Toad Hall 08/05/05 Comment

Toad Hall said...
Excuse the lengthiness of this post. It is a barebones outline of a possible solution to the 'Ogden as the armpit' problem. Suggestions are appreciated.

An idea that might possibly fly.

The goal is to reduce the amount of obligations on the ongoing tax base while increasing private investment. There are several ways to accomplish this. All of the ways require that the city stop digging a hole for future tax revenue. It also requires that the city get out of the real estate business and into the city government business. It will require a long-term approach rather than the disastrous short-term, build another 'draw' approach.

To spur development, I would use the existing Business Information Center, which has a very nice facility that is underused at this time. Working in conjunction with SBA, UtahCDC, and local lenders to make doing business here easy would produce astounding results relatively quickly. There is a lot of money waiting for investment into good projects. The city should quit buying available land and instead facilitate the efforts of existing and future entrepreneurs wishing to do business here. Some teaming with Weber State is already in place, and it would help the city to increase these efforts to keep young graduates here in the city as its next generation of business people committed to the area. A graduate to business-owner program might work really well in conjunction with Weber. The largest barrier to business ownership is 'where to start?'... if you minimize this, and ask the current business community for volunteer mentorship programs, one may be suprised at the innovation that could come out of Ogden.

Here's how it would work:


1. The city is now restructing its debt to satisfy the bond election for the Mall/ Rec Center. I would say to continue with the restructure as it will open additional working capital. Use the restructure of the debt as a way to satisfy pending settlements, such as the Woodbury claim against the Mall site, and redirect money back into the development of BDO ($10 million was given to the city by the Feds to develop that site). In other words, use the money to get clear title and clear out our obligations to projects that were refunneled to the Mall.
2. Parcel and sell off the existing Mall site, using some of the money that was to go to the Rec Center as low-cost or partially-guaranteed loans to plausible business projects (like a miniature SBA). Through zoning, you could dictate the type and style of facility that could be placed downtown. The Mayor has been trying to attract ski business here. This is one effort that I applaud. Businesses like these might be attracted to a retail space/outlet in downtown and a distribution or manufacturing facility in BDO. Manufacturing and research type facilities might attract those types of businesses to Ogden. They also tend to provide higher paying jobs than big box retail.
3. Working the Mall site in tandem with BDO might develop some very interesting cross-development, depending on how it was done. The Union Square buildings are actually
all the rage in larger cities with lack of land suitable for development. The problem and blessing is that the surrounding area to Ogden still has plenty of land. An approach to marry the two might work the best. That is why I suggest a dual approach to the problem. Since it is built, no matter what the circumstances surrounding it, use the facility to
invest in keeping young professionals here in Ogden. If someone wishes to open an artist
studio, service, or retail business, those should be given precendence and certain monetary incentives could be given as well (possible property tax incentives??).
4. Wean the city from Federal Funding. Part of the problem with the 'bad element' in the city's downtown area is the amount of group homes, halfway houses, etc. in the general area. No matter what monies they receive from the Federal Gov., it is not enough to make up for the loss of potential business/ foot traffic downtown and increased policing. We do not need any more rehabilitation types of things here. Enough already.
5. Extract, as gracefully as possible, the city from most or all of the current RDA development, while helping arrange other options, financing, and partners for those already committed (a.k.a. Fat Cats, Gold's Gym, etc.). By doing this, the city could funnel the remaining money back into the general fund and increase the stability of our infrastructure. In tandem with this, the city should identify immediate pressing problems that the
infrastucture is causing. Landlords would be able to rent some properties for more money, if they didn't continually flood. The city could also identify any easment policies that have made it difficult for entrepreneurs to deliver services in the area... (a.k.a. high-speed Internet, cable, or other types of services).
6. Bring back the Street Festival, Hogden, and other draws that will bring people from out-of-town to Ogden. Beer, wine, and alcohol are accepted libations in every other part of the country. It brings a lot of revenue, and would help jump start those small retail businesses and restaurants in all of Ogden. This is a dual benefit to large-draw Festivals.
7. Fight the county on the increases in property taxes that are directly tied to capital investment. Team with the governor's plan to make Utah an attractive place for businesses to locate.

The whole goal is to increase the long-term growth of the tax base, while reducing the amount of taxes charged to each individual entity. Increase the opportunity and reduce the restrictions on taking advantage of that opportunity. I understand that this is sketchy; however, there are enough outstanding minds on this board to provide the necessary meat to the proposal.

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