By Christopher Solomon
High Country News
As introductions to the community go, the Mt. Holly Club’s was
a disaster.
The overflow crowd packed the public hall on Sept. 20, 2006.
Word had spread that someone had big plans for Elk Meadows, and everyone wanted
to hear about it. The first item on the Planning and Zoning Commission’s docket
was a proposal by the Circle Four hog farm to build barns to hold 42,000 more
swine. It aroused little comment. Then Craig Burton, a member of the Mt. Holly
Club team who had more development experience than the Jenson brothers,
introduced himself and his colleagues. They all wore suits. It was the last
time they would make that mistake.
First, the developer showed a video: A private jet landed amid
the sage at the county’s municipal airport. The video’s narrator asked the
crowd to imagine their own private jet swooping into town — just a
22-minute flight from Las Vegas. The narrator asked them to imagine their driver
chauffeuring them to a private refuge nestled among the peaks, with their
mountain home already stocked with every possible amenity by a private
concierge. Meanwhile, the voice continued, their private fly-fishing guide had
already matched the hatch and tied the appropriate fly to their rod for the
afternoon’s fishing. A moose appeared onscreen. A moose! The crowd laughed:
There are no moose in Beaver County. The Golden Bear appeared, too — Jack
Nicklaus — standing at Elk Meadows, squinting at maps as he envisioned
what would be the highest 18-hole golf course in North America. The soundtrack
to the video: Tom Petty’s “I Won’t Back Down.”
The video concluded, and Burton laid out the developers’
proposal for a $3.5 billion project — seven times the assessed value of
all of Beaver County today — spread across mountainside and alpine
meadows. Many in the room, however, wanted to hear what came next. Over the
years some 130 condos and cabins had sprouted next to the ski slopes, along
with about 200 undeveloped lots — most of them owned by people from Salt
Lake City, or Las Vegas residents who liked to ski or escape summer’s heat.
According to several people who attended the meeting, Burton waited until after
the video to drop his bombshell: those owners could either sell to the Mt.
Holly Club at fair market value, apply the value of their property toward a
club membership, or trade their condo toward a piece of property outside the
boundaries of the new club. The message was clear: The developers expected them
to buy in, or sell out.
The new developers were kicking off plans for land they didn’t
even own — a fact driven home for Jim Bradshaw that night when he
glimpsed a layout of the proposed resort that wasn’t shown onscreen. “It looks
like the Sun Valley Lodge is built on my existing condominium,” Bradshaw, a
Salt Lake attorney and longtime skier who owns a condo with his brother,
recalled thinking. The shock Bradshaw and nearly a dozen other mountain
homeowners I later spoke to said they felt soon turned to a boiling anger. The
battle for Elk Meadows was on.
No matter what side people would fall on, everyone agreed on
this: Beaver needs help. Business in town hasn’t been the same since the
interstate highway system routed the cars off Main Street decades ago,
bookending it with exits for a McDonald’s at one end and a Comfort Inn at the
other. Today, the Sleepy Lagoon Motel really means it when it says “Vacancy”;
feral cats stalk ducks around its algae-scrimmed lagoon. Across Main Street
from the empty Sam’s Furniture & Appliance, the movie-house marquee
announces that the coming attraction is itself: “The Firmage Theatre —
Coming Soon.” “You can’t even buy a pair of socks. Dress socks, anyway,” barber
Hugh Blackburn complained.
Residents are divided over whether the Mt. Holly Club will be
their economic saviour, though. Farmers in this corner of the nation’s
second-driest state have watched the value of their water soar nearly 800 per
cent in the last few years, as demand increases, said Rob Adams, director of
the Beaver County Economic Development Corporation. “There are opportunity
costs to keeping that water in agriculture,” said Adams. “What that means is
that farming is going to be a tough proposition as time goes forward.” The
completed development would eventually generate $30 million annually in taxes
for the school district, and more than $13 million to other county coffers,
according to a study done by the Mt. Holly Club. And proponents argue that the
massive development at the top of the watershed will be a fairly low-impact
boon for the county, at least compared to projects like the hog farm, or the
open-pit mine that’s reopened a few miles west of Milford. (The mining company
says it hopes to scratch or leach out 230 million pounds of copper, 719,000
pounds of silver and nearly seven tons of gold in just a few years.) “You
couldn’t write a better case for economic development,” County Administrator
Bryan Harris told me.
