Cache County Planning Commission - June 4th, 2026

Ladies and gentlemen, we'd like to welcome you out to the 06/04/2026 Cache County Planning and Zoning meeting tonight. We appreciate your attendance. We'd like to start off tonight with opening remarks by Val J Rigby, who also lead us in the Pledge of Allegiance.

I choose to give my remarks in the form of a prayer. Our father in heaven, we're grateful this time to meet together in these favorable circumstances. We're grateful for this country and the freedoms we enjoy, the opportunity to celebrate our heritage in two hundred and fifty years. We pray for guidance this night, some direction that we may take care of the affairs of our county and plan for the future. We pray for these guidance and blessings this night and do so in the name of my son, Jesus Christ. Amen. Amen. You call me and pledge allegiance.

Alright. 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, Valjay. I'd just like to take a quick second and thank the members of our planning commission, non elected, volunteers basically that take time out of their schedule to try and help do what's best following the county codes that have been set in place and supporting our county leaders. So at this time, is there can we get a motion to accept the agenda for tonight?

So moved.

Second? All in favor? Aye. Aye. Thank you. Someone willing to ready to make a motion on acceptance of the May 21 meeting minutes. I'll make that motion. Okay. Second. Second. All in favor? Aye. Aye. Any opposed? Thank you. So tonight we have three consent items that are items that, meet all the guidelines that the county has set and, therefore, are set to pending no further information or set to pass as applied. With the crowd that we have here tonight, do we have anybody here for item one, the Avon Minor second amendment? Are you the applicant? Yes. Okay. Did you have any information that you wanted to add? No. Okay. Is there anybody else here for, against, or with the Avon Minor? So we're good on that one. How about item two, the Knowles Acres Third Amendment? Who's here with that? For against or the applicant? Okay. And nobody else is here for that? Man, you two are smooth sailing. Item three, West Country Estates First Amendment. Who's here for that? K? So did anybody come here tonight thinking that they were gonna be able to share a thought, or are you just here knowing what's going on, want to observe? Thoughts. Thoughts. You you you had something you had to add? Yeah. Okay. So commissioners, based upon what we just discovered, are we okay proceeding with the first two items as consent item? Is there somebody that would move the third item to a regular item? But we got a public hearing at 05:35. Who's here tonight for the public hearing on geotechnical report requirements?

Stick your hands up. Don't be shy.

Okay. So with that said, maybe I'd ask for two motions. One to move item three to regular action items and one to move the public hearing to after

the discussion of item three. So I don't think we'd do this. So yeah. You you should change it to the point of order. Yeah. You you you should change it to after the public hearing because public hearing So public hearing still has to take okay, even though we got nobody here for it? Okay. Because that's been publicly noticed for a specific time. Okay. So

So do you wanna handle the item one and two first? Yeah. Let's let's is that is that let let's proceed with the consent items that are agreed on. And then unfortunately, we do need to follow precedents and do the public hearing, and then we will move item three following item four.

I'll make that

Is there somebody willing to make that? I will make that. K. You'll make the motion. I second the motion. All in favor? Aye. Any opposed? K. Go ahead, Connor.

Perfect. Yeah. So this is the geotechnical, report requirement. Actually,

do we wanna do the consent items one and two? Yeah.

Let's do that. So hold on. So the motion wasn't to approve the consent agenda with removal of item three from the consent agenda? It was just what

It was just What our intent was was to do the two consent items followed by the public hearing.

And then after that, we'll move items Yeah. So I have the motion to approve the consent agenda with the removal of item number three from the consent agenda Correct. After this public hearing. Correct. Okay. Cool.

Reports for the first time. Understand Whatever you wanna do.

No. We handle I think we've missed approval. Those are done. We read them. Sorry. Cool. Yeah. So this is the geotechnical report requirement. This discussion we're having for the past couple of months. Increasing that minimum or We still work. Requires footprint size from 200 square feet to 2,400 square feet. There are some changes since you've seen it last time. We included the word accessory. Clarified it's not meant for human occupancy and is a single story. The past that, it's the exact same as what we presented last time.

I like it. Yeah.

That's what we wanted. You should get your haircut more often. That's the quickest thing you've ever done. Aerodynamic,

man. Yeah. Aerodynamic.

Anybody have any concerns or anything? No question. I'd be happy to make a motion if Go ahead. Everyone's ready. Go ahead.

I'm glad you added the accessory. That is a little more

brought there.

So can I make a motion to open the public hearing?

