Salt Lake City: Official Development News Thread - Part 5

[SLCLvr]

Khosrow Semnani had an editorial about his native Iran in the Trib today which made me wonder, what ever happened to the proposed development project south of Trolley Square? I wonder if it's dead. https://www.buildingsaltlake.com/big-changes-planned-for-trolley-square/

[delts145]

Originally Posted by UTPlanner

Dakota Pacific has done some very nicely designed, urban projects. Their current project under construction in South Salt Lake west of Winco is a great example. I've seen renderings for their potential project on Regent St. and I was very impressed. It would compliment the Kensington project very well. I was a fan of the original Regent St. Hotel project but they could never get the financing put together. I have far more faith in Dakota Pacific to actually get the job done.

Glad to hear this report from you UTPlanner. With the need to put more feet on the ground on the new stretch of Regent St., the Kensington and upcoming new Regent projects will be a huge benefit. Are there any generalities that you can share with us at this time.? You said it would compliment the Kensington project. Give us some hints...

[Atlas]

Originally Posted by SLCLvr

Khosrow Semnani had an editorial about his native Iran in the Trib today which made me wonder, what ever happened to the proposed development project south of Trolley Square? I wonder if it's dead. https://www.buildingsaltlake.com/big-changes-planned-for-trolley-square/

I've been wondering about this as well.

[mattreedah]

Originally Posted by Atlas

I've been wondering about this as well.

I don't know the state of it all but there was going to be an indoor climbing gym go in there but they decided to renovate and expand their current location instead and the trolley square expansion has been shelved or at least postponed indefinitely.

[scottharding]

Looks like the old Telegraph building in the 9th and 9th neighborhood will be getting new life, if the developer can get approval:

http://www.clearwaterhomesutah.com/soon-to-be-condos-the-old-telephone-building-on-800-east

[JTO]

Does anyone know what happened w/ the Marmalade Courtyard project? http://marmaladecourtyards.com/ https://www.buildingsaltlake.com/construction-starting-sale-townhome-project-marmalade/ They were supposed to rehabilitate some old condos on 300 W as part of their development (and I think as a requisite part of their purchase agreement on the land). Well, they were moving at a snail's pace and now it appears they just tore down the historic apartments and have left a dirt lot in its stead.

[msbutah]

Looks like the tower crane is going up at Liberty Sky this morning.

[Blah_Amazing]

Originally Posted by msbutah

Looks like the tower crane is going up at Liberty Sky this morning.

Yeah!!! Finally!!!

[Makid]

Close. They are just adding the base to the support framework. Once the supporting rebar is completed, they will pour concrete to fill in the box.

We are probably a good 7 to 10 days out before the crane fully rises at least from what I can see from the webcam.

[SLC PopPunk]

Info on the Broadway project: https://www.buildingsaltlake.com/another...t-downtown-254-unit-cottonwood-broadway/

[airhero]

Building permit applications were just submitted on Friday for 255 S State as well so we could be seeing even more construction coming to State Street in the upcoming months. That east side of the street will be totally transformed.

[Atlas]

Originally Posted by airhero

Building permit applications were just submitted on Friday for 255 S State as well so we could be seeing even more construction coming to State Street in the upcoming months. That east side of the street will be totally transformed.

With Kensington on the west and these other projects filling up the east, State will definitely be more of an urban canyon like Main. Fun to think about!

[Makid]

I just need to rant here for a moment.

I want to start off saying that if you are tired and looking for something that may help push you over the line to getting to sleep at night, don't watch the City Council work sessions. Just a friendly warning that it may not be conducive to a good sleep.

The following is a link to the work session on Youtube: https://youtu.be/Ez3XDfnPcK0

Starting at approximately 22:25 the City Council talks with the Planning Staff regarding a zoning text change to allow increased height of up to 190', over the current 120' limit, in a small section of the Gateway zoned district. The area is the half block north and south of 3rd West between 5th West and the Central Station.

This zoning request was recommended to be declined by Planning Staff and it was also denied by the Planning Commission. This lead to the push for the City Council to override the Planning Commission to allow the height change.

Overall, this sounds like a good adjustment, especially with it being so close to the Central Station.

The irritation begins when the petitioner is able to present their information to the Council. Wow oh wow. The petitioners concept and idea for the area in the zoning request area is great. They only control 1 area, a 3.5 acre lot on the SE corner of the 3rd South and 6th West intersection. Their plan was to build a 12 story commercial tower there topping out at 190'.

During their presentation, we find out that the developer, Stack, had a tenant all lined up had they been able to get approval from the Planning Commission. The tenant was Galileo. They were looking at using the building as their HQ. They are also valued over $1 Billion, a Tech Unicorn.

The developer first started the process in July, was denied in August/September, Galileo walked in October because the process was taking too long and they decided to go with another project at the Point of the Mountain area.

Stack is still seeking the height change as they work closely with tech companies and want to be ready to go as the Tech companies are looking to expand.

Stack did mention that the Tech companies want to build downtown and also build close to transit. This combination makes the Central Station area ripe for a future Tech Hub.

Stack even went as far as to state that zoning should allow increased height as of right with close proximity to transit stations.

The concepts and ideas that Stack presented have been discussed here multiple times over the last many years. Even the City Council has had issues with the height limits and has wished that many projects would have built higher.

We do now have more answers for why Tech is building around the Point of the Mountain. It isn't for clustering as much as it is the speed that developers are able to go through the processes to get a building permit. If this process can be replicated in some sense in SLC near transit stations, especially around the Central Station, I think we would see tech companies moving to SLC as opposed to the Point of the Mountain cities.