Several other Beaver County residents that I spoke to —
almost no one wanted to be quoted, saying the small-town backbiting had grown
too hurtful — said the developers had bought the ski area and deserved a
shot with their new scheme. Still, they scratched their heads at the wisdom of
building a golf course that will be snow-covered most of the year. And they
wondered how easy it would be to get people to build multimillion-dollar homes
beside a ski area that even its fans call modest. Erik Miller, a real estate
agent and mountain property owner, said he wasn’t entirely opposed to the club
but felt frustrated by how the owners tried to steamroll opposition, and by
plans that seem wildly unrealistic. “It’s like putting a bunch of luxury boxes
around a T-ball field and calling it Yankee Stadium,” he said.
Opponents have a laundry list of concerns. They worry about the
environmental impacts of so many homes and a golf course at the headwaters of
the Beaver River, which irrigates the valley below. People like Dell
Hollingshead, a local historian and the second-generation owner of Arshel’s, a diner
on Main, and his waitress, Linda Downs, said they worry about property taxes
rising. They worry about how the newcomers will change the moral and social
fabric of this small-town Mormon community.
Keep prodding a few of the most ardent opponents, however, and
you realize that their furrowed-brow concerns about stream flows or blocked
trails, however earnest, are only accessory affronts to a hotter, more bedrock
outrage. For these critics, “Mt. Hollywood,” as opponent Margaret Wellman calls
the club, represents an assault on a rural way of life by something frivolous
and unproductive, decadent even.
“To me, who’s not a golfer, a golf course is the biggest waste
of water in a farming community,” said Carol McCulley, president of BRAVE, an
opposition group. “You can’t eat golf balls.” When the Utah State Division of
Water Rights allows agricultural water to be transferred up a mountain to
homes, “that is a terrible thing for a society to decide,” McCulley said.
The Mt. Holly Club doesn’t speak much about the sensitive issue
of water. “We have plenty of water for what our approvals are right now,” Marc
Jenson told me, refusing to be more specific. He added that the club had
purchased “significant amounts” of water from users down in the valley to
augment what it already had. “Water is not one of our issues.”
The fact that the club occupies land that locals long enjoyed
hiking through and skiing on — though it never was public land —
doubles the offense to McCulley and others. “It’ll be the castle on the hill,”
she said near the end of our conversation, “and we’ll be the serfs down here,
and we won’t be allowed to cross the moat — to ski or do nothing.”
A vigorous hearts-and-minds strategy by the developers after
the initial sour public meeting might have cooled the Us vs. Them antagonism.
The developers made some attempt at conciliation. But the next several months
were, in the argot of skiing, a public-relations gongshow. Plans for buying and
scrapping the condos were immediately yanked. There was talk of building a
fence or a wall to surround the club — appropriate for a high-end gated
community, condo owners like Miller said — but the homeowners said they
could never get a straight answer about exactly where the barriers would be.
And would those homeowners be walled off from the ski slopes? At one point,
overzealous security guards tried to run off some men who were legally fishing
on Puffer Lake, a popular, public high mountain lake whose surrounding land had
been purchased by the Mt. Holly Club.
The advertisements fomented more distrust: A brochure appeared
on the Web site of the high-end Robb Report’s Vacation Homes magazine, boasting
that the club had 2,500 vertical feet of skiing (it has not quite 1,400
vertical feet) and “extreme snowcat skiing… up to 12,000 feet” (that area is
designated as non-motorized and roadless by the Forest Service). The club also
has repeatedly run a full-page advertisement in the Wall Street Journal showing
a skier schussing before a backdrop of jaw-dropping peaks that definitely
aren’t the Tushars. (They look suspiciously like the Canadian Rockies.) By
spring, an investigator for the U.S. Department of Housing and Urban
Development had arrived in Beaver to interview county officials about whether
any misleading advertising had led to violations of the federal Interstate Land
Sales Full Disclosure Act. (A HUD spokesman declined to comment.)
The atmosphere grew even more poisonous once two opposition
groups formed that winter as the developers crafted a development agreement
with the county. One January morning, a private investigator named Steve
Burdette knocked on the door of BRAVE’s McCulley. Burdette said he wanted to
talk with her about the Mt. Holly Club, and he asked her whom she was working
with, she recalled. “He made an impression on me; he knew where I lived.” The
investigator also called on others who had problems with the club. A month
later, after a Salt Lake Tribune reporter penned a probing, unflattering
portrait of Marc Jenson and his background, a private investigator appeared in
the reporter’s neighbourhood, asking about his habits. The reporter, Mike
Gorrell, told me he was “reasonably certain” it was the same shamus who had
shown up in Beaver.