A second motion? All in favor? Aye. Any opposed? K. At this time, we've opened a public hearing for the geotechnical report requirement amendment. Staff has, come up with some verbiage that, changes that ordinance. Is there anybody here that wants to speak on that? Seeing there is none, someone close the hearing. So moved.

Second.

All in favor? Aye. Aye. K. So at this time, you're looking for a vote here to take to the council of acceptance of how you've put that together. So what's your thoughts, commissioners?

I think that that horse is sufficiently beaten on this one.

It just just for those that are here, though, to know that it definitely benefits the public that we went from 200 square foot, and the staff has felt it's in the best interest to move that 2,400 square feet. So we get a motion on suggestion of approval to the county council of that.

Mister chairman? I I move that we that we recommend approval to the county council, the geotechnical report requirements amendment.

I'll second that.

All in favor? Aye. Any opposed? K. Thank you.

So that moves us to item three, the West Country State's first subdivision amendment. Mister chair, on order, did we did we actually approve the two consent agenda Yes. Items? That's I missed that. Part of that. I I asked on it as well. So My vote stands. I just wanted to make sure that we had That was part of it. That's the point of it. K. That's what I clarified.

That's what you were clarifying. Yeah.

This time, Connor, go ahead and Yeah. So this is the West Country Estate's first subdivision amendment. It's a request to amend the existing lot one by splitting in total of nine lots, so eight new lots will be created. Lot one will be 17.67 acres. Lot two will remain eight acres. Lot 3 will be 10. Lot 4 will be 10. Lot 5 will be 10. Lot 6 will be 10. Lot 7 will be 10.02. Audio will be 10.51. Lot 9 will be 10.4 o, and Lot 10 will be at twelve point six four. As a heads up, this is name change for the subdivision. It's currently known as the CTR Ranching and Lloyd And Delahanson Lot Split Subdivision. On the following, this amendment will be known as the West Country Estate Subdivision. In terms of culinary and septic, essentially, the applicant did provide an unapproved water right as part of the conditions to actually get the subdivision recorded. They'll need to have it, that approved. They also provided a septic feasibility letter from Barrick Health Department. Access right now, the lots of access of 1400 North. To the south of the subject parcel, 1400 North is classified as a major local, provides access to agricultural and residential properties. It currently has an existing width of 20 feet, a 66 foot right of way, no paved shoulder, a three foot gravel shoulder, a 10 foot clear zone, and it's paved slash chipped. It's currently considered substandard as to paved and gravel shoulder. In terms of service provisions, the cat, fire district did have some concerns regarding access to Lots 1789. Basically, they are curious about turnarounds so they can get back up there and actually turn their equipment around. In terms of waste disposal, the applicant will have to work with waste management. In terms of sensitive lands, the parcel has geologic hazards, steep slopes, moderate slopes, wetlands, a section corner, and natural drainage. Really, the only ones we're concerned about there are the geologic hazard and the natural drainage. In the case of the geologic hazard, it has a fault line and landslides present on the property, so we'll just have to get a geotech as part of that. Noticing all noticing was completed on May 8, and the agenda was posted to the county website on May 8 as well. At the time of writing the staff report, we haven't received any public comments, but in the time since then, we've received quite a few. Conclusions as it was a consent item until before this meeting, we do recommend approval to 17 listed conditions. To two conclusions.

Commissioners, any questions for for staff? So we really don't have this sched well, we don't have it scheduled at all as a public hearing, but out of respect for people that have attended. Commissioners, are we okay if we allowed folks to come up, take three minutes or less, not be repetitive, just share facts and information relative to our decision. Should we ask the applicant to come first or last? Maybe first and then finish if there's questions. K. So, mister applicant, down, if you wouldn't mind, come up and Sure. Just take a brief minute at the stand. Make sure you state your name, and then we may have you come back up for some follow-up questions after the group has had their chance.

Dalen Tolman. I am here on behalf of Peterborough Petersboro Partners. They've wanted me to facilitate this subdivision, and I first have to state that I completely recognize where you guys are coming from, and I sympathize with that. I grew up in the country, and I love it, and I I love it for being country.

Love everything about it. So just just for everybody here Sure. When you're at the stand, just address us. Okay. Okay.

