Salt Lake MSA Development Thread

[Future Mayor]

I was out and about over the weekend and noticed some progress on a few projects on the S-line.

Ritz is completely gone and the ground is leveled, it appears that it is ready for construction to begin.

Zellerbach was open yesterday and they were also placing gravel at the 400 East entrance. Why is this significant you may ask. It signifies to me that they are getting ready for demolition, as they require the gravel approaches for the trucks to drive over as they exit the site to eliminate some of the dirt, prior to entering the public streets.

The addition of these two will be huge for the S-line ridership and for Sugarhouse area businesses.

[Highrise_Mike]

Originally Posted by UrbanDesign

I drive the 201 almost daily and it's almost never packed during rush hour. Most of the time traffic is at the speed limit until the I-215 interchange and slows down some as you approach. It always seems to be much less congested than I-15 to 5300 S. I definitely prefer the 201 to I-15 any day of the week!

I agree, I would much rather be on the 201 than on the 15. I used to live off of 5600 W and 7000 S and I mostly went the 201 route over to 5600 W coming from downtown.

I would prefer seeing more funding put into some good transit projects rather than continuing more large highway projects that induce even more traffic.

[UrbanDesign]

Originally Posted by Highrise_Mike

I would prefer seeing more funding put into some good transit projects rather than continuing more large highway projects that induce even more traffic.

There are a few projects either funded or in the planning stages hoping for funding in the Taylorsville area.

-4700 S BRT will roughly follow the current bus route 47 from IMC station to SLCC, will enter SLCC from the south (a small apt. complex will be demolished to create a road running N/S just west of Walgreens into SLCC). It will then come back out to 4700 S and run west to 2700 W where it will turn North and continue until it meets the end of the Green line at Valley Fair Mall. The project is funded (at least from IMC to SLCC, but I think the whole thing is funded, but I could be wrong) and they are working on the design for stations and most of the BRT from SLCC to Valley Fair.

-Redwood BRT will run from Green Line (about 2700 S) to the West Jordan City Hall by the Trax Red Line stop. They are in the planning phases currently and getting a proposal ready in hopes of gaining federal funding.

Both of these projects will be huge for The west side of the Valley and I really hope they start to get people in these areas using transit more.

[Future Mayor]

Now if those cities that the BRT runs through will take advantage of the BRT lines and rezone for proper development along those lines.

For instance Taylorsville City needs to completely revamp the zoning for the Strip Mall on the SW corner of Redwood and 4700 S.

The big issue I see thought is that UDOT and the local cities aren't going to want to reduce capacity of the roads that BRT are built on, so they roads will be widened and will drastically reduce the effectiveness of the BRT line. The road will be way to wide for any sort of transit oriented development to actually work as it should. Case in point. The massive 700 lane highway along 3500 S that Maxx runs down the middle of. In no way does that provide any sort of intimacy that a true TOD requires. IMO, N. Temple is really about the maximum width that a road should be in order to promote a walkable TOD neighborhood.

[GBurrow]

Originally Posted by Future Mayor

For instance Taylorsville City needs to completely revamp the zoning for the Strip Mall on the SW corner of Redwood and 4700 S.

Taylorsville does have a master plan that includes the redevelopment of the strip mall as well as a new entrance to the SLCC campus. The plan also calls for work on the Sorenson office complex. It also includes a plan for future use of Four Lakes Golf course.

http://www.ldi-ut.com/uploads/4/9/1/9/49...sc-analysis_and_alternatives_-_32415.pdf

[asies1981]

Demo has started on the Zellerbach Warehouse in South Salt Lake.

[Future Mayor]

I'm am so thrilled with the Zellerbach and Ritz projects. These will provide so much more vibrancy to the S-line corridor and will show that street car and TOD is not a novelty but a legitimate form of transportation and development.

Both projects have great design elements to them, and while long, they don't have that nearly sterile wall, (talking to you Alta Gateway) I like the design regulations that SoSaLa put in the zone.

Lets for the sake of putting some number to it that there ends up being 1.25 people per unit. This takes into account singles and couples living in Studios and 1 bedrooms, as well as just couples in 2 and 3 bedroom units.

Zellerbach - 292 units - 365 people
Ritz - 287 units - 359 people

Add in the proposed Sugarmont Apartments at 433 Units - 541 people

That's over 1,250 new residents living within a few feet of the S-line corridor. That is huge for S-line ridership, as well as for Sugarhouse businesses and the soon to be Central Pointe development. That's just these two projects. As land owners of those other industrial properties along the S-line see occupancy quickly fill up to near 100%, they are going to see $$ in their eyes and decide that their industrial business can easily locate elsewhere and that the move will be an easy one, because they will get top dollar from developers for their properties. I anticipate that within 10 years the majority of property fronting the S-line will be multi-family developments like these.


As for the Wal-Mart on the old Granite High property, I wonder if Winco will be protesting the zone change. Seeing as they have already committed to Central Point, the addition of a Wal-Mart could seriously effect their customer draw. I hope Winco fights it, and I hope the City Council doesn't see short term tax revenue, but rather sees long term benefits, and that they deny the zone change.

[Highrise_Mike]

Originally Posted by UrbanDesign

There are a few projects either funded or in the planning stages hoping for funding in the Taylorsville area.

-4700 S BRT will roughly follow the current bus route 47 from IMC station to SLCC, will enter SLCC from the south (a small apt. complex will be demolished to create a road running N/S just west of Walgreens into SLCC). It will then come back out to 4700 S and run west to 2700 W where it will turn North and continue until it meets the end of the Green line at Valley Fair Mall. The project is funded (at least from IMC to SLCC, but I think the whole thing is funded, but I could be wrong) and they are working on the design for stations and most of the BRT from SLCC to Valley Fair.

