What separates New York City from Idaho Falls, Idaho? Besides 8 million people and a more balanced ethnic population, NYC has mixed-used urban development. This means that residential spaces are built next door to or on top of retail and office spaces.
Idaho Falls’ downtown has failed and continues to fail due to the lack of residential spaces. People go to where other people hang out. If few people live in the downtown area, it becomes a space populated only in the day when people work or special events draw in a crowd. However, when the business day closes in early evening, there is little else to do and nobody hangs out in our dead zone. Many residents would like to spend more time downtown after getting off their day’s work, but it’s not encouraging to drive past downtown and see empty street after empty street.
Downtown building owners have failed to transform upper floors of our many two-story buildings into residential spaces. Do any research into the so-called ‘new urbanism’, and you will find that it primarily means buildings that have retail or office spaces on the first floor(s) and residential spaces on the top floor(s). The key is to develop those residential spaces with quality materials and design, and keep the rent prices at a level so the area does not become a slum (nor does it become over-priced).
The plans for the new Taylor Crossing development seem to accomplish this mixed-use quite well. You can watch a KPVI video news report about the development (KPVI changed their video link after this story published). I predict that Taylor Crossing will bustle with much more activity than our current downtown, and the reason will be the residential spaces designed into the mix.
I think we can agree that we enjoy our downtown area and want to see it become a hotspot. Unfortunately, we will always be left with a feeling of longing until more residential spaces are developed. Opportunity is knocking downtown; who will answer the door?
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Gato got runned over by Marcus many moons ago. Be ye daft, 2486? 
Let's have a new poll, alright, Joe?
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I noticed the other day that Taylor Crossing is now taking reservations for terrace and row housing.I wonder how quickly they plan on building these homes and what the current percentage is on reservations and what the percent is on the Marriott also? Does this mean that next year we will be seeing Taylor Crossing finally coming together as a whole or are the industrial warehouses going to be around for a while longer?
Also in downtown residential news, I noticed on a real estate site that the Bonneville Hotel has come up for sale! I really hope that whoever buys the property does something wonderful with it and who knows maybe it will kick off a whole new era for the downtown with nice apartment and condo living.
Oh good, I was thinking all week that they talked about residential spaces and we have not seen them yet.
The new urbanism concept will not be fulfilled until those residential spaces are filled and the density is raised.
Yeah, the Bonneville Hotel is as ugly as a cigarette butt in an ashtray right now. It needs some serious work but could become the shining star of downtown if done right.
Update on Taylor Crossing for what I know for sure that is happening.
Marriott Residence Inn: 5 story extended stay hotel.
Condo tower: 13 stories of sheer beauty.
Reception Center: State of the art wedding/ reception center located overlooking the river.
Eagle View Plaza: 3 story office/specialty retail/day spa/ ect. 70,000 square feet.
Restaurants: Not sure of who may be locating there but there are two pads available. Last I heard Bajio’s was supposed to open there.
This is only what I know, imagine what else may be coming soon!
The problem is, there is so much empty retail space/property not only downtown but all over Idaho Falls, who is going to fill all these NEW retail spaces? And you know their going to lease for double or triple the amount of everything else around town.
Just makes me wonder…..
Well, SlimPickens, you raise a good point that has been raised in every city that started to build aggressively. Look no farther away than Salt Lake City and the major criticism developers endured when building Gateway Office Bldgs.
If the market demographics didn’t show the need, the building wouldn’t have occurred. Coldwell Bankers has not achieved what they’ve achieved developing properties that weren’t needed.
Just to clarify, Coldwell Commercial Bankers is developing a lot of commercial property within Snake River Landing, on 17th Street and around the Hilton Garden Inn area on Lindsay Blvd. So perhaps my comments don’t really belong here.
With the demographics of now over 300,00 permanent residents, plus YNP being the #1 destination for International Travelers in the area, more tourist services are needed.
Who would have thought a cell phone call center would have moved from Bend, OR to T.C.? Not me.
I would encourage you to review KIFI’s video files about Rollie Walker and T.C. He talked about how so many tenants who first moved to Taylor’s Crossing, leaving office space empty elsewhere downtown, have now created opportunities for others to occupy that office space.
Per Rollie Walker on the KIFI video (thanks, DNIX for the tip), the space, especially around the bank, has filled with new tenants.
Would you prefer to drive to stores hundreds of miles away to get products you can’t get locally (or have to order on the Internet), or would you rather have them locally? The same goes for services.
