Issues List

Key Issues

1. Piecemeal Development Approvals Before a Final Master Plan

Powder Mountain continues to seek approvals for individual projects — lifts, projects, etc. — without first completing a comprehensive, enforceable Master Plan.

At the April 3rd Planning Commission meeting, three separate developments are on the agenda:

• An art park in the Timberline area

• A replacement maintenance shed in the Timberline parking lot

• A new (private) lift in the Davenport area

Individually, these projects may seem reasonable. But taken together, they reflect a troubling pattern:

The original Master Plan was submitted in November of last year but has made little progress. The mountain's hand needs to be forced — without strong action now, the mountain will continue to advance projects one by one without delivering the comprehensive commitments the community deserves.

Each piecemeal approval reduces Cache County’s leverage to negotiate meaningful public benefits and protections.

Approving projects one by one — like “giving away bricks” before building the house — risks leaving the County powerless to secure public access, recreation commitments, and community benefits once all approvals are in place.

Without a comprehensive Master Plan, the developer has no incentive to deliver on broader obligations.

In Utah, once development agreements are approved, they are extremely difficult to amend or revoke, making it critical to secure strong conditions and enforceable exactions from the beginning.

2. The Previously Submitted, But Unapproved, Master Plan Lacks Critical Information

The Master Plan submitted by Powder Mountain in November 2024 (available on savepowdermountain.com) leaves key questions unanswered and fails to meet the needs of the community:

• It does not guarantee public skiing and year-round recreational access, despite zoning that calls for expanded recreation opportunities in Northern Utah.

• There is no clarification on which chairlifts will remain public and which may become privatized, making it impossible to evaluate long-term impacts on public access.

• Development plans in the Timberline and Sunrise areas could block or restrict public recreation corridors.

• The plan lacks firm commitments to hotel development and does not show how tourism revenue will be generated for Cache County (stated intent of zoning).

• No assessment has been provided on the potential sales tax impacts of membership-based models that reduce taxable public transactions (stated intent of zoning).

• Most concerning, the November submittal lacked a Development Agreement altogether, leaving a commitment to public access unaddressed and unenforceable.

3. Cache County’s Approach Leaves Weber County Residents Bearing Costs and Impacts

Powder Mountain is a key recreational resource for thousands of Weber County residents. Yet, current discussions have not fully considered the burden placed on Weber County taxpayers or the need for public access protections:

• Weber County will be responsible for providing essential services — including emergency response, road maintenance, and other infrastructure — for homes in Cache County, without adequate influence in the planning process. As you may know, very few Cache County residents ski/board at Powder Mountain, so recreational access is not top of mind for these decision makers.

• The current Weber County development agreement guarantees public access to Powder Mountain amenities. Similar protections have not yet been secured on the Cache County side.

• A future interlocal agreement between Cache and Weber counties will be required to enable this cross-county development. The Weber County Commission will need to approve this agreement and must use its leverage to demand enforceable public recreation protections that primarily benefit Weber County residents.

• Without strong representation from Weber County, there is a real risk that the county’s taxpayers will be left subsidizing services for a resort that could ultimately restrict public access.

• A planned roadway connection between Cache and Weber counties — outlined in Weber County’s 2014 Master Plan — will make Powder Mountain an even more significant recreation resource for residents of both counties. This future connection underscores the urgency for firm, enforceable public access guarantees and strengthens the case for Cache County to prioritize publicly accessible recreation over privatization.

4. Weber County Is Not Enforcing Its Existing Development Agreement with Powder Mountain

Despite an existing development agreement requiring that all recreational amenities remain open to the public, Weber County is not actively enforcing this commitment:

• The current agreement mandates public access to all amenities — including the Village and Mary’s — yet access remains limited or unclear in practice.

• This lapse in enforcement undermines public trust and signals to the developer that agreements can be ignored without consequence.

• As Powder Mountain pursues new development on the Cache County side, failure to uphold the existing agreement sets a dangerous precedent for future projects.

• Weber County must immediately take steps to enforce its existing agreement — both to protect the public’s right to access and to establish credibility in any future interlocal negotiations.

Protect Public Access at Powder Mountain—Your Voice Matters!

The future of Powder Mountain is at a crossroads. The submitted Master Plan for Powder Mountain Ski Resort raises serious concerns about public access, recreation, and the economic benefits to the county. As it stands, this plan lacks the necessary details and commitments to ensure that the resort remains an asset to the entire community—not just an exclusive playground for a select few.

The Planning Commission and County Council are currently reviewing the proposal, and now is the time for all of us who care about public access to Powder Mountain to speak up!

What’s Wrong with the Current Plan?

No Clear Public Access Plan

Despite zoning requirements designed to expand recreation opportunities, the Master Plan:

• Fails to guarantee publicly accessible areas for winter recreation.

• Does not specify which chairlifts may be privatized, making it impossible to determine if public access will be maintained or reduced.

• Introduces “development fingers” in key areas that could create physical barriers to public access, further restricting recreational opportunities.

