Tag Archives: ogden

The Ongoing Tragedy of Unwalkable Streets in Ogden

In the aftermath of a fatal auto-pedestrian accident in Ogden last week, Fox 13’s Ben Winslow followed the story as people became “outraged” over the lack of walkability in the area.

Ben’s story from Tuesday also identifies one of the primary problems:

“The lighting isn’t necessarily the best,” [Ogden police Lt. Chad] Ledford said of Wall Avenue. “You couple that with the five lanes of traffic and the speeds and there was a collision.”

Thobe is the second man to die while crossing Wall Avenue in two months. Peterson said Thobe’s best friend, David Saures, was killed on Christmas Eve while crossing Wall Ave.near Binford Street, about 300 feet away. The person who hit Saures and left him to die in the street has never been found, police said.

Apparently UDOT is studying the need for some sort pedestrian safety device in the area. However, as my original post pointed out, this is a classic stroad and the underlying design is the biggest problem. I’d love to see more safety devices in all of these places, but ultimately they’re going to need some radical fixes to really bring about much improvement. It’s sort of like trying to make a bomb safe; in the end, the best way to render it inert is to dismantle it.

And in case you forgot, here’s what this area looks like:

Screen shot 2013-02-25 at 9.40.18 PMA follow up story further explains the problem:

“I’ve been here for a little over five years and we’ve had a dozen people hit and killed in this area,” said Jennifer Canter, the director of St. Anne’s Center, a homeless shelter where both men were headed when they died. “It’s a staggering statistic, and it’s not just at night — during the daytime, too.”

The problem area is a stretch of Wall Avenue between 25th and 29th Streets. There are unmarked intersections, where police say drivers should stop for pedestrians. But because there are no crosswalks, the people who cross the road to head to the shelters say hardly anyone stops for them.

People do jaywalk, and the street lighting at night is terrible. The danger is increased as the homeless make their way from the downtown area to the shelters to find a bed at night.

It’s rare that the media gets a chance to report on these issues because they’re fairly wonkish and hard to cover without turning to advocacy. So it’s exciting to see Ben’s ongoing and excellent coverage.

A few points emerge from that coverage:

• The people being hit in this area are walking out of necessity, not choice. That’s key; with better design there would be more voluntary pedestrians, which would increase safety for everyone. As it is, it’s tragic that the people with the fewest options are also being killed.

• Even a casual bystander can pick out the major problems here: too many lanes, fast speed limits, insufficient lighting, etc. How is it, then, that some traffic engineer was not able to see these problems? Or, perhaps the better question is why traffic engineers refuse to account for people in their designs.

• Accidents along stroad are shouldn’t be surprising and won’t end on their own.

I could go on, but the point is really very simple: bad design leads to carnage.

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Provo Homes are Pricey

Over the last few posts I’ve argued that Provo needs more housing for young professionals and families. But just how easy is it for people in those demographics to pay for housing?

Returning to the census data I’ve referenced before, I found that the median value of an owner-occupied home in Provo is $212,400. Among the four other cities I’ve used in past comparisons — Boulder, Ann Arbor, Chattanooga, and Ogden — that figure most closely resembles the median home value in Ann Arbor, which is $240,400.

According to these figures, Provo is right in the middle of the pack when it comes to home values. And that’s a lot better than previous comparisons, where Provo came up as an outlier for its poverty and low wages. It’s better to be average than awful.

But there are a few issues going on here. For starters, this graph from a previous post shows that Provo has a low median income compared to other cities, as well as compared to each city’s respective state:

The blue bars in the graph above represent median income in each city, while the red bars represent median income in those cities’ respective states.

Taken together, these two graphs indicate that Provo has a lower income but potentially higher housing costs than other, comparable cities. That means it might actually be easier to buy a home in a place like Ann Arbor than in Provo.

Houses in the Maeser neighborhood.

The reasons for this housing situation are complex and certainly have to do with BYU and the large student population. (But again, keep in mind that all of the cities in the comparison are college towns.) BYU also has a particularly byzantine and economically detrimental housing policy as compared to other universities, which distorts Provo’s housing market in downtown.

But I’ll save causal issues for later posts.

