Salt Lake City: Official Development News Thread - Part 4

[San Diego-Honolulu]

Originally Posted by delts145

Yeah Makid, share some gossip. We won't hold it against you. Ha, I would love to hear some of the rumors...

Yeah but the hotel company or Salt Lake City County might. You never know who's reading on here. Just saying...

[Comrade]

Originally Posted by asies1981

While Gentrification can displace people, in a neighborhood like Central City, building restrictions can actually be what prices out people. Just look at San Francisco to see what limiting density in high demand neighborhoods does to the cost of housing.

The problem isn't new development. The problem is a lack of affordable new development. That is what prices out people. Salt Lake certainly needs to do better offering affordable housing options but I know that has gotten a lot of push back on this forum in the past.

[Makid]

Returning to the CCH discussion temporarily:

One reason I won't post the rumors is because I don't know who was has been in the meetings and who hasn't. This means that I couldn't say if what they are talking about is legit or is based on their hopes or their fears.

As for gentrification, I think it would be good for the city to require as part of the zoning updates to include lower cost/income housing in new projects. Especially along rail transit lines. It should be included as part of the form based zoning but in addition to getting the project approved quicker, it would also help to reduce the impact fees.

This would help make them pencil in easier.

To help spread things around, the percentages for each project could be fluid based on the percentage of affordable housing within 1/4 mile. This would eventually help to spread it around the city as opposed to putting it all within a given area.

[Utah_Dave]

Keep us posted Makid. We appreciate it. I was wondering if you guys had any insight into North Temple west of I-15? Is the zoning right for some development like that on 4th south? It seems like a natural fit for some good development. It's close to the city, close the the airport, close to transit. I haven't been down that road for a while now. I did see some apartments going up just north of sutherlands that looked promising. I think this is where some true gentrification will be taking place soon. FUTURE MAYOR, do you suggest investing in real estate along this area? There are some serious possibilities along that route, not to mention the old fair ground that I have no idea what the future holds there either. Fill me in if you know or give me your thoughts gentlemen.

Thanks

[s.p.hansen]

Originally Posted by Utah_Dave

Keep us posted Makid. We appreciate it. I was wondering if you guys had any insight into North Temple west of I-15? Is the zoning right for some development like that on 4th south? It seems like a natural fit for some good development. It's close to the city, close the the airport, close to transit. I haven't been down that road for a while now. I did see some apartments going up just north of sutherlands that looked promising. I think this is where some true gentrification will be taking place soon. FUTURE MAYOR, do you suggest investing in real estate along this area? There are some serious possibilities along that route, not to mention the old fair ground that I have no idea what the future holds there either. Fill me in if you know or give me your thoughts gentlemen.

Thanks

North Temple is going to be a great place to invest if you already have a ton of money and are already a developer. Over time much of that area is going to get mowed over or filled in with the same kind of apartments you're seeing on 4th South where TRAX is.

The real area where maybe someone like you could invest would be along the planned streetcar routes in the Granary District. Buy some cute run down brick building and move into it so bums can't burn it down and then fix it up.

[Future Mayor]

Originally Posted by Utah_Dave

Keep us posted Makid. We appreciate it. I was wondering if you guys had any insight into North Temple west of I-15? Is the zoning right for some development like that on 4th south? It seems like a natural fit for some good development. It's close to the city, close the the airport, close to transit. I haven't been down that road for a while now. I did see some apartments going up just north of sutherlands that looked promising. I think this is where some true gentrification will be taking place soon. FUTURE MAYOR, do you suggest investing in real estate along this area? There are some serious possibilities along that route, not to mention the old fair ground that I have no idea what the future holds there either. Fill me in if you know or give me your thoughts gentlemen.

Thanks

I anticipate that North Temple, West of I-15 is going to see a massive transition over the next decade. There is the new apartments on Redwood that you mentioned, and there is already one proposal on S. Temple next to Red Iguana 2 that I think will be a good test for the area. S.P. is right, we will see development similar to that on 4th S, but I anticipate that we may see much broader redevelopment along N. Temple, extending a half a block to a block north of south of N. Temple. The reason I anticipate much broader based redevelopment is due to the fact that N. Temple doesn't have nearly as much thriving commercial business as 4th S. does.

I think the TC and the TSA districts are the right zoning for N. Temple. It allows the city to get more features and amenities that they desire in a Transit oriented area, while allowing the developers to shorten the overall approval process. This is based on a scoring system for features that are included in the development.

If you'd like more opinions let me know.

[Future Mayor]

Here's one way to help address affordable housing, for home owners.


mage from curbed.com

http://www.curbed.com/2016/1/14/10846792...leans-urban-infill-small-home-tiny-homes

[ThePusherMan]

Originally Posted by asies1981

Post of the popup parks on Main Street.

Sooo I don't know what happened here but I know Ethan and I helped him build this park. He doesn't have a son and didn't give you any of those quotes. Also, he did the banquet park by himself and did not have help from Planted Studio. This is some bullshitty journalism man. Usually like your stuff but this article is literally just made up lies.

[Future Mayor]

deleted. Not thread relevant.

[ThePusherMan]

Originally Posted by Future Mayor

I must not have read the original version, but I don't see any reference to sons or quotes by Ethan.

Yep. He "updated" it.

[Marvland]

Anybody know what happening at the old Ensign Floral and Alta Moda bridal shop at approx. 475 S. 600 E and 650 E. 500 S. north of Trolley? They look empty and ready to be torn down??

