Salt Lake MSA Development Thread - Page 175

delts145 · #**3481** Posted **Dec 18, 2012, 7:53 PM**

Committee votes to pursue plans for Utah prison relocation

The Utah State Prison may be relocated in Salt Lake County Wednesday, June 13, 2012. (Jeffrey D. Allred, Deseret News)

By Dennis Romboy, Deseret News
Published: Monday, Dec. 17, 2012

http://www.deseretnews.com/article/8...elocation.html

SALT LAKE CITY — A committee studying the possibility of relocating the Utah State Prison endorsed moving ahead Monday, citing the prospect of a huge economic return for the state in redeveloping the property.

Income from selling the property, building a commercial development in the state's emerging high-tech corridor and reducing prison labor costs would offset construction costs for a state-of-the-art prison, according to the Prison Relocation Authority Committee...

.."We have been sufficiently convinced it's worth doing if certain benchmarks are met," said Senate Majority Leader Scott Jenkins, R-Plain City, who is designated as the committee spokesman...

...Former state Senate president and real estate broker Al Mansell has been a proponent of moving the prison and along with his business partner urged the committee to move forward earlier this year.

Mansell said the value isn't in selling the land but in attracting national and international companies to bring thousands of new, high-paying jobs, which he said previous studies overlooked.

"Run that into the tax numbers and tell me what the ground's worth. It won't be in the millions, by the way," he said, adding the value would be in the billions of dollars.

Mansell said the state would be "nuts" to simply sell off the property.

"I would be the most upset person in the state. I do not want to see the state hand that off to a developer and see them get all the benefits out of that. The state needs to be involved in the next 20 to 30 years," he said...

StevenF · #**3482** Posted **Dec 19, 2012, 3:33 AM**

I still think out on the Salt Flats would be one of the best locations in Utah for a new prison. If they get thirsty there is plenty of salt to suck on.

jedikermit · #**3483** Posted **Dec 19, 2012, 3:13 PM**

...an article about Hale Center Theater; there's a rendering of the larger theater they want to build at the Trib website. Evidently Sandy's trying to get the new theater, instead of WVC.

http://www.sltrib.com/sltrib/news/55...-west.html.csp

West Valley City OKs deal that may keep current Hale theater until ’38
Theater » But fate of larger 2nd venue is unsure; WVC or Sandy could land it.

By pamela manson | The Salt Lake Tribune

First Published Dec 18 2012

West Valley City • City Council members on Tuesday approved a new lease amendment for Hale Centre Theatre that could keep that venue in the community through 2038.

Still up in the air, though, is whether the nonprofit theater company will build a second, much larger facility in West Valley City or Sandy. With all of their shows selling out, Hale officials envision building a multistage venue with about 1,900 seats — about triple the current number — in one of those cities while maintaining the theater near 3500 South and Interstate 215 in West Valley.

West Valley bonded for funds in 1997 to help build the theater in the Decker Lake development, and Hale leases the building from the city, which uses the rent payments to pay for the bonds. The original agreement had three long lease renewals over 34 years, with the current sublease expiring at the end of 2016.

The amendment provides shorter renewal periods and gives Hale the option of taking ownership of the building in 2028. Under the arrangement, West Valley would fund up to $500,000 in repairs to the building’s heating and air conditioning system, carpet, paint, asphalt and marquee sign. The cost would be spread over 22 years.

The arrangement will become official once the amendment is signed. The city and theater negotiated the terms in past weeks.

The competition for the new theater continues. As part of that effort, the West Valley City Council, sitting as the Redevelopment Agency board, voted unanimously on Dec. 4 to authorize preparation of a plan for an Entertainment District Community Development Area (CDA) along Decker Lake Drive. Creating a CDA would allow the use of tax increment — the taxes generated from the increased assessed value of a property within the area — to provide infrastructure and to promote expansion at the site, which includes the Hale theater.

West Valley officials would like the new theater to be built in the CDA. One possible location is a parcel adjacent to the current theater that includes the Hollywood Connection Entertainment Center.

Sandy officials, who met last month with Hale representatives, are touting location to land the theater. They want the theater to go on 11½ acres at 9950 Monroe St., a site that would provide prime visibility along Interstate 15. Under that scenario, the theater would be able to expand over 5½ acres, with the remaining land set aside for other development.

Bob The Builder · #**3484** Posted **Dec 19, 2012, 7:07 PM**

Quote:

Originally Posted by StevenF

I still think out on the Salt Flats would be one of the best locations in Utah for a new prison. If they get thirsty there is plenty of salt to suck on.

