Salt Lake MSA Development Thread

[delts145]

I guess with Salt Lake Valley, those western benches are pretty gradual. It seems like there's still a lot of room on the west side. As many know, when you climb up above Utah Valley, say on the Timp Trails or Squaw Peak, you realize how little space is left to the north and east of Utah Lake. Then again, there's still a lot of room for growth to the south and Goshen Valley.

[Future Mayor]

You make some great points Delts. I think as overall demographics shift, even in Utah, less large families, more one of two kid households and more DINKS, as gas prices continue to rise and transit options increase, I think the demand for more dense living will increase.

With the expected population growth throughout the state and along the Wasatch, I think we'll continue to see growth in Tooele and Cedar Valley's but I think the overall percentage of suburban growth will decline based on total new housing units, but that doesn't mean the overall numbers will, in fact they will probably continue to increase, but luckily so will the more dense/urban residential development.

As more options for dense/urban living are built more and more people will see that it is viable to live in such an environment and still have a family.

[delts145]

Though Future Mayor, do you think as Salt Lake Valley and North Utah Valley become denser and more expensive, that the demand for single family residents will subsequently increase in places like Cedar and Tooele Valley? It seems to me like Tooele, Cedar and Goshen are the future high growth areas.

[Future Mayor]

Originally Posted by delts145

Though Future Mayor, do you think as Salt Lake Valley and North Utah Valley become denser and more expensive, that the demand for single family residents will subsequently increase in places like Cedar and Tooele Valley? It seems to me like Tooele, Cedar and Goshen are the future high growth areas.

It all depends on how those buying define value, and how they define quality of life? Do they consider buying in Tooele, Cedar or Goshen Valleys because the houses are less expensive, similar to what has caused the huge growth in Eagle Mountain, or do they actually calculate the cost of having to drive an hour an a half each way to their job? Included in that commute costs are the cost of gas, the cost of owning and maintaining the car they use to commute (often times a 2nd family vehicle) and the cost of time spent away from their family. Those future buyers have to also take into account the following do they have to have a brand new 3,200 sq ft home in one of those valleys or can they realistically live in a 2,000 sq ft home or condo somewhere in the Salt Lake Valley.

I feel that whether or not the ubergrowth will occur all comes down to the above factors.

[utenation]

Originally Posted by delts145

I guess with Salt Lake Valley, those western benches are pretty gradual. It seems like there's still a lot of room on the west side. As many know, when you climb up above Utah Valley, say on the Timp Trails or Squaw Peak, you realize how little space is left to the north and east of Utah Lake. Then again, there's still a lot of room for growth to the south and Goshen Valley.

Being on an airplane quite a bit the last few months, I've looked at this closely.. It seems there is only a decent/small patch in the southwest corner.

As Herriman, Riverton and South Jordan continue to grow and Daybreak seems to be moving forward, I see the SLC valley being full in 10-12 years, with current growth rates.. I have nothing to back this up other than just watching growth here the last 35 years from a first hand perspective.

It's also interesting to see the small pockets of vaccant land within the metro disappearing or being rebuilt.. With only so much potential on both sides of the valley all along the Wasatch, I see some real density within the next 20 years.. Which is why I don't have a problem with sub cities growing right now. Development will continue to crawl on the western SL mountains like the east side. Once we're filled out, it will only push things up in downtown SLC..

I still think West side north SLC is the biggest hole in the valley right now. I know there have been some things on and off the table over the years and much of this is zoned commercial but I'd like to see more development in this area..

[I-15]

Here's an old article from 2005 about the Kenncott Land on west side of SL Valley

http://www.deseretnews.com/article/635156460/West-bench-plans-call-for-2-urban-centers.html

Interesting points: Kennecott owns 75,000 acres, which when developed could add an additional 500,000 people in the valley, (including Daybreak) but its expected to take 75 years to fully develop.

Also here's a West Bench Master Plan I found:

[SLC Projects]

I'll be long dead by then.

[delts145]

It was exactly this article I remember reading I-15 when I thought of there being quite a bit of room left to fill in over on the west side and bench. Good or bad, I think that the Summit Co., Heber, Goshen, Cedar and Tooele Valleys will all have sizable populations before Salt Lake's Valley is completely built out on the west side.

Originally Posted by I-15

Here's an old article from 2005 about the Kenncott Land on west side of SL Valley

http://www.deseretnews.com/article/635156460/West-bench-plans-call-for-2-urban-centers.html

Interesting points: Kennecott owns 75,000 acres, which when developed could add an additional 500,000 people in the valley, (including Daybreak) but its expected to take 75 years to fully develop.

Also here's a West Bench Master Plan I found:

[utenation]

Originally Posted by delts145

It was exactly this article I remember reading I-15 when I thought of there being quite a bit of room left to fill in over on the west side and bench. Good or bad, I think that the Summit Co., Heber, Goshen, Cedar and Tooele Valleys will all have sizable populations before Salt Lake's Valley is completely built out on the west side.

How much of that map has changed since 2005? Daybreak alone is becoming a monster. How many square miles have they developed in the last 8-10 years?

I'm not sure on the exact timeline to fill out but 75 years to fill out seems way out there to me.

How much of the valley was covered in 1939 compared to now? Which is a 75 year comparison. With population growth rates being some of the highest in the USA, I think we're on a much faster track. The area seems ripe for Kennecot to sale now as well.

[SLC Projects]

75 might be a bit too long, however I also don't see it happening in 10-12 years either. I'm thinking more like 30-40 years maybe.

[Stenar]

The greyed out portion in the bottom right corner of the map is Daybreak, which hasn't filled all of that grey area. None of the yellow area is Daybreak.

