Salt Lake City: Official Development News Thread - Part 3

[Lilljemalm]

I am leaving the land of boring brown, tan and beige stucco (Phoenix) and moving to Lincoln, NE. There isn't much development their. Everyone be sad for me.

[StevenF]

Originally Posted by Lilljemalm

I am leaving the land of boring brown, tan and beige stucco (Phoenix) and moving to Lincoln, NE. There isn't much development their. Everyone be sad for me.

Wish you luck. At least you get a tall state capital building and Omaha isn't that far away.

[Wasatch_One]

Originally Posted by Future Mayor

It's getting there, but there is still a couple of huge gaps once you leave Provo before you reach Payson.


I think one thing that may increase the Utah County commuters to SL County, during the next census is the addition of Front Runner to Provo. I really think we'll continue to see a major push for office growth in downtown SLC and that will allow many Utah County residents to continue to live in Happy Valley, and commute, via FrontRunner, to downtown SLC.

One thing that isnt being pointed out here are the amount of people that also travel from SL county into UT county (Thxgiving Pt) There's over 3.5M sq ft of office space off of the Thanksgiving Point exit. Lehi, Saratoga and all of the north end of the valley has exploded since the 2000 census. Lehi is probably up 60% since then and so that 2000 data set is probably very outdated.

http://siliconslopes.com/2014/04/lehi-unites-megavalley-3-5-million-square-feet-space/

[Comrade]

Originally Posted by Wasatch_One

One thing that isnt being pointed out here are the amount of people that also travel from SL county into UT county (Thxgiving Pt) There's over 3.5M sq ft of office space off of the Thanksgiving Point exit. Lehi, Saratoga and all of the north end of the valley has exploded since the 2000 census. Lehi is probably up 60% since then and so that 2000 data set is probably very outdated.

http://siliconslopes.com/2014/04/lehi-unites-megavalley-3-5-million-square-feet-space/

Part of it was the 2000 data - the other, which indicates the percentage of each county who travels outside their home county for work, came from the U.S. Census Bureau's American Community Survey between 2007 and 2011.

My guess is that the number might be higher - but it's still probably single-digits and one of the smaller percentages of any Utah county.

Here's the survey:

http://jobs.utah.gov/wi/pubs/trendlines/spring13/whatshappening.pdf

[Wasatch_One]

Originally Posted by Comrade

Part of it was the 2000 data - the other, which indicates the percentage of each county who travels outside their home county for work, came from the U.S. Census Bureau's American Community Survey between 2007 and 2011.

My guess is that the number might be higher - but it's still probably single-digits and one of the smaller percentages of any Utah county.

Here's the survey:

http://jobs.utah.gov/wi/pubs/trendlines/spring13/whatshappening.pdf

Well, I work at Thxgiving Pt and I would say probably 50% of the people on the same floor in my immediate area travel down from SL County... My company alone probably has 500 people commuting across the county border. My wife also works for a software company in the same area and says that a good portion travel from SL County. My sister-in-law lives in Saratoga and travels to Murray. Living in Saratoga Sprgs. it's almost easier to get to SL County along redwood rd than it is to Lehi.

Many of my neighbors work in SL County (I'm in Alpine.) We have friends in Lehi working in the I215/Cottonwood area and and another in A.F. working in downtown SLC. I don't have hard data but would say probably at least 30-40% of the north county cities have people working north in SL County. I also want to point out that half the population of Suncrest are actually Draper residents ...on the Utah County side of the border.

In short, things have changed significantly over the past 10-15 yrs.

[StevenF]

Last year I worked for a company that is in the Cottonwood Heights area by I-215 and there were a couple that commuted from Utah County and I know one of them was from American Fork. My wife also currently works with someone that is from Lehi.

[Reachforthesky]

Originally Posted by Wasatch_One

Well, I work at Thxgiving Pt and I would say probably 50% of the people on the same floor in my immediate area travel down from SL County... My company alone probably has 500 people commuting across the county border. My wife also works for a software company in the same area and says that a good portion travel from SL County. My sister-in-law lives in Saratoga and travels to Murray. Living in Saratoga Sprgs. it's almost easier to get to SL County along redwood rd than it is to Lehi.

Many of my neighbors work in SL County (I'm in Alpine.) We have friends in Lehi working in the I215/Cottonwood area and and another in A.F. working in downtown SLC. I don't have hard data but would say probably at least 30-40% of the north county cities have people working north in SL County. I also want to point out that half the population of Suncrest are actually Draper residents ...on the Utah County side of the border.

