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Show Page A14 D Thursday, September 15, 1994 The Park Record D Section A : ; jm,, & - mmmY SHAM AM AU3MJAH V3 V? MB rUVJliZ I33& K)L E I N F E L D E R Scientists Engineeh nvironmental f Engineering rGeotechnical Engineering -Gonstrnction Over jo ojfuain thtrifcstern U.S. ni Meiife jpOMurinj in tnvinnmtnUl uii ftottdmuu mgmttrmg una rpaifwu wnn. 1 (801)466-6769 V EXOTIC ONE-OF-A-KIND ORIGINAL LOG FURNITURE a I . J , liillf ?.Xi it. V 7t BENT LOG DESIGN TROLLEY SQUARE 1 -800-236-8564 1-801-521-5551 i tm v art Parfc Cfy's Finest Cleaning Service1. Homes Condos Janitorial We Do Windows! Carpet Cleaning! After Construction Clean-up! 649-2370 Bonded Licensed Call Today for a Free Estimate! ouniam V. II n 2 Summit County political retrospective! by GARY WEISS Candidate for Summit County Commission Seat B I was interested to read the "Mom for Tom" letter that is being circulated by the Flinders' campaign. Because although I'm running for the other seat, to me this election should focus on the real governance techniques that will be implemented crfter the election. His letter contains the kind of pleasant sounding, reality bypassing, generalities that I had hoped this campaign could avoid. It DOES, however, provide an opportunity for Mr. Flinders, indeed all of us, to go on the record about these things that he mentions as being important to him, and thus, the County. I, and many others, will be interested in specifically how Mr. Flinders intends -to translate the glittering generalities into real policies that will actually affect the lives of county residents. One question that springs to mind is why the things he notes, such as "swimming pools," "baseball diamonds" and "art programs" were not created when Mr. Flinders previously served as County Commissioner? Both Republican candidates try to make the point that times were different then. In this case, that happens to be true. Back then, land was relatively cheap, available and deals were being made to raise the1 &uet Editorial A voice from the community density at Kimball Junction from five units , to the acre to 18 units to the acre. Why weren't some of these issues considered by Mr. Flinders then? They were a lot more (in his words) "viable, fundable, and do-able" in the 1980s than they are now; simply because of vastly increased land prices, population and demand. This point is not made to criticize with the benefit of hindsight. Rather it goes directly to one's philosophy of government, and the fact that the way an individual approached past opportunities must serve as a guide to how he will approach those at present and in the future. If these concerns are valid now, weren't they then? When the previous Code was created in the late 1980s, one in which it . was virtually impossible to say no to any project, why was public recreation in the Basin never addressed? Or libraries? Or impact fees? Or the differences between paper water rights and proveable wet water? Why is there not one single public park in the Snyderville Basin? The County Commission bears the ultimate responsibility for creating, at the very least, the climate and context in which planning occurs. These were the type of positive things that were being done all over Utah (including Park City) and the West, but not here in Summit County. We have a Recreation District in the Snyderville Basin that is, at present, unfunded, and also no impact fee for recreation. Would he change this and use those methods? If not, how? Special levies? General fund? Does he believe that public recreation should be addressed through concurrency? If so, on what basis? If no, why not? When thinking about Mr. Flinders' letter, particularly the part that says, "Now wait a minute I don't want a County Commissioner who spends 95 percent of their time dealing with developers," one might ask why today's County Commissioners have to spend so much time dealing with developers, development and the impacts they bring? Mr. Flinders seems to imply that this is a flaw, and that he will govern in some different fashion. As one who has actually been there, participating, over the last four years, I always try to think about "...a resident who already lives here." This should be our first priority. But, when the day-to-day concerns of the county are, by necessity, focused on trying to control the impacts generated by developers who are trying to bring thousands of new people into the Snyderville Basin and the rest of the county, how is this achieved? I believe that only by strict adherence to our new Code, and by making clear to developers that they may only proceed when it won't detract from the lives of those people, may we then focus on those existing residents. As we should. But we can't have it both ways. Does he believe that by issuing more than 400 building permits a year, we have any hope jpf improving the lives of our existing resident base, for recreation pr anything else? If Mr. Flinders takes government's focus off of growth management, who will be there to manage growth and its very real impacts? And how, exactly, will it be accomplished? It's one thing to talk about "the family," but that's simply an attractive but meaningless phrase unless the huge amount of county time, effort and resources gets some relief from the massive impacts of growth. This takes real planning, and the commitment to put the rights of the existing community first Not jilst words. 