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Park Rag Will Keep Comments Open

If you’ve been following us for a while, you will know how we reluctantly added commenting to Park Rag a few weeks ago and planned on giving it a couple of weeks to see how it went. We were worried that people would be rude or that no one would use it at all. The latter is far more close to the truth.

However, as often happens, what you don’t account for is what happens. We’ve received a couple of comments that have said what was posted was inaccurate. In one case, they appear right, and in the other we don’t agree. However, it does provide a mechanism for people to provide feedback on what is said, and we appreciate that function. That contributes to the conversation we are trying to have.

So, we are going to leave comments in place.

Thanks to everyone who has been participating, we appreciate it.

If You Don’t Want 5 Story Buildings in Bonanza Park You Better Speak Up

This morning Park City City Manager, Diane Foster, was on KPCW and was asked about the Bonanza Park form-based code redevelopment. Ms Foster said that people were concerned that there would be “8 story buildings” accompanying a Bonanza Park redevelopment and they were happy to learn that they would actually be 3 story buildings with the limited potential for 4th and 5th stories if affordable housing was added to the development.

That sounds great. New development will generally be similar in height as today. If buildings get taller, only 75% of the square footage of the bottom floors can be used on the 4th floor and 25% on the 5th floor. In the unlikely event someone wants those extra two stories they will have to build affordable housing. Does that make you feel better? Maybe it shouldn’t.

First, let’s ask why we care about height at all. Most people care about height because it blocks the view of ridge lines, mountain peaks, etc. Others worry that it contributes to too much of an urban feel in our little town. So, imagine a building where there is 5 stories but the top floor has 1/4 of the square footage but runs the width of the building. It still blocks the view and it still looks like it is 5 stories. We always think of the Sears Tower (now Willis Tower) in Chicago. It’s top floors are about 1/16th the square footage of the bottom floors but it’s still 1400 feet tall. Tall is tall, no matter how you slice it.

searstwoer

The second issue is the affordable housing component that may be required to build extra floors. That sounds good. We need to ensure that locals who aren’t millionaires can afford to live here. If that element is lost, it tears at our social fabric. We see why that argument could make sense. However, do you ever wonder why you don’t see a lot of affordable housing in Park City? It’s a little complicated, but let’s start with the way a developer can meet its affordable housing requirements:

  • Construct units on site
  • Build affordable housing somewhere in the city limits
  • Convert current non-affordable units to affordable housing
  • Construct units outside of Park City but within the school district boundary
  • Pay a fee in lieu of developing the units

So, what’s the likelihood of affordable housing ending up within these buildings? Perhaps Park City will specifically write into their code that current affordable housing rules do not apply to these areas and that the affordable housing must be within the base of the building. If not, then don’t count on any affordable housing in this area. The likely outcome, which often happens here, is the fee in lieu option. The developer will choose to pay their $300,000 in affordable housing fees to build that $3 million penthouse without having to sacrifice a thing. They get to use all the square footage at market rates on floors 1-3 plus they get the bonus penthouse(s) or condos on floors 4 and 5.

If you think that you won’t notice the extra height in Bonanza Park. Good luck with that. If you think that the good done outweighs the bad. Well, god bless you.

Right now, the Who’s “Won’t Get Fooled Again” is playing in the background.

 

Is Summit County Poised to Knowingly Violate Utah Election Laws?

Is the County about to violate Utah law by proceeding with having the Basin Recreation Bond on this year’s ballot? Utah Statute UCA §11‐14‐202(1)(a) states that in any election where there is a bond on the ballot, that notice of the election has to be made to the public 21 days before election date. This formal notice has to be made in both the Park Record and on the Utah Public Notice website. Notice was made to public, in both of these, on October 20.  That is only 15 days before the election. Therefore, to hold the Bond Election would violate Utah law.

The  Snyderville Basin Special Recreation District, the organization proposing the bond, asked the County Attorney for legal counsel on the issue.  The memorandum from the County Attorney, Dave Thomas, confirms that the required notice was not given and then tries to find legal precedent to determine whether violating the statute has invalidated elections in the past. He finds:

  • A case from 1908 where polling locations were not listed in an election notice. The Supreme Court of Utah found that when “polling places were not listed in the election notice was insufficient justification for voiding the bond election.”
  •  A Washington State case from 1967 where a notice of an election about annexation was given a few days late. The court found that they had substantially met the need to notice the election.
  • An Iowa case from 1952 where the notice of election wasn’t published for a long enough time. The court said that if someone brought an action before the election then they would have held that the notice length per statute was mandatory and they would have not met this requirement (thus probably invalidating the election) but if it’s brought afterwards then substantial compliance would be assumed because people showed up at the polls.