Both Ball Ventures and T.C. have been planning these projects for around 10 years. A lot of research went into their decisions.
Ball Ventures hotels are always full. More hotel rooms are aboslutely needed in Idaho Falls!
I proposed in the last day no less than 3 businesses, which would all be small businesses, but would meet needs in our local market. Those start up businesses need office space. Why not give new small business starts assistance to start downtown?
Back to Salt Lake City metro and those who pointed to all the empty space after the Olympics, developers found there were certain businesses that would not expand or open stores until they had the new space and offices built. Now, the criticism is that there is why couldn’t the developers understand they needed to build MORE office space, as such a low rate (about 2%) of CLASS AAA vacant office space is open in SLC, so some companies might be turned away.
If Idaho Falls residents want to diverse the economy more, host some concerts and other entertainment options for residents and be a the “list” for where more conventions occur, then additional amenities must be available.
We are fortunate that Coldwell Bankers Commercial, based in Salt Lake City, and NAI Global has one of their two offices in Idaho Falls.
I do understand someone asking how can this space fill. You might want to research the Internet some to see how announcements are made, on various websites, of what new commercial developments will ad.
If GNEP locates even one of the three parts of the contract in June, 2008, think how many support businesses and sub-contractors are needed.
INL(dot) gov has an interesting read of how they want to mentor more local, small businesses. Look at what IHL is essentially begging people to do, as sub-contractors, as INL can’t manage certain support functions by itself.
There are no guarantees about GNEP, but we do know that CAES is already being built.
Just my thoughts, after a tremendous amount of research and following these developments closely. However, I’m interested in more of yours and others who post.
Thanks for asking a really great question!
I’m not sure where to post this……
So, Utah based Peterson Inc. is looking to either locate in Pocatello or Idaho Falls. It has been said Idaho Falls does a better job of recruiting business and making the pot sweeter, so to speak, for new business. Go Idaho Falls on this one!
http://www.journalnet.com/articles/2007/09/27/news/breaking/news01.txt
As it pertains to growth in Idaho Falls —
It is my humble opinion that the area needs another substantial industrial employer (sort of like AMI in Pocatello) or some other manufacturing operation. We need a strong blue-collar/tech work force to sustain all of this proposed retail growth.
If not, we’ll all take turns eating at each others restaurants and cleaning each others teeth.
We need something new and fresh!
I disagree about the “major employer savior” concept. I think the bigger an employer we get, the more we are forced to bend over backwards to their demands for fear of them leaving us. Look at how Albertson’s and Micron hosed down Idaho for all they could, now both companies appear on the verge of abandoning Idaho despite our graciousness.
A second problem with that idea is what are we offering that makes us attractive to a big employer? Locals will disagree, but these big employers are used to big city amenities. To them, our schools suck, college options are limited and of low quality, there is not much entertainment here, our weather is too harsh, and now we are experiencing shortages of our main resource: water. What are we doing to offer companies a reason to move here besides our desires for their high pay?
I think Idaho Falls needs to focus more on enabling smaller companies to start up and grow themselves here. IQ magazine had a great article a month or two ago about Idaho’s tech industry, and how much it contributes to our economy despite fewer employees and much fewer political favors (as opposed to agriculture).
I wrote an article last year about “How Idaho Falls can foster a Silicon Valley economy”
http://idahofallz.com/2006/11/06/how-idaho-falls-can-foster-a-silicon-valley-economy/
A couple points to fostering a high tech economy is to develop a denser urban core and top notch universities. We still only have step-children satellite campuses and many local schools are failing NCLB criteria. We live in a hostile state education environment, but what are we doing to improve education in city limits?
As for a dense urban core, this is becoming a farce. I enjoy Taylor Crossing for their beautiful architecture and landscaping, and that they have beautified a once ugly greenbelt area, but I am afraid they are failing their first stated mission: new urbanism. They promised mixed residential areas, and three years later there are not even confirmed plans for the first residential building.
These new local developments are exciting, but they have not added residential areas yet, and so they are quickly becoming just overpriced office and retail spaces. They are actually creating a more dangerous economic climate for Idaho Falls. When (not if) the economy sours, those pretty buildings are going to stand empty and look ridiculous.
SRL will get housing built before or if TCOR still plans on doing that.
Can’t totally agree or disagree with you Joe on big business and what they do or don’t like about Idaho Falls. Other business websites are far more positive.