Kennecott was going to develop their land much more densely than the rest of the valley, so it could take longer and development since 1939 wouldn't be a good comparison since that development wasn't very dense at all.

Originally Posted by utenation

How much of that map has changed since 2005? Daybreak alone is becoming a monster. How many square miles have they developed in the last 8-10 years?

I'm not sure on the exact timeline to fill out but 75 years to fill out seems way out there to me.

How much of the valley was covered in 1939 compared to now? Which is a 75 year comparison. With population growth rates being some of the highest in the USA, I think we're on a much faster track. The area seems ripe for Kennecot to sale now as well.

[utenation]

Originally Posted by Stenar

The greyed out portion in the bottom right corner of the map is Daybreak, which hasn't filled all of that grey area. None of the yellow area is Daybreak.

Kennecott was going to develop their land much more densely than the rest of the valley, so it could take longer and development since 1939 wouldn't be a good comparison since that development wasn't very dense at all.

Here is a picture taken in 2010, 4 years ago. It's the most recent pic of this area I could find and the bottom pic is from 2005. 2010 looks to be fuller and that was 4 years ago. How much has this area grown to 2014?

I really don't see this area taking 75 years to fill in..

2010:



2005:


Source:wikimedia

[StevenF]

Thing is in 2005 there was a lot of land still available outside of Kennecott land and that is where a good chunk of what has filled in between the 2 images. In the next 10 years it seems 90% of the unused land in the valley will be Kennecott land and that might very well fill up faster than the 75 years that it was stated to take.

[utenation]

Originally Posted by StevenF

Thing is in 2005 there was a lot of land still available outside of Kennecott land and that is where a good chunk of what has filled in between the 2 images. In the next 10 years it seems 90% of the unused land in the valley will be Kennecott land and that might very well fill up faster than the 75 years that it was stated to take.

In the first quarter of 2013, Salt Lake County had 749 residential home building permits taken out. 1 in 4 of those were in South Jordan. South Jordan grew by about 5% to around 58000 at the end of 2013 from about 55500 in 2012. West Jordan grew to about 108000 in 2013 from 103000 in 2012 or about 4% I don't see these growth rates slowing down anytime soon.

[StevenF]

As long as Kennecott does not incorporate there land into a new city and as they develop more of it I can see South and West Jordan cities continuing to annex the land. Those 2 cities could easily out grow West Valley as 2nd and 3rd most populated cities in the state.

[StevenF]

Originally Posted by utenation

Here is a picture taken in 2010, 4 years ago. It's the most recent pic of this area I could find and the bottom pic is from 2005. 2010 looks to be fuller and that was 4 years ago. How much has this area grown to 2014?

I really don't see this area taking 75 years to fill in..

2010:



2005:


Source:wikimedia

pull up google.com/maps as there is a newer image there from the past year. If you look at the mine you can see they are clearing away the slide that happened last year. give you a up to date comparison.

[Scraperdude801]

Does anyone know the latest on the Living Planet Aquarium?

[jedikermit]

Originally Posted by Scraperdude801

Does anyone know the latest on the Living Planet Aquarium?

Opening March 25, looks like: http://www.sltrib.com/sltrib/entertainment2/57579456-223/aquarium-living-planet-sandy.html.csp

[delts145]

Provo firm, bullish, acquires Star Hotel, other Main Street properties


Todd Cusick, the manager of a firm that has acquired three Main Street properties, shows a historic photo of the Star Hotel on his smartphone during a Wednesday visit to the building, sitting across Main Street. His firm also acquired the Imperial Hotel, on the left. Jay Hamburger/Park Record

Jay Hamburger, The Park Record

http://www.parkrecord.com/ci_25250551/provo-firm-bullish-acquires-star-hotel-other-main

A Provo-based firm since mid-2013 has acquired three properties along Main Street, including two high-profile historic ones, in what is more evidence of a strong rebound from the recession along the street...

...The purchase of the Star Hotel is especially notable given its status as a historic building that has not undergone a major renovation recently. Cusick said he intends to seek an approval to turn the upstairs floors into condominiums, perhaps three of them, and keep restaurant or retail square footage on the street level. The property will not operate as a hotel afterward, he said, noting that it has not been a hotel in nearly a year. Uptown Fare, a restaurant, remains open in the Star Hotel.

Cusick said the Star Hotel has been found to have "structural integrity issues" that are under investigation. He said it appears there is little or nothing left from the original 19th century building. He said the Star Hotel visible nowadays is not historically significant based on a series of alterations between the late 1960s and the early 1980s, including the removal of architectural features that dated to at least the 1920s. The renovation of the Star Hotel, he said, will attempt to re-create a look similar to the one from the 1920s.

"We have a goal of restoring it to what it was during the truly historic period," he said, adding, "What we have today is not historically significant."...

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[Lilljemalm]

Originally Posted by Plaid Shirts

Well other than the fact that I used to live in Austin and Denver makes me a homer to them. In my opinion, Austin and Denver are 10x better than SLC. But I also think SLC is 10x better than cities like Kansas City and San Antonio...

As another former resident of Austin and Denver and SLC, I'd say the opposite of Plaid Shirts. SLC is a far better place in my mind, but just like Plaid Shirts, that is my opinion only.
A fear in Austin is that it will follow the standard boom and bust cycle that Texas has historically endured; my business associates all feel that Austin is over extending itself and will not fair well in the next big recession. Then it will boom again and sink again, then boon again and sink again.....
I was 11 years in Denver and never really liked it, but that could be because I moved there from Seattle, which is a city I really like a lot.
All this is nothing more than personal preference, so just like Plaid Shirts, no use arguing about it.