Community reinvestment agency could have big impact in Manti

By Susan Manning and Suzanne Dean

MANTI—The Manti City Council took two actions at its city council meeting on Monday, Sept. 7 that could have long-term impacts on the physical character of the city.

The council approved creation of a Community Reinvestment Agency, an operation that could use what is known as “tax increment funding” to put in infrastructure (roads, sewer lines and water lines) on undeveloped or underdeveloped land. Then the city would try to attract industrial or commercial development to those sites.

The new agency is similar to the Community Development and Renewal Agency in Mt. Pleasant, which has played a key role in developing the Mt. Pleasant Industrial Park, developing the town’s historic Main Street and building the ConToy Arena,

The council also passed a historic preservation ordinance. The measure calls for appointment of a historic preservation board. Passage of the ordinance, including appointment of the board, qualifies residents who restore a historic house or building to receive a one-time property tax credit of about 20 percent.

A CRA is a legal entity created by the city but not part of official city government. Its boundaries match the city limits. A separate board from the city council is set up to direct the agency. But the mayor and council typically serve on such a board.

In an interview several days after the council meeting, Manti City Manager Jason Brown said a CRA defines project zones within the city boundaries. Brown said much of the Manti CRA’s initial focus would be on the South Gateway area along U.S. 89 south of 700 West, which was established when the city was rezoned in 2000.

In 2014, Manti City purchased 150 acres north of the Sanpete County Jail and on the east side of U.S. 89 a with the idea the land might eventually be used for commercial, industrial or recreational development. Brown said the CRA would focus on about 50 of those acres.

“We’ve already done some preliminary plat design with the intent of that zone containing light industrial uses with retail commercial along the highway,” he said.

He said the city might also work to bring more businesses into the existing industrial park south of 600 West and west of U.S. 89. There are a number of parcels in the park that have never been developed as well as parcels where only using a fraction of available land is being used.

Either in the current industrial area or in the target area east of U.S. 89, “We hope to land an anchor tenant and let it blossom from there,” Brown added.

The whole key to a CRA operation is tax-increment financing. That is where the CRA figures out how much property tax is coming in a defined project area before development efforts begin. The CRA might float bonds to get money for infrastructure, business promotion, loans to businesses, etc.

As development occurs and property values in the defined zone rise, the additional property taxes (the tax proceeds in excess of the initial base revenue) are used to pay off the bonds.

The Utah Inland Port Authority (UIPA), a state agency, is also based on tax-increment funding. It sometimes sponsors bonds for local governments or private developers. Although Sanpete County as a whole is in a UIPA-defined project area, Brown said he did not foresee CRA projects being run through UIPA. But he said the CRA might turn to UIPA for technical assistance.

Last year, Ephraim supported the developer of Ephraim Crossing, a 300-acre “new town” project southwest of the city, in setting up what is called a Public Infrastructure Districts (PID). PIDs issue bonds with the bond proceeds going to the private developer. Eventually, the bonds are paid from the property tax increment collected within the development. Brown said the Manti CRA would not be involved with any PIDs.

Historic Preservation

A public hearing was held on the proposed historic preservation ordinance. City Planner McKay Muhlestein said the ordinance could make it easier to list a property on the state historic register. He said the ordinance would not stop owners of historic homes who do not care to preserve their historic character from remodeling them as they see fit.

Wildland-Urban Interface

A wildland-urban interface, or WUI, is the strip of land where homes meet wild country. Fire risk is often highest there, which is why city and county fire officials watch it closely.

Recent state legislation requires all cities in the state to make WUI maps. Building in a designated WUI area means following extra codes and paying up to $1,000 in additional fees. About $500 can be refunded after an inspection confirms the home meets WUI standards and that trees and brush have been cleared as required.

The council expanded the WUI designation on the east side of town. The updated ordinance and map are expected on the city website soon.

Keith Steurer, assistant professor and chair of engineering at Snow College, reported on a 2024 county trails study funded by a $750,000 grant. The study looked at an extensive trail network, its recreational and economic value, and which segments should come first. It was titled “Sanpete County Trail Feasibility Study: Strategic Communications & Public Involvement Plan” and is found online.

In August, the Utah Department of Transportation (UDOT) contacted Brown, the city manager, and gave the city about a week to decide whether it wanted a trail between Manti and Ephraim, with the city taking on maintenance estimated at about $10,000 a year. With little information in hand, the council declined. Ephraim also declined.

Steurer and others who worked on the original study said they were not notified of city deliberations on the trail maintenance money. They are asking the two cities to look again before another funding window closes in April 2027.

Steurer argued the trail would serve walkers, joggers, and cyclists, could draw visitors from larger towns, and that maintenance need not fall only on the city budget. Several residents said they still want a connected trail system in the county.