Petersons in UT – don’t know what they do. But, realize that Pocatello bought over 400 acres and leased to HOKU for $1.00 for 99 years. Think there might be an answer there?
Look at the diversification in Idaho Falls since a decade ago. Tell me who and what is bringing in jobs.
State education – satellite campuses are a joke. ISU in I.F. should be far more advanced, or give it all to U. of I. Have you seen the number of degrees and programs U. of I offers?
EITC – still a good deal and physcially I see room to expand.
However, the good news is this. Look at Las Vegas if you need a model. Where states aren’t meeting the needs, private universities are being established. For those who want/need to remain in the area, options are increasing.
If nothing else, the private universities in Vegas woke up the state education system.
I remain very reluctant to see anything advanced in eastern ID, promoted by Gov. Otter. He’ll give everything to the TV, and even some to Twin Falls and CdA. But, he’s not doing all he can for eastern ID, except attending public functions, IMO.
I think I agree with you Joe (on the major employer issue). It would be better to have many small employers than one large one — better for stability. In either instance though, it creates a healthy middle class. What I was trying to say earlier in comment 8 is this: when ever I hear about “growth” back home (I’m away from home), it’s a new Olive Garden, a new Walmart, or a new neighborhood with offerings between $185K – $250K. How long can that last?
I read your article on creating a tech environment. Something like that would work…I still think that “growth” centered on restaurants and houses can only go so far.
I know there are some positives to Idaho Falls that businesses like, such as our low crime. I did not mention that in my listing of negatives.
Can we make a list of positives and negatives in Idaho Falls as would be seen by an outside company? Let’s see which list outweighs the other. At the least we will know what we need to continue and what we need to work on.
I imagine there are more high-paying companies here that I have not noticed, all I see visibly are the minimum wage/strip-mall/ island outlet stores going up. Those are the only jobs I see coming in here, but please tell me who the others are (not being sarcastic, I do want to know).
Having such a local emphasis on retail and service jobs puts our area at a big risk for the inevitable economic downturn.
So I ask again, what are we doing to make ourselves attractive to big outside companies? What are we doing to foster a startup climate?
Natural disasters like Katrina and now the fires in CA make some companies look to relocate. Many say the snow is nothing to deal with, and lower temperatures (last year was abnormal) compared to what they’ve been through.
I know one family moving from LA to I.F. cuz they never want to deal with another Hurricane given what it did to their property physically, and them psychologically.
There are MANY reasons to move to Idaho Falls. I just don’t want to see I.F. do what Pocatello is doing and essentially begging the company to come at all costs.
The other thing is who reads the classifieds besides me? Take for example a certain local electrical contractor, whose name I won’t use. Needs several more electricians, but can’t get them locally. So they are having to recruit nationally.
I do think many Idaho Falls area businesses are increasing employees. I was dumbfounded how many employees Miskin Scrapers had when they had their fire.
So a company that employs 200 that has grown up in the community, to me, is more valuable than having some company from Utah try to play Pocatello and Idaho Falls into a bidding war.
Why not get in touch with Grow Idaho Falls or those who work with businesses to expand or relocate? See what the real scene is.
And while we most likely will see a larger and larger market segment of service jobs, that is inevitable, given the tourism. The real story there is to look at how many $ vacationers spend flying to IF Regional Airport and staying locally.
The airport could be a source of more jobs. Pocatello has 3 flights/day to SLC. They are questionable to remain. Pocatello is looking at using their airport as more of a “transport airstrip.”
Think of the strengths of Idaho Falls and how many goods and services we supply to Jackson Hole and West Yellowstone. Bozeman is out of control price wise.
I believe it was USA today (will have to check the source) saying many seniors will relocate to Idaho Falls, possibly MT and WY as the last places they can afford. It’s a little frightening, at least to me, to see how many want more information. I do NOT want to be another St. George with all of its problems!!!!!!!!! Talk about low paying jobs – $6.00 for a college grad.
It is very likely Idaho Falls and St. George will be homes for many who want the best of weather during each season. With McNeil building their huge development in Washington County – outside of St. George -it’s too bad they don’t get those condos built. They could probably fill one tower with those who want to escape St. George heat.
I.F. has a VERY EDUCATED workforce compared to the rest of Idaho and many other states thanks to INL and spinoffs.
…a company that employs 200 that has grown up in the community, to me, is more valuable than having some company from Utah try to play Pocatello and Idaho Falls into a bidding war.
