Salt Lake City: Official Development News Thread - Part 3

[SLC Projects]

Once the UPAC and 111 South Main goes in, the only places left on Main that needs development from South Temple to 600 South will be the small parking lot next to the Zions bank, the big parking block between 400 S. and 500 S. and another small parking lot where the new DA offices will go. Main Street between South Temple and 600 South is just about build out with all the spaces in between finally filling up.
So what would you like to see happen next? See development take place South of 600 South on Main or seeing more development up and down State Street and West Temple?

[gusam26]

The street engagement on the Carl's lot has to be out of this world for whatever is developed there in the future, well at least that's my wish.

The site for the the development across the public safety building is now fenced with signage, I just notice it today but maybe it's been that way for awhile. One other thing not sure if you guys know but the gateway lost the old navy and a couple other stores close last week, theres a rumor that 11 stores won't renew their lease.

[Plaid Shirts]

Originally Posted by SLC Projects

Once the UPAC and 111 South Main goes in, the only places left on Main that needs development from South Temple to 600 South will be the small parking lot next to the Zions bank, the big parking block between 400 S. and 500 S. and another small parking lot where the new DA offices will go. Main Street between South Temple and 600 South is just about build out with all the spaces in between finally filling up.
So what would you like to see happen next? See development take place South of 600 South on Main or seeing more development up and down State Street and West Temple?

I would like to see development on the parking lot where that small, white Zions bank is currently located. I think either a Saks Fifth Avenue, Neiman Marcus, or a Cinemark or Century movie theatre would be a great addition to that location. Especially a movie theatre. Can you imagine how much more pedestrian traffic and people a movie theatre would bring to that location. You would have the UPAC right across the street as well as CCC.

[Makid]

Originally Posted by SLC Projects

So what would you like to see happen next? See development take place South of 600 South on Main or seeing more development up and down State Street and West Temple?

I would really like to see us start to spread outward in more directions than just North/South.

While I do like the canyon effect from development being primarily focused on a given street, I think that will happen over time anyway as the parking lots and other areas of the city are redeveloped.

One thing I would like is to see a removal of the mid block height restrictions if a mid-block connection is made, greater height allowed based on the type of connection maybe? I think with the size of our blocks, we need to allow some height increases mid-block without conditional permits.

[SLC Projects]

Originally Posted by Makid

One thing I would like is to see a removal of the mid block height restrictions if a mid-block connection is made, greater height allowed based on the type of connection maybe? I think with the size of our blocks, we need to allow some height increases mid-block without conditional permits.

We are starting to see more and more mid-block highrises with 222 South Main, The Regent, soon to come The Cascade and 145 State.
Hopeful with more mid-block developments the city no longer have those silly permits.

[ToysNoiz]

Originally Posted by SLC Projects

We are starting to see more and more mid-block highrises with 222 South Main, The Regent, soon to come The Cascade and 145 State.
Hopeful with more mid-block developments the city no longer have those silly permits.

How did these permits come to be anyway??

[Future Mayor]

Originally Posted by ToysNoiz

How did these permits come to be anyway??

With the large blocks it comes down to sun/daylight and wind issues, creating to tall and too long of a Canyon effect. If Main a particular block or street has nothing but 300' towers along each side the chance of the sun getting to that street is a very narrow window right at mid day, and the wind could really whip down that street with no place to escape. If our blocks were even half the size they are there would be more breaks for the sun to get in and the wind to get out.

I think there are enough corners already occupied by shorter buildings that it won't be a problem to get taller mid block buildings. Mid block developers simply need to apply for the air rights on those corners and apply them to their buildings. That is exactly what The Regent, 222, Cascade and I assume 145 State.

Makid. I do like the idea of allowing for higher mid-block heights if a mid block connection is made. Pedestrian access equals a certain height exception and a travel lane equals another height exception.

I would love to see a new tallest on the Carl's Jr lot and a nicely designed residential tower on the Eat-a-Burger lot. That even allows for the parking ramp to remain. Keeping the Regent St Garage also allows for reduced parking requirements for a residential on EAB, if they were able to work out a parking agreement with the Regent Garage.

[Future Mayor]

Some quick updates taken from my car today.

LaPorte State St project.
More steel.


Newhouse Apartments (5th S across from Smiths)
exterior windows and doors are being installed.


The former Chase Tower walkway enclosure (next to Ruth's Chris)


600 W Apartments


Liberty Gateway
The south half is leasing and occupied. Viewed some units, they are nice.


Capital Theater
more steel


Seasons at Library Square
As gusam26 mentioned, the fence is up.

[ToysNoiz]

Originally Posted by Future Mayor

With the large blocks it comes down to sun/daylight and wind issues, creating to tall and too long of a Canyon effect. If Main a particular block or street has nothing but 300' towers along each side the chance of the sun getting to that street is a very narrow window right at mid day, and the wind could really whip down that street with no place to escape. If our blocks were even half the size they are there would be more breaks for the sun to get in and the wind to get out.

Thanks, Future Mayor! I was hoping you'd answer.

I hope when blocks are redeveloped in the future, they will be divided more.

[RC14]

Originally Posted by ajiuO

Im a huge advicate of mixed use buildings.. I think it would be a great way to get some taller structures going

I have had an idea for how a city like Salt Lake could afford an NFL stadium.
I would like to see a stadium built either on the empty parking lot just north of the little America or on the block just south of it.

