435 Podcast: Southern Utah

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Southern Utah is changing fast—and we’re breaking down the real forces driving growth, prices, politics, and water. This episode cuts through the noise to explain what’s really happening with drought, development, new builds, county policy, and the power struggles shaping the future of Washington County.

We start local with the Purgatory jail expansion, why the new medical wing matters, and how it ties into the region’s long-term fiscal strategy. Then we shift to housing and builder moves: Lennar tapping the brakes nationally while Pulte picks up new land in...

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Fresh leadership, fresh pressure, and a fresh set of misconceptions.

We kicked off our first live show by unpacking Southern Utah's election night: Hurricane and Santa Clara shakeups, tight Springdale margins, and a notable flip in St. George. We explain why council vacancies won't be handpicked by mayors and how Utah's state code forces an open application process. It sounds procedural, but it decides who steers land use, growth, and the choices that shape our cities for decades.

What You'll Get in This Episode:
St. George mayoral change...

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Want to know how a small city can protect its red rock vistas and still welcome new families? We sit down with a 31-year-old Ivins candidate who makes a clear, practical case for balancing heritage, housing, and modern city management—without turning the place into another resort corridor. He shares how growing up in Ivins, interning at the Utah Capitol, and working on statewide campaigns shaped a leadership style that blends clear principles with real listening, especially to younger residents who rarely see themselves on the council.

We dig into attainable ho...

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Want the real story behind “managing growth” in a fast-changing town? We sit down with Hurricane’s mayoral candidates for a candid, side-by-side look at how zoning, infrastructure, and budgets determine whether a city keeps its soul while adding homes, roads, and services. We dig into the general plan’s role in preventing costly pivots, why density—more than raw population—is the key lever leaders can pull, and how water, power, sewer, and access act as hard gates on what gets built and when.

Water takes center stage. You’ll hear where wil...

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Growth doesn’t wait for perfect alignment, and neither should we. This conversation with Mayor Michele Randall digs into the choices shaping Southern Utah right now: a Northern Corridor designed to relieve real congestion, a beloved Zone Six worth protecting, and a Western Corridor that shouldn’t split SunRiver’s sense of place. We walk the ground-level details—UDOT influence, MPO dynamics, SITLA’s school-funding mandate, and federal timelines—so you can judge the trade-offs with clear eyes.

We also trace how traffic and housing connect. St. George’s topography and past land-use...

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Greg Aldred shares his vision for St. George City Council as a retired general contractor with 44 years of community experience and a passion for innovative solutions to local challenges. His background in business, coaching, and community service has shaped his approach to governance, focusing on fiscal responsibility and practical problem-solving.

• Public safety should be the top priority for local government
• Advocates for a third-party efficiency audit of the city's $523 million budget
• Proposes a "10% Give Back Plan" requiring developers to set aside affordable housing for essential workers
• Believes water conserva...

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Jimmie Hughes joins us to share his vision for St. George as he runs for mayor in the upcoming 2025 municipal election, discussing how to balance growth and development while preserving the community's character.

• The importance of genuine public engagement beyond mandatory comment periods
• Northern Corridor debate and its connection to Zone Six protection
• Western Corridor planning and potential impacts on Sun River community
• Neighborhood commercial development as a traffic reduction strategy
• City budgeting process improvements focused on council priorities first
• Affordable housing challenges requiring holistic approaches beyond just...

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When money can fix a problem, it's not really a problem—but what about when it can't? That's the question at the heart of this powerful conversation about the American Cancer Society's upcoming fundraiser at Black Desert Resort.

Patrick Manning, Managing Director of Reef Capital and Black Desert Resort, shares a deeply personal story about how cancer touched someone close to him, transforming his understanding of problems that can and cannot be solved with resources alone. This revelation drives his commitment to supporting the American Cancer Society's mission in Southern Utah, wh...

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Congressional Representative Celeste Maloy discusses energy needs, economic policy, and public land management while reflecting on America's approaching 250th anniversary.

