Provo MSA Development Thread - Page 140

Highrise_Mike · #**2781** Posted **Feb 10, 2015, 5:57 AM**

First of all, thanks for the Canyon Creek Terrace update. It's good to see more commercial uses in the area so residents don't have to always drive to Provo/Orem to go out.

Here is another project going through the conceptual process in Lehi a little further east of the Oracle building at 1200 W. There are two 32,000 sq. ft. buildings proposed, the building materials are glass, concrete and rock.

*pictures from: http://sirepub.lehi-ut.gov/sirepub/cache/2/jqrmtuf2yf5kb5yvqcwbe1c0/66046502092015105020373.PDF

There was a submittal on another large 125k - 150k sq. ft. building that was submitted directly across the street to the south east of the Megaplex. This building has a more modern design with the use of a lot of glass. It is another 5 story building since Thanksgiving Point has a height limit. There are 3 other buildings of similar size proposed in the area with some possible retail buildings. There are some retail buildings that are part of the Lehi Point project phase 1 going through the approval process located just east across the street from the UCCU building under construction. Also all I can say is there are more buildings in the Thanksgiving Point area planned that haven't yet been submitted so I can't say anything yet. I will post more as it comes available. I could go on and on about more projects, so let me know if it is overkill or if you would like to see and hear more!

SLC Projects · #**2782** Posted **Feb 10, 2015, 6:21 AM**

Not an over kill. Like to hear everything that you can share on here.

Not a big fan of this new development that was just posted. Too much parking lot and the buildings needs another floor or two. Oh well, can't have a parking garage with 6+ story buildings with every development. But I sure hope we see less of those and more smarter development.

Highrise_Mike · #**2783** Posted **Feb 11, 2015, 2:17 AM**

I agree, I'm just glad these buildings are up to the corner so you can see them from SR-92 and not down the hill. The TSTAT buildings to the south of the Megaplex have a couple large parking structures planned but there is still a lot of surface parking. I always like to see some good commercial density and in Lehi, the UCCU building is so far the best example. In Lehi we updated the parking ordinance and it now requires structured parking if the parking to building floor area ratio is too high and we require indoor bike parking on medium to large office buildings and bike racks on smaller projects. Moving in the right direction to say the least.

Highrise_Mike · #**2784** Posted **Feb 18, 2015, 3:04 AM**

Here is the next phase of TSTAT currently going through the approval process. This one is 5 floors with about 145,000 square feet of space. This one has a little more updated design with a lot of glass and some metal. This one is across the street from the Megaplex and is near the new Vivnt Solar building going up.

SLC Projects · #**2785** Posted **Feb 18, 2015, 5:04 AM**

I was just thinking how cool it will be to drive I15 at night in a few years with a cluster of these new midrise office buildings up and down near the freeway all lite up.

SLC Projects · #**2786** Posted **Feb 18, 2015, 9:53 AM**

So I do have a question about Lehi. Who owns the land today that is also known as the bowl at the point of the mountain that once ( back around 2007-ish ) there were planes for a 45-story hotel? I'm guessing those plans are long dead, but are there any known long term plans in the works for that area? More office buildings?, or something else?

jedikermit · #**2787** Posted **Feb 18, 2015, 2:55 PM**

^^^

I'm betting either more bland 4 story office parks or more beige housing. Yay sprawl.

SLC Projects · #**2788** Posted **Feb 18, 2015, 11:05 PM**

Quote:

Originally Posted by jedikermit

^^^

I'm betting either more bland 4 story office parks or more beige housing. Yay sprawl.

How can Lehi sprawl when they are in the center of everything? Salt Lake City 40-ish miles north, Provo 40-ish miles south. I15, Frontrunner and future Trax all within a mile of each other. Besides the office park at Thankgiving point I have been impressed with most of the development taking place in that area. I love the Adobe campus. TSTAT Buildings look like it will be great. Love the height of the soon to be UCCU building.

LeVaJe · #**2789** Posted **Feb 19, 2015, 1:04 AM**

Quote:

Originally Posted by SLC Projects

So I do have a question about Lehi. Who owns the land today that is also known as the bowl at the point of the mountain that once ( back around 2007-ish ) there were planes for a 45-story hotel? I'm guessing those plans are long dead, but are there any known long term plans in the works for that area? More office buildings?, or something else?

The land is owned by Code One Investment Property. I could not find if there was any connection to G-Code. It looks like they mostly do apartments and buildings for smaller businesses.

Highrise_Mike · #**2790** Posted **Feb 19, 2015, 6:46 AM**

Quote:

Originally Posted by SLC Projects

So I do have a question about Lehi. Who owns the land today that is also known as the bowl at the point of the mountain that once ( back around 2007-ish ) there were planes for a 45-story hotel? I'm guessing those plans are long dead, but are there any known long term plans in the works for that area? More office buildings?, or something else?

I can't remember who Code One Investment is but I know the property is currently being leased as agricultural property. There are no prospective plans that I know of that are being pursued. The previous proposal with the Frank Ghery designed buildings is definitely dead but the City General Plan and Development Code will allow a mixed use project with up to 2500 residential units. My opinion is that it may never build out to the full density but the potential is there. Also development will be more likely to happen north of Adobe either as Trax comes south or more likely when an interchange off I-15 goes in further north of SR-92. A lot of the ground around the bowl property is planned as business park and there has been some interest closer to Adobe. There are definitely many more buildings coming down the pipe but I cant say anything until they are submitted! I think the designs of some of these newer projects are continually getting better. Also I took a picture today of UCCU and the steel is going up to the 4th floor now. When I get a chance, I will post.

jedikermit · #**2791** Posted **Feb 19, 2015, 3:25 PM**

^^^

I do like what Adobe has done. They've put the time, the money, the care into making a place that looks great, that has amenities for their employees, that symbolizes their company and its goals. My issue is more with Everything Else. You can't tell me the dozens of bland Thanksgiving Point office park buildings are anything but bland and sprawl and Lehi should have put more vision, more restriction, and more planning into what's there. Thanksgiving Point itself (the gardens, museums, etc) is a gem...but everything around it is an eyesore.