Heck yes! And 100 of these same type of homegrown companies are better for us than 1 company employing 20,000 people.
..while we most likely will see a larger and larger market segment of service jobs, that is inevitable, given the tourism
I think we need to invest some of these tourism profits into long term things that will sustain value during recessions. Things like a strong university, and a diverse local small and medium business climate.
I’m afraid our service-dependent economy is only inevitable if we fail to make strategic changes now.
I saw the comment about the Bonneville Hotel, the “ugly” comment, that is. I’m not sure how old that comment was, but I was wondering if the hotel is still standing today.
I just found a picture of it on the Wikipedia site. That picture immedialtely brought up memories of the time I first showed up in Idaho Falls for navy training (out here in the desert). The Bonneville was my home for a couple of weeks until I found a place to stay (at 101 N. Placer). The restaurant on the first floor, with the Chinese motif & gifts but more than just Chinese food, was my almost-daily eating place. Was it Wong and Lee that ran the place? I’m trying to read the sign – up on the roof – in that picture I mentioned.
Pizza places in the area were my other hang outs when I didn’t eat at home out of a ravioli can. I didn’t have a car, so I could only go to places within walking distance. When I wasn’t eating, I could usually be found in the music store or the movie theatre … both there on Broadway. It was at that music store that I started buying Moody Blues tapes. I haven’t stopped buying their music since then (yeah, they’re still around – kinda).
It was all great – and I have very fond memories of my stay there. And yes, I did get to sit atop a mountain of potatoes (in a barn on Sunnyside)!
I hope this message still gets to someone,
Tom
Orlando, FL
P.S.
I was referring back to 1971 in my last comment.
Yep the Bonneville Hotel is still downtown, and probably looks the same as it did back then. I have a few photos of the hotel in the photos section (check for the link at the top of this page). Thanks for sharing the memories!
Thanks for the info, Joe. It’s nice to know someone is scanning this site.
I should have looked at those pictures before. That’s quite a batch.
Thanks again,
Tom
This isn’t your normal blog site. Joe is always here, keeping the peace and the discussions rolling.
I always enjoy reading the comments at idahofallz.com.
In response to a few of the thoughtful questions, I wanted to offer that we are working very hard on floor plans and elevations of the condos and row homes we are planning on the river. It’s taken a lot of work to get the right product figured out for the river. We always say, there’s only one river and we can’t mess this up with the wrong product. We recently removed the last industrial behemoth on the river, the old Simplot potato warehouse. We almost burned it down trying to get it down. haha This creates room for the residential component that comes with this next phase of development along the river.
We are also beginning the much-anticipated Marriott product between Smitty’s and the river. It is a preferred extended-stay hotel with an additional confrence area attached. We believe this hotel will be a wonderful anchor for the downtown area. Come along fellow developers/investors. This is your hint that it’s time to bring loft appartments and boutique retail back to the downtown area.
Thanks again to all who have had such an important roll in making Taylor Crossing possible. We love our tenants. And we love reader’s ideas about what kinds of businesses they would like to see at TC. Our previous offer to compensate readers of this blog for “hooking” us up with the right restaurants still stands.
We’re bullish on Idaho Falls(z).
Lorin Walker
Howdy, Mr. Walker. I’m not connected with any restaurant so I can’t hook you up, but I am looking for some new great places to eat my meals.
I’d like to see a different variety in that area than we have elsewhere in town. A nice seafood place would be ideal, and a place where the office workers downtown can get a nice quick sitdown lunch would also bring some weekday traffic.
Maybe a nice park-like area along the greenbelt where food cart vendors can operate would also draw attention and foot traffic every day of the week.
Cool, nice to hear those projects are still coming along. I noticed some ground work being done this week behind Smitty’s.
As we try to navigate the economic turbulence, we sometimes restructure our development approach. We are approximately 97% full on our lease spaces and are quickly architecting 2 more office buildings, while simultaneously architecting residential units. Yes, we believe that while office demand remains strong for us, the residential component is equally important for the rounding out of our mixed uses. I’m happy to report that we are currently negotiating leases on two fine restaurants for the river front, whose menues bring something totally new to Idaho Falls. The Marriott is coming along quickly in effort to be open before vacation traffic begins in the Spring. The overall Marriott product raises the bar on guest comfort and choices.
Thanks to all your readers for their ideas, questions, and general attitude about development along the river and next to downtown Idaho Falls.
Lorin Walker