• AI searches on smartphones require as much energy as driving an electric vehicle for a kilometer, highlighting our growing energy demands
• The "Big Beautiful Bill" made Trump tax cuts permanent, eliminated taxes on first $25K in tips, expanded child tax credit, and supported small businesses
• Medicaid and SNAP reforms aim to return to pre-COVID spending levels while ensuring benefits reach intended recipients
• Land transfer amendments for Washington County infrastr...

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Shane Smeed, the 19th president of Utah Tech University, shares his vision for making education affordable, practical, and community-focused while maintaining the institution's unique polytechnic mission.

• Utah Tech is the only polytechnic university in Utah's state system, emphasizing hands-on, applications-oriented education
• The university has the most affordable tuition in Utah's state system at approximately $6,000 per year
• Over 50% of students come from Washington County, with 70-80% from Utah
• Student-athletes recently achieved their highest collective GPA in university history with a 3.4 average
• Less than 40% of courses are taught by full-time...

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Clark Fawcett, a Hurricane native with deep roots in the community, shares his extensive experience as Hurricane's city manager for 37.5 years and his vision for the future as a mayoral candidate. We explore the relationship between mayors and professional staff, the proper role of city government, and how Hurricane can maintain its small-town feel despite rapid growth.

• Born and raised in Hurricane with ancestry tracing back to the pioneers who built the canal
• Served as city recorder/controller starting in 1983 before becoming Hurricane's first city manager in 1991
• Believes in delega...

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Dave Imlay, candidate for Hurricane City Council, shares his vision and experience after serving Hurricane City for nearly 30 years, including 17 years as Power Director. His candidacy represents an opportunity to contribute institutional knowledge and thoughtful leadership to address the city's challenges during continued growth.

• Born and raised in St. George when it was much smaller
• Worked for Hurricane City for 29½ years before retiring four years ago
• Decided to run after giving a presentation about Hurricane Power's 50th anniversary
• Believes proper government role includes listening to citizens and finding solutions...

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Wayne Pennington brings a scientist's precision to the Ivins City Council race, drawing on his extraordinary career studying earthquakes from Pakistan to Michigan. As a former university dean and president of major scientific organizations, his analytical approach to local issues offers a refreshing alternative to politics-as-usual.

The conversation reveals how Pennington's expertise became unexpectedly valuable when Ivins faced a controversial reservoir proposal. When city officials approved the Dry Wash Reservoir without fully understanding technical reports, Pennington volunteered his knowledge, identifying serious flaws including potential contamination risks and structural concerns. His intervention...

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What happens when a dedicated educator from rural Virginia relocates to Hurricane, Utah and decides to run for city council? Cindy Matejka brings a refreshingly balanced perspective to one of Southern Utah's fastest-growing communities.

Having worked for Sesame Street developing internet safety programs and taught middle school for years, Matejka's journey to Hurricane was sparked by the challenges of COVID-19 and a desire to find a community with conservative Christian values. What her family discovered was a welcoming small town that her teenage son immediately recognized as "what I've waited all...

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Rick Crow, candidate for Hurricane City mayor, shares his vision for balancing growth, community involvement, and quality of life in this rapidly developing Southern Utah city. With a background in business leadership and a pragmatic approach to governance, Crow emphasizes the importance of transparent decision-making and effective planning for Hurricane's future.

• Moved to Hurricane five years ago from California, drawn by affordability and freedom
• Believes city government should serve citizens with minimal interference while mediating conflicts
• Critical of state and federal mandates that don't account for local infrastructure challenges like S...

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Nathan Caplin, candidate for St. George City Council, shares his background in economics, law, and education while discussing his vision for balancing growth with preserving the city's unique character and addressing key challenges facing the community.

• Extensive background includes being an economics professor, attorney, and director of America's leading higher education program for incarcerated youth
• Views proper role of local government as operating within constitutional boundaries while remaining responsive to residents' needs
• Emphasizes direct resident engagement over social media for genuine community input
• Identifies traffic safety as an ongoing...

