. They

they don't have to follow our recommendation. Sure. K. And if they do recommend denial, ask them if they wanna buy the property.

They own the two pieces right next to us. Yeah. The county.

Because maybe they would be interested.

So they have to be forced. Yeah.

This might motivate them. Yeah.

So Yeah. Okay.

Connery, take us through the next public hearing number three. So this is the Greenfield Mill Overflow and Office Space Rezone. It's a request to rezone 2.89 acres from the air agricultural zone industrial zone. There's two parcels. Parcel 9422 is 2.43 acres. Parcel 94220 is point four six acres. Properties do match the configuration at 08/08/2006 and are legal. Adjacent uses are mainly to the Northeast and West for a mix of ag and residential, and then properties to the South are mainly industrial with a mix of ag in there. The flour mill and the pepperidge plant are located directly to the south of the subject properties. Nearest parcel in the county that's in the industrial zone is located directly south to the of the property. In terms of future land use, it's in the agriculture and ranching, area. So the location of this is private agricultural landscapes and Cache Valley outside of Valley outside of municipalities. Example areas include most of the valley. Purpose and character includes agriculture and rangeland uses on private lands under conservation easements. Separation from dense residential developments is advantageous. The agricultural landscape provides separation between adjacent municipalities and protects suitable soils. Deferred land uses includes agriculture, ranching, rural residential uses at densities of less than one unit per 10 acres, conservation easements, and agritourism. Secondary land uses includes industrial and commercial uses directly supportive of agriculture, so processing, packaging, and distribution. Clustered subdivision developments, outdoor recreation, and farmworker housing. Discouraged uses includes residential developments at densities of greater than one unit per 10 acres, if not clustered subdivision development, commercial office, commercial retail, flex office slash industrial, and then heavy industrial. It's also located in the urban expansion overlay. So location of this is adjacent to city town limits within municipal annexation policy areas where future development could be accommodated with urban level densities. As continue as communities may provide additional information, these reference areas may be updated on the future land use map without an adopted amendment. These should reflect a probable expansion of services within the ten, twenty year time frame. Example areas includes unincorporated enclaves between or within cities. Purpose and character includes to provide for unified municipal growth that aligns with the municipal land use plan and an approved annexation policy area with an approved county intergovernmental agreement. If developed, these areas would need to be annexed in the neighboring community, which would facilitate service provision. Preferred land use includes annexation of these areas, should strive to accomplish the densities, intensities, and street patterns contained in land use plan. New uses should be developed where urban level infrastructure is available. Affordable housing options are also appropriate in this area. Secondary land uses include civic, so meeting spaces and residential support uses. Discouraged uses includes uses that are not consistent with the municipal general plan or existing county zoning. Cosec had a comment on this one. Recently, a round one application was approved by the county council as resolution twenty twenty five forty eight. So this includes three thirty four acres located immediately to the north and west of the proposed rezone, as well as some part some other parcels that are on the east side of Highway 91. Roads, accesses off of right here, 11600 North. It's classified as a minor collector and is a county road, provides access to residential, agricultural, and industrial properties, is maintained by the county year round, and has a speed limit of 40 miles per hour, has a variable width of 20 to 22 to 39 feet, a variable right of way of 80 to a 100 feet, a four foot paved shoulder and a two to eight foot gravel shoulder, 10 foot clear zone and is paved. It's considered, okay in all aspects. The fire district had no comments. Noticing it was completed on 01/23/2026. The agenda was also posted that day. At the time of writing the staff report, one public comment had been received. Richmond is in favor of the proposed rezone, and staff has no recommendation, but we'll help you draft a letter to the county council.

K. Thanks, Connor. Can I get a motion to open the public hearing? I'll make that motion. K. Second. All in favor? Aye. Is the applicant here who would like to come up and

tell us about what you're supposed to do? Yep. My name is Kirk Ahrens, VP of environmental health and safety for Greenfield Milling. What we're planning on doing is the house is remodel the house and the office spaces and moving our corporate finance team into that space. And then the rest of it is overflow for staging of wheat trucks coming in during harvest times. We're taking up a lot of the road spaces and making a lot of congestion. So we wanna be able to stage our wheat trucks over across it and safely be able to bring people back and forth without causing traffic jams in the area. Also, to have some staging, the plans for future development of an expense extension of the mill, expansion to another seventy five hundred hundred weight mill being put in. And then a mixed plant being put in on the property also will need more van trailer storage. And so that would be over full flow storage for, van trailers there also.

