The Cache County Planning Commission voted to forward a proposed code amendment to the county council that would increase maximum permissible lot coverage in commercial zones from 50% to 70% and add a process allowing a reduced setback from irrigation canals if the canal owner provides written approval.

Staff said the change responds to developer concerns about usable area in commercial rezonings and aligns some commercial expectations with nearby industrial coverage levels. The code will retain a standard 16.5‑foot setback measured from the top of the recognized canal bank and add an exemption allowing the canal's governing body to approve a reduced setback; the applicant would submit written canal permission with their zoning clearance application.

Commission debate focused on the percentage increase and how to preserve streetscape and stormwater quality. Some commissioners supported 80% (parity with industrial) or keeping 70% but adding a conditional process that allows higher coverage for projects that demonstrate adequate access, stormwater and landscaping. Public commenters representing canal companies and local property owners raised questions about how canal permission would be secured and enforced.

Outcome and next steps: The commission voted to recommend adoption of the amendment to the county council at 70% lot coverage and to include the canal exemption language; commissioners asked staff to clarify how impervious surfaces (asphalt vs. compacted gravel) are counted under the amended definition of lot coverage and to consider a process for flexible increases via CUP or variance where appropriate.

The commission's recommendation will be transmitted to the county council for a legislative hearing and final action.