[Future Mayor]

Originally Posted by Marvland

Anybody know what happening at the old Ensign Floral and Alta Moda bridal shop at approx. 475 S. 600 E and 650 E. 500 S. north of Trolley? They look empty and ready to be torn down??

There is a proposed apartment building for those lots. I did a search on the thread but couldn't easily find it. Sorry.

[Marvland]

Originally Posted by Future Mayor

There is a proposed apartment building for those lots. I did a search on the thread but couldn't easily find it. Sorry.

Thanks Future! I have a fear that most other uses that make a community interesting are being pushed out by an endless sea of 4-over-1 garbage apartments. That Ensign building would be a rad food space. Same with the Bridal shop. Please, interest rate gods, go back to normal.

On a somewhat related note, I showed a pretty vibey condo to a client at the Wilshire (10th E. 426 S.). We lost the bid but I was completely struck at, despite the dated finishes and lackluster common areas and amenities, how solid that structure is. It's concrete floor to ceiling, with incredible sound insulation and that building will survive the apocalypse. It would cost a huge amount to build those suckers today! I know that 4-over-1 construction is taking precedent right now because of a convergence of reasons on a national level: artificially low interest rates, especially on the HUD 221d - 2.8% ACK!, the 2012 uniform fire code changes allowing fire treated wood, tight underwriting on house loans and a shift towards smaller living spaces, etc. But I also bemoan the lack of quality of ALL of these buildings. And they're not just here. They are everywhere.

I'm all for increased density and a larger portion of urban dwellers, but these buildings — —.

[Comrade]

Originally Posted by s.p.hansen

North Temple is going to be a great place to invest if you already have a ton of money and are already a developer. Over time much of that area is going to get mowed over or filled in with the same kind of apartments you're seeing on 4th South where TRAX is.

The real area where maybe someone like you could invest would be along the planned streetcar routes in the Granary District. Buy some cute run down brick building and move into it so bums can't burn it down and then fix it up.

Well let's hope North Temple develops at a faster pace than 400 South. Because while there's been some development there, overall, it's still a very suburban street.

[brankrom]

I haven't been to the pop=up parks north of 200 South (The pics I've seen of them look pretty nice) but 2 of the 3 on the block between 200 S and Broadway are terrible. The SOL Garden in front of One Utah with the solar panel flowers is okay but the one by the entrance to Galivan and the one in front of Wells Fargo look like some half assed, half finished Home Depot weekend project/ lumber storage lot. Nothing but plywood, some rocks in buckets and dead plants. Why bother?

[stayinginformed]

Originally Posted by Comrade

Well let's hope North Temple develops at a faster pace than 400 South. Because while there's been some development there, overall, it's still a very suburban street.

The wave is coming. There are a number of projects in the works. There are:

750 W South Temple Bohdi Apartments Largely affordable/supportive/homeless/mentally ill/disabled housing
Diamond Lil's Location-apartment building, I don't have a lot of information yet
1 block north of Diamond Lil's another development by Peter Corroon-probably also low income
1900 W North Temple-very low income apartment complex that will take the place of the trailer park and motel just east of I-215 on the south side of North Temple
600 W North Temple--another apartment by the people who brought us the North 6th Apartments, that will be parallel to the north temple viaduct on the south side where those 6 old homes are between the viaduct and North 6th. It may incorporate the headquarters for Wasatch Community Gardens and a community Garden/park space in the area behind the apartments and the railroad tracks.

The local community is worried about the number of affordable units in these new apartment developments, and the concentration in a community that is largely affordable, and has a number of census tracts of intergenerational poverty. This is congregating the affordable in an area of the city that has failing schools.

The Bodhi has 60 out of 80 units held for 50% AMI with 6 of those 60 for the chronically homeless and 9 for the mentally ill. The other four developments are expected to have a large portion of affordable units. When you look at the proportion of affordable in new apartments on the east side they are usually 10-30% of the units at 80% AMI, where we are seeing 75% of the units at 50% AMI. There was an article in the Trib recently about this: http://www.sltrib.com/home/3722258-155/council-seeks-to-scatter-affordable-housing

I am all for development along North Temple, and for a portion of new units to be affordable, but it should not be more than 30% affordable units on the west side. Just my personal opinion.

[asies1981]

Originally Posted by Comrade

The problem isn't new development. The problem is a lack of affordable new development. That is what prices out people. Salt Lake certainly needs to do better offering affordable housing options but I know that has gotten a lot of push back on this forum in the past.

I agree that affordable new development is needed as well. I like the idea of mixed-income projects, where 20 percent or so is reserved for those earning 60 to 80 percent AMI.

[asies1981]

Originally Posted by Future Mayor

There is a proposed apartment building for those lots. I did a search on the thread but couldn't easily find it. Sorry.

I can help with that. They went before the HLC in October, but the project was tabled to a future meeting.
http://www.buildingsaltlake.com/historic-landmark-commission-wants-more-details-from-developer/

[asies1981]

Originally Posted by ThePusherMan

Sooo I don't know what happened here but I know Ethan and I helped him build this park. He doesn't have a son and didn't give you any of those quotes. Also, he did the banquet park by himself and did not have help from Planted Studio. This is some bullshitty journalism man. Usually like your stuff but this article is literally just made up lies.

It was a mix up of names from another artist interviewed, as several artists were interviewed at the same time. Accidents happen all the time, even with large news organizations and I am one man running an entire news blog. I would never risk my professional reputation by making up quotes and the mistake was quickly corrected.

[asies1981]

Update on the proposed Trolley Square development.