Salt Lake:Official development news thread - Part 2

[cololi]

Originally Posted by urbanboy

Thanks, I have considered it, but not seriously. Yes, I think members of the community should definitely have a voice in planning, this is what public input workshops are designed to do... to get public input. I just don't think these workshops are as obvious and inviting to the general public as they should be.

So what would make them work better? How would you make them more obvious? Workshops are meant to get an idea of what a community envisions for their community. That doesn't mean that every comment is applicable or even warrants recognition.

After reading some of the comments on here, I am really wondering if people truly understand the role of a planning commission or a local government. I keep reading about the City should do this, the City should build this, the City should stop people from doing this, etc. While cities can do some things, it is mostly on the private sector to develop things. The role of the City is to identify what is desirable and remove obstacles that otherwise would prevent desirable growth from occurring. The problem is, that even in SLC, what is desirable differs from house to house and person to person.

[urbanboy]

Originally Posted by cololi

So what would make them work better? How would you make them more obvious? Workshops are meant to get an idea of what a community envisions for their community. That doesn't mean that every comment is applicable or even warrants recognition.

After reading some of the comments on here, I am really wondering if people truly understand the role of a planning commission or a local government. I keep reading about the City should do this, the City should build this, the City should stop people from doing this, etc. While cities can do some things, it is mostly on the private sector to develop things. The role of the City is to identify what is desirable and remove obstacles that otherwise would prevent desirable growth from occurring. The problem is, that even in SLC, what is desirable differs from house to house and person to person.

I've been carful about saying the city should do this or the city should do that because I do understand the roles of both the local government and the planning commission in shaping communities. I've seen both the city council ant the planning commission in action on multiple occasions and even took a public participation planning class at the U. I would like to see both the city council and the planning commission move into the 21st century by utilizing new communication software and online forums such as this one to get more people involved in the public input portion of the planning process.

[cololi]

I was not necessarily calling you out on the roles of govt. just on the participation front. It seems a lot of people cry that public processes are woefully inadequate, yet not very many people offer solutions or they are quick to find problems with new ideas on how to get people involved.

I tend to think the biggest problem is that it seems public participation comes in too late; it is the controversial, individual projects that bring the most people out. But yet often these projects are mostly consistent with master plans that few people particpate in the creation of. I think some how planning needs to evolve into more of an up front practice, where people are the focus of the vision documents upon which regulations are a direct reflection. Projects that are consistent with the vision move forward quickly because there does not need to be such a debate over the pros and cons of a project. Every project has impacts, but often, the impacts are speculation. As it is now, master plans are mostly a reflection of the opinion of theplanner who is writing it. The best planning projects that I have been a part of are the ones where the community creates the vision and the planner simply helps them put their vision into meaningful terms.

[scottharding]

Originally Posted by cololi

The best planning projects that I have been a part of are the ones where the community creates the vision and the planner simply helps them put their vision into meaningful terms.

Like Urbanboy's plan for Japantown.

[cololi]

Perhaps, although I don't know how much of the community was involved in creating that site plan. I think if things played out like that, it has a lot positives. But that is just one potential proposal. What if the property owners have something else in mind? What if the Housing Authority wants to expand their senior housing on the block? What if the Japanese-American population have something else in mind? What if the post office does not want to opt out of their lease? What if another property owner across the street wants to create a partnership to build a conference hotel? What if any or all of these things happened?

[SLC Projects]

SLC looks to recast transit hub's downtrodden neighborhood
Development » Housing, retail, restaurants, theater, research park being considered.
By Derek P. Jensen

The Salt Lake Tribune
Updated: 02/08/2010 11:42:28 PM MST


Salt Lake City has its eyes on a sweeping face-lift for the blocks just east of the FrontRunner transit hub in an effort to transform the moribund "Depot District" into a thriving city gateway.

The blueprint calls for a blend of housing, retail, restaurants, a small theater and a possible urban research park that would be pedestrian friendly and connect the transit hub to the Rio Grande Depot a block east. It also envisions a streetcar connection, bike station and international student housing spread across the 13 acres now owned by the city's Redevelopment Agency. There even could be a year-round public market as well as restoration of the historic ice house building.

What's more, the RDA and Utah Transit Authority may collaborate on the makeover by recasting UTA's bus-maintenance center on 200 South and its dilapidated but architecturally valuable train warehouse directly north of the Salt Lake Central stop.

