Salt Lake City: Official Development News Thread - Part 4

[millhouse]

To add to Makid's break down along with some of the tax funding complaints. Construction costs continue to climb. We just spent 1.7 BILLION dollars to widen I15 in Utah County. These costs will continue to climb as land, materials, and labor, become more expensive. Do you really feel the .25 cents per gallon will keep up? Keep in mind I15 running through the salt lake valley has gone through half of its designed life span. As it continues to get older maintenance will become increasingly costly leading to an new highway project in the not to distant future. I have looked at some of the future plans, this project will cost many BILLIONS to fund and you think the current fuel tax will cover that and your beautiful road leading up to your home? Its time we wake up. Very soon the Feds wont be able to contribute to these road projects. Last thing we want is to take Detroit's pot hole title from them.

[millhouse]

Originally Posted by SLC Projects

So the majority of us apparently don't have a "f****** clue"? I'm all for urban development, but not if UTA keep's abusing their funds and then have the nerve to ask for more from us hardworking citizens. How ironic that one day we got news about proposition 1 failing and then quite literally the following day we get news article about UTA board members stepping down due to another "business trip". The majority of the voters are not stupid. Just because you choose to turn a blind eye towards your beloved UTA, doesn't mean most of us are willing to. UTA needs to show us that they can be responsible with their budget before they ask for more.

By the way he's not stepping down because of the trip. He simply is choosing to devote all of his time to his personal business. This was an anticipated move prior to the trip, its just bad reporting. Also the other two stepping down had nothing to do with the trip.

[Cessna749]

Hi all, long time lurker here. I attended the CCH pre-bid mtg the other week by way of GoToMeeting. My impression regarding the height issue was that the county effectively said, "Guys, don't worry about the current height restrictions, this is a marquee project for Salt Lake with the backing of county, state, and SLC govts so we'll make sure whatever variances are needed for this project are achieved one way or another." -My summary/interpretation, not an exact quote.

So I can't speak for the broader revisions that SLC Planning will enact across downtown as a whole, but my interpretation is that SL County is looking for a centerpiece property and that height restrictions will not ultimately impede that objective for this particular project. They also pointed out that the renderings in the RFP were not meant to convey any type of floor count restrictions or design guidance but rather to illustrate a baseline example of how an 850 room hotel would fit on the footprints in question.

I think the county is hoping for creative, architecturally compelling, and tall design proposals just as much as all of us are here in the forum.

[bflatflat9]

Originally Posted by Cessna749

Hi all, long time lurker here. I attended the CCH pre-bid mtg the other week by way of GoToMeeting. My impression regarding the height issue was that the county effectively said, "Guys, don't worry about the current height restrictions, this is a marquee project for Salt Lake with the backing of county, state, and SLC govts so we'll make sure whatever variances are needed for this project are achieved one way or another." -My summary/interpretation, not an exact quote.

So I can't speak for the broader revisions that SLC Planning will enact across downtown as a whole, but my interpretation is that SL County is looking for a centerpiece property and that height restrictions will not ultimately impede that objective for this particular project. They also pointed out that the renderings in the RFP were not meant to convey any type of floor count restrictions or design guidance but rather to illustrate a baseline example of how an 850 room hotel would fit on the footprints in question.

I think the county is hoping for creative, architecturally compelling, and tall design proposals just as much as all of us are here in the forum.

Welcome Cessna.
You know, neither of the Salt Palace sites has a large enough footprint for the dreaded, flowing, Wayne Newton lookin' hotel; at least not for a 850+ room hotel.
When were the proposals due? Dec. whath?

[delts145]

I wanted to bump this post of Orlando's. It deserves another viewing!

Originally Posted by Orlando

Somebody requested to place all of the other proposed/under construction towers into the skyline. Here they are. blue = office; green/blue = hotel; tan = residential

[IMG]SLC 3 by brandinof, on Flickr[/IMG]

[IMG]SLC 2 by brandinof, on Flickr[/IMG]

[IMG]SLC 1 by brandinof, on Flickr[/IMG]

[Stenar]

What's wrong with going on a trip to bring new business to Utah?

Originally Posted by SLC Projects

And this is why the majority of tax payers said NO to prop. 1. UTA can't be trusted.


http://www.ksl.com/?sid=37421511&nid=148...nd-trip-2-others-to-follow&s_cid=queue-5

[s.p.hansen]

Those are way cool Orlando! I don't think I ever got to say it the first time you posted it, but I really enjoy looking at them.

It really shows that in the next few years the city is going to fill out except on the Arrow Press Square block. That really needs some love. It would look so great with a tall tower next to that little old Zion's Bank Building and also where the one building caught on fire across the street from the Convention Center.