That being said, as you had mentioned, and as the staff had mentioned, this is we're not doing any re zones. We're not doing anything to change the densities, or anything of this a 10 zoning. We are just splitting this parcel into eight new lots. As Connor had mentioned, we've done change applications, and there are a number of conditions on this approval. But it it should be a fairly straightforward application here without any legislative changes to be made. One thing I did want to note is that it was stated that the road is substandard, 20 feet. We went and measured that because I was I remember it being a little bit wider. We had our surveyor go out there this morning and take take measurements. And the asphalt portion from center line was 24 feet. Encourage you to just measure that and see. There was some overgrowth there previously, and that could be part of what was changing those measurements. So the road should be standard or very close to it, depending on the the location that you measure. But other than that, it it complies. We agree with most all of the conditions, you know, minus maybe that substandard road portion. But I welcome other comment as well.

Thank you. Thank you. At this time, anybody that would like to comment, you're welcome to line up over here on the side. Just come up. Please state your name and try and keep it under three minutes. Just facts and figures that are relevant to what we're here for tonight. Go ahead.

So Jordan Miles, I live in that area, and

I

put some cows out in that area and got water right, drilled a well, and the the well ran for three years. And then last year, it dried up, and I had to truck water out every daily to my cows for more than half of last year. There's that's obviously a huge financial burden and a time burden. And I just think one of the best things about Cache Valley is our ag heritage. And if we just keep I mean, every every day, every month, we see homes being built on alfalfa fields. And sooner or later, we're gonna run out. So I guess, so we just all have to ask ourselves if that's where the

type of place we wanna live in. Question. Yes, sir. Do you mind telling me how deep your well is?

Yeah. It's so it's a it's an ag well. It was, like, 30 feet. K. So it's not very deep. Yeah.

Thank you. Yep.

My name's Don Wilcox, and my wife Nancy is with me. We live out there in Petersburg area on a family multi generational family farm. Been there a hundred and fifty years. And our concern is water. Scarce water is out there with that upper project that they put in. Not just the scarcity of water, but the quality of water. You've got arsenic. You've got iron. You've got sulfur. And we're just I think I represent a lot of the people here. We have wells out there. My wells, 75 feet deep. And I'm just concerned. So we're what what I'm gonna have to do is watch and then protest when it comes to try to protect my water right. But that's our concern. That's mine. Any questions? I would suggest they look at open spaces Thank you.

My name is Jack Tidrow or as the map says on parcel number 2. I have a well and a spring, and so my big concern is water and anything that happens close by, whether it's this project or anywhere else close by. Our well is on the plateau to the west almost up by Highway 30. So I got about a thousand yard run through that west field for my well line. And then the spring, the diversion is close to the house in a vault, and that supplies my house. So, you know, I talked to the Bear River Health Department, guys that were there when the the TRACO came to, do a septic test, sites around the whole 100 acres and just cautioned them. I said, please don't dig anything to the north of my south border or you're probably gonna hit my well line. They did not. And and not knowing where the aquifer is for the spring, I don't know where it is, how deep it is. I don't want anything to disrupt that. So I take like mister Wilcox indicated, we take the water pretty serious. I just found out a few weeks ago, a friend of ours that lives up up the road on 30, up on the big hill on the East side. His well went dry. He had to have a new well drilled, and he's lived there for a long time. I'm not gonna say his name, but like who wants to go through that? So I'll be watching the details, and thank you for your time.

My name is Larry Olsen. I live at 67 West Highway 30 to the exact day across this which, of course, is a way to keep that and also hopefully gain some money out of it, but yet not have to sell. And I think mister Wilcox, myself, and others, I think, on a three or four times a year, I'll get phone calls or

I am actually concerned about the water issue as well. I have been there for twenty six years now. Originally, I was actually on a spring. I was able to, because of the spring, it wasn't enough water source for us and our neighbor's cows, and so we were able to get a well. We put in a well that's 365 feet down. It actually has been producing good water for us until Pears Grow Partners LLC actually put in the it actually has affected me. Even though I'm above this subdivision that's actually gonna be going in, it actually, I'm sure, will affect us. Affected my well and my water quality as well. And, also, to piggyback on what Randy Gittens said, last year, we did have a fire situation that was very in Eagle Rock Subdivision, just a little bit north and west of this area. And it was threatening some homes, and it was pretty scary. It got within 20 feet of of these homes. And so that was a scary situation. And there is no fire development out water protection out there. So those are my serious concerns. And I feel really bad because just feel like this is another way of them doing this, and it needs to be stopped. Thank you.

Hi. My name is Jay Olson. I live in Applicant?

I want Connor when we get to that point. Say it again. I want Connor when we get that

k. So at this point, are we we okay to proceed with our discussion then? Yep. Go ahead.

So, Connor, a few months when we passed that latest, 7,000,000 amendment with seven lots or less, it's gonna be over that. So how does that affect can't remember the wording.