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Jami Leavitt shares her journey from growing up in a small Swiss-inspired town with a mother in public service to running for St. George City Council, bringing perspectives shaped by experiences across the country and deep community connections.

• Core leadership philosophy shaped by moments of bringing people together rather than standing apart
• Views on city government as a bottom-up approach that should reflect community values and priorities
• Thoughtful perspective on balancing St. George's growth with preserving what makes it special

Visit votejamielevitt.com to learn more about Jamie...

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Jimmie Hughes shares his journey from lifelong St. George resident to city council member and now mayoral candidate, discussing how his experience as a mortuary owner and cattle rancher has shaped his public service approach.

• Born and raised in St. George with deep roots in the community
• Transitioned from mortgage broker to funeral director, now owns Hughes Mortuary with his wife
• Believes the proper role of local government is providing services that focus on people and advance a thriving community
• Prioritizes public safety, infrastructure, and maintaining quality of life

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Mayor Michele Randall discusses her journey from ambulance company owner to St. George mayor and shares her vision for the city's future amid rapid growth and development challenges.

• Originally appointed in January 2021 after serving on city council, now running for a second full term as mayor
• Believes in an open-door policy and accessibility to constituents, handling over 1,400 city-related calls since January
• Explains that local government's primary role is providing core services while respecting property rights
• Discusses the importance of developing relationships with state and federal officials to benefit Southern...

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St. George mayoral candidate Aros Mackey who shares his vision for preserving the "Dixie spirit" while fostering economic growth and community leadership.

• Exploring St. George's unique position as the "800-pound gorilla" in Utah that handles more complex infrastructure and city management than nearly any other Utah city except Salt Lake
• Discussion of Southern Utah's pioneer heritage and the values that shaped the region: faith, patriotism, hard work, personal responsibility, and sacrifice
• Aros explains his background in intelligence, criminal justice, and his work combating human trafficking while running a private securi...

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Shavene Butler shares his journey from Arizona State University to Hurricane City Council candidate, discussing how his past struggles with addiction and legal troubles shaped his perspective on community service and second chances.

• Arizona native who found a fresh start in Hurricane with his wife Emily after reconnecting through Facebook
• Believes local government is where you can make the most impact for your community
• Wants to balance economic growth with preserving Hurricane's small-town character and beauty
• Concerned that many residents' children can't afford to live in Hurricane due to housi...

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Kevin Thomas, Hurricane City Council member, shares his journey in local politics from his early involvement with the Republican party to his current role serving the community of 26,000 residents. His unique perspective as both a home designer and elected official offers insights into the challenges of public service in a growing municipality.

• Motivated to run again after losing his 19-year-old son during COVID and witnessing policy impacts firsthand
• Led initiative to allow accessory dwelling units (ADUs) and vacation rentals, later working to refine policies when problems emerged
• Believes the proper...

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Join Natalie Larsen for an honest and insightful look at what it really takes to shape a thriving community. In this episode, Natalie shares her journey from the planning commission to city council, revealing the behind-the-scenes realities of local government and her vision for St. George’s future.

Key Topics:
- From Planning to Policy: How Natalie’s early experiences exposed the need for smarter development pacing and heritage preservation.
- The Real Work of Local Leadership: Discover the “part-time” role that actually means reviewing thousand-page documents, site visits, and cons...

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What if the skills that keep airplanes in the sky could help guide a city’s future? In this episode, St. George City Council candidate and veteran airline pilot Shane Losee reveals how his aviation expertise—rooted in data-driven decision-making, safety management, and continuous improvement—shapes his vision for tackling the challenges of a rapidly growing community.

From starting as an aircraft mechanic at SkyWest to leading flight operations at UPS and Southwest Airlines, Losee’s journey through the high-stakes world of aviation offers a fresh perspective on municipal governance. Discover how his...

