ROCK SPRINGS -- Local efforts in the revitalization and restoration of Rock Springs downtown businesses and buildings are supported by government and organizations in town, but what about beyond that?
How do our local state legislators fit into the mix? How do they, at the state level, support local revitalization efforts?
With this question in mind, the Rocket Miner approached the Rock Springs residents who represent us at the state level: Rep. Cody Wylie (R-HD39), Rep. Clark Stith (R-HD48), Rep. J.T. Larson (R-HD17) and Sen. John Kolb (R-SD12). These four were chosen to comment because of the time they've spent in state government and, because they live in Rock Springs, they "have a leg in the game," so to speak.
One thing they all agreed on: Government, state and local, should not buy up those properties. Instead, businesses should determine how the revitalization of the downtown areas will proceed. As Kolb said, "It has to start from the bottom up."
Grassroots, in other words.
Another thing they agree on -- something needs to happen sooner rather than later because these types of projects never get cheaper.
A needed conversation
Kolb, like Wylie, Stith and Larson, plays two roles in the community; one role is businessman and resident of Rock Springs and the other is representing their constituents at the state level. Divesting himself of his business role and speaking as a senator, Kolb said the conversation about what to do with downtown Rock Springs needs to happen. Redevelopment in the area has been stagnant too long.
However, he believes the conversation needs to first start at the local level. It's all about local control, he said, and the questions that need to be asked include, "What do they want to do? What is their best plan forward?"
"My constituents drive what I will do and support," he said. "I'll support something if the people support it, and I'll always side with businesses."
He added he's 100% against government buying any more buildings in downtown Rock Springs, saying "it destroys the free market."
Wylie agrees, saying he is not an advocate for eminent domain (the power of the government to take private property and convert it into public use) and would not want to take anything away from business owners. He sees their role as key to the downtown development efforts.
And he's excited about businesses sounding the charge.
"In the downtown, that's the beauty of it. Demand will push what we see down there," Wylie said. "Any and all business would be great, possibly even affordable housing. It's about a free market."
All and any business welcome
There are a myriad of hopes and dreams out there in terms of what people would like to see as far as businesses in downtown Rock Springs. As they say, if you ask ten people the same question, you will get ten different answers.
Larson said, "I think that our Downtown Rock Springs URA does a fantastic job supporting our local community. I would love to see more businesses fill in the vacant properties."
Wylie and Kolb said they would like the downtown's historical facade to remain in place, but accomplishing that might be hard to do.
Wylie's hope is that a balance between history and use should be found, and local involvement is important. Kolb said he would like to see the downtown areas maintain its historical nature, but only if it's financially feasible, given the condition of some of the buildings.
"What's the solution for old buildings? When we're talking about electrical and foundations and plumbing, those are all very expensive repairs," he said. "If it's fiscally too expensive to renovate, they should be torn down, because otherwise they will continue to sit empty. Let private enterprise do what they do best and develop them, rather than sit and deteriorate.
"It all comes with a cost."
Ideas and beyond
Lots of ideas about what should be done with downtown Rock Springs have been circulating through the community for decades. Many who grew up here remember downtown as a thriving business center, with grocery stores, a variety of retail, offices, restaurants and a car dealership.
Can we make a return to that kind of vitality? Responses are mixed.
Larson said he thinks the State of Wyoming could do a better job providing tax incentives for local businesses to improve their property. He supported a bill that would have provided a property tax exemption in exchange for a business to upgrade their facility.
However, he noted the money that is given in tax incentives will have to come from somewhere.
"If it is a property tax incentive it hits our schools the hardest," he said.
Wylie agreed funding is a challenge. He said incentive programs could be a viable option but should be done "strategically and responsibly." He noted that these type of programs struggle to get passed at the state level, and while there are many legislators at the state level who purport to support such incentives, when it comes to the floor for a vote, they then shy away and seem dead-set against any funding.
"It is perplexing to me," he added.
Kolb said more money would be available for incentives if city's don't over-regulate. He thought relaxing some requirements could be helpful in this respect.
Kolb noted the building of Interstate 80, which moved traffic away from the downtown areas in towns along the southern corridor of Wyoming, was perhaps the cause for the vacating of these spaces. The traffic shifted and so did the businesses.
"Downtown is no longer downtown because the traffic moved," he said.
He recommends property owners who have buildings in downtown Rock Springs think about selling them at a lowered price and get them into the hands of people who desire having a business in the downtown area. He said let free enterprise work, perhaps put a caveat on the purchase that a business try to keep the history intact, and build in a safe manner.
He also suggested the residential areas in the proximity of downtown be put into the revitalization idea mix. He said rundown residential areas in the downtown have as much of a negative impact on promoting the downtown as a destination, as does a downtown vacant of businesses and business opportunities.
Wylie said any business in downtown Rock Springs is preferred to buildings sitting empty. Even creating office space for professionals might be an option, as well as possibly using some of the space for affordable housing, he added.
And now is the time to start working on plans, according to Wylie.
Stith weighed in heavily on this subject.He believes it is time Rock Springs removes artificial government regulatory requirements so that the free market has room to breathe.
"To make the downtown economically healthy, we need to do a couple things. First, there needs to be a reduction in the regulatory burden on businesses and individuals. Right now, the enforcement of the building codes make renovation of old downtown buildings uneconomical," he shared. "One of the barriers to renovating buildings now is the fire suppression sprinkler requirement. Sprinkler systems are very expensive. Consistent with maintaining public safety, we need to either relax the requirements on a case-by-case basis or financially assist with installation of sprinkler systems."
Bitter Creek and the flood plain
One issue that both Stith and Kolb spoke about was how to deal with the Bitter Creek and the flood plain issues is creates, particularly in the area of Pearl Street.
Stith put it plainly: We need to get the downtown area north of the railroad tracks out of the flood plain.
"Nobody wants to build a new house or commercial building in a flood plain. Restoration of the Bitter Creek, and in particular the Pearl Street levee, is necessary to get that area out of the flood plain," he said.
Stith said he continues to work to push this project along, including obtaining $4 million for phase 1 and more recently an additional $3.2 in so-called BRIC (Building Resilient Infrastructure in Communities) funding in the most recent state budget for the Bitter Creek project.
"We have made some progress but we have a long way to go," he added.
Kolb also said getting the Pearl Street levee off the flood plain is important to revitalizing downtown Rock Springs, particularly because it is near the east entrance into the community. If it gets removed from flood plain status, it will go a long way to cleaning up that area of Rock Springs.
Preparing for our future now
So we come full circle, back to the residents and business owners of Rock Springs. How can we all help bring downtown Rock Springs back to a vital space in our community?
There are businesses currently in this space, and it's important that residents have a vested interest in keeping them around, according to Larson.
"Shop Local! The businesses that invest in our community and donate to local causes are the businesses that we should be supporting," he said.
Wylie said local involvement is important, with people getting out in the downtown spaces and working together to beautify it. He also said it's important for local organizations and government to make sure people are aware of what is going on to fi these spaces up and how they can help.
"It's about everybody working toward the same goal," he said.