Okay. Good. Question. So question with that. So initially, you you'll use it for vehicle Yes. Of truck trailer overflow, which is sometimes it seems like it could fill that whole lot. Yes.

Where do you anticipate all those trucks going when you when you put a new mill on that site? The mill won't go on that site. The mill's going on the current mill site. All all all that will be will on the current site. Yes. So all maybe for overflow Overflow trucking. Yes. Okay. Yep. Yep. The expansion's over where the mill is currently. Yep. No. No. No. On this side, you're gonna send No. No. It'll be all all the buildings will be on the current site. We just don't have any room on the current site where Pepperidge is allowing us to use some of their space right now. And we wanna stop using their space and start being able to use our own space for it.

Thank you. Yep. Hey. Yes. I do. Mister Chairman, I'll go ahead. Have you are you aware I mean, I know I know speaking for the ag community, we're very appreciative of the operation, and we're appreciative of your concern for the safety and such as this citizens Yes. And the well-being. But in any of these discussions, so you guys pending the approval of this tonight or the council, you'll be on three corners of that intersection. Correct. With that being a major highway, 65 miles an hour, and crossing that, it's a nightmare. It it is. You know what better than I because I see your truck sit for fifteen minutes. Yep. And I sneak it wrong. I reached out to to DOT,

and they were doing studies on it. But right now, they have not given That was my question. Has there been any

I mean, I don't know if it'd even be possible to request the speed limit down to 45 to accommodate Well, you got Lee's further north of Richmond now, and then you got Pepperidge as always, and you guys.

It's just a a disaster waiting to happen. We would love to put a stoplight into that area. Well, that was my other question. Has there been any of this discussion? So we've talked with DOT right now. They've done some studies, but they said there's not enough truck traffic to to put a light into that area. This may help a little bit, and I I continue to to talk to DOT about that. Just a question. Thank you. Yes. Another question.

Yes. The other problem I see is getting the trucks from the north side of that small that country road, so to speak, to the south side. Yep. That's that's an accident waiting to happen. And you know that, and I know that. There Is there a way to get them across there?

That would have to we'd have to work on that. We have not I mean, we know that our entrance is right there, and there's a a way to come across there. I'm I'm worried more about people the trucks blocking it and not having people be able to see going out into the I mean, the where they're currently right now, they're pulling off to the side of the road, blocking some visibility too. We'd rather have them push back into that area and be able to look both ways coming across our coming across the road into our property.

Because you you've also got a train track there. Yes. That's another problem that you you you're gonna have to wrestle with it. You know that. And so To to wait. If I think before you make any plans, I would make sure I couldn't go without a light because that's, like, only possible.

Just just I'm not trying to stick up for him, but living there, and and we farm there and trying to get equipment across the road. The north to the south, yeah, there's cars that still come east to west on the north to south, so there's gonna still be caution. Right. But when you see six or seven semis stacked up along the edge of the highway, so you can't even see leaving that intersection or anything. This is gonna help substantially. And the the east to west across that 16 or let's see. 6 no. What what's that road? 16500

North? 11600. What? 11600.

11600 is gonna be the least of the worries. It's that highway that's the challenge.

So does that say and you you can't put a stipulation on it, I don't think. Well, I Without a stoplight. And you the state doesn't like to be told anything.

That's what that was the reason I was asking him because the safety is the highway for everybody right there. But carry on with your I'm fine. That's answered my question.

Well, tonight, we're just doing the rezones. Yeah. I could part of it. Any other comments? Okay.

Thank you. Thank you, man.

While we open up the hearing aid.

Zane Christiansen. I I appreciate the flower mill. I appreciate what it's doing to local agriculture, providing a way for our product to go. I'm a neighbor to the North. I really appreciate your lights. Pepperidge has these blaring lights that shine in my but your lights are pointed at the ground. Not obnoxious at all. I have all my family, my friends, my my church members travel through there. What? In the last thirty years or so, we've killed two people on that intersection and wounded quite a few. I just worry worry you go when Casper's shift gets off, traffic backs up there. I I would totally encourage a light as well at that location given the situation. It's it's gonna be bad, and I would prefer it not be any anyone. Again, I appreciate your great neighbors and being a neighbor. Just the other consideration when that does happen, just that we're notified just as we've been of of water usage and and things. So thank you. Thank you.