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Join us for an in-depth conversation with Michelle Tanner, family nurse practitioner and current St. George City Councilwoman, as she shares her vision for re-election and the future of St. George.

Michelle discusses:

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Southern Utah is booming—and so is the pressure on local leaders to balance growth with community values. In this episode, Hurricane Mayor Nanette Billings shares how she’s guiding one of Utah’s largest cities by area through rapid development, smart land use, and critical infrastructure upgrades—all while preserving Hurricane’s unique character.

Mayor Billings reveals the inside story on:

Reforming vacation rental rules to protect neighborhoods
Defending commercial land from high-density housing pressures
Proactively securing water rights and expanding power infrastructure
Why she believes i...

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What does it take for a small desert town to become a booming resort destination—and what challenges come with that explosive growth? In this episode, Ivins City Councilman Mike Scott, a candidate for re-election, pulls back the curtain on the dramatic transformation of Ivins, Utah, sharing his data-driven perspective on city planning, real estate, and the financial crossroads facing one of Southern Utah’s most desirable communities.

With a decade on the Ivins Planning Commission and a background in commercial real estate research, Scott offers rare insider insight into how smal...

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What does it take for a small desert town to become a booming resort destination—and what challenges come with that explosive growth? In this episode, Ivins City Councilman Mike Scott, a candidate for re-election, pulls back the curtain on the dramatic transformation of Ivins, Utah, sharing his data-driven perspective on city planning, real estate, and the financial crossroads facing one of Southern Utah’s most desirable communities.

With a decade on the Ivins Planning Commission and a background in commercial real estate research, Scott offers rare insider insight into how smal...

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What drives an ordinary citizen to step into the political arena? For Shad Johnsen a kitchen designer and 20-year Ivins resident, the answer lies in a genuine desire to serve his community after his wife overcame serious health challenges. "I'm not necessarily running against incumbents—I'm running for an opportunity," Johnsen explains, setting the tone for a conversation that reveals his thoughtful, balanced approach to local governance.

Johnsen brings a refreshing perspective to hot-button issues facing Ivins. On development—often a contentious topic—he strikes a middle ground: "I don't feel that I...

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Born and raised in St. George as a fifth-generation resident, Bryan Thiriot brings a unique blend of deep local roots and extensive governmental experience to his City Council campaign. Having served as director of the Five County Association of Governments and executive director of the Dixie Metropolitan Planning Organization, Theriot has spent years collaborating with communities throughout Southern Utah on budgets, planning, and infrastructure development.

His fifteen years working with U.S. Senators in Washington D.C., Salt Lake City, and St. George have equipped him with valuable skills for navigating...

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While most American cities faced intense anti-police sentiment in previous years, something remarkable happened in Washington County, Utah – the community actually rallied around their officers with unprecedented support. How did they do it?

Join us for an eye-opening conversation with St. George Police Chief Kyle Whitehead and Washington County Sheriff Nate Brooksby, who bring over 50 years of combined law enforcement experience. They reveal how they've maintained surprisingly low crime rates while policing one of America's fastest-growing regions.

What You'll Discover:
• How officer wellness programs replaced the "tough guy" ment...

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The housing market in 2025 presents a fascinating paradox—while inventory levels climb to a ten-year high in Washington County, the fundamental affordability crisis continues to reshape how Utah families approach homeownership and life planning.

Emily Merkley, CEO of the Washington County Board of Realtors, shares eye-opening statistics that reveal a market in transition. With absorption rates hovering around five months of inventory, Washington County has reached what economists consider a balanced market. Yet this equilibrium brings its own challenges. The median home price sits stubbornly at $515,000 while local wages lag $16,000 below th...

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Michelle Tanner's political identity underwent a dramatic transformation overnight – from being labeled an "extreme right-wing conspiracy theorist" to a "satan worshiping establishment RINO." This fascinating shift occurred during Utah's recent GOP Chair race, where Tanner supported Rob Axson despite having previously backed Phil Lyman for governor, revealing the complex dynamics of local Republican politics.