For now, it’s particularly worth noting the high median home values in Boulder, which come in at a remarkable $475,200. Boulder is very frequently compared to Provo — by myself and others — but these figures show that such comparisons are really kind of like looking at apples and (solid gold, diamond encrusted) oranges. The point is that Boulder is significantly richer than Provo and the disparity between the two cities’ wealth helps explain the very different realities on their respective streets.

In any case, it’s worth keeping in mind that housing values in Provo are yet another economic condition that make Provo… unique. Generally speaking, this situation is a function of supply and demand for housing and if nothing else the figures are actually reassuring: clearly there is demand for housing in Provo but not enough supply to depress values.

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Cowboy Partners: A Primer

As of Wednesday, it’s likely that downtown is getting a large mixed-use development from Cowboy Partners. So what kind of work does the company do?

Cowboy Partners’ website includes photos of more than two dozen apartment projects across five states, but perhaps the best place to start is in Ogden — a city with obvious similarities to Provo — with the Liberty Junction project.

Like the proposed project in Provo, Liberty Junction is a mixed-use development in the heart of Ogden’s downtown. These pictures come from the Cowboy Partners website as well as Google street view:

So far there’s no evidence to suggest that the Provo development will resemble the one in Ogden — and in fact the Daily Herald description mentions differences such as townhouses — but these pictures at least offer insights into the philosophy Cowboy Partners brings to a downtown development. Here’s what the website had to say about the Ogden project:

You can shop ‘til you drop, dine at world class eateries, and catch a movie at the thirteen-screen megaplex theater right at your doorstep. You can also take in some family fun at the City’s adventure center. Liberty Junction is a masterfully designed residential community that is also within walking distance of virtually all the excitement that downtown Ogden has to offer.

Cowboy Partners has also done several projects in Salt Lake City. Those projects include Liberty City Walk (“where cottage style architecture meets contemporary city living”), Liberty Metro (“come relax in your own space in a building that offers lodge-style living”), Liberty Midtown (“surrounded by shops, boutiques, galleries and world class restaurants”), and some condos at City Creek. Most of the pages for these projects lack extensive exterior photos (and WordPress would only let me include one gallery anyway), but they are nevertheless illuminative.

The company’s website also provides this mission statement:

The mission of Cowboy Partners is creating extraordinary places for people. Widely recognized as one of the premier multi-family and mixed-use developers in the West, Cowboy Partners represents the best in the creation of innovative, imaginative, and inviting residential communities and mixed-use neighborhoods.

It’s obviously too early to formulate any opinion on the proposed development in downtown Provo — though I’ve heard a few people speak very highly of it — but hopefully this information at least provides some background on the company that will likely carry it out.

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Mo’ People Mo’ Money

Continuing the series on wealth and city success (see previous posts here and here), I decided to look at the number of people per square mile, or population density, in five cities. Specifically, I was curious if other cities in Provo’s class had higher or lower densities.

What I found was an apparent correlation between density and income:

In the graph above, density is plotted along the Y axis while income is plotted on the X axis. As is clear, the higher the density the higher the median income. Here are the actual numbers:

This data — which isn’t surprising — offers clear procedural guidance: if Provo wants a thriving economy and downtown, it should increase density. The standard justification for that argument is that adding people means more customers for local businesses. That’s true, but as this data shows those people will also earn more as they cluster into tighter areas. In other words, higher density provides the duel benefits of more customers with more buying power.

Of course, I’m not arguing that density by itself causes higher income. And there are plenty of high density-low wage places in the world. Instead, I’m saying that in a city like Provo there appears to be a correlation between density and wealth. Embracing density also clearly won’t turn medium-sized American cities into third-world slums.

Census data shows a correlation between density and median income. That means Provo needs to do more than add buildings like this downtown, as wonderful as they are.

Perhaps an analogy — which I adapt liberally from Jon Huntsman’s view on climate change — might be helpful: Imagine having cancer and hearing a doctor say “everyone who tried this one treatment survived and everyone who didn’t died.” Would you try that treatment?

That’s sort of what is going on here; cities resembling Provo that try more density are generally prospering. At a fundamental level it’s very simple.