I would like to see 1-2 retail floors built just above the stadium seating or maybe between levels, that have an open balcony to the stadium. I would also like to see 4-7 floors of residential and hotels above the stadium with balconies facing the field, (similar to the apartments above the retail at the City Creek Center) and 4 mixed use towers over 30 stories on the 4 corners of the block with balconies facing the field.
I think the residential and hotel units could help pay for construction and having many stories of people looking down from their balconies and cheering could help create an intimidating atmosphere for visiting teams.

[Future Mayor]

How about something like the original WTC Utah, the tower portion of this image but taller, as a new tallest on the Carl's Jr site:


And residential, something along these lines, on the Eat-a-Burger site. (just a couple of examples to show size)



Images from chicagoapartment.blogspot.com


Image from Socketsite.com

[delts145]

Originally Posted by SLC Projects

Once the UPAC and 111 South Main goes in, the only places left on Main that needs development from South Temple to 600 South will be the small parking lot next to the Zions bank, the big parking block between 400 S. and 500 S. and another small parking lot where the new DA offices will go. Main Street between South Temple and 600 South is just about build out with all the spaces in between finally filling up.
So what would you like to see happen next? See development take place South of 600 South on Main or seeing more development up and down State Street and West Temple?

That's a great question, and I agree with everyone's answer. I guess, any mid to high rise infill on State, West Temple or West of West Temple is great by me. The more the merrier. I do hope though that with all of the increased development that seems to be occurring that more opportunities will be taken to do some creative and attractive breaking up of the inner blocks. Also, some of our intersections need to be given a more European vibe. In Salt Lake it's still possible to really create something special at an intersection where the corners are as of yet still undeveloped or underdeveloped.

[EPdesign]

I don't understand why they can't do something with that Zion's Bank building on 100s and Main.


There is so much land around it. even if there wasn't, D.F. Mexico has great example of what can be done with the Torre Reforma

[EPdesign]

Originally Posted by Future Mayor

I completely agree FM. That is a perfect spot for a Thin residential towers

[jedikermit]

Originally Posted by EPdesign

I don't understand why they can't do something with that Zion's Bank building on 100s and Main.

Yeah, that's ALMOST as infuriating as the Carl's Jr site, although maybe it should be more so--right across the street from CCC, one block from the Convention Center; and it looks like a larger site than Carl's Jr. It'd be another great site for a hotel, mixed-use, new tallest...I can't get over how huge that parking lot is.

Build there, uncover Dinwoody's facade at the same time, it'd transform that stretch of 100 South more than CCC did.

[UTPlanner]

Just to clarify something that was mentioned earlier, there is no way to purchase "air rights" in SLC. A property owner cannot transfer density from one property to another. I'm not sure that it is a bad idea; it just isn't allowed per the Zoning Ordinance.

There is a limit on height mid-block development for a lot of reasons, some that were discussed by FutureMayor but also because it has been the development pattern in SLC that corner buildings are taller than mid-block buildings.

If a developer would like additional height, a request is made through the Conditional Building and Site Design process. This process ensures that the city has a say about the actual design of the structure and the impacts that may occur. This happened for 222, the Cascade and is now being requested for Boyer's new office building on State Street. The city has the ability to deny a request but would have to prove that there is a significant negative impact to neighboring property owners caused by an increase in height that cannot be mitigated. This is difficult to prove and I don't know of any time that the city has denied an application.

[Future Mayor]

I wasn't aware that you couldn't purchase air rights in SLC, that's interesting. Correct me if I'm wrong but doesn't the approval process take into consideration the height of the neighboring corner buildings, and if they are to the minimum corner height, and then take that into consideration for a mid block height exception? While it's not the purchasing of air rights it sort of acts the same in my mind.

Is this how it works, for example. The First Security Building wasn't going to be demolished and when The Regent wanted to be built taller was that taken into consideration that the corner wasn't going to be any taller than the current 192' so the additional corner height potential could be used on a mid block instead? Or did that not apply to The Regent because it is on a corner? Maybe 222 and Hotel Monaco are a better example because 222 isn't on a corner? Are corner lots in the zoning code defined as corners on grid streets (100, 200, 300, etc), or does corner apply to any street such as Regent and 100 S?

I would think that as the city continues to grow, urban living becomes more and more popular, and once surface lots are nearly gone I would think that the city may consider looking into allowing the purchase of air rights. It would be pointless right now to purchase air rights, if the goal where to make a return on your investment in the next 5-10 years, however I would estimate that those air rights might start to make a profit in 15 or more years. There are plenty of corner buildings I can think of right now that could potentially pay big dividends for the air rights in the future. If I were to ever run and be elected to city council I think that is something I would look into.

[arkhitektor]

Originally Posted by jedikermit

Yeah, that's ALMOST as infuriating as the Carl's Jr site, although maybe it should be more so--right across the street from CCC, one block from the Convention Center; and it looks like a larger site than Carl's Jr. It'd be another great site for a hotel, mixed-use, new tallest...I can't get over how huge that parking lot is.

Build there, uncover Dinwoody's facade at the same time, it'd transform that stretch of 100 South more than CCC did.

What's most infuriating is that we're currently tearing out all of the buildings across the street from this empty lot for the PAC. A shame they couldn't get it to work on that parking lot instead.

[stayinginformed]

Originally Posted by UTPlanner

Just to clarify something that was mentioned earlier, there is no way to purchase "air rights" in SLC. A property owner cannot transfer density from one property to another. I'm not sure that it is a bad idea; it just isn't allowed per the Zoning Ordinance.

Isn't 111 South Main using air rights over the UPAC--with the cantilever on the south side of 111?

[Plaid Shirts]

Are there any plans to building anything on the empty lot directly east of Harmon's on 100 South?