In short, things have changed significantly over the past 10-15 yrs.

I've always wondered how Draper could be in two counties? How is this? This is the only city in Utah I know of that crosses county lines. How does this work with Draper city especially when putting it in a metro area? Isn't a city all or nothing? (SLC or Provo metro area)

The federal gov. draws metro lines by county right? It technically seems like we have two Drapers in one state because (correct me if I'm wrong) wouldn't one side of Draper receive different funding, be under difference laws,codes,reps,etc due to being in a difference county? How does this all work in Draper city hall?

[utenation]

Originally Posted by Wasatch_One

Well, I work at Thxgiving Pt and I would say probably 50% of the people on the same floor in my immediate area travel down from SL County... My company alone probably has 500 people commuting across the county border. My wife also works for a software company in the same area and says that a good portion travel from SL County. My sister-in-law lives in Saratoga and travels to Murray. Living in Saratoga Sprgs. it's almost easier to get to SL County along redwood rd than it is to Lehi.

Many of my neighbors work in SL County (I'm in Alpine.) We have friends in Lehi working in the I215/Cottonwood area and and another in A.F. working in downtown SLC. I don't have hard data but would say probably at least 30-40% of the north county cities have people working north in SL County. I also want to point out that half the population of Suncrest are actually Draper residents ...on the Utah County side of the border.

In short, things have changed significantly over the past 10-15 yrs.

I will add that I worked in Lehi(Thanksgiving Point) in 2011(just before Adobe started going wild). I was a marketing rep for a large fitness facility and event center. My job was to get people and businesses to spend time and money at my place. My job was to know the local market. I would say 40-50% of my demographics were from Draper, Riverton and Herriman. Draper's 123rd was a direct artery for business along with the surrounding residences.

Not once did I use census data to target demographics. I worked the streets and talked directly with people. With Lehi exploding it has only became more tied together. Ask any solid business in Draper where their customers are at and they will tell you the same thing. And someone new to the area driving on I-15 or redwood road from sl county shouldn't blink because they will miss the county line. Things have changed and will continue to. It's a blob of population.

[DCRes]

Does anybody else normally post pictures to this site from flickr? I used to do it all the time but for the last couple weeks when I try to do it I can't seem to copy the link like I used to. It seems like flickr's site has changed. Any suggestions?

[stayinginformed]

Originally Posted by DCRes

Does anybody else normally post pictures to this site from flickr? I used to do it all the time but for the last couple weeks when I try to do it I can't seem to copy the link like I used to. It seems like flickr's site has changed. Any suggestions?

Go to the photo page, click on the "Share this Photo" button (looks like a box with an arrow pointing diagonally out of the top right corner. Then click on the button that looks like a pushpin, decide what size of picture you want, then copy the link and paste it into the dialog box. No need to use the insert image icon anymore.

[Comrade]

Originally Posted by utenation

I will add that I worked in Lehi(Thanksgiving Point) in 2011(just before Adobe started going wild). I was a marketing rep for a large fitness facility and event center. My job was to get people and businesses to spend time and money at my place. My job was to know the local market. I would say 40-50% of my demographics were from Draper, Riverton and Herriman. Draper's 123rd was a direct artery for business along with the surrounding residences.

Not once did I use census data to target demographics. I worked the streets and talked directly with people. With Lehi exploding it has only became more tied together. Ask any solid business in Draper where their customers are at and they will tell you the same thing. And someone new to the area driving on I-15 or redwood road from sl county shouldn't blink because they will miss the county line. Things have changed and will continue to. It's a blob of population.

I'm sure you can find a dozen or a hundred or even a thousand people who live in Lehi and work in Salt Lake County or live in Salt Lake County and work in Draper - but that doesn't mean much of anything. The data doesn't say there isn't inter-county commuting - it just says it's limited. And it is. Are things changing in the south-end of the valley? Absolutely - but it's not as prominent as you guys suggest.

Ignoring data, and going solely by interaction, is flawed. Case in point: I can walk outside and talk to 50 people in my neighborhood and very well could find 35 non-Mormons and then surmise, based on that, that Utah is only 30% Mormon.

[Wasatch_One]

Originally Posted by Comrade

I'm sure you can find a dozen or a hundred or even a thousand people who live in Lehi and work in Salt Lake County or live in Salt Lake County and work in Draper - but that doesn't mean much of anything. The data doesn't say there isn't inter-county commuting - it just says it's limited. And it is. Are things changing in the south-end of the valley? Absolutely - but it's not as prominent as you guys suggest.