While it’s clear Mr Thomas is an attorney (and a pretty good one from what we have seen) and we are not attorneys, we do have some questions about these precedents, since none are apple-to-apple comparisons:

  • On State v Utah, it appears this issues comes down to whether providing notice is merely suggested or is mandatory. If we are going back to 1900 anyhow … the State Attorney General at that time seemed to think election notices are mandatory.  Who knows which turn of the century edict matters more but this issue really seems to be at the crux of the issue.
  • On the the Washington State Case we researched the issue and it appears the court stated “We have consistently held that, unless the statute which prescribes the form and manner of publishing election notices, expressly provides that non-compliance with the statute will render the election void, it is regarded as declaratory rather than mandatory.” Does Utah have the same stance that unless the statute specifically says that non-compliance renders the election void, that the election will be validated?
  • On the Iowa case, does this also cut the other way where a court may find that Summit County knew it was violating the statute but went ahead anyhow and thus the bond election should be invalidated?

The County Attorney’s opinion was balanced as expected. “In conclusion, my legal analysis shows that there are rational legal arguments (“Substantial Compliance”) consistent with Utah law that sustain an election where the Notice of Election is published late.  However, there are no Utah cases on point which specifically address tardy legal notices.” So, it appears the legal opinion is that there may be general case law that supports trying to move forward with the bond, even given the statute. However, to an outsider it seems like the law is the law.

The Basin Special Recreation District has recommended continuing to move forward when they wrote, “Snyderville Basin Special Recreation District recommends to the County Council in advance of this final Public Hearing for the bond, that it continue to support and recommend the bond proposition.”

So, what’s the big deal? There are a number of issues, the first being fairness. As an analog, the Park Rag neglected to pay its Summit County Property tax on time this year. We forgot that we had to file an exemption to pay no taxes (we have less than $10,000 in assets). So, when we found out we missed the exemption window we paid our $50 of taxes and our $25 late fee. Should we have been able to claim the rule that required an exemption to be filed by May 31 was merely a suggestion and not mandatory? Should we be able to claim that having to pay nothing was substantively correct so we shouldn’t have to pay anything? For normal people that’s how your assets end up being sold on the steps of the County Courthouse.  Shouldn’t Summit County hold itself to the same standards that it holds its citizens to?

Secondly, they are playing with fire. This is a mid-term election that will likely have low voter turnout. When someone loses by 50 votes, they may go quietly into the night or they may sue to invalidate the election. The County is hoping that doesn’t happen. As an old acquaintance of ours once said, “Hope is not a strategy”. [Update: People have pointed out that it may be unlikely that an entire election would be in jeopardy and be required to be repeated because of this, but an argument may be able to be made that lack of notice about the bond, it lowered turnout, thus impacting the election. We are not lawyers, so we could be clueless on that. We do concede this is a large leap to take.]

Finally, there are people in Summit County with enough time, enough money, and enough experience to make this an issue if they want. Don’t discount the possibility of legal action being brought just because they can and just because they have had a beef in the past. Usually lawsuits with the county are fairly self-contained between the county and a developer (for instance).  In this case, the election outcome for at least the bond will hang in the balance. It will be news and will not be flattering.

Where does that leave us? All parties agree that Summit County didn’t create an election notice on time. This violates Utah statute, if they proceed with the bond on the ballot.  The County Attorney cites precedent from 1908, 1952, and 1967… only one case being in Utah. The precedent is used to contend that they may only need to substantively meet the requirement of notifying the population of the election and that if notifying the public isn’t mandatory then there may be no issue. So, Basin Rec has recommended moving forward with the bond. Now the County Council has the opportunity, on Wednesday, to void the bond or let it proceed ahead.

If the council voids the bond, the election goes ahead without anything hanging over it. If they don’t, then they rely on hope.  A betting man would give 10 to 1 odds they’ll vote for “hope” because it’s less messy right now… but we’ll see. That’s why they play the game.