[scottharding]

Man, I want 151 Boyer Tower to be built so bad.

[Viperlord]

https://aca.slcgov.com/Citizen/Cap/CapDe...39&agencyCode=SLCREF&IsToShowInspection=

Record PLNHLC2015-00952:
Historic Landmark Commission - New Construction

508 E SOUTH TEMPLE St
Salt Lake City UT 841021013

508 Apartments
New construction of 10-story building and repurposing an existing building.

renderings available at the link inside of the "attachments" section in the "PDF binder" file.


Major Alteration and New Construction
508 East South Temple
The Project: 508 E. South Temple is the renovation of an existing 1951 medical
building, the demolition and replacement of an existing parking structure and a new
ten story apartment complex built on top of the new parking structure. The
property is zoned RO. The construction will require the approval of three permits.
They are Demolition, Major Alteration and New Construction and Special Exception.
Existing Building: The existing medical building as noted was built in 1951 and is a
good example of the architecture style of that era. It is a four-story concrete and
brick structure with punched window openings accented with horizontal banding of
concrete. Behind the building is a concrete and brick parking structure.
It is the intention of the owner to renovate and re-purpose the medical building.
The building will house 38 units composed of studios, one-bedroom and twobedroom
apartments on four floors.
The South Temple entrance will remain as the primary access to the building. There
will also be access to the medical building and the 10-story apartment structure
from the parking structure. There will also be a “soft” connection between the
existing building and the new building composed primarily of glass.
The interior mechanical and electrical systems will be replaced to accommodate the
new function.
The Owner will pursue Federal Tax Credits for the renovation of the building.
Parking Garage: The parking garage is 2 ½ stories in height. Access to the parking
garage is from South Temple for the top deck and 500 East for the lower two decks.
There are two entrances on 500 East. Both the building and the parking structure
have suffered from age and neglect: the parking structure more so than the medical
building. It is evident that the parking structure has been structurally upgraded on
at least one occasion. The lower levels of the parking structure are only used
occasionally while the upper level or top deck is frequently used to access the
medical building.
The existing parking structure will be demolished and replaced with a new
structure. The new structure will sit on the footprint of the old structure. It will
have the same massing above grade as the existing structure and house 235 parking
stalls. The new parking structure will be concrete and brick.
10 Story Apartment Building: The new 10-story apartment building will sit on top
of the new parking structure. It will contain 119 units consisting of studios, onebedroom
and two-bedroom apartments on ten floors. The 1st floor will be devoted
to the connection between the existing building and the new building as well as
tenant amenities. The 10th floor will house a swimming pool, hot tub, and other
tenant amenities.
Height of this building will exceed the height allowed under the RO zoning without
special exception. The reasoning behind the request for the special exception will
be discussed separately and filed under the Special Exception Application.
The building will be constructed of concrete, brick, stucco and glass. These
materials are found throughout the surrounding area. The architecture of the
buildings in the surrounding area varies dramatically. The architecture of the
existing building on the site is consistent with the architecture of that era and as
noted is a brick façade with punched window openings.
The building is designed to be shorter than the adjacent buildings. It sits on the
parking structure as noted, which is located between the concrete apartment
building to the east, and the brick faced office building to the south. The new
building observes all zoning setback requirements with the exception of its height.
There are no smaller homes or office buildings in the immediate area and therefore
the building does not block the view or cast shadows on lower buildings outside of
the property line. The new building blocks the view to the west from some of the
Governor Square condos. However, these condos have a generous view to the south,
north and east that is not blocked.
In short this building sits uniquely in an area that has buildings of similar height and
similar function. It will make a nice addition to the landscape and will provide
valuable housing without disrupting existing development patterns.

------------------------------------------------


Record PLNHLC2015-00953:
Historic Landmark Commission - Demolition - Contributing
https://aca.slcgov.com/Citizen/Cap/CapDe...40&agencyCode=SLCREF&IsToShowInspection=

508 Apartments
Demolition of parking structure.

-----------------------------------------------

Record PLNHLC2015-00954:
Historic Land Commission - Special Exception
https://aca.slcgov.com/Citizen/Cap/CapDe...41&agencyCode=SLCREF&IsToShowInspection=


508 Apartments
Special exception for building height in the South Temple historic district.

[s.p.hansen]

508 Apartments











The height is great!

Looking at all this is anyone else confused by the lack of pedestrian level engagement on 500 East? Do you have to use a car to enter the building on that street?

