The Cache County Planning Commission voted to approve the Powder Mountain Resort master plan after more than a year of review, adopting ten conditions that the developer must meet before full development proceeds.

The commission's action establishes a framework for a year‑round resort community covering both recreational features and residential development. Staff said the plan proposes 977.75 unit equivalents, including 711 residential equivalents made up of 225 single‑family lots, 65 cabins and 415 multifamily units, plus hotels, corporate retreat space and resort support facilities. The plan also anticipates ski and non‑winter recreation, trails and other amenities.

Why it matters: The master plan sets a ceiling on density and requires the developer to meet conditions before individual development applications move ahead. Staff emphasized the approval is not a final sign‑off for specific buildings; the commission will later review ordinance amendments to establish site and infrastructure standards for the resort recreation (RR) zone.

Key details: Staff and the applicant told the commission that the project will not propose access from Cache County roads as part of this submittal and that development will be governed by an architectural review process to maintain a cohesive aesthetic. Conditions include tracking unit equivalents through the build‑out, completing required interlocal agreements (or substitute letters of service from Weber County for sheriff and EMS), additional site‑specific geotechnical reviews, dark‑sky compliance for lighting, and a transportation impact re‑study once a combined total of 1,477 units are completed in Weber and Cache counties.

Fiscal note: Applicant representatives cited a third‑party fiscal impact study that estimated an annual county revenue impact in the range of roughly $5 million to $7 million at stabilization (presented as conservative assumptions by the applicant). Commission discussion acknowledged potential county revenue but focused conditions on infrastructure, public safety response and environmental review.

What happens next: The commission approved the master plan with conditions and directed staff and the applicant to prepare subsequent ordinance amendments that will define development standards (lot coverage, height, setbacks, stormwater and road standards) and come back to the commission and county council for review.

"We've seen it a lot," one commissioner said, indicating the item had been through extensive prior review. The motion to approve carried by voice vote.