Steve Jenson said that no one from the Mt. Holly Club hired a
private investigator in either instance. But Beaver County Sheriff Cameron Noel
told me he telephoned the club’s offices after the January visits. Did anyone
send a private dick to my county? Noel asked. Yes, the club said. Someone here
did.
If the Mt. Holly Club was growing frustrated in trying to put
its best foot forward, the developers weren’t doing themselves any favours.
Marc Jenson has a track record that might give a cautious investor pause.
Jenson pleaded guilty in 1991 to making false statements to a financial
institution and not filing his federal income tax and was sentenced to six
months in a federal facility and six months of home detention. He has declared
bankruptcy. Millions of dollars in state and federal liens have been filed
against him over the years. When the previous owner of the Elk Meadows ski area
went into bankruptcy, he accused Jenson, who’d made a short-term loan, of then
colluding to defraud him and forcing him to default, according to
bankruptcy-related papers. That allowed investors to buy the ski area for much
cheaper than its appraised value of $20 million to $40 million. (The current
club’s developers eventually acquired the resort.)
And Jenson’s troubles weren’t behind him. In late May, he went
on trial in Salt Lake City on four counts of securities fraud and one count of
racketeering, accused of misleading investors who lent him millions of dollars
as part of his plan to take over the Mongoose bicycle division of Brunswick
Corp.
The shenanigans continued during the trial. The judge made the
rare move of rejecting the first plea bargain, which didn’t require Jenson to
repay two victims any of the millions he allegedly lost them. Then, Utah
Attorney General Mark Shurtleff announced that he’d received pressure from both
sides in the case, including a bribe attempt and comically bad threats: the AG
said he’d received a picture of a young couple — his future wife, with
Jenson, at a high-school dance decades ago — along with a headline
intimating that his office’s prosecution was motivated by old jealousy… and
that there was more such ugliness to come.
Jenson eventually agreed to a reduced charge of three counts of
offering the sale of an unregistered security, a third-degree felony. The
agreement to a “no-contest in abeyance” requires him to repay $4.1 million to
two victims, but the charges will be swept clean if Jenson fulfills the terms
within three years, said Scott Reed, chief of the criminal justice division for
the Utah Office of the Attorney General. Jenson can still participate in the
ownership, management and financing of the Mt. Holly Club.
In spite of this, and perhaps due to his considerable charisma
and his proven ability to attract dollars — “I have access to money like
you have access to air,” a plaintiff in a recent lawsuit quoted Jenson as
saying — the club has retained him as its marketing director. Asked how
the legal issues had affected his work, Jenson told me, “It hasn’t been much of
an issue.”
Stoked by Marc Jenson’s past, speculation about the financial
health of the endeavour became a parlor game among some locals. CEO Steve
Jenson assured me that the club had the necessary financial wherewithal to get
the project going, adding, “We haven’t missed a payment.”
Court and county records show a more tangled financial picture.
In February Dow Jones & Co., former owner of the Wall
Street Journal, filed suit against the club in federal court for allegedly
being more than a year delinquent in paying for more than $500,000 in
advertising. The club was months late paying Beaver County at least $44,000 in
taxes on several mountain parcels. As of mid-July, the Mt. Holly Club owed
nearly $150,000 to the Elk Meadows Special Service District, the entity that
Beaver County created years ago to manage some of the infrastructure up around
the ski resort. The bills are for everything from attorney’s fees to
engineering fees to bond payments for a new water system. The club’s debt
included nearly $75,000 in assessments for the water system on nearly 50
parcels it owns. On July 15, the district filed papers saying that those lots
were in default and would be sold in 90 days.
Such payments might seem a pittance, perhaps, for a
multibillion-dollar resort in the long run… but it’s curious for a
glamorous-sounding project that’s trying to appeal to some of the world’s
richest people.
The hardball was far from over. As Beaver County crafted a
development agreement with the Mt. Holly Club, a chief sticking point for the
mountain homeowners was access to the ski slopes; without it, “I personally
think we’re gonna have dead-end property,” said Brent Stapely, a local State
Farm Insurance agent who owns two condos there. The club said it tried to
compromise. But the two sides had very different ideas about what co-existence
meant. The Mt. Holly Club wanted homeowners to agree to a ski “license”
(revocable, including if non-members broke rules), a dress code and the right
for the club to monitor non-members while they skied. (The homeowners’
representatives balked.) “There’s a sense of entitlement” by people on this
mountain — perhaps understandably so after so many years, said club
spokesman Bill Quick. “But at the end of the day, it’s still private property.”