Any other comments?

Art Bodley, also a neighbor to there. This probably doesn't have anything to do with the rezone, but just looking like, that house is you said you might remodel it and use that as the office. We remodel it. My suggestion would be is remove it and move the office further off the road, because it is I think that could eliminate a lot of, you know, not being able to see in different things. But

that's my only couple of trees in that area. Yeah.

So yeah. I'm not opposed to what you're wanting to do. I would just say, get rid of that and move the office further off the road. But

Any other comments?

Motion to close the public hearing. Second. And all in favor? Aye.

Aye.

I think this makes a lot of sense. I mean, you get that kind of traffic out on the highway. This is It's one of the concerns we have. Way to get it. At least at least it's in crossing a road that they know they're coming to a stop sign, the railroad track that slows them down. There's still there's still risks there, but this

reduces that Yeah. Quite a bit, I think. I agree.

And Connor touched on this. Of course, mister Christiansen is his family, his mom is in the process of of putting all of the property surrounding this into a conservation easement, which is fantastic. And so we really appreciate that, and this does, I think, make sense

where it's located. Because that that stops it. Right? This is as far as industrial commercials go, and if that easement goes through, then If everything goes through. It'd be yes. It's a good good spot to stop it.

K. Yeah. Can I ask you a question? So if we approve the rezone and it goes to the council, can the council put any stipulations on it or some discussion with the state about a light? Is there any way to put pressure on the state?

Well, it's it's a state. We can comment, but it doesn't hold any way. Yeah. It's all We we can't tell them what to do. Yeah.

I would imagine. I just want to know. It was interesting even with we as we talked about the South End of the valley in the entrance. Mhmm. I mean, they put that light in at Ted's 3200 South, which was long past overdue with Miller's traffic and everybody else. But I don't know. Maintaining these vistas, these views is awesome and important, but homes keep getting built, businesses come and go, and whether it be speed limit reductions, or or lights, I just

I don't know. There's there's not a happy medium, but If the distance of the county, Valley View would be a four lane highway all the way across.

That's right. There you go.

Thank you. Shane's good. We get a question. Make a motion to approve the Recommend approval of the rezone

with how many conditions? There's two. Oh, let's see. There's four. Four. I'll second that. Okay. All in favor? Aye. Okay. Next on the agenda is the SBA Paradise CUP.

Okay.

So this is the SBA Utah or UT 2413 Dash B Paradise conditional use permit. It's It's a request to create and operate a telecommunication facilities major, so use type 5,700, on a 2,500 square foot portion of a 16 acre parcel. This 2,500 square foot portion is in the public infrastructure overlay. The purpose of this project is to create a facility that'll increase wireless service quality and reliability in this area. In terms of the operation, there will be no employees on-site permanently with there will only be occasional site visits for maintenance. Hours of operation, the facility is ex expected to operate continuously. No waste will be produced as part of this project, and if any is, it'll be taken off-site immediately. Lighting will be minimal and we downward shielded. Signage, the applicant states that you don't anticipate the need for any signage. In terms of construction so the proposed cell tower would be a 103 feet tall. So this ties into two conclusions that you'll see on the staff report, setbacks and height. In terms of setback, code says the facility must be set back from the property lines. That's a distance equal to their height. 103 feet away from the property line, but is only about 55 feet. However, the planning commission does have the authority to waive that requirement. And with height, similarly, this ties to conclusion number five. Coates says the maximum height of 45 feet, but the planning commission does have the authority to waive this limitation as well. Secondary structures includes a backup generator, equipment cabinets, h frames, a couple of future lease spaces, and a fence. Access to the site will be from existing access that comes off of the 8200 South. It runs along the West property line and services both it and Parcel 1931. In terms of roads, 8200 South is classified as a minor local, provides access to agricultural properties, maintained by the county in the summer, does not have a posted speed limit, has an existing width of 16 feet, a prescriptive right of way, and it's gravel slash dirt. Access to the site in the winter may be difficult, if not possible. It is exempt from a parking analysis. In terms of services, the fire district did not have any comments, but will review any future developments, so zoning clearance. Solid waste disposal is the responsibility of the applicant. In terms of sensitive lands or detrimental effects, stormwater might be a concern. So they may need to get a stormwater permit if the total development area is greater than 5,000 square feet. Similar with lighting, they'll need to ensure that it's dark sky complaint has a minimal effect on surrounding properties. Noticing was completed on 01/23/2026, and the agenda was posted to the county website that day as well. One public comment has been received. Paradise is against the conditional use permit, and staff recommends approval of the 12 listed conditions and five concluded.

