Cache County Planning Commission Meeting 11-06-2025

- The Planning Commission approved the Paradise Rezone after reopening and closing the public hearing; staff said the only issue was a corrected legal description, and the recommendation to approve was forwarded to County Council. - Powder Mountain presented draft conditions for its master plan CUP and development review process, with commissioners focusing on interlocal service agreements, UDOT/traffic thresholds, density tracking, soil testing, dark-sky lighting, and design guideline enforcement. The applicant asked for the conditions to be finalized before the December hearing, and commissioners requested revised language in advance. - The WMCD Upper Canal Pipeline Project CUP was approved with 16 conditions. The project will pipe about 1.79 miles of canal to conserve water and improve delivery, with conditions covering stormwater, weeds, dust, road crossings, and construction impacts. - The Lauer Foods South Road Extension CUP sparked the longest debate of the night, centered on whether the applicant should dedicate and/or build a public road connection from Highway 91 to State Street. Staff and engineering argued the road fits the master plan and grid network, while the applicant and several residents said the road is unnecessary for a truck-staging parking lot and would create property-rights and safety concerns. - After extensive discussion, the commission approved the Lauer Foods CUP but revised Condition 9 to remove the 9400 North/public-road requirement and to measure the State Street right-of-way from the centerline of asphalt; Condition 11 was removed. The motion passed with two conclusions, with one dissenting vote. - Edge Estates Parcel 2/3 CUP was approved with 20 conditions after adding a fugitive dust control requirement and clarifying that a proposed intersection on Parcel 0023 is allowed for roadway construction but not for industrial storage use. The project will proceed in phases, with later phases dependent on Army Corps wetlands clearance and future CUP amendments. - The commission discussed a code amendment to allow advanced alternative on-site wastewater systems in Source Water Zone 2 areas, prompted by a church reconstruction project in Cove. Bear River Health and a wastewater engineer explained the systems would function more like small treatment plants, require renewable operating permits, and need approval from the affected public water system. - A code amendment on commercial lot coverage was narrowed to a 70% maximum after commissioners debated whether 80% was too high and whether impervious surfaces, parking, and stormwater should all count toward coverage. The item was left for a future public hearing with 70% as the working direction. - Another code amendment on irrigation canal setbacks was steered toward keeping a 16.5-foot setback with an exemption process when the canal owner agrees and maintains the corridor. The noxious weed supervisor stressed the need to preserve access for maintenance and weed control, especially where canals are open and not already maintained with a travel lane. - The commission also discussed frontage and access rules, especially for FR-40 parcels and subdivision lots, aiming to clarify when applicants must prove legal access and how much frontage depth is required. Members leaned toward more precise definitions and possible variance language, but the item appeared to need more refinement before a formal hearing.