2015 year of our Lord and we still care more about shadows than street engagement in Salt Lake City planning standards

[Makid]

Someone correct me if I am wrong but isn't this the tallest residential project outside of SugarHouse (maybe even there) in SLC since City Creek? I can't think of any that are more than 7 stories (6 wood with first floor concrete). I don't count the Regent Hotel as it is more than 50% hotel.

[scottharding]

If it gets finished it will be... There was the La Porte project on State Street that was supposed to be ten stories. Supposed to be.

[SLC Projects]

Awesome I really like this development. It's refreshing seeing a residential development proposal that is taller than your typical 6 story that all looks the same.

[jedikermit]

That looks like a great project. Thanks for sharing it with us. I like reading the documents and getting some of the rationale behind why things are built the way they are.

[UTPlanner]

I like the scale and general look of the 508 Apartments. I also like that they are preserving the older structure on South Temple which is a contributing structure to the historic district. That structure is being remodeled internally as apartments.

I completely agree that ground level needs some work. There needs to be some pedestrian friendly improvements. I realize that it is being built on top of a parking garage but it can be designed in a manner in which it does not appear to be that way. Hide the garage and add an element that enlivens and activates the street frontage.

Keep in mind also that this is directly across the street from Garbett Home's proposal for a multi-family structure on the corner of 500 East and South Temple. These two projects will add a lot of needed density to the area.

Other project news, Wasatch has submitted plans for their project at 616 S. State Street. That project is moving along quickly. Other projects that should soon have a permit are the former Sizzler site and Liberty Blvd.

[Orlando]

Originally Posted by UTPlanner

I like the scale and general look of the 508 Apartments. I also like that they are preserving the older structure on South Temple which is a contributing structure to the historic district. That structure is being remodeled internally as apartments.

I completely agree that ground level needs some work. There needs to be some pedestrian friendly improvements. I realize that it is being built on top of a parking garage but it can be designed in a manner in which it does not appear to be that way. Hide the garage and add an element that enlivens and activates the street frontage.

Keep in mind also that this is directly across the street from Garbett Home's proposal for a multi-family structure on the corner of 500 East and South Temple. These two projects will add a lot of needed density to the area.

Other project news, Wasatch has submitted plans for their project at 616 S. State Street. That project is moving along quickly. Other projects that should soon have a permit are the former Sizzler site and Liberty Blvd.

Which project is Liberty Blvd.?

[asies1981]

There will be an announcement Monday on a possible new location for homeless services.

[asies1981]

Originally Posted by UTPlanner

I like the scale and general look of the 508 Apartments. I also like that they are preserving the older structure on South Temple which is a contributing structure to the historic district. That structure is being remodeled internally as apartments.

I completely agree that ground level needs some work. There needs to be some pedestrian friendly improvements. I realize that it is being built on top of a parking garage but it can be designed in a manner in which it does not appear to be that way. Hide the garage and add an element that enlivens and activates the street frontage.

Keep in mind also that this is directly across the street from Garbett Home's proposal for a multi-family structure on the corner of 500 East and South Temple. These two projects will add a lot of needed density to the area.

Other project news, Wasatch has submitted plans for their project at 616 S. State Street. That project is moving along quickly. Other projects that should soon have a permit are the former Sizzler site and Liberty Blvd.

Have the plans changed for project on the Sizzler site?

[SLC Projects]

Originally Posted by asies1981

There will be an announcement Monday on a possible new location for homeless services.

Maybe we should have a series of homeless shelters spread out throughout the valley and place one at every freeway exit, since apparently you guys are so gullible and truly believe that we have an epidemic of homeless people everywhere, and that there's no way we're going to have dishonest people here who will go cut out a piece of cardboard put on some raggedy clothes and pretend to be homeless just to make a quick buck from this extremely gullible society.

[Palladio]

Originally Posted by UTPlanner

I like the scale and general look of the 508 Apartments. I also like that they are preserving the older structure on South Temple which is a contributing structure to the historic district. That structure is being remodeled internally as apartments.

I completely agree that ground level needs some work. There needs to be some pedestrian friendly improvements. I realize that it is being built on top of a parking garage but it can be designed in a manner in which it does not appear to be that way. Hide the garage and add an element that enlivens and activates the street frontage.

Keep in mind also that this is directly across the street from Garbett Home's proposal for a multi-family structure on the corner of 500 East and South Temple. These two projects will add a lot of needed density to the area.

Other project news, Wasatch has submitted plans for their project at 616 S. State Street. That project is moving along quickly. Other projects that should soon have a permit are the former Sizzler site and Liberty Blvd.

If I remember right, this is the intersection for the terminus of the planned Downtown Streetcar, correct? Do you think developers have jumped the — and started scouting out development sites along the alignment, or is this just coincidental?