Thank you,

I think Paradise Cities was against it because it their code's 40 feet, the county's 45, and this is a 103. Kind of

it's actually visual use case, basically. That was their big concern as well.

Okay. Question?

Yes. I assume the additional height is for coverage. Is that right? I believe so. The applicant is here if you would like to speak. He he's the expert. I'm not a telecommunications guy. So That's what I was yeah. Yeah. That's that's how I basically understand it. It'll help him for an area that, apparently, is apparently has pretty bad service. So Okay. And the height is necessary for that as well.

K. If the applicant's here, they can Oh, no. This is It's not in public. This is not in public. Not in

public.

Yeah. Good evening. My name is Ben Feldman. I'm the applicant here on behalf of SBA. And I'm here to answer any questions you guys might have.

Will you address the height? I think you guys discuss the height. The height is a hundred and three feet.

Due to the terrain out there and the highway, that's what they need at a bare minimum to meet all their RF objectives from what I've been told. Between the mountaintop sites that are already there and any other kind of sites that they have in the area, they just can't cover what they have out there.

If if you put in another tower at 45 feet down a ways, would it cover?

Probably not. The way that they address this whole RF objective is based on current sites and the terrain in the area. And I don't think going anywhere farther northeast, south, or west was able to cover what they needed. Because they specifically make what they call a search ring when you look for these potential candidates for cell sites, and it basically is based on existing coverage and what they need.

So the up and down of the terrain.

That's Or does it have to be high enough to get down to a house Correct. Or a car. Or down to the highway. One sixty five is the problem as well. Because the highway sits lower, I believe, or high over here, or vice versa in certain areas.

K.

Connor, could you zoom out from around the map so we get a better view where it's Just just out of curiosity, does this

does this have anything to do with Powder Mountain?

Powder? What what mountain is it? Powder Mountain. It's a

It's a it's a mountain.

No. I I I know there's a I know there's a mountain that they they reference where they have a site on, but the problem is when you have mountaintop sites, it can only go so far.

We understand. Okay. I just was curious if if if that because it's just the increased use in the area, but, I mean, it makes sense.

Yeah. I mean, I know there's increased use. I had one I had one person call me in favor of it. They have Verizon out there and they said coverage is terrible. So

One other question I have. The distance from the property line that the tower is supposed to be Mhmm. What is the reason for it being built in the corner rather than out in the middle?

I believe it's so we are out of the way in mister Gunnell's property in case he does decide to build or do what he wants to do in that property. We're kind of we we typically try to be in corners or away from being in the middle of a property because then it's very difficult for someone to to redevelop. Being in the corner, we don't really meet the 100 foot setback because the pole is a 103 feet and the compound's 50 by 50. We'd have to shift another probably 50 feet into the parcel. So that was pretty much the the best case scenario to just sit into a corner over there. Because if there's any danger of it coming down, there's a good chance it's gonna hit on somebody else's property. I At least on two sides. I doubt it's coming down. These big things are built. Structural is ran. They base everything on the geos, environmentals. It goes down pretty deep. When they dig for these caissons, this tower is probably a thirty, forty foot caisson that they drill down before they even put the tower in. I can't say it won't, but I don't think that's a high wind area. And it's structurally built to a stand collapsing.

Yeah. I don't think But do you have a 45 foot tower where this sits right now? No. There's no tower out there right now. Okay. I thought that was a little I guess, my misunderstanding. I thought there was an existing No. There's no existing towers over there.

He he brought a It's a photos. Yeah. That's Photos showing that what it looked like with I just figured. Yeah. You guys are seeing what we call

bless you. A a photo simulation of before and after of what it would look like.

K. My bad.

No worries.

Any other questions, commissioners? K. Alright. Thank you. Do you have any more?

For for me, this is this is a tough one. Not not really for the use, but how far it exceeds our standard heights. Right? Like, 45 is easy. It's a slam dunk. And even if they said, hey. We we we need a 60 foot or something like that. But double double the more than double the minimum height or the maximum height is is tough. I appreciated the the simulations. I think those are super helpful, but I struggle I struggle with the 100 foot tower. I really do.