Even so, last April, the county’s planning commission sent to the Beaver County
Commission a development agreement that did include a guarantee of ski access
for homeowners.
At the last public hearing, however, Burton declared the
ski-compromise a dealbreaker for the club. The county commission removed the
ski compromise at its next meeting, and that night approved the development
agreement. The Mt. Holly Club received its stamp of approval. Exclusivity,
Steve Jenson said when asked about the last-minute change, “is the hallmark.”
Two opposition groups sued soon after, claiming among other
things that the club’s agreement with Beaver County should be subject to a
referendum. In July, a judge ruled the development agreement valid and not
subject to referendum. As opponents mulled their options, a letter arrived by
certified mail in some mountain homeowners’ mailboxes. In the letter, CEO Steve
Jenson threatened to sue them personally for the loss of millions of dollars
“as the result of unlawful delays.” The threatened suit had all the hallmarks
of a Strategic Lawsuit Against Public Participation, or a SLAPP, said Sean
McAllister, executive director of the University of Denver’s SLAPP Resource
Center. Such suits rarely hold up in court — Utah has a law against them
— but they are often filed to intimidate opposition, said McAllister. The
homeowners’ group did not join an appeal.
But the Mt. Holly Club continued its eyebrow-raising tactics
even into the Capitol hallways. This May, Utahans discovered that
little-noticed wording had been slipped into a simple-seeming “housekeeping”
measure, said BRAVE attorney Joel Ban. The new law appears to bar voters from
making land-use ordinances (such as the one that birthed the Mt. Holly Club)
subject to a public vote.
A lobbyist who pushed for a version of the legislation that was
enacted has the Mt. Holly Club as a client. Though the law’s constitutionality
is debatable, the Mt. Holly Club wasted no time taking advantage of it: The day
after the law took effect, attorneys for the club’s developers and Beaver
County filed briefs with the Court of Appeals, suggesting that the citizens’
suit was moot because it ran counter to the new law. The Court of Appeals
kicked the case to the state Supreme Court, which has yet to rule.
In the meantime, the club says it will open this fall. The pace
is clearly more modest than eight months ago, however: Marc Jenson told me
excitedly in July that one of the summer's achievements will be "a
brand-new beautiful gatehouse" for the entry. And skiing won't be done by
chairlift this winter, but by snowcat on the existing slopes because the new chairlifts
have not been purchased. The club won't say how many people have purchased
memberships. Jenson did say that a sales office was to open in August in
Newport Beach, Calif., in the heart of where the club expects to draw many of
its wealthy clients.
As for the lingering community troubles, the Mt. Holly Club
insists that it has been more than patient, and a very good neighbour —
holding weekly coffee meet-and-greets to answer questions, letting school kids
sell the old ski-rental shop's inventory for school programs and matching the
proceeds to the local school district, a $40,000 donation in all. The club
kicked in money to help Beaver High's cheerleaders go to nationals, Jenson told
me. I asked him if the project would have gone over better if the developers
had decided to be less aggressive in their tactics. “I'm very aggressive,” he
replied. “We wouldn't apologize for our process at all.” He added, “People who
are going to oppose are going to oppose no matter what.”
Hardcore opponents just don't want to believe that the project
could be good news, the developers said. “The residents there, in a year or
two, they’ll look back and say this is the greatest thing that's happened to
them,” Marc Jenson told me over lunch with his brother and two public-relations
people, the morning after we'd left the Cottage. He mentioned everything from
new school buses, a new recreation centre and stoplights, to “high-paying
jobs.” Here I stopped him, because this really was the crux of the matter
— that is, what would be the legacy of the Mt. Holly Club for those who
wouldn’t own a manse, or who pimp the dirt? Locals, I told Jenson, were
skeptical that Beaver-area workers and companies will see many of the high-end
construction jobs (though a builder who relocated to Beaver from Las Vegas a
few years ago will now be a “master developer partner” and the builder of
facilities for the club, Jenson said in July). And when those jobs move on,
what remains other than low-wage jobs waiting tables in the clubhouse, or
buffing mansions?
Jenson, as usual, wasn’t caught without a response. “Rich
people love to tip,” he replied with a smile. A moment later, he added, “And
they'll be able to work with some really high-quality linens.” He smiled again,
and it was hard to tell whether that smile wanted to be taken seriously.
Seattle writer Christopher Solomon writes frequently about the
intersection of recreation, culture and the environment. He is a former Seattle
Times reporter.
This story first appeared on August 18, 2008, in High Country News (www.hcn.org), which covers the West's communities and natural-resource issues.