Ignoring data, and going solely by interaction, is flawed. Case in point: I can walk outside and talk to 50 people in my neighborhood and very well could find 35 non-Mormons and then surmise, based on that, that Utah is only 30% Mormon.

Well I live in the area and feel I'm more in tune with it than your assertion based on outdated numbers. The population of the county is coming up on 600K and 1.1M in SLC county. I will put money that there are more people commuting into SL County from UT County and vice versa than Davis to SL County due to sheer numbers alone (Davis has roughly half the population of UT county.) Proportionally, if half the percentage commuted from UT to SL, the actual numbers would be the same and I doubt it's half the commuting rate.

That being said, Provo is also becoming more of an employment & cultural core than it has in the past. Moving to UT from the Bay Area in '84 compared to now, I have seen a big shift in Provo previously being somewhat of a big suburb of SLC to now having much of what is found north. When I was young, we were traveling often to SLC for shopping, entertainment, etc. It's much less that way now (thought shopping is still somewhat lacking, hopefully the Univ Mall revamp addresses this - http://www.heraldextra.com/news/local/ce...585da95-f8aa-57bb-aa67-b664cf3cba2e.html.) Fashion Place is actually closer (w/o traffic) to my home in N. Utah County than the Univ Mall with much better options.

[utenation]

Originally Posted by Comrade

I'm sure you can find a dozen or a hundred or even a thousand people who live in Lehi and work in Salt Lake County or live in Salt Lake County and work in Draper - but that doesn't mean much of anything. The data doesn't say there isn't inter-county commuting - it just says it's limited. And it is. Are things changing in the south-end of the valley? Absolutely - but it's not as prominent as you guys suggest.

Ignoring data, and going solely by interaction, is flawed. Case in point: I can walk outside and talk to 50 people in my neighborhood and very well could find 35 non-Mormons and then surmise, based on that, that Utah is only 30% Mormon.

And I can find 10 out of 20 people in my neighborhood that either don't fill out Census data at all or give specific detail.. I'm not sure how accurate year 2000 census data is for this discussion. And sure, one guy's opinion is just that but when my livihood was based on knowing the area, I feel confident and stand behind what I said. I don't disagree with everything you said and my original point was population sprawl between SL county and Utah County and SL and Davis county, not why or why not these areas are counted into our MSA.

Truly the only way to know better current data is to poll enough of the folks we're talking about.

[Viperlord]

Looks like the city planning commission is going to deny the design for 151 Boyer Tower due to it's similar roofline
at the April 23, 2014 Planning commission due to it having a similar roof line to 111 Main & 222 Main towers. more information at the links below & renderings of the revised parapet top as well.

AMENDED SALT LAKE CITY PLANNING COMMISSION
MEETING AGENDA
In Room 326 of the City & County Building
451 South State Street
Wednesday, April 23, 2014, at 5:30 p.m.


PUBLIC HEARING(S)
Administrative Matters
Tower 151 Conditional Building and Site Design Review at approximately 151 South State Street - David Dixon, representing The Boyer Company, is requesting approval from the City for additional height (Approx 295 feet, rather than the typical limit of 100 feet) on a proposed office building at the above listed address. Currently the land is vacant and the property is zoned D-1 (Downtown). This type of project must be reviewed as a Conditional Building and Site Design Review. The subject property is within Council
District 4, represented by Luke Garrott. (Staff contact: Casey Stewart at (801)535-6260 or [email protected]) Case number PLNPCM2014-00045.

REQUEST: Approval of the proposed building and site design for a new commercial office building;
specifically, the building height (18-stories, 295 feet) and front setback require additional consideration. The
Planning Commission has final decision making authority for Conditional Building and Site Design Review.

RECOMMENDATION: Based on the information in this staff report, planning staff recommends that the Planning
Commission deny the requested amendment.


Link below:

http://www.slcdocs.com/Planning/Planning%20Commission/2014/045.pdf

http://www.slcgov.com/planning/planning-2014-planning-commission-meetings#

So, if you want to e-mail your city staff members in support of this project please feel free to do so.
Staff contact: Casey Stewart at (801)535-6260 or [email protected])

[utenation]

Originally Posted by Viperlord

Looks like the city planning commission is going to deny the request for additional height for 151 Boyer Tower
at the April 23, 2014 Planning commission due to it having a similar roof line to 111 Main & 222 Main towers. more information at the links below & renderings of the revised parapet top as well.