I think the the beam around was 60 feet, wasn't it? That we did I think so. Six months ago maybe. I think we did 60 to get over the ridge.

I I feel like we haven't run into this, you know, big pipe issue before.

So I could

be wrong. But Paradise City is objected to it, and that's in their future annexation area. Something to consider. Where at on the property is this located at again? Is it in the South It's gonna be West Corner? Right here.

So the Southeast. Yeah. West Corner.

Would the coverage change at all if you took it to the Northwest Corner with the Lower Tower?

I don't know how much the elevation I don't know how much the elevation change is going up there without looking at a map. Back to your question, you said you approved something at sixty five feet. I don't know where that was. You could have been at higher elevation. It they're all Exactly. They all vary depending on where it is. So Agreed. And and that's why the location's important. Right? Yep. And and

there's not enough information here for us to critique how the analysis was done, but there's higher landscape somewhere around here.

There could be. I'm not aware of, you know, other areas that they searched. The ring typically or quarter mile sometimes is what they they have them in. It's also up to willing landlords that are willing to lease space. So if they did reach out to other landlords, maybe they, you know, weren't amenable to to lease in the space. So

Mister chairman. I may have misunderstood Paradise's letter, but I I didn't think it said that it opposed it. It just wanted to ensure that proper impact review. Did I did I miss take that or did they outright

post it? They outright opposed it. That's far enough. I'm just trying to That is the closest house that's that's gonna be. In that first paragraph? Right there. Yeah. It's gonna be Maybe maybe they are okay. Yeah.

So

301 more. Great.

My name is Jerry Fowers. I own the ground right next to there. If you could zoom back in a little bit closer, you can see I we we grow raspberries on that ground now. We've been there for seven years, eight years now. And all that equipment is reefers units and I have a ton of people there, pickers and things like that. So I I do have some concerns about it if it's gonna be the stall, if it did fall over, but I'm sure it wouldn't fall over. But, you know, we we can think about that. But it where where they want are proposing it is down in a hole, and it doesn't show that on the map right now. But if you go back up to kind of where the orange letters is there, there's a a knob, which would probably be a better spot to put it on, which is probably 40 foot taller. That would gain them another 40 feet, but that's just my my thoughts. The other question or concern that I had is the the Access Road 8200 that goes up to this farm ground is it does have ag easements on it. I've been told I can't build a home on it because I don't have an easement. So I've just was kinda wondering how they're getting an easement for a cell tower on that ground if if they've if the county's just waving that or or what's going on. But other than that, I I I I don't oppose it, but I just that's kinda where I was just some questions.

Connor, do you speak on the easement at all? How's that? So this is kind of a bit weird one because 8100 South is and Matt's probably the better person to talk about this one if he's He ran away. Oh, boy. That sucks. So 8200 South. I went on a site visit with him, and I guess there's discussion regarding if it's a private road or a public road. Mhmm. So if it's a private road, you would need to get an easement to go up and down there. If it's a public road, then you would need wouldn't really need anything. You'd just be you have access to it. So from what I've heard, there's discussion between public works department and the person that is calling it a private road, but that's as far as I'm aware, basically.

Okay.

Well, am I right? I mean, this this being a conditional use permit, we can put conditions on it. We can approve it

with a shall improve it, mister Sam.

Right. Yeah. Yeah. Right. Right. Unfortunately. So so we can approve it with a with a I mean, potentially. Right? We can improve it with a with a height limitation that meets our standard or something else.

That's a good point. Yes.

We can address the road issue in that in a in a condition too. That's a good point.

Well well, an interesting point that's kind of been brought up, if I've digested what we've heard, if it's going in a lower spot on the field I mean, when when we look at our our guidelines or our current code, which which I respect Or, I mean, when we can look at that from a number of different ways, the aesthetics and whether you put a 45 foot tower on this elevation or a 65 foot tower in a hole, unless you're right next to it, the aesthetics of that from a distance is not gonna be any different. So I I I just think that's a whole another whole another deal there, but I I in in trying to keep with code, I don't know if they could find a higher spot and accomplish it with 45. I just I don't know. This this is kind of a tough one because with today's technology, everybody relies on or, you know, we wouldn't wanna be responsible for somebody in an emergency trying to get out and because the tower is not tall enough, they can't. But if there was something that could be done here to negate the overall height but still put it in a better spot, I I don't know. Well, on this GIS parcel summary in our packet, it shows higher property like

Like like you mentioned, that might be a better location for them. No. But it'd be at the lower height.

