Salt Lake MSA Development Thread

[SLC Projects]

Cool. I hope the new zoning gets approved.

[cololi]

Originally Posted by delts145

[B][SIZE="3"]

Sandy resident Larry Engel worried about the traffic problems that could be caused by allowing high-density towers in the city center.
"We can't handle the traffic. We can't handle what we've got now during rush hour," he told the commission. "Part of being a resident of Sandy was coming here to live for the quality of life."

I think this resident gets why this is a poor location for this type of density without major changes to the existing infrastructure. Downtown SLC has a number of on/off ramps that help disperse traffic throughout a relatively short distance along I-15. Sandy does not have this. I support Sandy wanting to become the best suburb they can be, but they need to grow in a reasonable manner that includes appropriate land use and infrastructure. While the light rail and commuter rail stations are great, the max capacity of the lines will not reduce the potential traffic generation of this level of zoning over this large of an area. The 9000 and 10600 interchanges are already operating at a failure rate outside of rush hour, let along within rush hour. Add the traffic generated by the soccer stadium and other future developments and the congestion in Sandy becomes a serious quality of life factor. Sandy really needs to sack up and realize that not all development dollars are going to be good dollars and improve the quality of life for their residents.

[delts145]

True Cololi, Sandy will definately need to expand even further it's I-15 width around 106th and 90th. I understand a lot of highway changes are planned. They are adding another interchange, or is it two more that are currently on the short list, or under construction. I think the east/west interconnect from TRAX to FrontRunner will also have to be developed, along with continued expansion of the east/west surface street corridors on the west side of I-15.

I decided to take State Street instead of I-15 this past week between 53rd and 106th. The recent expansion between 90th and 106th looks real nice with the landscaped medians etc. A lot of work remains to be done between 72nd and 90th though.

[delts145]

Theater project in Sandy clears tall hurdle - City officials change ordinances to allow up to 40 stories

http://www.deseretnews.com/article/1,5143,700254083,00.html

SANDY — The planned Broadway-style theater project in Sandy cleared a major hurdle Tuesday with the City Council.

City ordinances were successfully changed in a unanimous vote to allow the three planned towers of the Proscenium to reach up to 600 feet, with optional features such as parapets or wind turbines allowed on top.

.

[Stenar]

Sandy mayor Tom Dolan announced today that Sandy will officially change its name to Shitty. The mayor felt the city needed a name that more truly reflected its nature.
"Sandy was a pretty shitty name already, so we might as well call our city Shitty," said Shitty resident Ledawna Dew.
Also, since Real Salt Lake is no longer located in Salt Lake, they will be changing their name to Real Shitty.

[SLCforme]

[SLC Projects]

Come on guys. No need to get all butt hurt over it. Let Sandy grow.


Also from the newspaper...

"Proscenium developers hope to break ground this fall for a data center that will be housed in the basement of the theater tower. The first phase of the complex could open by fall 2011 but other phases, such as the school, may have to wait until market conditions are favorable, the developers have said."


So it sounds like that the first phase will be the main theater and the Tower that is closest to the freeway.

[Stenar]

Originally Posted by SLC Projects

Come on guys. No need to get all butt hurt over it. Let Sandy grow.


Also from the newspaper...

"Proscenium developers hope to break ground this fall for a data center that will be housed in the basement of the theater tower. The first phase of the complex could open by fall 2011 but other phases, such as the school, may have to wait until market conditions are favorable, the developers have said."


So it sounds like that the first phase will be the main theater and the Tower that is closest to the freeway.

Sorry, but Sandy grows at the expense of Salt Lake City and this town ain't big enough for the both of us.

But I predict the only part of this project to actually be built will be the basement data center.

[leerjet]

Let's hope so... at least for Shitty's sake. Seriously, I doubt that Becker is going to back down on the theatre. What will Shitty do when Salt Lake gets all the big shows? I'm thinking they'll have an empty theatre... or maybe they'll just have to move the performances over from the amphitheatre.. Either way, investors and the city will lose in the end.

[Makid]

As this project isn't being funded by a developer that is going to be building for the sake of building nor a backing of say the LDS Church (A'la CCC), won't the developer need to secure a minimum number of tenants/presales for the housing component prior to construction of the tower itself?

With many of the office buildings in Sandy not even hitting 50% occupancy rates, it may be a hard sell to get 25% commitment for the commercial component of the tower let alone 25% or so commitment for the residential component of the tower.

As the developer has stated the towers will have commercial, residential and retail, what are the percentages needed in contract prior to the developer getting financing for the tower? Anyone know or know anyone that can provide the information?

My thought is that it is 25% for each component minimum. This is sadly why I feel the project is to massive for the area, the commitment of people to live/work in the area just don't seem to high to me.

If you want to live in a tower, why be in Sandy when SLC has the urban environment you are looking for?

To me, this project is going to be a hard sell to the general public and the business community. If the people want it, they will invest. So time will tell.

[SLC Projects]

I still think this whole "Theater Race" is a good thing since it's getting SLC off their butts knowing that Sandy could take it away from them.

[arkhitektor]

Originally Posted by delts145

True Cololi, Sandy will definately need to expand even further it's I-15 width around 106th and 90th. I understand a lot of highway changes are planned. They are adding another interchange, or is it two more that are currently on the short list, or under construction. I think the east/west interconnect from TRAX to FrontRunner will also have to be developed, along with continued expansion of the east/west surface street corridors on the west side of I-15.

I don't know of any additional interchanges under construction or even on the drawing board between 90th and 106th S., let alone a TRAX/FrontRunner connection. Traffic in the area is already deplorable, and its going to take a lot more that repaving State St. to absorb the traffic a 600' tower will generate.