I've said it before--I'm happy for the economic development happening in that part of the Wasatch Front, but more thoughtful planning would have made for a better Utah.

CountyLemonade · #**2792** Posted **Feb 19, 2015, 5:48 PM**

Quote:

Originally Posted by SLC Projects

How can Lehi sprawl when they are in the center of everything? Salt Lake City 40-ish miles north, Provo 40-ish miles south. I15, Frontrunner and future Trax all within a mile of each other. Besides the office park at Thankgiving point I have been impressed with most of the development taking place in that area. I love the Adobe campus. TSTAT Buildings look like it will be great. Love the height of the soon to be UCCU building.

Uh, they can sprawl because they're building their city in an abhorrently spread-out way. Parking lots as vast as oceans. Sidewalks that aimlessly meander and defy the logic of paralleling the road. Cul-de-sacs and poorly connected streets. Just because they're at the halfway point between Salt Lake and Provo doesn't mean they won't exercise their God-given right to sprawl.

Mmmm... Euclidian zoning.

Old&New · #**2793** Posted **Feb 19, 2015, 6:19 PM**

That'll do WONDERS for that stretch of I-15.

Wasatch Wasteland · #**2794** Posted **Feb 20, 2015, 12:51 AM**

Just my opinion but the area known as the "bowl" where development is uncertain, could easily be a location for a future Major League sports team stadium (ahem ahem… NFL). I'm not saying that would happen ANYTIME soon but with the population center of the Wasatch Front shifting further south it would make sense… If only the NFL would realize that the intermountain west is the largest and most populous un-tapped major league football region in the nation only after Los Angeles!

Alas, they consider London before San Antonio...

Future Mayor · #**2795** Posted **Feb 20, 2015, 2:27 AM**

I have a question High Rise Mike. Does Lehi have any agricultural zoned on it's future land use map?

Highrise_Mike · #**2796** Posted **Feb 20, 2015, 5:29 AM**

Quote:

Originally Posted by Future Mayor

I have a question High Rise Mike. Does Lehi have any agricultural zoned on it's future land use map?

There isn't much that is strictly agricultural but much of the southwest part of Lehi is designated as residential/agriculture. The City Council had a vision of having ranchettes with animal rights but the current general plan designation allows half acre zoning and thus far has developed as half acre lots or PRDs with a few ranchettes. We have thrown around the idea of an agricultural PRD but I just don't know if it would work. Also there is always the theory of transferring develoment rights but it seems it could be problematic in the long run. There are some areas within the flood plains along the Jordan River and along Utah Lake that can't develop and would likely stay agricultural or remain as native open space. Currently Lehi is two different worlds because there is still a lot of agricultural uses to the southwest and then the boom in commercial development to the north.

UV4EVER · #**2797** Posted **Feb 21, 2015, 10:02 PM**

With all of the new condo/apartment development in Orem, I thought I would take some quick pics and do a run-down. This may not be a complete list of all of the bigger residential projects in Orem under construction, but just the ones I'm aware of. Also, it doesn't include all of the project just across the border in Vineyard and Provo.

Project #1 (Unknown name):

Project #2 (Canyon View Crossings Apartments):

Project #3 (University Place):

Project #4 (Sun Canyon Villas):

This project was the second one that was recently set on fire (http://www.ksl.com/?nid=148&sid=33380459).

Project #5 (Unknown name):

Project #6 (South Pointe Condos):

Project #7 (Unknown name):

This project was the first one that was recently set on fire (http://www.heraldextra.com/news/local/cr...9bae8cc-fb95-524c-8dfe-4bca5d4352fe.html).

Project #8 (Italian Villages):

Future Mayor · #**2798** Posted **Feb 21, 2015, 11:13 PM**

double post

Future Mayor · #**2799** Posted **Feb 21, 2015, 11:16 PM**

Quote:

Originally Posted by Highrise_Mike

There isn't much that is strictly agricultural but much of the southwest part of Lehi is designated as residential/agriculture. The City Council had a vision of having ranchettes with animal rights but the current general plan designation allows half acre zoning and thus far has developed as half acre lots or PRDs with a few ranchettes. We have thrown around the idea of an agricultural PRD but I just don't know if it would work. Also there is always the theory of transferring develoment rights but it seems it could be problematic in the long run. There are some areas within the flood plains along the Jordan River and along Utah Lake that can't develop and would likely stay agricultural or remain as native open space. Currently Lehi is two different worlds because there is still a lot of agricultural uses to the southwest and then the boom in commercial development to the north.

Why do you say that TDR's could be problematic in the future? I was close to presenting a full TDR program in Payson prior to getting laid off. I was going to include several areas that were agricultural uses currently outside the city boundaries but within the Annexation Policy Plan boundary, as an incentive to annex into Payson as opposed to staying in the county or annexing into neighboring cities.

I think TDR are a critical component to a more sustainable future here in Utah. When I was researching TDR's I was appalled that only two cities in all of Utah had a TDR ordinance at the time, WVC and Mapelton, and only Mapleton had actually designated any sending and receiving areas.

I-15 · #**2800** Posted **Feb 22, 2015, 5:06 AM**

Thanks for the update UV4EVER! It's crazy how many projects are all going up at once. The amount of development is unprecedented. Hope they catch the arsonist.