Uncertain Economic Benefit to the County

The zoning is intended to boost tourism and generate revenue, but the plan lacks transparency and raises several red flags:

• The financial projections appear unrealistic and misaligned with actual market conditions.

• The hotel development timeline is speculative, with no firm commitments, making it uncertain whether the resort will deliver its promised economic benefits.

• There’s no analysis of how privatized recreation and membership models could reduce taxable transactions, limiting county revenue from sales tax.

No Development Agreement to Protect Public Interests

Perhaps most concerning, there is no proposed Development Agreement to enforce public access or prevent future changes that could shut out the community. A proper agreement must:

• Guarantee public access to winter skiing and summer mountain biking.

• Ensure that all existing chairlifts remain public with equivalent access if relocated.

• Cap access fees so they remain affordable and not tied to property ownership.

• Prevent artificially inflated membership pricing that could reduce taxable property values and county tax revenue.

  
  

Now Is the Time to Act!

The Planning Commission and County Council will decide whether this plan moves forward. Without enforceable public access provisions, economic transparency, and a binding Development Agreement, the future of public recreation at Powder Mountain is at serious risk.

How You Can Help:

• Make Your Voice Heard! Visit the Contact Decision Makers page and send a message urging them to demand a better plan—one that protects public access, ensures economic benefits for the county, and holds developers accountable.

• Read the Master Plan. It’s available under "Backup Documents" on our website.

• Share this post with your friends, family, and community members who care about keeping Powder Mountain open to the public.

  
  

This is our chance to stand up for fair access, responsible development, and the long-term future of Powder Mountain. Let’s make sure our voices are heard before it’s too late!

🔗 Take Action Now: https://www.savepowdermountain.com/contact-decision-makers

Our Planning System is Broken And Corrupt

The recent rezoning of land at Powder Mountain raises serious concerns about zoning integrity, public access, and the future of recreation in this area. The Cache County Planning Commission and County Council has approved a controversial and unlawful rezoning for Parcels 16-014-0005, 16-015-0006, -0012, -0013, -0014, 16-016-0004, -0015, -0016, and 16-017-0015, shifting these lands from FR40 (Forest Recreation, 40-acre minimum) to Resort Recreation (RR).

This decision violates key zoning regulations, ignores procedural safeguards, and undermines the intent of Resort Recreation zoning. As the Planning Commission works on Powder Mountain’s Master Plan, they must take immediate action to rectify these failures and prevent the erosion of recreational access to this unique area.

A Rezoning That Violates County Code

Under Cache County Code § 17.14.020(d), properties adjacent to an RR Zone must either:

1. Meet RR Zone requirements independently, or

2. Be incorporated into a Master Plan amendment of the adjacent RR Zone property through an agreement with a property owners' association.

The Planning Commission failed to meet either requirement:

• The rezoned property does not meet the 2,000-acre minimum required for an independent RR Zone and lacks the necessary ski lifts.

• The adjacent RR-zoned property does not have a Master Plan, making any amendment process impossible.

By approving this rezoning without meeting these legal conditions, the Planning Commission bypassed essential zoning safeguards. This decision sets a dangerous precedent, allowing zoning rules to be ignored and manipulated to suit private interests.

The Bigger Picture: Recreational Access and Zoning Integrity at Stake

Resort Recreation zoning was established to support recreational developments that contribute to tourism, economic growth, and accessibility. However, the approved rezoning does the opposite:

• It allows for a private ski club with restricted access, violating the intended purpose of RR zoning.

• There is no demonstrated public benefit, as required under Cache County Code § 17.08.030(G)(1). A private development catering to an exclusive membership base does not contribute meaningfully to local tourism or the economy.

• Infrastructure and emergency service plans were ignored—the County failed to secure interlocal agreements before approving the rezoning.

• The decision disregards environmental protections, placing a sensitive wildlife and watershed area—Monte Cristo—at risk.

Simply put: this rezoning benefits a private development at the expense of zoning integrity and recreational access.

What Needs to Happen Next

As the Planning Commission updates Powder Mountain’s Master Plan, they must take action to ensure that zoning remains meaningful and development aligns with its intended purpose. Specifically, the Master Plan must:

• Guarantee that access to the ski area and lift infrastructure—including all existing skiable terrain, lifts, and backcountry areas—is clearly defined and protected. This cannot be left open to interpretation.

• Set clear definitions for public access, including reasonable price caps, ideally indexed to inflation, to prevent exclusion through exorbitant costs. We don’t need $100,000 per year lift tickets.

• Enact stronger protections against further privatization, ensuring that Powder Mountain remains a viable recreational destination and does not become progressively more exclusive over time.

The Bottom Line

This unlawful rezoning has already been approved, but it’s not too late to demand accountability. The Planning Commission must address these failures in the Master Plan to prevent future zoning abuses and ensure that Resort Recreation zoning serves its intended purpose.

Recreational areas—whether publicly or privately owned—should remain accessible and aligned with zoning principles. The decisions shaping Powder Mountain’s future must reflect that priority.