I can't think of anyone who is going to want to live in a highrise in what is otherwise little more than an office park with terrible access to the freeway.

Sandy certainly has a right to grow, but any impact they may have on downtown SLC aside, the current Proscenium plans aren't at all feasible. The city should be using its resources to direct a much more balanced plan for the area's growth and not just fast-tracking anything that will out-do Salt Lake. Unfortunatly, I don't see this "every development is good development" attitide changing as long as Tom Dolan is around.

[WASDEN]

I agree with you Stenar- there is NO WAY Proscenium is going to be built on the scale they're proposing. Maybe a first phase will break ground, but three 600 ft towers in our current market is pure insanity. Although I do like to watch 'Shity City' carry on about their delusions. Like Projects says, its a good way to light the fire under Salt Lake for the theater project.

[cololi]

I agree with the skeptics on the Sandy project every being built as currently proposed. I am curious to see what kind of funding has already been secured and what funding structure is in place or is being sought. I have a hard time imagining this thing getting the type of funding needed to build those plans or anything close to it.

The Sandy City Council has absolutely no moral compass. This is not about sandy being able to grow, it is about sandy growing in a manner that is completely inappropriate due to the impacts that cannot possibly be mitigated by the developer or the citizens of Sandy, but would require State funding and therefore impact every other needed road or mass transit project througout the entire state. How would you feel if funding additional I-15 interchanges resulted in the Mountain View Corridor being delayed, or the southern arm of frontrunner or the I-15 south rebuild (which was just funded). Having to put the interchanges on tier two or three list of improvements means that the project could be built 15-30 years prior to any transportation improvements being made. I seriously doubt that the 100,000 residents of Sandy want to wait in traffic for that long.

[SLC Projects]

New signs to welcome people to Utah


http://www.ksl.com/index.php?nid=148&sid=4118129


Road signs featuring the 2002 Winter Games are being replaced. The artist behind those innovative new signs said his creations harken back to a much-loved older style.

[RFPCME]

Originally Posted by Stenar

Sandy mayor Tom Dolan announced today that Sandy will officially change its name to Shitty. The mayor felt the city needed a name that more truly reflected its nature.
"Sandy was a pretty shitty name already, so we might as well call our city Shitty," said Shitty resident Ledawna Dew.
Also, since Real Salt Lake is no longer located in Salt Lake, they will be changing their name to Real Shitty.

Stenar: Brilliant!!!!!

[RFPCME]

Originally Posted by cololi

I agree with the skeptics on the Sandy project every being built as currently proposed. I am curious to see what kind of funding has already been secured and what funding structure is in place or is being sought. I have a hard time imagining this thing getting the type of funding needed to build those plans or anything close to it.

The Sandy City Council has absolutely no moral compass. This is not about sandy being able to grow, it is about sandy growing in a manner that is completely inappropriate due to the impacts that cannot possibly be mitigated by the developer or the citizens of Sandy, but would require State funding and therefore impact every other needed road or mass transit project througout the entire state. How would you feel if funding additional I-15 interchanges resulted in the Mountain View Corridor being delayed, or the southern arm of frontrunner or the I-15 south rebuild (which was just funded). Having to put the interchanges on tier two or three list of improvements means that the project could be built 15-30 years prior to any transportation improvements being made. I seriously doubt that the 100,000 residents of Sandy want to wait in traffic for that long.

Cololi: You said it much better than I could. Well done. Thank you.

[delts145]

Jordan River development - Trail of dreams - Residents, groups from a dozen municipalities envision, explore waterway's potential

http://www.sltrib.com/slc/ci_10325981


A cyclist makes his way along the Jordan River Parkway. The Blueprint Jordan River project is aimed at offering possibilities to various municipalities that are envisioning the waterway's future. (Steve Griffin/Salt Lake Tribune file photo )

Envision Utah has spent months bringing together groups and residents in a dozen municipalities - as well as Salt Lake County - to dream big and imagine the river as they want to see it.

Salt Lake City has been improving its section of the Jordan River for the past 16 years, said Parks Director Val Pope. Bike paths, jogging paths and canoe docking areas have been added. And the city is planning an equestrian path along the river between North Temple and 1700 North.
.

[anyiliang]

Question for everyone. If you were elected to be mayor of a suburb city, what would you do if that city was almost built out and you wanted to increase tax revenue? The reason I ask this question is because so many of you of complain about Sandy and how Mayor Dolan runs the city. My opinion, yeah is might not be the best guy but there are lots of things that I would do the same. Again, this is my opinion coming from a business background. First, I look at the Sandy city as a business. While there is basically no increase in population in the near future and land running out, I need to think of other ways to bring in Tax revenue to support the city. So because I run the city as a business and I look at Salt Lake City as a business and my competition, I will do anything to survive. So I build a expo center, bring is a sports facility and now I try to revamp the core of the city. I build the Proscenium project along with expanding it into the South Towne Mall. That mall has to go. I would build something like the Gateway and have taller building on the outskirts of it. And most of all, I would spend hundred of thousands of dollars in lobbying to get that $20 million to redo my streets or anything else. From a business view, investing even a million to get a 20 million return is a steal.

Anyways, I am just wondering what everyone else would do if there were mayor of a suburb city. And I know some jackass will say, I would never be a mayor of a suburb city. But sometimes you have to start out at the bottom to work your way to the top.

[DMTower]

That is why government is not a business, although certain political parties are trying to make it one by privatizing everything... government is supposed to be for the benefit of all, not just certain groups of individuals.