Read the document from Basic Rec and the County Attorney’s opinion here.

Update: There may be another area, somewhat ancillary to this, that is running afoul of state statute. We’ll try to report more on that later if we have time.

Summit County Isn’t Being Transparent in Reporting Employee Compensation

A lack of transparency results in distrust and a deep sense of insecurity.

– Dalai Lama

Each level of government in the state of Utah is required to report financial data to the state in a timely manner. This includes all revenues, expenditures, as well as employee compensation. This information is then available to the public via the Transparent Utah website. Want to know what little Suzie’s teacher makes? This website tells you and is required to be updated by all levels of government.

Around Park City, the city and school district appear to be up to date and doing a good job. However, Summit County’s employee compensation information hasn’t been updated since the 2011 fiscal year. We reached out to the state and received the following response:

“Summit County has just not submitted its Employee Compensation data for the year 2012 which was due March 31, 2013 and also the year 2013 which was due March 31, 2014. I notified them by email to that effect on April 3, 2014 and they have yet to submit the data.”

We then reached out to Summit County. The response was “I thought I had uploaded the 2012 files, but apparently they either weren’t accepted or there was some sort of error. Regardless, that should be an easy enough fix. The problem is that when you have to reload the file, if they’ve already accepted one, it duplicates everything. And when you’re talking salaries, it appears that every employee is compensated twice as much or that the county paid twice as much for whatever.” The response for 2013 was that they were waiting “to reconcile our trial balance with that of the independent auditors before submitting the file.”

Do we think anything sinister is going on? No. We are confident people are just busy, have limited time, and feel other things have higher priority. The problem is that it’s Utah law to provide this information in a timely fashion. We have sat through many Summit County Council meetings regarding the failure to pay property taxes. In most cases the individual will have an excuse. The response from the county council is always, “did we, the county, have any fault in your ability to pay your taxes?” The answer is usually something like “no, I just didn’t check my mail for the statement”.

If we hold Summit County to this same standard, it appears the 2011 data unexpectedly didn’t get uploaded two years ago. Two years later it’s still not updated. Is that ultimately the State of Utah’s fault? Probably not. With regard to auditors not blessing data, again that timing ultimately falls back on the county. Could we not pay our property taxes and then use the excuse, “well, the accountant we hired is pretty backed up.”? Probably not.

This is important for two reasons. First, the county’s government should be held to the same standard it holds its own citizens to. Second, when someone is trying to make conclusions about the people whose salaries they pay for and are also relying on, recent data is important. This is even more true during an election year.

While we understand things can get busy, Summit County needs to correct this immediately. Otherwise, they should say to all the people who don’t pay their property taxes by December 1, “That’s OK. We understand. This is a busy time of year … just pay it when you can.”

Hope Your Kid isn’t Hispanic or Economically Disadvantaged in a Park City School

We’ve pointed out that the new Sage standardized school test by the state of Utah is like any other standardized test. At 35, your kid won’t even remember they they took it and it’s likely the result won’t alter their lives.

However we are struck by the disparity in proficiency between CAUCASIAN and both HISPANIC and ECONOMICALLY DISADVANTAGED students. While we are sure the test has flaws, a 40% difference between Caucasian students and Hispanic students is crazy. 60+% of Caucasian students are proficient while 19% or less of Hispanic kids are proficient.

Perhaps instead of dual immersion, our schools should worry about just immersing Hispanic and low income students in education at all.

Wow.

sage-by-demo

 

Zoom Restaurant Inspection

Summit County Health Department inspected Zoom on 9/16/2014. We have created a page on how to read the Inspection Report. We’ll highlight the things that may be of interest. Please read the full report below for a complete and accurate report.

Good Practices:

  • Insects, rodents, and animals not present
  • Toilet facilities properly constructed, cleaned, supplied.

Temperatures:

  • Ground meat / Walk-in 36º
  • Eggs/ Reach-in 39º
  • Salmon / Drawer 37.6º

Observations and Corrective Actions:

  • Store ground meats below whole cuts
  • Bar dishwasher needs sanitizer
  • Drawer temp on line above 41º

The Entire Inspection Report Can Be Found here

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