I vote for Skull Valley, which is the valley between 'Tooele valley' and the Salt Flats. It is where Dugway is located, it could be just south of I-80 (but still north of Dugway).

TonyAnderson · #**3485** Posted **Dec 20, 2012, 3:40 AM**

Can they just put up fences around West Valley and consider it done?

SLC Projects · #**3486** Posted **Dec 20, 2012, 7:30 AM**

Quote:

Originally Posted by TonyAnderson

Can they just put up fences around West Valley and consider it done?

I live in West Valley and I hate remarks like that. There are plenty of good people here who are just trying to get by. Just because we can't afford $250,000 + homes in the east side or south end of the valley doesn't make us bad people.

UTPlanner · #**3487** Posted **Dec 20, 2012, 4:46 PM**

Moving the prison to a new location is a very complex idea. You have to consider a lot of costs, such as:

1. New utilities to the site both private and public. In locations such as Skull Valley finding a location that has power, gas, sewer and water for a facility that large would be extremely difficult.
2. A local population to ensure a sufficient number of employees, and a local population that won't fight tooth and nail to keep it out of their community.
3. Transportation costs between the prison and the courts, most of those incarcerated at the Point of the Mountain, will need to be in court in SLC.
4. Prisoners need access to doctors and hospitals at times and I'm sure other services as well.

These are just a few of things that popped up in my mind when I considered moving the prison. I personally do not understand the need to move the prison. It is located in a convenient location and they already own a great deal of property. I would not personally support a move at this time as it would cost considerably more to move than to rebuild.

I think the only reason it is even being considered is because there are some in the south part of the valley that don't like the negative stereotypes that it brings to the area though it has been there much longer than most of the current residents.

Just a bit of food for thought, I suppose.

jedikermit · #**3488** Posted **Dec 20, 2012, 4:59 PM**

Quote:

Originally Posted by UTPlanner

Moving the prison to a new location is a very complex idea. You have to consider a lot of costs, such as:

1. New utilities to the site both private and public. In locations such as Skull Valley finding a location that has power, gas, sewer and water for a facility that large would be extremely difficult.
2. A local population to ensure a sufficient number of employees, and a local population that won't fight tooth and nail to keep it out of their community.
3. Transportation costs between the prison and the courts, most of those incarcerated at the Point of the Mountain, will need to be in court in SLC.
4. Prisoners need access to doctors and hospitals at times and I'm sure other services as well.

These are just a few of things that popped up in my mind when I considered moving the prison. I personally do not understand the need to move the prison. It is located in a convenient location and they already own a great deal of property. I would not personally support a move at this time as it would cost considerably more to move than to rebuild.

I think the only reason it is even being considered is because there are some in the south part of the valley that don't like the negative stereotypes that it brings to the area though it has been there much longer than most of the current residents.

Just a bit of food for thought, I suppose.

Thanks--again. I think the other consideration driving the Legislature is the legislators and former legislators in bed with the developers, seeing dollar signs where the inmates are currently at. Altruistically, you could say that they're looking at how the sale of that land would benefit the state, but I'm a bit more cynical than that. Sadly.

Bob The Builder · #**3489** Posted **Dec 20, 2012, 7:26 PM**

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Quote:

Originally Posted by UTPlanner

Moving the prison to a new location is a very complex idea. You have to consider a lot of costs, such as:

1. New utilities to the site both private and public. In locations such as Skull Valley finding a location that has power, gas, sewer and water for a facility that large would be extremely difficult.
2. A local population to ensure a sufficient number of employees, and a local population that won't fight tooth and nail to keep it out of their community.
3. Transportation costs between the prison and the courts, most of those incarcerated at the Point of the Mountain, will need to be in court in SLC.
4. Prisoners need access to doctors and hospitals at times and I'm sure other services as well.

These are just a few of things that popped up in my mind when I considered moving the prison. I personally do not understand the need to move the prison. It is located in a convenient location and they already own a great deal of property. I would not personally support a move at this time as it would cost considerably more to move than to rebuild.

I think the only reason it is even being considered is because there are some in the south part of the valley that don't like the negative stereotypes that it brings to the area though it has been there much longer than most of the current residents.

Just a bit of food for thought, I suppose.