Thankfully, Provo is adding density in downtown. The neighborhood planning efforts are also helping residents understand the problems with sprawl-inducing policies like parking minimums. All said, Provo is doing well.

Still though, we could be doing even more. Sure, there are residential projects going into downtown, but where is the infill in historic neighborhoods? Where are the pocket developments in the more suburban areas? Where are the sweeping code changes that allow for actively encourage denser development? In the end, my friends, baby steps aren’t going to cut it in the neighborhoods.

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Poverty Levels in Provo Are Too High

Earlier this week I reported that Provo’s median income is lower than the cities to which it is most often compared. And though the situation may be improving, that still means residents have less money to spend in the local economy, among other things, which naturally translates into a comparatively depressed commercial sector.

But the bad news doesn’t stop there.

Perhaps the most alarming figure in the census data is the number of people in Provo living below poverty level: 31 percent. And just like median income, that figure compares unfavorably with all the other cities I’ve been looking at*:

As is apparent, poverty levels in every other city hover near 20 percent, or roughly 10 points lower than Provo’s level.

By way of comparison, Provo has a higher percentage of people living below poverty level than old, eastern industrial cities like Buffalo (29.6), Cincinnati (27.2), and Pittsburgh (21.9). Next door in Orem — where there is another large university whose students are no wealthier than Provo’s — just 13.5 percent of the population is living in poverty.

In fact, Provo’s poverty levels aren’t much lower than those in Detroit (34.5), and Detroit is notorious for its decimated manufacturing sector and for its struggles with poverty.

Some people will look at these figures and immediately want to explain them. Provo, for example, has a lot of students. Many of those students support themselves, marry earlier than other young people, and have kids quickly. Provo also has a history as a blue collar town meaning many of the city’s older residents never became very high wage earners.

There is a lot of truth to these explanations. But it’s important to remember that all of the cities included on the graph have students as well. Chattanooga and Ogden also both have state schools without huge research agendas and in the latter case many students are even members of the LDS Church (the same is true in Orem). In other words, I chose these cities because they each represent a different kind of college town.

But most importantly, these explanations are beside the point. Whatever the causes, if Provo’s residents are poorer than those in other cities Provo will have less economic vibrancy. In other words, explanations themselves won’t change the problem, which is that lower incomes and more poverty are one big reason Provo feels less successful than other cities.

With higher poverty rates than other cities, it makes sense that Provo would have similarly higher vacancy rates in downtown buildings.

It’s also worth mentioning that people in Provo should be embarrassed by these figures. For strategic reasons, I’ve typically chosen to make mostly economic arguments on this blog — so for example that more money means greater vibrancy. But it’s also simply wrong for nearly 1 in 3 people in our city to be certifiably poor. Provo is a young, educated, business friendly community; having such a high poverty rate is unacceptable. It’s morally outrageous. And, unlike Rust Belt cities, it’s almost never discussed.

In any case, it also effects everyone because wealth and resources are factors that make or break places like Downtown Provo. If the community wants to be as thriving as other cities, these rates will need to change.

*For the next few posts I’m going to be sticking with my original five cities simply because it takes time to compile and graph all of this information. Some readers have suggested several other great possible additions and I hope to discuss them in the future, but for now the cities I’ve included seem to have sufficient diversity to make the point.

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Provo: The Poorest City in Its Class

In an effort to better understand why Provo differs from other cities of comparable size and composition, I recently combed through some census data. As it turns out, the government provides a handy QuickFacts page for every city in the U.S.

My goal in looking at this data was to understand why Provo doesn’t have as thriving a downtown, for example, as other cities like Boulder, Colorado. Boulder and a handful of other cities often come up in conversations about how to improve Provo, and there seems to be a sense that if Provo could just feel more like Boulder it would be similarly successful.

I compared Provo to four other cities: Boulder; Ann Arbor, Michigan; Chattanooga, Tennessee; Ogden, Utah. All of these cities have colleges, comparable population sizes, and generally anchor medium-sized metros orbiting larger cities. Moreover, I included Ogden due to its proximity to Provo and its relationship to Salt Lake City, and Chattanooga because it’s one of the few cities of its size that consistently pops up in urban-oriented news.

