WAFFLE HOUSE!

Anyone who knows my husband or follows him on Facebook knows he's obsessed with

getting a Waffle House restaurant here. Whenever there is a post on FB saying “guess what

is coming,” he is one of the first to chime in with Waffle House? You can smell the bacon

and hashbrowns now!

When people in Ivins talk about economic development, there’s often a sense that the solution could be simple. Some joke that if we just dropped in a Waffle House or a Chick-fil-A overnight, the city’s financial problems would vanish—steady tax revenue, more jobs.

(Spoiler alert…Waffle House isn’t coming. Read on to find out more.)

Ivins’ Unique Challenges

Ivins is not St. George. That might seem obvious, but it’s central to understanding the City’s economic reality. While our neighbors have sprawling retail corridors, multiple big-box stores, and a regional draw for shoppers, Ivins has deliberately kept a quieter, more residential feel. That choice is part of our identity—and part of why people move here in the first place. However, it also means that our economic development options are more limited.

Ivins aims to attract businesses that will provide services and employment opportunities for residents while enhancing the city’s tax base. But the reality of city finances is far more complex. I hope to share some information related to building economic development here in Ivins.

Let’s start with “What do Ivins Residents Want and Where”

Several residents have indicated that economic growth is welcome here in Ivins…well, almost welcome. The Resident Survey made it clear that the residents who participated in the survey don’t want big box stores or car washes, among other things. They welcome small businesses, coffee shops, various types of retail, and, of course, restaurants.

Overall, households responding to the General Plan Survey showed that:

• 33% want the City to encourage more commercial and retail development or create a downtown city center with commercial development and open space.

• The types of businesses most respondents were in favor of were restaurants (66% in favor) and small independent businesses (54% in favor).

• On the other side, 64% did not want fast food restaurants, 75% did not want chain stores.

  
  

We have great locations for this to occur!

Here are the types of commercial parcels available that are not currently under

development:

• Three (3) parcels that are zoned for Commercial Neighborhood.

• Two (2) parcels that are zoned for Commercial Community.

• Three (3) parcels that are zoned for Community Professional.

• Two (2) parcels that are zoned for Commercial with Light Manufacturing.

• Six (6)parcels that are zoned for Resort Mixed Use

• Three (3) parcels that are zoned for Commercial Resort

  
  

So why haven’t these been bought/sold/ developed into commercial opportunities that could provide for sales tax revenue for the city?

• The land at the corner of Snow Canyon Parkway/Snow Canyon Drive is listed for sale at $19,792,200. This is 11.31 acres.

• The land across the street from Rocky Vista Medical School is listed for sale at $9,680,000.00 for six (6) acres.

• Land next to Vista School, owned by a private Developer.

• Land in front of the Rocky Vista Medical School student housing, owned by a private developer.

• Two Commercial/Resort parcels off Highway 91, owned by a private developer.

  
  

We have three (3) remaining areas around the city designated as Neighborhood Commercial. The thought of our leadership many years ago was that this would afford the opportunity for small local businesses to be created and supported by the local residents. Development has occurred in two of these zones, the Family Dollar Store and Troy’s Auto Body.

What types of businesses/retail will be sustainable in Ivins?

A speaker at the Commercial Talk About stated that we are so far away from the downtown of the county that “we are the end of the railroad” and that there will be a limit on the type of commercial we will get. The City’s location on the outskirts of the greater St. George metropolitan area isn’t ideal for businesses that require a more central location. However, it is ideal for businesses seeking a unique location.

During one of our Commercial Talk About two years ago, our State Representative, Neil Walter, spoke about the challenges of commercial development. The data he shared then was:

For a retail shop to be successful, it would need

• approximately $1,000,000.00 in sales generated in a year.

• To achieve that, it requires approximately 20,000 to 30,000 cars passing by.

  
  

Hardly the kind of traffic we see in Ivins or that most of us want to see.

For a small diner to be successful, it would need:

• 3000 to 4000 Square feet of space

• Approximately $1,500,000.00 in sales generated in a year

• That would require an average ticket of $40.00 for 100 tables a night, 365 days a year.

• 
  

He also commented that if we want something like Ancestor Square, we should be aware that it took years to become successful and start producing the type of revenue projected for the city of St. George.

You can listen/watch the Talk About here:

https://ivins.granicus.com/player/clip/1884?view_id=2&redirect=true

We have Retail/Restaurant Space Available

Canyon Crossing has had 3 retail spaces empty for over 2 years. Here are the numbers for this space:

• One space of 1,350 Sq Ft, $3.80/SF/MO or $5,130/month or $61,560/year in rental cost.

• Restaurant Space available, 1,250 Sq Ft, $4.55/SF/Mo or $5,687/month or $68, 244/ year rental cost.

  
  

So what types of businesses can we attract to Ivins? Even with this information, my husband is still lobbying for a Waffle House! For a small business to afford these rental fees, it needs to have an existing customer base to support it.

Sadly, businesses like Waffle House and Chick-fil-A do not franchise, so their company expansion would need to determine if there is a reasonable growth expectation to optimize their supply chain system and market share. At the top level they look at:

• Consistent economic growth patterns

• Consumer spending habits in our area

• Local business performance and expansion news

• Economic forecasts

  
  

They begin this process years in advance of deciding to move forward with expansion.

I collaborated with an optometry group for several years, helping them expand their business on a national level. They have a very robust assessment of how to calibrate an opportunity and determine financial returns. The basics start with:

• Traffic flow and patterns

• Number of existing offices in 3-mile, 5-mile and 10-mile radius

• Population and growth projections

• Demographics

• Cost per square foot.

• Public transportation available for staff

• Schools in the 3-mile, 5-mile and 10-mile radius

  
  

Then there’s the infrastructure piece. Every new business isn’t just a source of revenue—it’s also a cost. Roads must handle more traffic, police and fire services must expand, and water and sewer lines must keep pace. For a city our size, those infrastructure expenses can exceed the actual tax revenue generated by a single restaurant or retail development.

In other words, you might gain a Waffle House, but you could lose financial ground if the long-term costs outweigh the short-term benefits.

What about a local resident, entrepreneur, small “mom and pop” type business?

The City encourages the development of pedestrian-oriented commercial centers and vibrant core retail areas that offer convenient shopping options and promote a walkable community. By focusing on creating walkable spaces, Ivins aims to enhance the quality of life for residents and reduce dependence on vehicular transportation.  

I recently returned from visiting family in England. I was keenly aware of “town squares” in each of the small towns we visited. I wanted to pack one up in my suitcase and bring it to Ivins, as it combined cafes, open space, and small businesses, creating a gathering place for residents.

My research into the businesses that comprise these town squares showed to be primarily pubs, nail salons, charity shops and many of their storefronts, like ours at Canyon Crossing, stood empty.  Pubs are the most likely to succeed, but I am not sure they fit what the residents would support, with nail salons doing well also.

I believe this is the vision for the boardwalk at Black Desert Resort. While it appears that the shops and restaurants boardwalk originally planned for as part of Black Desert Resort is further out than originally thought, there is still plenty of opportunity for economic growth and locations in Ivins for it…so it begs the question…where is it and what can the city do to attract these types of revenue generation and enjoyment opportunities for Ivins?