If it where located just off of the south side of I-80 in skull valley it would work. Near the interstate makes it to easily accessable. When they have court appearance in SL they house the inmates 1-2 days there in SL already. Plus, people don't what it in town, or near them. Being a contractor I know that there are issue connecting to existing (& often older) utility systems. There are already some utilies out there that service Dugway. Grantsville & Tooele are close enough to provide services and would likely give them a small housing boom.

Future Mayor · #**3490** Posted **Dec 20, 2012, 11:07 PM**

You are correct that your proposed location wouldn't have a problem with water and electrical utility access and transportation, however sewer would most likely be another issue. The cost of running sewer with lift stations to the nearest treatment plant would be a very large cost, unless of course there is a treatment plant closer than I am assuming there is. Another impact that has to be considered is pollution. Yes the proposed location above is close to I-80 but what will the yearly miles driven be for the employees at the new location vs those that work at the current location.

The current prison is heated and cooled mostly by geothermal, due to warm springs hundreds of feet below the property. Obviously a new facility would be much more efficient, but would the new design be efficient enough to offset new costs? My guess is yes. If the new tech park didn't incorporate geothermal into all new construction I would adamantly oppose moving the prison.

The problem with locating a prison in the so called middle of no where vs housing or commercial is that impact fees pay for the utility connections whereas with the prison it would be the state.

I do see the potential of major money being made and tax revenue by developing the current location into a major business park, and the use of geothermal could be a good example of using it through out an entire development. One issue regarding developing it, is that bluffdale refused a Front Runner stop, and this would likely become a near 100% car dependent office park.

Old&New · #**3491** Posted **Dec 20, 2012, 11:07 PM**

If people don't want the prison in their neighborhood, they shouldn't move there. The prison was there first...

SLC Projects · #**3492** Posted **Dec 20, 2012, 11:47 PM**

Quote:

Originally Posted by Old&New

If people don't want the prison in their neighborhood, they shouldn't move there. The prison was there first...

I think it's more of a issue of not having the prison the very first thing everybody see's when entering the Salt Lake Valley.

delts145 · #**3493** Posted **Dec 21, 2012, 2:18 PM**

The prison will be moved, and for very good reasons. IMO, it will happen sooner than later. I think that several of Mansell's points are very timely. That particular sector of the metro is rapidly becoming one of the nations great high-tech magnets. Simply, the problem the potentially very valuable State land area faces, is that none of these extremely attractive, booming companies want to locate next to a large prison facility. Currently, all of the high-tech momentum is gathering on the south side of the Point. Mansell is right, the State would be crazy not to figure out a program, in order to reap the windfall from the high-tech campus development and all of the exponential synergy it creates. However, it's not going to happen for the State, if the prison facility remains. Lehi will continue to take the lion's share of the pie, and the vast State owned land area will not see a fraction of it's potential cash flow.

Yes, relocating the prison would be expensive, but the State would be more than well compensated with development profit, if they allow the State lands to participate in the Thanksgiving Point/Traverse Ridge style high-tech windfall.

.

delts145 · #**3494** Posted **Dec 21, 2012, 3:05 PM**

Upscale apartments approved for parcel in 5600 West corridor

Preliminary site plan for Sage Gate at Haynes Landing. Courtesy image

Development » Builder aims to attract “lifestyle renter.”

By Pamela Manson |The Salt Lake Tribune

http://www.sltrib.com/sltrib/news/55...units.html.csp

West Valley City • Developers have been given the green light to build nearly 300 high-end apartments and townhouses on a swath of land between a Winco grocery store and the future Mountain View Corridor.

Plans for Sage Gate at Haynes Landing call for units with one to four bedrooms; 9-foot ceilings; granite countertops; garages tucked under buildings so tenants would have direct access to them; a pool; a clubhouse and fitness center; and almost 7 acres of green space.

Monthly rents at the project — 278 units on 13.9 acres at about 5620 West and 2500 South — are expected to range from $1,000 to $1,500. The units are designed for "lifestyle renters," who want the flexibility of renting and a higher-quality property, according to the developers.

The West Valley City Council cast two votes on Dec. 4 that made the development possible. The first, at 5-2, approved a change in the city’s general plan that increased the maximum density allowed on the property from 12 units an acre to 20 units an acre. The second vote, which was unanimous, approved a development agreement for the property with Colony Partners LLC, a Salt Lake City company...

.

delts145 · #**3495** Posted **Dec 22, 2012, 1:24 PM**

Draper High-Tech Project

By Dennis Romboy, Deseret News

http://www.deseretnews.com/article/8...h-project.html

DRAPER — A multimillion dollar high-tech business center in Draper moved a step closer to reality Friday with the Salt Lake County Council expressing willingness to invest tax dollars in the project...