Is is the reason for the present location more access than it is in any because I assume there'd be more cost to them if there's if the access had to be purchased. It's probably the landowner's consideration not to have it in the middle of his field. It looks like it's in the middle of his field. Especially for agricultural

purposes. Right?

Yeah. Because the high points in the south in the southeast corner of the property.

I got a question for Connor. So, Connor, under the height exception that we can make, you have the number one there. The basis of this determination is based on if the the greater height is aesthetically appropriate. Is that out of code? Is that what code says? Or Yeah. So code actually says, and they can bring her up. If that's the only reason we waive the height, then then it is, like you said, we gotta look at that more. You know, are there any other options in there than other than that one, I guess, is my question.

So here's the code itself. So in all zones, the planning commission shall have the authority to reduce or waive the height restrictions listed in this section on the request of the applicant and a satisfactory showing that the greater height is aesthetically appropriate as deemed by the land use authority, which in this case is planning commission. With the waiver request, the applicant shall submit such technical information or other justifications as are necessary to document the need for additional height and satisfaction of the planning commission, including, but not limited to, the visual analysis, including the proposed or existing communication site is is aesthetically appropriate, and the proposed facility cannot be achieved by any alternatives, such as a stealth facility, attached facility, replacement facility, or collection.

Thank you.

I know it. We're trying to digest what you're saying.

I'm reading it again. This. Yeah.

How much elevation change do we see across there? The the yellow and the red, what does that represent?

So those are actually steep slopes. That's not necessarily anything.

I couldn't turn on the topo layer on mine. I don't know if you can, Connor. But, I mean yeah.

Alg, I cut you off. I apologize. What were you saying?

Just that with that height, we have a duty to shall approve if it meets, but but we have some leeway there if we if we just determine that it with that aesthetically pleasing in there, or the aesthetic whatever it said. So we can we don't have to approve.

That's the height. Well, based on that. We can we can approve it, but with the restrictions. With the restrictions. Yes. That's what we think.

But but when I was thinking while I was talking. What that's a fee. If the applicants studied this out and the purpose of this selected height and area is gonna basically negate the the need or the service of this, would we be better off to move this out for ninety days? Let the applicant and the county study it further whether they pick a different location, whether they do whatever else. Because if we if we just go ahead and prove it at a reduced height, and we already know that doesn't service it, we didn't really accomplish anything, did we?

Well, for yeah. I mean, you make a good point. Also, for me, like, when they came in and got the rezone, right, they could have said, we're gonna ask for a 100 foot tower, and I wouldn't have approved the rezone. Right? I'm Yeah. I'm just assuming they're gonna put in a tower that meets our state. Compliance. Yeah.

So I forgot about the reason. I would've

at least for me, I would've advocated against the the rezoning if I knew it was gonna be a 100 foot tower. I I do know in in the past, we've had proponents for cell phone towers. They'll actually bring in some visuals, and I didn't see that in this package, but they'll bring in some visuals where they analyze how much terrain different tower heights can cover. You know? And I'm sure, you know, 45 feet is not as good as a 100 feet, but it's not worth less. Right? Like, it's still gonna cover a large area. We just don't know the difference between the 100 foot and the 40 foot. Foot in a hole

versus 45 foot on a on a knob. On a knob is gonna make a big difference for your coverage area. Yeah. It looks like people It is. There's 40 feet of difference in that 40? Yeah. One side to the other. Holy heck. How tall are those power lines out there? My inch?

I would guess they're probably

six 60 to 70, those big ones. Those big ones? So Oh, I don't know. They're the big ones. But but there you go right there. I mean, if we were on the knob, now we're looking at a 65 foot CUP versus a 100 foot because being on that knob should It gains you that. Service the same as the 100 foot in the hole. You would think. Right? Yeah. So what about the applicant back then? I mean, if we've already identified here you got forty forty feet of from the hole to the knob, is is that gonna what why would you not go to the knob and go a 65 foot? What's that gonna I'm not sure if the landowner wasn't willing to use that corner.