The Depot District stretches from 200 South to 400 South between 600 West and 500 West. Planners suggest some of the vacant buildings be revived while smaller warehouses could be razed.

Overall, the goal is to identify a land-use strategy -- complete with transit-oriented development zoning -- "that would help rejuvenate the neighborhood," explains D.J. Baxter, executive director of the RDA.

The desired overhaul is driven partly by a new report from Denver-based Citiventure Associates, an urban-planning firm the RDA hired
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late last year. Consultants launched a two-day workshop in November, touring the area and huddling with key property owners, UTA, the Downtown Alliance and the Utah Heritage Foundation. Their outline will be formally presented tonight to the RDA.

Funding could come by creating a special-assessment district that collects the annual property taxes from the "benefited" properties. The report calls for UTA to be included since ridership should be enhanced by the makeover.

"With so much of the property in public ownership, it will be essential for those entities to agree to pay an annual PILOT (payment in lieu of taxes) equivalent to what the property-tax payment would have been," the report states. "As the area develops and the parcels are sold, the public sector transfers the responsibility for the payment to the new owner. The assessments provide revenue to issue bonds to do the infrastructure work."

Citiventure envisions phased upgrades, not a large "Gateway-like" project or an aquarium, whose owners once coveted the block west of Pioneer Park and now foresee a permanent home in Sandy.

Planners also want the city to focus on users, not developers.

"Developers are by and large out of business right now, but become plentiful once guaranteed users-tenants are in hand," they write. "Developers will want to tie up the land while they look for tenants."

Before anything else, the capital should clean up the forsaken patch, add lighting, landscaping, and tear out the buildings that won't be restored. All that, planners insist, could happen immediately and is necessary to attract private investment.

But one element listed under "opportunities" is sure to generate controversy. The report states that "homeless shelter relocation [is] being considered by a city task force." Planners do not say such a move for The Road Home is necessary, simply that it would provide additional development options.

Glenn Bailey, executive director of Crossroads Urban Center, says officials from other cities presented "campus models" at a December summit that showed clustered homeless services away from downtown business districts. Salt Lake City advocates long have feared that officials want to force out the shelter and other low-income services in the depot area to make way for taxpaying development.

"They're very interested in moving the services which, of course, the business community has wanted to do forever," he says, warning that a campus approach won't work. "It's expensive, it takes away from the housing-first option. And I don't think people want to be behind a wall. It does confirm my contention that the city does have an agenda."

Baxter says any move is "merely a consideration of options," but maintains "future uses of that property are certainly relevant."

LuAnn Clark, director of city housing and neighborhood development, notes the shelter's across-the-street overflow is operating on a conditional-use-permit with a five-year life span. Recent meetings, she says, are simply to discuss long-term options.

"We're being proactive so it doesn't get to year four and we say, 'What do we do now?'"

Consultants concede a transformational plan is challenging -- "particularly in an economy where both public and private resources are severely limited."

But the area, city leaders agree, is too important to downtown's image to be ignored.

City Councilman Luke Garrott, the new RDA chairman, supports the idea of a pedestrian-oriented promenade on 300 South between 500 West and 600 West, perhaps anchored by a public market. He is less keen on a public taxing subsidy. "I don't think we need it."

In any case, to make it successful, Garrott argues the zoning must be scaled toward transit and pedestrian use. He says that -- and carving the blocks with public rights of way -- is "half the game."

"If we're going to change the way Utah develops and make this actually be an urban neighborhood, we're going to have to really work at it."

Citiventure's final list of recommendations is expected by April.

[email protected]

[SLC Projects]

public-safety complex open shop

Salt Lake City Mayor Ralph Becker has scheduled three public workshops to gather feedback on the master plan and design of the new public-safety headquarters and emergency-operations center.

The first is set for Wednesday from 5 to 8:30 p.m. in the fourth floor meeting room at downtown's Main Library.

Planning officials, including project manager David Hart, want design input on issues ranging from open space, the civic campus, the balance of commercial and residential use and transit-oriented development.

The city, says Councilman Luke Garrott, has a responsibility to residents to ensure the $125 million public-safety complex is done well. "It must serve the community in all its intended security functions as well as serve the neighborhood as a well-designed and catalytic asset."

Expected to be completed by 2013, the complex will be located on the east side of 300 East between 400 South and 500 South.

Two other workshops are scheduled in March. The first, in the same location, is March 10. The final session will be March 31 in the library's basement level meeting room.

