Opinion – Public infrastructure districts and smaller lots can help communities grow the right way

I came to Sanpete County to help a growing food manufacturing company finance its growth. While working on the project, we kept hearing, “There is no housing. Can you help us build housing?” When we met with new Mayor John Scott, he outlined three major goals and asked if we could help him accomplish them. Those goals were:

• Get a full-service grocery store,

• Get a hospital, and

• Help keep our young people from graduating and moving away. We’d like to see young families stay and build their families here.

After a few months, we decided to buy some land and begin a development. One thing led to another and as of today, we have purchased almost 300 acres.

Sanpete County isn’t waiting for growth—it’s already happening and was happening before we came here. Snow College and local companies are expanding, investing and hiring.

Soapcreek, a rapidly growing natural skincare and hair care brand based here, continues to increase production and employment, contributing to the region’s entrepreneurial energy.

They’ve expanded once and are planning another expansion by acquiring 21 acres on the west side of our development, where they plan to build a state-of-the-art manufacturing facility.

Even more notably, in October 2023, C&J Specialties—a snack food manufacturer whose products include protein bars, cookies and cotton candy sold in popular chains like Swig Drinks—announced a long-term commitment to Sanpete County.

Over the next 20 years, C&J plans to add 190 high-paying jobs and invest $1.6 million in new facilities.

Healthcare is also stepping up. Intermountain Health is preparing to build a state-of-the-art facility on 39-acres in Ephraim, bringing essential care closer to home and creating many skilled, stable jobs.

Taken together, these developments could generate more than 500 new jobs in Ephraim over the next five years. But this level of growth requires roads, water, sewer, broadband and other foundational infrastructure—things small towns often struggle to fund without major tax increases or cuts elsewhere.

That’s where a well-designed PID becomes a lifeline, not a liability.

PIDs done right: No new taxes, no burden on homeowners

Many of the criticisms leveled at public infrastructure districts (PIDs) revolve around concerns that they will saddle homeowners with new or hidden taxes. And in some PID models, that does happen. In Ephraim Crossing that isn’t in our plans.

Our PID involves “tax increment financing,” which captures a portion of the new property tax revenue created as property values rise in the infrastructure district. This is not a new or added tax—it’s the same rate tax homeowners would pay anywhere in the city. The difference is that part of it is directed toward repaying infrastructure investments made upfront to support the new growth.

Homeowners don’t see a higher rate, don’t get a surprise bill, and aren’t personally liable for district debt. It’s a mechanism that allows infrastructure to be built now and paid for gradually through the value it creates—not through burdening residents or draining city budgets.

The housing crisis is already hurting local institutions like Snow College

Beyond infrastructure, our community faces a more pressing and immediate challenge: the lack of available and affordable housing. And it’s not just affecting private businesses.

Snow College, one of the crown jewels of the community, has struggled to attract and retain new faculty and administrative staff due to the housing shortage. It has become common for prospective hires to decline or even rescind offers once they realize how limited and unaffordable local housing options are.

This has serious consequences—not just for the college, but for the students, families, and industries that rely on the college. When we lose out on qualified educators and professionals, our whole community feels the impact.

The answer isn’t sprawling development or expensive custom homes. It’s diverse housing options—including townhomes, smaller single-family lots and starter homes that allow teachers, nurses, first responders and young families to plant roots here.

Smaller lots mean more affordable homes and better communities

Some have criticized smaller lots, claiming they don’t fit with rural character. But the truth is, smaller lots reduce land and infrastructure costs, which translates directly to lower home prices. There are already several tiny home developments in the county.

Smaller lots is how a city creates neighborhoods that are not only livable but attainable—without sacrificing design quality, green space or walkability.

In Ephraim Crossing, we’re not replacing fields with concrete jungles. We’re creating thoughtfully designed communities that mix housing types, preserve open space, and support long-term growth without pricing people out.

A transparent and responsible approach

Transparency matters—and we take it seriously. Even though our PID doesn’t impose extra taxes, we’re committed to ensuring future residents understand how their community is financed.

We’re working with real estate professionals, title companies and city officials to ensure disclosures are clear, up front and easy to understand.

This isn’t about hiding anything. It’s about showing that smart financing and thoughtful planning can solve real problems—without passing the buck to taxpayers.

The bottom line: We can’t afford to do nothing

Critics argue that PIDs benefit developers. But the real question is—do they benefit the community?

In this case, the answer is yes. Without PIDs and smaller-lot options, cities like Ephraim are left scrambling to fund infrastructure, and housing becomes a luxury few can afford. That’s a recipe for stagnation—not prosperity.

The tools we are using are helping us grow with intention, transparency and a long-term view. They’re making room for new jobs, new families, and new opportunities—without losing the values and identity that make rural Utah special.

Let’s grow the right way—not by turning our backs on smart solutions, but by putting them to work for everyone.

Mike Ballard is CEO Camino Verde Group and managing member of Ephraim Crossing.