The conversation peels back layers of Utah's political landscape, examining how the caucus convention system works and why Tanner believes Axson has done more to preserve it than any chair since SB54's implementation. She offers an in...

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What does it mean when a community evolves? From Farmstead's transformation into Bonrue Bakery to the complex urban planning challenges facing St. George, this conversation explores how Southern Utah is navigating its adolescence as a growing region.

Chris Conners shares his entrepreneurial journey, including how his French-inspired bakery found its footing in downtown St. George and the unexpected positive response to rebranding. His story illuminates the broader evolution happening across our community – businesses creating other businesses, talent attracting more talent, and new ideas reshaping what it means to live in this de...

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Government regulation in the energy sector has created significant challenges for local power companies over the past two decades, while clean coal technology developments have been largely overlooked in policy decisions.

• 2005 Energy Policy Act disrupted reliability projects in Washington County for almost 15 years
• Modern coal plants in Utah operate at 90% below EPA emission standards using three-stage filtration technology
• Coal power generates electricity at 2-3 cents per kilowatt-hour compared to 6 cents for natural gas
• China building 1-2 coal plants weekly while US reduces production, effectively outsourcing emissions
• Prosperity enables en...

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In an era of political polarization and media distrust, Willie Billings offers a refreshingly nuanced perspective on local politics as the newly elected Chairman of the Washington County Republican Party. His mission? To save Utah's unique caucus system from the encroachment of outside money and influence that threatens to transform the state's political landscape.

Billings passionately explains how SB 54—the controversial "dual path" legislation—has undermined the caucus convention system that once allowed ordinary citizens to participate in politics without massive financial backing. He shares the startling revelation that even Senator Mike...

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Washington County's real estate market has shifted to a more balanced position with 4.82 months of inventory, representing a 22% increase from last year, though slight downward pressure on pricing has resulted in only a 2% decrease in average sold prices.

• Median sold price of $520,000 shows minimal change from last year at just 1.7% higher
• Current 30-year fixed mortgage rate at 6.75%, down from 7.26% in January
• Original list price to sold price ratio is 95.9%, indicating sellers are typically getting slightly less than asking
• Days on market varies significantly by price point - homes between...

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Witness history in the making as the World Strength Games returns to St. George on May 23-24 2025, transforming the Dixie Convention Center into an arena where human potential collides with physical impossibility. Since its humble beginnings in 2017 with just 11 athletes, this event has exploded into an international phenomenon, officially documenting 121 world records and counting.

What makes the World Strength Games unique isn't just the superhuman feats of strength—it's the strategic format where athletes must choose their weights wisely, getting just two attempts to etch their names in history. Think of it...

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Dive into the intricacies of Utah's 2025 legislative session with Washington City's Legislative Affairs Director Jordan Hess as he breaks down the bills that will reshape Southern Utah's communities. With over 582 bills passed during this session, Jordan helps navigate the complex political landscape while offering unique insights from his perspective working directly with lawmakers and municipalities.

Jordan Hess unpacks controversial legislation like the flag display restrictions in public buildings, enhanced enforcement capabilities against illegal short-term rentals, and new voter integrity measures requiring additional verification for mail-in ballots.

The discussion takes...

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Michael Saylor transformed his company by converting $400 million in cash to Bitcoin, becoming the largest individual Bitcoin holder and pioneering the concept of a corporate Bitcoin treasury. His journey demonstrates how Bitcoin has evolved from a dismissed "internet money" to a legitimate store of value and potential foundation for our AI-driven future.

• Michael Saylor initially dismissed Bitcoin in 2013 but later faced a "mega problem" with $400 million in cash losing value during COVID
• MicroStrategy moved to a Bitcoin standard, now owns over 500,000 Bitcoin, and saw their stock rise from $11 to over $400
...