Derek P. Jensen

[urbanboy]

How about this plan:

[Future Mayor]

I like the dissected blocks, that is going to be a crucial element to make this a vibrant urban neighborhood. I would foresee 5-10 story buildings in this neighborhood. In order to truly make it a transit oriented neighborhood it needs to have the densities that will support the neighborhood, densities of 30-50 dwelling units per acre.

The Depot district has unlimited potential.

I think the best location for a street car line would be to start at the SL Central and 300 S, run to 500 W and south to 400 S. There could even be an option to extend it south of 4th S into the future redeveloped Grainary District. It could also turn north on 500 W to connect to the proposed 200 S street car alignment. 300 S would be the best option in my opinion, because it is a street that could accommodate the street car, vehicle traffic and pedestrian traffic and is basically the center point N/S of this area and feeds right into the core of the Hub. This would allow for Pierpont and Market to become great pedestrian streets, which allow vehicle traffic.

With street car on 300 S, market street, Pierpont, Woodbine or the 500 W Plaza would be great options for a Public Market. The 500 W Plaza could be designed like several public markets I've seen, one in Philly (not the reading terminal market, on google maps go to 406 south 2nd Street, Philly and check out the street view) and the other in Charleston (16 south Market street, charleston, sc). They have covered spaces for vendors and pedestrians, but it is open and allows for 24 hour pedestrian access through the market area.

[urbanboy]

Capital looks to activate mothballed Utah Theater
Main Street » SLC may pursue short-term retail tenants or artist studios in front of classic movie house.
By Derek P. Jensen
The Salt Lake Tribune

A vaudeville house tweaked into artist vestibules? Serving coffee instead of cinema?
Salt Lake City leaders are spit-balling ideas on what to do with their newly purchased Utah Theater -- both short-term and long -- in the spirit of activating Main Street.
The City Council, acting as the Redevelopment Agency on Tuesday, elected to launch a work group to consider whether to invite temporary tenants -- think coffee huts or artist studios -- or to tackle a massive rebuild of the theater and adjoining retail space from 144 to 156 South Main St.
The capital still anticipates making the theater the future home of the Salt Lake City Film Center -- complete with support space for Capitol Theatre -- likely funded and run by Salt Lake County. But multiple RDA members favor the idea of preparing the 15,000 square feet of retail space in hopes of securing short-term commercial tenants.
"It could be easily designed as a pretty flexible space, especially with parking under it," Councilman Soren Simonsen said. He suggested an exterior passageway be preserved but spruced up to resemble something like Post Alley in Seattle.
Councilman Van Turner, who recently toured the cavernous and severely compromised theater space, says most residents likely don't know what's there.
"I was totally blown away by the square footage," he said. "In the short term, there's a huge opportunity for retail. The Mayflower restaurant's beautiful -- totally a treasure in there."
A city report says the Mayflower and former Daynes Music store are in reasonably good condition, while the other two non-theater spaces would require larger investments to prepare them for occupancy. The RDA is struggling to fill its small retail spaces on Gallivan Avenue, roughly a block away.
"We're interested in seeing the most activity for the amount of money we can spend," said Mayor Ralph Becker, adding nothing is yet budgeted.
In early January, the RDA closed on the purchase of the Utah Theater for $5.5 million. RDA Executive Director D.J. Baxter says another "wild hair" option is to demolish the theater and construct a new building with leasable space on its footprint. "It would provide the opportunity to build whatever facade you wanted," he said.
New Councilman Stan Penfold said it is "critical" to him to preserve the theater's feel, including restoring some semblance of the original facade.
[email protected]

In other city news:
» The Redevelopment Agency was told by urban-design consultants that a year-round public market is probably not a good fit for a planned makeover of the Depot District just east of the transit hub.
"If you were going to do it, this probably isn't the location because of access," said Marilee Utter with Citiventure Associates. "It's retail, and this is a tough retail site."
A mix of residential, office space and educational use is better, she said, while a small grocery outlet would be a "home run."
Citiventure presented an interim report on how to overhaul the moribund district from 200 South to 400 South and 500 West down to 600 West into a "commuter village."
Groundwater, planners say, is not a deal-breaker, while opening access to the north along 500 West may be necessary.
Consultants say transforming the area, which has land costs that are "tantamount" to Main Streets', will take staff energy, financing and political will.
» Mayor Ralph Becker and the City Council passed a joint resolution calling on the Utah Legislature and the governor to take action to prevent excessive payday lending interest rates in Utah.
» The RDA approved a $2.2 million building renovation loan for Hamilton Partners Boston to add restrooms, showers and other tenant amenities to the Boston Building at 9 Exchange Place.
Derek P. Jensen

http://www.sltrib.com/arts/ci_14368990

[urbanboy]

Mayflower Cafe:









http://content.lib.utah.edu/cdm4/results...tc,/ushs-school,/USHS_Shipler,/ushs-hook


If this is still what it looks like inside, it could make a cool pub, bakery, pizzeria, etc.