-Redwood BRT will run from Green Line (about 2700 S) to the West Jordan City Hall by the Trax Red Line stop. They are in the planning phases currently and getting a proposal ready in hopes of gaining federal funding.

Both of these projects will be huge for The west side of the Valley and I really hope they start to get people in these areas using transit more.

Wow this is great to hear! These project would make a big loop connecting the blue, green, and red Trax lines while also connecting SLCC. The more we have permanent transit facilities the more density to hopefully follow those corridors. I also heard 5600 W may get BRT and could eventually transition into Trax, is this still in the planning stages?

[Liberty Wellsian]

Originally Posted by asies1981

Demo has started on the Zellerbach Warehouse in South Salt Lake.

That seems like a lot of parking for a project on a transit line. 396 stalls + street parking for 292 units >40% of which are 1 bedrooms or studios? Isn't parking expensive with no return? What gives?

[Future Mayor]

Originally Posted by Highrise_Mike

Wow this is great to hear! These project would make a big loop connecting the blue, green, and red Trax lines while also connecting SLCC. The more we have permanent transit facilities the more density to hopefully follow those corridors. I also heard 5600 W may get BRT and could eventually transition into Trax, is this still in the planning stages?

The 5600 BRT/Trax was part of the agreement when the Mountain View Corridor was allowed to be built. A Transit route had to be included in the overall plan for the area. So my assumption is that it is still in the planning stages.

[Future Mayor]

Originally Posted by Liberty Wellsian

That seems like a lot of parking for a project on a transit line. 396 stalls + street parking for 292 units >40% of which are 1 bedrooms or studios? Isn't parking expensive with no return? What gives?

Developers and/or City regulations that can't quite grasp the concept of TOD. Throw the neighbors in that mix too.

I agree thought, way to much parking.

[urban.cyclist]

Originally Posted by Future Mayor

Now if those cities that the BRT runs through will take advantage of the BRT lines and rezone for proper development along those lines.

Taylorsville is in the middle of that right now. My studio class at the U is developing a plan for them. I should be working on that instead of hanging out on the forum...

[Orlando]

Here's a decent new office building up in the Cottonwood Corporate Center. Much better than those bland ones on the bluff overlooking I-215.

[i-215]

Originally Posted by Liberty Wellsian

That seems like a lot of parking for a project on a transit line. 396 stalls + street parking for 292 units >40% of which are 1 bedrooms or studios? Isn't parking expensive with no return? What gives?

Banks require "proof of performance." Since every other development has lots of parking, the banks want to be safe and require a developer put in a lot of parking before they'll lend.

Over time, as more TODs are successful, it will create new proof of performance that a development can get by with fewer parking spaces. (Just hope none of those TODs fail and backfire to encourage even more parking.)

[AllOutOfBubbleGum]

Out in West Jordan; they have a 239 achier development planned by Copper Hills High School. This is right by the Dannon Factory. This will be smaller then that Riverton development but the biggest West Jordan project since Jordan Landings. The main focus is getting an Auto Mall built on it, but that is tricky. West Jordan needs the State to change a law banning dealerships of "Like" produces to be sold within 15 miles of another.



The more I find out about cushy laws for Auto Dealers the more I start to hate them [dealerships].

http://www.utah.gov/pmn/files/197167.pdf

If you have never been out that far west, you will realize this doesn't even eat up half the open land out there by Mountain View high way. There might be 500 achier's of open land that can and eventually will be developed in the next 15 years. UDOT and West Jordan will start expanding 5600 west again, from 7800 south to 8400 opening up more access to the area.

[Ironweed]

The more I find out about cushy laws for Auto Dealers the more I start to hate them [dealerships].

Well isn't that special..Another f*&king car mall. And people wonder why the air in Utah is so bad. What a bunch of nobs...The utah economy seems to be based around car dealers, multi level companies and IHC....

[Liberty Wellsian]

Originally Posted by AllOutOfBubbleGum

Out in West Jordan; they have a 239 achier development planned by Copper Hills High School. This is right by the Dannon Factory. This will be smaller then that Riverton development but the biggest West Jordan project since Jordan Landings. The main focus is getting an Auto Mall built on it, but that is tricky. West Jordan needs the State to change a law banning dealerships of "Like" produces to be sold within 15 miles of another.



The more I find out about cushy laws for Auto Dealers the more I start to hate them [dealerships].

http://www.utah.gov/pmn/files/197167.pdf

If you have never been out that far west, you will realize this doesn't even eat up half the open land out there by Mountain View high way. There might be 500 achier's of open land that can and eventually will be developed in the next 15 years. UDOT and West Jordan will start expanding 5600 west again, from 7800 south to 8400 opening up more access to the area.

*acre

Also drop the apostrophe in the second one

[AllOutOfBubbleGum]

Originally Posted by Liberty Wellsian

*acre

Also drop the apostrophe in the second one

I'll tell my late night post to do better .

[delts145]

I was particularly interested to see one of my favorite structures get some tender loving care. I look forward to the day when it will be put in full re-use. I think this will be the game changing step toward that direction.

Extensive work planned on iconic Park City barn

http://www.parkrecord.com/ci_29596574/extensive-work-planned-iconic-park-city-barn


http://il8.picdn.net


http://static-sothebys-summitsir-production.gabriels.

.

[StevenF]

Originally Posted by delts145

I was particularly interested to see one of my favorite structures get some tender loving care. I look forward to the day when it will be put in full re-use. I think this will be the game changing step toward that direction.

Extensive work planned on iconic Park City barn

http://www.parkrecord.com/ci_29596574/extensive-work-planned-iconic-park-city-barn


http://il8.picdn.net


http://static-sothebys-summitsir-production.gabriels.

.

Would be a cool bed and breakfast.