1 Perhaps MOST importantly, how does he suggest that "the family? deal with the fact that the Park City School District has doubled in the last five years? Impact fees are, clearly, not the answer, because, by law, they can't be used for maintenance and operations. Things like teacher's salaries, heating, water, etc. are not a legally permissible use for impact fees: Will he support the current agreement between the county, Park City and the School District to defend our impact fees in court? Does he believe in year-round schools? Double sessions? An extended school year? And if not, should the School District have a "veto power" over new growth? Does Jie believe the current level of service set by the School District is fair, and will he stick to it, and defend it, if necessary? It is impossible 16 concentrate on "the family" without addressing schools. Schools are the most important and immediate impact of continuing growth. This school system is under siege with no relief in sight. How can Mr. Flinders reconcile this fact with some of the statements in his letter? ; ; How is the family impacted when, as the result of prior approvals and the old Code, law enforcement, fire-fighting abilities and water, among other concerns, are stretched to the breaking point? How are recreational facilities to be provided for county residents when growth, which increased by 53 percent between 1980 and 1990 and by over 1,600 households since then, is allowed to continue unabated ? By raising taxes? By decreasing other services? Or would Mr. Flinders be willing, as I am; to only, allow new growth to proceed when adequate public facilities are already built and in place? How will this candidate deal with the 9,500 units in the Basin alone that have already been approved by prior approvals, consent agreements, vesting from the 1980s and plain zoning? Will he retain the Tier System? What will his priorities be in a capital improvements plan. Will he vote to require construction management plans to mitigate the impactsQf continuing construction on the day-to-day lives of his constituents? What about concurrency? Does he approve of this concept? If so, why? Do we cover enough services? Will he expand it? Contract it? Will he impose impact fees for law enforcement, as I have proposed? Will he make law enforcement and emergency services a concurrency item, as I would? . "Growth management" is a nice, ambiguous term. What it really means is controlling the impacts of growth. NOW. With the tools we have.' It's easy to talk about "family." Or to propose ideas that sound wise but have proved themselves unworkable; like "land banks" with funding bases that are currently illegal in Utah. What we need are commissioners who are willing to stand up in fact for those they ask to vote for them. And, perhaps most importantly, when all of these changes were being debated over thousands of hours in years of hearings and proposals where were these ideas then? And where were these candidates then? '. - Growth control & preserved open spaces by JIM SOTER Candidate for Summit Count Commission Seat B As I travel around our county and talk with people about their concerns from taxes and education to roads and public safety there is one question I am asked more than any other. "What do you plan to do about controlling growth and preserving open space?" This troublesome question is complicated by another I am asked almost as often. "What can be done to protect private property rights which seem constantly in danger of being trampled by 'Big Brother' government?" In an effort to respond fairly to both questions, my campaign team and I have carried on a nationwide dialogue with the citizens and leaders of other communities which have faced similar challenges. In developing the following plan, we have taken the best parts of efforts which have been proven to work, while setting as our guideline the requirement that we must not invite a constitutional challenge. The Soter Plan The cornerstone of the Soter Plan would be the formation of what, for the moment, we will call the Snyderville Basin Land Bank Program. This Guest Editorial A voice from the community R1STORANTE During LOCALS APPRECIATION DAYS, Order one of our delicious entrees, and receive any one of our salads, with our compliments. Just mention this ad! Offer expires Oct. 31st, but our appreciation, doesnt program would be funded through theiVn m..iiM.iMin.mln m . application of a two-percent transfer fee, to be paid by the buyer, on all real estate transactions taking place within the Snyderville BasinPark City part of the county. The Land Bank proceeds would be used to acquire such open space as meadows, wetlands and other parcels of land which might help to shape the development patterns and densities of the region. Land suitable for the construction of affordable