Layton welcomes the added tax revenue that the city's many commercial retailers bring, City Councilman Stephen Handy said. But having so many stores just a few blocks away isn't always a convenience.

Traffic headaches, crowding and the exodus of small, locally owned businesses are just a few of the unwanted consequences that retailers bring to town.

"We have some serious traffic issues," Handy said. "But on the other hand, we have this tremendous economic vitality. People are shopping here from Ogden and all through Davis County."

Problems or not, cities are constantly competing for tax dollars that retailers bring.

Bountiful is no different. It wants its share just like everybody else. The possibility of a big-box retailer in town is a constant battle between cities and residents, but city manager Tom Hardy said he wouldn't mind welcoming a major retailer in town.

"We're not averse to them," Hardy said. "We just don't have large tracts or undeveloped land. It doesn't make sense to tear down older retail."

But that's exactly what Bountiful needs to do if it wants more shopping opportunities, Sulser said. Commercial sales and sales-tax revenues have stagnated in Bountiful in the past four years. Hardy estimates Bountiful loses up to $2 million in sales tax revenue annually because it has so few shopping opportunities.

"If they are going to dial for dollars, that's what they are going to have to do is to redevelop," Sulser said.

Such a plan is a tough sell, said Aric Jensen, Bountiful planning and economic development director. Getting people to move out of their homes and businesses in order to redevelop the city is a "difficult proposition," he said.

A planned mixed-use development could ease some of Bountiful's shopping woes. Once completed, Renaissance Towne Centre will include retail shopping, a movie theater, restaurants and medical offices.

The $100 million mixed-use development on Main Street will fill an estimated 550,000 square feet and house up to 120 storefronts. Currently, city leaders are trying to lure retail stores such as Gap and American Eagle, Hardy said.

Hardy said he wants the project to be like Salt Lake City's Gateway, where couples can catch dinner and a movie and do some shopping, all in one location.

City leaders aren't ready to announce just what stores and restaurants are planning on signing on to the project. Expect an announcement early next year.

---

E-mail: ldethman@desnews.com