Where where did that not pass? Did it not I thought I thought it went through us. Did it not go to council, or where did it not proceed?

We just had a meeting yesterday. That's probably what Angie's gonna talk about. So we've asked development services office to check a few things out. We wanna get it in there, but, you know, there was some concerns for some council members. So PNZ did pass. Council pushed some things back for more review.

Yeah. That's a good question because I I seriously thought it was Yeah. I was thinking in as well.

Now that you say that, we're gonna have to keep that a lot of enough meetings to go. Commissioners, any other thoughts, questions? What what are our thoughts on this? I do see all their points, but under current county code and past law, they meet every current requirement. Unless we pass a code like that, we can't stop it for water because we don't have a requirement or we don't control the water. That's division of water rights. So, unfortunately, under current code, I I don't I don't see where we cannot approve it. And just and just to clarify on that,

what we've what we've proposed and sent on to the council does not stop a development like this. It just puts additional requirements on it to put in a public water system, and and that way, it would be it would be required instead of punching eight wells out there. It would be a a public water system, which would require testing and meeting drinking water standards and all of those things, which which I think is I think this is the is probably exhibit a for why that why we've been discussing that is is a development just like this.

I would say it's exhibit x.

It's way down there. We've had a few others. We've had a few others. Yep. True. True. Connor, can you confirm then, does the applicant if it was in here, I overlooked it. Does the applicant currently hold water rights for ten ten homes, 10 lots? And so that's gonna have to go before the state water engineer. Correct? So that would be another huge opportunity for the public to watch closely. Our hands are bound on what meets meets requirements, what doesn't, and we aren't in charge of the water, but they are, and that's another option. Chris, wisdom?

No. It's it's very frustrating. As an audience member, it may not be may not make sense what we're saying, but the the county has a base zoning for all property in the county of a 10, which is one one unit per 10 acres. And these folks, they're not asking for a zoning change. So they're not asking for more houses, and they're not asking for something that would require a conditional use permit. So we really don't have any discretion in this, is is the point. We're we're not able to say no for those reasons because the project meets meets all the requirements. Mhmm. Yeah. Burns only the property rights. Which is extremely frustrating.

One other hurdle that I see here that's not our problem or our business, but you dot possibly. Yeah.

Yeah. That that's a dangerous intersection. It's a very dangerous intersection.

I just have a comment.

If you don't mind, like Go ahead.

I have I guess it's been about sixty years that I've watched that because I happen to marry somebody from the West Side Of the Valley, and I've watched what's been happening there. And that went from almost complete dry farm on that hill with a few family farms and has continued to see more and more homes. When I look at that portion of this valley from my house and see what's happening out there, it's inevitable this is going to happen. And so it's come down to who is there first. And it begs the age old question, whose children are gonna move, yours or mine? And so it becomes it it pits neighbor against neighbor. It causes all kinds of problems. And, like you said, we have rules that we have to go by. So it's very difficult take aside, but the rules have to we have to govern ourselves by the rules that are set. And so that's what I can say there is it's it's those that most of those who testified here were there first. How long they've been there? Some have been there forty, fifty. Some of them have been there maybe 20. It's just a very, very difficult thing to tell somebody else they can't move there because they're last. And that's that's a hard thing.

This time, is there any other comments, thoughts, or are we ready to proceed?

Well, I just say that we understand the concerns. I mean, I've been farming in that area since '79 or '80. I've actually cut grain on that on that property for a friend. I've I've farmed all around there, so I'm pretty familiar with the area. I understand the concern, but we I don't know. We just have the limitations on what we can do.

I think

You're no vouch that it's some of the finest dry farm. It's good to it's well, that's fine.

Irrigation.

It's it's dry farm ground. Yeah.

Just as, even though we've we've all acknowledged our hands are tied on where we have to follow the law, The the two points would well, the main point would be the state water engineer next and then kinda watching what you dot, but that's nothing to do with us. Correct, Connor?

Yeah. They're not they're not accessing from yeah. K. From the other road.

Thank you for your motion.

If there's no other commissioners, are we ready for a motion?

Yes. I'll make a motion to approve the West County Estate's first subdivision ending with the 17 conditions and two conclusions.

Three conclusions. Two. Jason. I second the motion. K. All in favor? Aye.

All opposed. All opposed. Just we don't have to be unanimous.

Christensen and Rigby opposed.

Yeah. K. We appreciate everybody coming out tonight. And This time, we turn the time back over to Connor for item five.

