Apple Valley approves seven master development agreements covering roughly 3,000 acres

APPLE VALLEY, Utah — The Apple Valley Town Council and Planning Commission unanimously approved seven master development agreements during a Jan. 29 special joint meeting, advancing multiple large residential and resort projects that together cover roughly 3,000 acres.

Town officials said the agreements reduce overall residential density compared with earlier proposals and include developer commitments to pave roads and donate infrastructure easements. Mayor Mike Gerard and town staff said the changes aim to protect the town’s rural character while enabling phased construction and off-site improvements.

The mayor outlined the broader outcome before hearings opened, saying the work began with earlier plans for more than 3,500 residents on about 2,000 acres and, after renegotiation, the new agreements together would yield about 1,300 residents and roughly 500 cabins and rentals across about 3,000 acres. "I can say without a doubt, I feel like we did a good job, and I feel like this is the best of a situation — best for the town, best for the developer," Mayor Mike Gerard said.

Developer counsel Bruce Baird told the panel the agreements were the product of lengthy, cooperative negotiations. "We've had some disagreements, shall we say, but we've also worked very cooperatively and very hard," Baird said, and thanked town officials and the developer for concessions including paving and other off-site work.

Key commitments recorded during the hearings and subsequent discussion include: - Crimson Peaks: Previously approved zoning includes single-family half-acre lots; under the MDA the project will move under an RE-1 designation (rural estate) while maintaining roughly half-acre lots. Construction drawings are nearly complete; the developer agreed to pave Gooseberry Way during early phases and to donate an easement for a new one-million-gallon water tank.

- West Temple: Preliminary plat already approved; construction drawings nearly complete. The MDA maintains the prior RE-1 zoning set by previous administrations and includes pavement commitments.

- Gooseberry Preserve at Zion: A 40-acre site slated for about 80 cabins. The MDA establishes phased road surface improvements on Main Street (temporary oil-on-base, then chip seal, then paving once later phases reach thresholds).

- Gooseberry Springs Ranch: Approximately 740 acres to be developed as 1-acre minimum lots, totaling about 550 lots. The developer agreed to paving and other access improvements for nearby roads.

- Miles Mark: About 70 acres with roughly 45 RE-1 lots; the developer agreed to pave remaining sections of Rome Way and to fix a hill on Rome Way to improve winter access for fire apparatus and residents. The developer will also donate a parcel for a water tank site.

- Redstone and Canaan (Resone and Canyon in materials): Previously zoned RE-0.5, the revised MDA adjusts lot-size minimums and limits density to roughly 200 units over larger lots (noted as RE-2.5 in discussion), and includes Main Street pavement and curve/gutter improvements.

- Solstice Resorts: A mixed project on about 600 acres that will include 50 single-family units, 12 employee houses, roughly 500 cabins and hotel rentals; the MDA requires paving of Main Street up to the end of the property and keeps the development low-density overall.

After each hearing the panel opened discussion and moved to vote. Commissioners and the chair described the agreements as compromises that reduced density in several cases and added infrastructure commitments that the town does not previously have on the books. There were no substantive public objections recorded during the hearings; developer counsel and the mayor participated in the public hearing portion and answered council questions.

Votes at a glance - Crimson Peaks — Approved (unanimous voice vote). Acreage and lot counts discussed: mayor said construction drawings are nearly complete; developer will pave segments of Gooseberry Way and donate easement for a million-gallon tank. - West Temple — Approved (unanimous voice vote). Preliminary plat approved; construction drawings near completion. - Gooseberry Preserve at Zion — Approved (unanimous voice vote). 40 acres, about 80 cabins; phased road surfacing on Main Street. - Gooseberry Springs Ranch — Approved (unanimous voice vote). Approx. 740 acres, ~550 one-acre-plus lots. - Miles Mark — Approved (unanimous voice vote). Approx. 70 acres, about 45 RE-1 lots; developer donates land for water tank and will pave Rome Way. - Redstone and Canaan — Approved (unanimous voice vote). Larger-lot plan limiting density to roughly 200 units; additional Main Street improvements. - Solstice Resorts — Approved (unanimous voice vote). Mixed-use resort plan with cabins, hotel units and 50 single-family homes; developer to pave Main Street to property end.

All seven motions carried by voice vote with no recorded dissents. The council closed the meeting after the approvals; the meeting ran about 13 minutes, according to a closing remark by the chair.

What happens next Town staff and developers said additional, item-specific subdivision approvals and construction-plan reviews will follow. Several projects already have preliminary plats or construction drawings underway; the MDAs establish conditions and infrastructure commitments that will be implemented as each project advances through permitting and recording.

Meeting context and limitations Council members and staff noted that much of the existing zoning these projects rely on was approved under previous administrations; the MDAs are intended to codify negotiated changes, infrastructure obligations and phased surfacing for roads. The agreements and the oral remarks at the meeting did not provide complete engineering schedules, budget breakdowns for off-site improvements, or final construction timelines. Those details will be addressed in later subdivision filings and construction-plan reviews.

A copy of the signed MDAs and subsequent subdivision applications were not included in the hearing record posted to the meeting transcript; specific start dates and final unit counts for some phases were described in broad terms (for example, paving thresholds tied to achieving 200 units), and where precise dates, dollar amounts or implementation timelines were not stated, the record lists them as not specified.