How does Provo stack up against other cities? The points on this map indicate Provo, Boulder, Chattanooga, Ann Arbor, and Ogden, respectively.

What I found wasn’t encouraging. First, with 115,321 people, Provo is the second largest of the five cities and closest in size to Ann Arbor.

So far so good.

But when the median incomes for these cities are compared, Provo gets into trouble:

The graph above — where blue represents city income levels and red represents state income — reveals that Provo has the second lowest median income of all five cities. It just barely beat Chattanooga, and is even lower than Ogden. Here’s the data from both of the graphs, in case you want to see exact figures (click to enlarge):

The problem here isn’t just low income. As the second graph shows, the median income in Provo is also lowest of all five cities relative to its state. In other words the disparity between incomes in Provo and the surrounding community is larger than in any of these five cities.

Or, put another way, Provo is the poorest of all five cities. Only Chattanoogans may make slightly less, but that’s more characteristic of their state and, presumably, the lower state income levels indicate a lower cost of living.

It’s also worth pointing out just how much richer Boulder in particular is than Provo. The median income in Boulder is $13,887 higher than in Provo, and it’s much closer to the state median income.

Given these figures, it’s no wonder Provo struggles. People in Provo have thousands of dollars less to spend, meaning there simply isn’t as much wealth to support a vibrant retail sector, the arts, or entertainment, for example. Lower income also means less tax revenue, among other things, which translates into less money for the government to spend on various projects.

Frankly, it’s a wonder Provo has managed to compete at all given its comparably limited resources. I also have to admit I was surprised by these results; I knew that the median income in Provo would be lower than it is in Boulder or Ann Arbor, but I didn’t expect such a significant disparity, nor did I expect Ogden to be better off.

I’m not an economist — and I don’t want to oversimplify this data — but Provo’s relatively low median income seems like one of the biggest obstacles to downtown revitalization, neighborhood gentrification, and generally improving quality of life. In the end, none of those things are going to happen if people in Provo don’t have the money to support them.

And yet far as I can remember I’ve also never heard any discussion regarding this issue. Ever. Why is that? Though it may be a bit wonkish, this is extremely important because it directly impacts Provo’s ability to improve. Ultimately, wanting the city to improve and sprucing it up here and there is nice, but if Provo remains the poorest city in its class it’ll never be the most vibrant, lively, or successful.

Check back in the coming days for follow-up posts on how Provo’s home values, poverty levels, business environment, etc. compare to these five cities.

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Provo Ranks 3rd Best for Biking in Utah

The Salt Lake Tribune reported yesterday that Provo is the third friendliest biking city in Utah. The ranking is part of Provo becoming a bronze-level bicycle-friendly community as determined by the League of American Bicyclists. The other two bike-friendly communities in Utah are Salt Lake and Park City.

Bikes parked on Center Street.

Though Provo seems like a natural member of the bike-friendly club in Utah, the third-place ranking is significant. For starters, both Park City and Salt Lake City are richer, meaning they’ve had more resources with which to build bike infrastructure. Provo is also beating larger cities, like West Valley City, up-and-coming cities like American Fork, and cities that people in Salt Lake sometimes mistakenly think are cooler than Provo, like Ogden.

My point is that Provo’s bike friendliness is anything but inevitable or obvious. In fact, it reflects a strong commitment to biking on the part of city leaders and activists. The Tribune article emphasizes that commitment:

The city has constructed 42 miles of bike lanes during the past 15 years. This summer the city added bike lanes on Seven Peaks Boulevard and expanded shoulders for biking from Provo to Springville on the south end of State Street along with several other bike-lane projects. As part of the city’s recently awarded $150,000 grant, it has created a bicycle master plan, including seven miles of road on the west side of Provo with a separate trail for bikes and pedestrians.

Provo still has a long way to go, as I’m prone to point out on this blog. But hopefully the need for more development doesn’t obscure the fact that the city and a passionate core of biking advocates are really doing amazing things. The key going forward is to maintain and increase biking infrastructure so Provo isn’t overtaken by some of those cities I mentioned above.

Who would have thought that sometimes it’d be tough to find a place to park a bike in Provo. That’s progress.

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