housing could also be set aside. A blue ribbon panel would be responsible for making specific property recommendations and overseeing the program. At the center of the Soter Plan lies a guiding principle which says, all lands and properties acquired and set aside for preservation purposes shall be purchased, and their, owners compensated at fair market value. At the same time, there is equity in the fact that the funding burden is borne in large part by the speculative investors who help to create the development pressure, but whose investment value is protected by the program their fees support. Examples of successful programs The Land Bank concept is not new, and we have uncovered ample evidence of its viability in other parts of the country. The first such program was established on Nantucket Island, Mass. in 1984. Since its inception, the Nantucket program has used $30 million of transfer fee monies to acquire and set aside forever well over 1,000 acres of prime island properties. It is credited by most observers, with preserving much of the island's wilderness beauty and has become the pride of year-round and seasonal residents alike along with the real estate business community. In fact, when put on the ballot, the initial measure passed with only one dissenting vote. Similar plans are now in successful operation on nearby Martha's Vineyard and in TTf U other communities faced with intense development pressures in Rhode Island, New Jersey, Maryland and Colorado. . .t Growth control ,.. While it is quickly obvious how the Land Bank program will preserve open space, its impact on growth is more subtle. To illustrate this point, we can use the example of a parcel of land with a development potential of 500 housing units. If the land bank were to successfully acquire fhe parcel when it came on the market, in fair competition with other buyers, it would not only preserve the land as open space, but it would remove 500 units from the total development pool in the area. . - Program potential The potential of such a program in Summit County becomes clear when we chart the kind of revenue and therefore the buying poweri--it can generate. Total real estate sales in the greater Park City area over; die last five years have escalated from $148.4 million in 1989 to $239.6 in 1993, with predictions that 1994 will be higher. A two-percent transfer f$ would have generated $2.9 million in 1989, $3.6 million in 1990, $3.4 million in 1991, five million in 1992, $4.8 million in 1983 and an estimated five million for 1994. The total fund income would have amounted; to $24.7 million. (Figures are based on Park City Board of Realtors data.) I; From these numbers we see that had such a program been in place during this period, it would have had available over $24 million with which to buy open space, wetlands and other key gateway parcels. Jiist think of the possibilities! What if, in the midst of the Kmart controversy, the Land Bank would have been in a position to simply buy the land from the developer? What if, in the course of the current debate over housing densities in the Snyderville Basin, the Land Bank were available to simply buy the land from the developer and convert it to open space? Not only; is open space generated, but debate and controversy are laid to rest 11 Fund administration The fund will be administered by a blue ribbon commission, either elected directly by the citizens, or appointed by city and county officials. Revenue collection and decisions to buy particular land parcels would-be made by this commission, which would have to possess the necessary authority and flexibility to react in a timely way to market opportunities. The commission would also have the power to issue bonds and other financial instruments when appropriate. The next steps t.l To be successful, the Snyderville Basin Land Bank Program will need the support of the entire community, first to persuade the state legislature to grant the needed authority, and then to get behind the project To enlist this support, and to answer any questions residents might have, I would like to invite all Snyderville Basin residents to a town meeting in October, on a date yet to be selected. On hand will be representatives of some of those communities where the land bank idea is working, and other experts who can speak to us from the basis of real-world experience. ; With broad community support, we will be in a position to move forward with a plan which holds the promise of finally drawing a line in the sand and empowering the people with the means of controlling: the future. As one Nantucketer put it, "this is a gift for our grandchildren!" -1 r LUNCH DAILY 1130-3:00 DINNER DAILY 530 306 Main Street o 649-5044 SUPERIOR MORTGAGE SERVICES Guaranteed Best Mortgage Rates Jumbo loans up to $3,000,000 Second homes with 10 down Construction loans Prime1 No-Income-Verification loans Investor loans - 80 purchase, 70 cash-out refinance Apply by phone! 647-0066 1-800-407-7797 Your I' Park City : Representatives MARGIE SCHOENBERCL Residence: 645-8420 j MARTIN BRAMAN b Mobile: 801-560-6103 : SUPERIOR RATES SUPERIOR PROGRAMS ' SUPERIOR SERVICE |