[jedikermit]

That Mayflower blade sign outside is brilliant. If that were still kicking around in the basement, they need to put that back up! I'd love to see that reinstated somehow.

Plus, next door to that it looks like you could get hickeys!

With the other story, I think a "small grocery store" would be a great asset in the Depot District; with the number of condos and apartments going into the blocks surrounding it, there's a need for a downtown grocery store, and that would help.

[urbanboy]

Stopped by the Mayflower Cafe today and luckily the lights were on inside. This is the most I could see just from peering through the windows:





There are also chandeliers that can't be made out in the photos.

[jedikermit]

I'm surprised that woodwork is still intact. Could be cool...

[UTPlanner]

So I was driving down 300 East the other night and noticed some work going on between 200 South and 300 South. I know that the building going up on the east side is a part of the YWCA campus expansion. There is also some activity on the southwest corner of 200 South and 300 East. I did some poking around on the internet and I think it may be the Liberty CityWalk project.

http://www.homesteadcap.com/projects_description.asp?projectnumber=UT2009-001

I could not find any pics or very much information about the project. If anybody knows more than I do than I would be glad to hear it.

[Future Mayor]

While I am glad to see new development and the addition of low income housing, I would prefer that developers would build with a mixed demographic in mind. They can still qualify for Low Income Housing Tax Credits while providing a percentage available for Low income, and a percentage at market rate. I think the project would have a much longer durability if it was mixed incomes.

[T-Stan]

Originally Posted by jedikermit

Plus, next door to that it looks like you could get hickeys!

Looks like the store next door was a Hickey Freeman suit store. Just up the street was a Florsheim shoe store. I imagine that it was quite an experience walking up and down main shopping for high quality suits and shoes back then.
I would love to see that era again downtown - where you walk into seperate stores to buy what you need and stop in to the Mayflower or Lamb's for lunch.

I think I am starting to hate the former ZCMI and Crossroads mall even more now, as they are the two that really killed off the main street merchants

[cololi]

Originally Posted by Future Mayor

While I am glad to see new development and the addition of low income housing, I would prefer that developers would build with a mixed demographic in mind. They can still qualify for Low Income Housing Tax Credits while providing a percentage available for Low income, and a percentage at market rate. I think the project would have a much longer durability if it was mixed incomes.

I think it is more important to have market rate in the vicinity and to have the public spaces and other uses between connect the two in order to create more of a mixed income neighborhood than a mixed income project. This project is small enough that I don't think it will be much of a problem. There are plenty of market rate living options in the blocks around there.

[TonyAnderson]

Originally Posted by UTPlanner

So I was driving down 300 East the other night and noticed some work going on between 200 South and 300 South. I know that the building going up on the east side is a part of the YWCA campus expansion. There is also some activity on the southwest corner of 200 South and 300 East. I did some poking around on the internet and I think it may be the Liberty CityWalk project.

http://www.homesteadcap.com/projects_description.asp?projectnumber=UT2009-001

I could not find any pics or very much information about the project. If anybody knows more than I do than I would be glad to hear it.

We've been trying to figure out what this is for a while. I think you may be right. I suspect Cololi may know for sure?

[urbanboy]

Trolley Square soldiers on
Retailing » Iconic mall perseveres through downturn, tragedy as it embarks on promising future.
By Lesley Mitchell
The Salt Lake Tribune




Trolley Square is a survivor.
The Salt Lake City shopping mall has made it through more than three decades -- a fairly long run in the shopping center industry in itself. But it also has endured a shooting rampage that left five dead three years ago, followed by the Great Recession, followed by months and months of construction work and a legal tussle with Whole Foods.
But around this time next year, most of the construction mess at Trolley Square should be gone, and a new Whole Foods store and other storefronts...

Article continues: http://www.sltrib.com/business/ci_14383110