With the knowledge that Tech companies want to move downtown, I am hopeful of the changes being made as well as possible changes throughout the City for areas directly around transit stations.

Lastly, I just want to say how happy I am that Stack used Denver and Portland as examples for the built environment around their stations, especially Union Station in Denver.

[Marvland]

Originally Posted by Makid

We do now have more answers for why Tech is building around the Point of the Mountain. It isn't for clustering as much as it is the speed that developers are able to go through the processes to get a building permit. If this process can be replicated in some sense in SLC near transit stations, especially around the Central Station, I think we would see tech companies moving to SLC as opposed to the Point of the Mountain cities.

With the knowledge that Tech companies want to move downtown, I am hopeful of the changes being made as well as possible changes throughout the City for areas directly around transit stations.

Sounds about right Makid, I've heard this story dozens of times now. Development in SLC takes a certain amount of intestinal fortitude. With persistence and not being in a rush you can do it. Text amendments are hard to get and are all about process, timing and opportunity. I hope they succeed. I think our new mayor will be a real force for good in this area. But yeah, our city likes to operate like it's Chicago. In all of the worst ways. Also worth mentioning that almost all of the city's incentives are pointed towards "affordable housing". Well you can build all of the affordable housing you want and if there in't a vibrant business community providing jobs, you're stuck circling the toilet. Affordable housing has sucked the air out of the room and it's showing. Treating a symptom not the cause.

[Orlando]

Man, if you guys think SLC is slow and too rigorous, you should understand what other more prominent cities are like. Seattle would be much, much longer to get a zoning height change request like that. I mean, Seattle requires that almost all buildings go through a Design Review process, but SLC only requires it if you exceed the height in a zone. You don't have to go through a Design Review process in SLC's CBD if the proposed building is under 375'. These tech companies need to place higher value on the value of building in an urban place over quick expediency of building out way out in stand-alone office park land Lehi/Draper.

[Orlando]

Here is what it would look like massing wise. It's pretty massive. But, it is a great location for a tech company. If you need to meet in Lehi, just jump onto FrontRunner.

quick image upload


quick image upload

There whole argument that a 12-story building is what the market demands is kind of erroneous. If they had more of the block, they could build two buildings and create a small campus. But, these tech companies need someone to take the leap. No one has the guts to do it in SLC. They lack vision! We just need one catalyst development and that would be the straw to break the camel's back.

[freeshavocado]

Originally Posted by Orlando

Here is what it would look like massing wise. It's pretty massive. But, it is a great location for a tech company. If you need to meet in Lehi, just jump onto FrontRunner.

Nice image, and I don't really mind the size. It is a great location, but so is the Hardware development at the North Temple station. And there are other good locations downtown, like 650 Main. If Galileo or other sizeable tech companies really wanted to be in SLC, they would be in SLC.

[Ironweed]

Originally Posted by Makid

I just need to rant here for a moment.

Lastly, I just want to say how happy I am that Stack used Denver and Portland as examples for the built environment around their stations, especially Union Station in Denver.

Thanks for your insight Makid.

There has been something systematically wrong with the Planning Commission, Redevelopment Agency, and Council for many years now. They do not have any cohesion and are not on the same page. They each operate their own little fiefdoms and do not work together.

The new mayor said she would clean house. I would start with making sure that all departments work together so they know what each are doing.

This type of breakdown is costing SLC millions of dollars in potential revenue.

I've always said that you can't fix stupid, but here's to hope?

[Makid]

Originally Posted by Orlando

Here is what it would look like massing wise. It's pretty massive. But, it is a great location for a tech company. If you need to meet in Lehi, just jump onto FrontRunner.

It wouldn't even be out of place really. The UTA HQ Building that is planned to go on the west side of 6th South already has an as of right building height of around 190'.

I do see that the Central Station area being better for a Tech Hub than the Granary District. The Station area is the most connected area of the City and as the Transit Master Plan is enacted, the area will become even more connected.

I think this is just the beginning of the changes that could be coming for the downtown area. Having growth and height extend outside of the CBD and into other areas I think will help drive growth to connect them similar to how we have seen the growth along 4th South between the CBD and the U. The only difference is that I think it would be taller due to the nature of the area and parcel sizes.

[Makid]

Originally Posted by freeshavocado

Nice image, and I don't really mind the size. It is a great location, but so is the Hardware development at the North Temple station. And there are other good locations downtown, like 650 Main. If Galileo or other sizeable tech companies really wanted to be in SLC, they would be in SLC.

While there are other areas that Galileo could feasibly go to, these other areas just aren't as connected as the Central Station area is.

For many workers both North and South of SLC, it would be a single seat ride on FrontRunner to and from the office. For those in the City itself, nearly 1/3 of all bus routes go within 1/4 mile of the Central Station plus there is the Trax Blue line, the future 4th South Trax extension and the Downtown and Granary Streetcar lines.

This area will have greater transit connections than anywhere else in the City and this is a big reason that Tech likes the Central Station area.

The biggest reason that Tech hasn't shown as much interest in 650 S Main is due to the lack of transit directly next to the project. This will change once the Trax station on Main is fully funded (approximately 80% funded currently) and built.

There will most likely be a large tech company that will occupy a large portion of Tower 8 (90 S State). This will help draw additional tech to the downtown area and I am hopeful that the City will be ready.