...Draper wants the county to participate in a 144-acre transit-oriented development at a new FrontRunner stop at 13000 South just west of I-15. The city zoned the site for office buildings of unlimited height and unlimited density along with retail space and housing.

City officials say developer Jeff Vitek of California-based Four Square Properties has at least two major companies ready to commit to the project. Global online auction marketer eBay is currently expanding its facility in the area and the Utah Transit Authority is building a parking structure.

Draper estimates the current taxable value on the property, which is mostly lowly taxed greenbelt, would rise from $6 million to $1.2 billion as the project develops over 20 years...

SLC Projects · #**3496** Posted **Dec 22, 2012, 7:45 PM**

There was also a story on this on KSL.com with video.

SLC council debate funding for new Draper development
By Richard Piatt

SALT LAKE CITY — The Salt Lake County council gave tentative support to a plan that would allow high-rise development near the Draper Frontrunner stop in the future.

However, mass transit stops and development are highly expensive and on Friday, the council struggled with the issue of whether more public money should be used to further private projects.

Salt Lake's County Council has agreed to invest $44 million taxpayer dollars into part of a new high-tech business complex near a Frontrunner stop in Draper. But the Council will not spend any of that money on retail or housing developments.

More...
https://www.ksl.com/index.php?sid=23...er-development

So I wonder by "High-rise" do they mean 4-story buildings?, or are they real high-rise like around 10-15 stories?

Orlando · #**3497** Posted **Dec 22, 2012, 8:37 PM**

TonyAnderson · #**3498** Posted **Dec 23, 2012, 3:57 AM**

Quote:

Originally Posted by SLC Projects

I live in West Valley and I hate remarks like that. There are plenty of good people here who are just trying to get by. Just because we can't afford $250,000 + homes in the east side or south end of the valley doesn't make us bad people.

There would be no humor without stereotypes. How do you like the area? I thought you lived in the Sandy actually.

TonyAnderson · #**3499** Posted **Dec 23, 2012, 3:58 AM**

Quote:

Originally Posted by Old&New

If people don't want the prison in their neighborhood, they shouldn't move there. The prison was there first...

You're finally coming around...

Future Mayor · #**3500** Posted **Dec 24, 2012, 5:04 PM**

Quote:

Originally Posted by SLC Projects

There was also a story on this on KSL.com with video.

SLC council debate funding for new Draper development
By Richard Piatt

SALT LAKE CITY — The Salt Lake County council gave tentative support to a plan that would allow high-rise development near the Draper Frontrunner stop in the future.

However, mass transit stops and development are highly expensive and on Friday, the council struggled with the issue of whether more public money should be used to further private projects.

Salt Lake's County Council has agreed to invest $44 million taxpayer dollars into part of a new high-tech business complex near a Frontrunner stop in Draper. But the Council will not spend any of that money on retail or housing developments.

More...
https://www.ksl.com/index.php?sid=23...er-development

So I wonder by "High-rise" do they mean 4-story buildings?, or are they real high-rise like around 10-15 stories?

I like that if the county is going to spend the money that at least it is near a FrontRunner station, so hopefully FrontRunner will be a major component of how people get there. The area is in no way convenient to get to from I-15.

One thought that came to mind is what is the county were to spend that amount of money or even half that much money on upgrading infrastructure within existing areas, such as downtown. Upgraded water, power, sewer, data, sidewalks etc. rather than the city having to do all those things through a "special assessment district" like the one put in along N. Temple. where the owners of the buildings already there have to help foot the bill for improvements. What if the county were to step up with a comparable amount of money for the area around Central Station, which could just as easily attract tech companies as Draper could.

Two additional notes.
KSL needs to really work on their headlines. SLC Council debates...... The headline makes it sound like Salt Lake City is debating funding the project in Draper. Very misleading, and either done completely by accident because they are nimrods, or done on purpose to get people to read it because they are wondering why the hell SLC would fund something in Draper. "SL County.." should be the headline.

I hope that Draper would consider in their zoning to allow for residential development in the same area. Without residential the retail portion of the area will be very week and most likely won't have hours much past five, as the majority of those supporting the retail will be hoping in their cars or catching FrontRunner home. I think a couple of 5-8 story, or some town homes mixed in, in a few areas would be a great addition. Then again I'm not sure Draper would know how to craft zoning to allow for high density residential, they probably think high density residential is 1/4 acre lots.