AMENDED SALT LAKE CITY PLANNING COMMISSION
MEETING AGENDA
In Room 326 of the City & County Building
451 South State Street
Wednesday, April 23, 2014, at 5:30 p.m.


PUBLIC HEARING(S)
Administrative Matters
Tower 151 Conditional Building and Site Design Review at approximately 151 South State Street - David Dixon, representing The Boyer Company, is requesting approval from the City for additional height (Approx 295 feet, rather than the typical limit of 100 feet) on a proposed office building at the above listed address. Currently the land is vacant and the property is zoned D-1 (Downtown). This type of project must be reviewed as a Conditional Building and Site Design Review. The subject property is within Council
District 4, represented by Luke Garrott. (Staff contact: Casey Stewart at (801)535-6260 or [email protected]) Case number PLNPCM2014-00045.

REQUEST: Approval of the proposed building and site design for a new commercial office building;
specifically, the building height (18-stories, 295 feet) and front setback require additional consideration. The
Planning Commission has final decision making authority for Conditional Building and Site Design Review.

RECOMMENDATION: Based on the information in this staff report, planning staff recommends that the Planning
Commission deny the requested amendment.


Link below:

http://www.slcdocs.com/Planning/Planning%20Commission/2014/045.pdf

http://www.slcgov.com/planning/planning-2014-planning-commission-meetings#

So, if you want to e-mail your city staff members in support of this project please feel free to do so.
Staff contact: Casey Stewart at (801)535-6260 or [email protected])

From what I'm reading, it's the design of the roof, not the height, correct? This can be changed right?

Issue 1: Roofline architecture - unresolved
The original roofline architecture was very similar to other recent office tower projects at 222 South Main Street
(completed) and 111 South Main Street (under construction). These buildings have flat rooflines consisting of glass
parapets. A district roofline is a criterion when seeking extra building height. Based on initial planning staff
concerns of an indistinct roofline (when compared to those recent projects), the applicant modified the roofline in
an attempt to meet the criterion; however this latest roofline version does not sufficiently distinguish itself from the
other projects, or the original roofline design – especially for the amount of extra height requested.
The building design overall uses varying angles and cuts to create subtle visual illusions of building form; and the
proposed roofline continues this theme, but its similarities with other recent buildings remains readily apparent.
Both designs proposed by the applicant are included with this report for the planning commission’s consideration.
Lacking more distinct roofline architecture, planning staff cannot fully recommend in favor of the extra building
height requested, as discussed in the analysis that follows.

[SLC Projects]

Fail to see what the big deal about having a " similar roof-line". Don't most newer towers here have similar roof-lines? 222, 111, New Fed Courthouse......

151 State

photo credit: Dixon & Associates

111 South Main


So I guess it's back to the drawing board with 151 that will just delay this development. Lame. Boyer should just place a 100 FT spire on top of 151 to stamp it as their own unique tower jumping it from 295FT to 395FT. LOL. Or have a rooftop kind of like One Utah Center, also a Boyer development by the way.

[Makid]

As the Boyer Company did give SLC it's first real non-flat roof with the One Utah Center. I would hope that they could do something similar with 151. I would go for a jagged top that could look like a Crown of sorts. It would be the easiest for them and wouldn't delay the project much at all. They could also take out every other 1 for the top panels and create an old castle look.

Sure, it would be flat but it wouldn't look like any other recently constructed building roof line.

I don't really want a pyramid type top though as we have and if we do get another, I think it should be over 500' at least.

An Arch would also be good as it could be a reference to Southern Utah. They could put solar Panels on the south side of the arch as well.

I think there are a lot of ways that the Boyer Company could go and I don't think it would delay anything beyond a month or so.

[ajiuO]

They have finally started demolition on the metro building... I'm glad to see it go

[Makid]

I should say that FanX is going strong. A group of us went during lunch. The lines were really long. All lines were inside the exhibit area this time which did help to make them faster than Comic Con.

The convention center felt a lot busier than any other convention and it was only the first few hours of the event. I would expect it to be twice as busy at least tomorrow.

I would estimate that there were about 10,000 people at least walking around in the exhibit space. When we left, there were large crowds heading towards the convention center with very few people actually leaving. So I would expect it to be even busier in the evening hours.

Sorry, I don't really have many pictures from today. If I go over tomorrow or Saturday, I will grab some photos to share.

[T-Stan]

Two photos I took a couple of days ago of Downtown.