Okay. So this is the TriStar Ranch conditional use permit. It's a request to create an operator of recreational facility and Is

that on the bathrooms? Yeah. Yes.

Commissioners? Thoughts? Questions? One one just comment, I guess, I have. I mean, I it's great to see ag continue and property being utilized, but that's a hellacious road with people traveling, and they don't have much appreciation for ag. So slow moving vehicles, there's they they really roll through there. It looks like the north entrance will probably be the primary and only entrance due to the river there, but or the little stream, but just hopefully they're safe and careful during construction and thereafter because that road is it's a roller. Is the applicant here tonight? Commissioners, thoughts, questions? We're just waiting for him and fire to re down and down is a pretty wide blocker there. Waiting for him and fire to respond on the last one. Any go ahead, Paz. Yeah.

No.

Was there anybody here in attendance tonight that was had comments or questions regarding this development? K. We, got any further questions, or are we ready to make a motion?

We wanna hear from the applicant.

Sure. If you if you got questions or wanna hear. You would you mind coming up and enlightening this?

Volley with all the fences I've had in, I used to work for UNJ Academy, and all those two AM calls, of course, is being out. I would go get them. Have

you talked to any of your neighbors about play and mud?

I've talked to what the Reese's right south of us.

I I just say that joking, but you'll go through a lot of gravel.

Oh, there is not a rock out there.

But But you're gonna want them to get around.

I'm just attracted to the spring here. So I got the land,

And I guess the I would just add I would just add to the to the mud flood. And the the front part of that property, this is this is not this year is not indicative of what other years look like. And so

there's some there's some pretty low ground. Trying to talk or not. It's right. We've been talking to our neighbors and, like, what's the highest you've seen at? Like, where do we need to know and all that? And also, safety

Well, we're excited for you and your enthusiasm. Does anybody else have any questions?

K. At this No. No. No. No. No. I was just wondering

how busy do you plan this to be? Like, 10 people a day, 30 people a day. So Because that road is a concern.

So, normally, our clients come in for, like, individual sessions out to maybe 10 cars there if they all drove separately for a group. And then quarters,

We're not trying to stop you, but we're just pointing out people from the area. And and just just know, I'm sure the county will let you know, but they're just we wouldn't want any cars parking along the road.

So We had two, so we either need overflow parking. We're gonna have parking as It's awesome. Gravel, and then the height, we'll have, like, probably three, four acres behind all of our

Awesome. Commissioners, any other questions? Good. At this time, we thank you. Thank you. And we'll go ahead and this time Do you wanna ask if anybody else is here? I thought I did, but I didn't see any response. Anybody else? K. K. Thanks for that reminder. Anybody ready to make a motion?

Make a motion to approve the TriStar Ranch CUB with its 19 conditions.

Two conclusions. Alright.

I'll second that.

All in favor? Aye. Any opposed? K. Thank you. That actually unbelievably ends our meeting. Wes Nolan's gonna enlighten this.

I have nothing to say if I can get out early.

Did you did you have anything or you're already on your way out? Okay. You better run because they might get dogpiled out there. Hey. So, Nolan, if you could though, maybe enlighten us or if we're okay to ask this or discuss it, where are we at on that house still and what what's left in the road?

We have three council members met with the development services office. And as you know, I've been wanting this for a while because I do hear the concern of the citizens on water and growth. But growth, we can't do anything about. So we're just trying to understand how we work on that. So we've asked development services to come up with some more there was a paragraph in there, number six, that we had concern with. So we're talking about that. We had a good discussion. It's back to them, and it will come back to you as you guys need to be aware of what's going on and watch those changes. We appreciate your input. So we are very much working on that from the council side. We appreciated the efforts you did. There was nothing that was there that we couldn't have passed, but there was just a few things we wanted to make sure we straightened around so that we were fair with the citizens. That's where we're at at this time. As to the speed, Angie, I'll leave that up to you.

Awesome. Just this discussion or take action on it to push it back to the council?

I think both, hopefully.

I think it'd be great to notice it that way just so we could if it if it works Yeah. Because it partly went through.

We're not looking for major changes. We're just looking for a tweak here and there.

One other question for staff. Are we done with that, Noel? One other question for staff. Did you make any progress in any way with the tower people on Valley View.

I know driving by that. I don't think there's any way they can put it where they want it to. There's maybe 10 feet between the building and the fence. Right.

Not a square eight. Well, we're kinda hoping that all those kind of deals can get as far as they can with the office before they come here on their options and such. Okay. Any Commissioners? Next month's agenda. Yeah. K. Well