That could be it. To go back to the not knowing about a 100 foot tower, I'm not to say that it never was brought up, but I've been here four times for the rezone. And we've talked about it being a cell tower, being a 100 feet. I know it's been six months. I didn't have it. Sure. And we also made discussion at one point that we'd we'd see at the CUP, basically, to discuss the cell tower. So Yeah. See what I'm saying. So I did. But in in any sense yeah, I mean you could bring in all the RF studying stuff that you guys want and you've seen before and all the before and afters. These engineers place these things in specific locations to meet the coverage. If they go down 20 feet, they may lose coverage to the east, but everybody to the north gets it. So then not everybody's covered the same. Police and fire, a tower this big over there will probably improve coverage dramatically. First responders, things of that nature. It's hard to keep moving a tower though. I'm not against No. I get it. But to keep moving it, like, to continue this and then go see if it works in the Northwest corner. And if it doesn't, you're back here. Or if you wanna go to a higher ground and it's a different land owner, I start all over again because now the new land owner I have to find has to, you know, enter into a lease, all that stuff. But if I have to go through a rezone again if if that's the case, that's the case. But, you know, this is something that we've think had with the Landover for about a year. Going back to the easement, I just looked something up. We do have an easement to come in with a company called Autumn Farms. That's not you. Fantastic. So we did you did Coming down to the east side of the property, but on the north side on that anymore. Okay. I didn't know which road you're talking about. Okay. So we have one coming down, but I figured going east was probably, you know, public road. So no matter where you put these things, they're never gonna look good. You can't disguise this as a tree. It's too tall. California? I have seen them, but they don't look like trees anymore. Because all the, all the leaves fall off, the branches come down. You know, this isn't a in a in a hole. It's out of the way. There's there's not much residential other than what you saw down there. You know, it's it's a tough one. I understand you guys' predicament, but that's why I'm here. So and the height restrictions are kinda low. It's hard to put a 40 foot tower anywhere and get good coverage. You can disguise them at 40 feet and 60 feet, but in an area like this with nothing around it that's vertical, it's it's gonna look even worse being out in the middle of nowhere. So

So I don't know how we've entered into the public comment, but I'm familiar with these power lines, so I'll show up for the rest of the planning. They're these big high tension ones. That was a 120 kV, probably. Yeah. I think it's at least a 100 feet. Usually, they are.

I gotcha. Where are those at?

It's on the the easiest is on the highway to Clarkston, about three miles on Highway 142 from Newton so you can enter it in. But having put that in, I'm there every day. It it difference between the regular power poles that are 40 feet and the 100 foot, there's no difference. So

I I As long as you don't have to farm around it, it's the same poll. I farm around them every day. No pivots.

Yeah. My pivot stops.

Yeah. Same thing. But anyway

Yeah. I mean, if you can show up for the public, I'm not I'm not worried about anymore

right there. Oh, those are big towers. Yeah. Those are really tall. Those are probably a 120 feet. At least the ones out there with the three phases on it. Those are power lines coming for tens of hundreds of miles from somewhere.

K. Thank you. Yep.

So I think at a minimum, we need to add a condition about that North Road. Right? Yeah. Once once the determination is made whether it's public or not, if it's private, he's gonna have to get a an easement as one condition. If it's public, then yes, then that that settles it. So they'll decide that with Matt, whoever's making that determination. That would be the one I can see needs to be added.

Hey, Alex.

Connor, could you touch on condition five? No. I think I understand that.

So there's just a reference in code that commercial advertising is prohibited. So I just threw it in there as a condition just so we're all aware of it. But put that cons

put put that in what what what are we referring to? Are we saying that they can't put a commercial

signal on there? Or I don't I don't understand context. It was signage. So it's very vague, and it's kind of frustrating in that sense. But realistically, if it's commercial advertising, it's determined by either this body or the director or somebody. That's not allowed. Right? So it's weird kinda trying to find that balance in there. My guess is someone put up a sign and had

advertising for a business or something else at some point. Cell tower somewhere. Somewhere. Oh, up on the tower like Safeguard and eight Well, it was like that. Okay. Put a billboard a 100 feet in the head. That's That's just that's saying you can't put a billboard on it. The fact that I got you now. Yeah.

Ready for a motion?

Nate's gonna do it because he's got his and and his extra. Make give you an addition.

Alright. I'll make a motion we approve the CUP. SBAUT 24138, be Paradise CUP with the now 13 conditions. Mhmm. 13 conditions and two conclusions. Five conclusions. Interest will benefit from that. Five conclusions. And do we have to I was trying to double check-in there. State that that we

waive those height requirements as part of that? Yes. If you approve set back of conditions. Right? Yeah. If you approve it, those are both good to go forward. Okay. It's just written away where if you approved it, that's just you granted that concession. Yeah. Okay.

Can I ask a question? On if that is determined to be personal property and we talk an easement, that's gotta have power out there. So then doesn't that needed would have to be in that easement. K. Just so that's considered as part of that. So

What are you wanting the thirteenth condition to say? Because I need to include that language in my in your motion because there's only 12. That what what's the what's that road up there? 8200. 8200.

8200, South.

Type it so it makes sense to you and the rest of us. 8200 South is determined to be a private road. 8300

K? 82. 82. Okay. From here. There's a question whether that's public or private. If it's determined to be a private road, a a easement will have to be obtained to allow for access and power to be brought in through that. Could you say utilities in general? Utilities in general.

Okay. So dog's motion to approve the SB blah blah blah. Paradise conditional use permit with 12 conditions in the addition of condition number 13 stating that if 8200 South South is determined to be a private road, easements for general utilities must be obtained. And then the five conclusions.

And the access? Yeah. Access.

Access utilities. General utilities and access. Thank you. Did you have a second?

Just wanna second that. I I did. Oh, you second. Okay. All in favor? I will. I.

I.

I. Opposed? Nay.

Okay. Last item. Tonight's the discussion on amending title 16 and title 17. Yes. So this is just kind of a housekeeping,

that we're gonna bring forward. Essentially, the state altered, all LEDMAA references from chapter seventeen twenty seven a to chapter title 17, 79. So we're just gonna go through the code for those two, title 16, title 17, and just change the references so they match code as it exists now. Let's be doing a public hearing of the next meeting. Just yeah. So it's kinda just a housekeeping

thing. Perfect.

Yeah. But, yeah, that's pretty much it. That was it? Yeah. Oh, okay. We like those. K. Anything else we need to discuss tonight?

I I got one thing that we may wanna add to a future agenda. So we had a presentation at the Legislative Water Development Commission meeting in early January on floating solar, which while we are currently thinking about updating our solar ordinance, this company is currently working with Pacificor to potentially put 60 acres of solar on Cutler Reservoir. So in our ordinance, we now need to figure out how to also permit floating solar in the unincorporated county potential. The this company is willing to come give a presentation. We wanna add that to one of our meetings first or maybe a combined meeting with the county council so they're on board with what it may mean. I don't I don't think that will be their first proposal. I mean, ultimately, they came to propose as one possible way to to do some water savings because it reduces evaporation on Great Salt Lake. That's why they came to the commission meeting down there. But they're looking for opportunities to put that in. So that's, like, 01:00 statement. And that right it's close to a generation. If you put a plan already, they can hook right into the grid. So for them, they're looking for similar places, that the other solar company is. A new one to consider in in coding. I asked them to give me any codes they've seen around the countries they work on projects that incorporate floating solar. That would be very interesting how they handle the motion and the power lines. We usually do a zoning change to right? Yeah. We haven't done that on water.

Yeah. I'll just get into it. Leave it. Who owns the water and who who gives permission?

The state owns the water. Right? It says the Cutler Reservoir is a is a Pacific Court facility regulated by FERC. There's some hoops to jump through there certainly, but it's still It's Yeah. So Pacific Court would ultimately be the one I think would come ask for a rezone, maybe? I I don't know how that works. But you remember back in the old days, you know, use stream bed access days when we were battling that out.

It was determined that that that the long as they didn't touch, that was public.

Yeah. Right. And that and that's also public recreation. If you go on to cutler the boat, you go back in the canyon. Because that's the only place deep enough that when you fall off your water ski, you don't stick in the mud.

What about fish and game?

Yeah. And there'll be a lot of people involved in conversations. Water. I think the world actively working on updating us, solar ordinance. We we probably need to figure out how to incorporate that.

So fun to add to it. Fun. That's a weird definition of fun, man.

That's it. It's crazy, man. Something new and different.

Yeah. I think I do this in my spare time. Let's adjourn the meeting.

Thank you. Let's go. Yeah.