Salt Lake City: Official Development News Thread - Part 5

[Stenar]

Originally Posted by Always Sunny in SLC

The next decade should be really exciting in SLC for many reasons but one of them is how industry disruption should affect many large parcels in the larger downtown area. I believe there 4-5 very large parcels that are consumed by car dealerships and these will become available for redevelopment as, I believe, autonomous cars drive these dealers out of business.

Yeah, car ownership is going to plummet, but I think it's going to be 20 years out. The "average age of vehicles on the road has climbed to an all-time high of 11 1/2 years," so the current cars will be around for a while. Plus, it's going to be another 5-10 years before autonomous car rider subscriptions become available/mainstream.

I would be especially happy to see the Ken Garff block redeveloped.

[bob rulz]

I still firmly believe it's going to be 15+ years until autonomous vehicles are a mainstay on the roads. Probably even longer if we're talking about true driverless cars (as in no driver is required to be in the driver's seat). Though out of anything car dealerships are something that can survive just fine without existing in the downtown core, so I think they should be encouraged to move even before they stop being profitable (I don't know what can realistically be done about that aside from developers offering to buy them out though).

There will continue to be a place for car dealerships though even long after because it will take much much longer than the adoption of autonomous vehicles for the idea of private vehicle ownership to diminish significantly, especially in the U.S.

[Utah_Dave]

I was reading how uber and other related ride sharing resources have failed to decrease the amount of traffic in densely populated areas where these studies were done. I believe the study was in South Korea but I could be wrong. The article points out that people are using these ride sharing apps in favor of using mass transit. The hope was that uber would fill in the gaps of mass transit in these test cities but it appears to cause people to bypass mass transit altogether. The bright spot is these autonomous vehicles will be mostly electric vehicles. This is most important for inversion prone areas like the Wasatch front but I'm starting to wonder if mass transit will become obsolete as we know it and transform into something completely different then what we are accustomed too.

Wrong thread, I know.

[ajiuO]

Originally Posted by Utah_Dave

I was reading how uber and other related ride sharing resources have failed to decrease the amount of traffic in densely populated areas where these studies were done. I believe the study was in South Korea but I could be wrong. The article points out that people are using these ride sharing apps in favor of using mass transit. The hope was that uber would fill in the gaps of mass transit in these test cities but it appears to cause people to bypass mass transit altogether. The bright spot is these autonomous vehicles will be mostly electric vehicles. This is most important for inversion prone areas like the Wasatch front but I'm starting to wonder if mass transit will become obsolete as we know it and transform into something completely different then what we are accustomed too.

Wrong thread, I know.

I think Lyft and Uber are just replacing traditional taxi service. Good rates, less sleazy, modern support for Mobil devices.

[Liberty Wellsian]

Originally Posted by Utah_Dave

I was reading how uber and other related ride sharing resources have failed to decrease the amount of traffic in densely populated areas where these studies were done. I believe the study was in South Korea but I could be wrong. The article points out that people are using these ride sharing apps in favor of using mass transit. The hope was that uber would fill in the gaps of mass transit in these test cities but it appears to cause people to bypass mass transit altogether. The bright spot is these autonomous vehicles will be mostly electric vehicles. This is most important for inversion prone areas like the Wasatch front but I'm starting to wonder if mass transit will become obsolete as we know it and transform into something completely different then what we are accustomed too.

Wrong thread, I know.

The thing is though that Uber and Lyft aren't utilizing vehicles that were designed for their purpose and they aren't yet integrated well with Transit. They are currently utilizing vehicles that were designed to serve individuals(not to mention need a driver). I doubt that will be the case 15 years from now.

I see either a company or transit agency deploying a fleet of many different types of self driving vehicles. They aren't going to have thousands of identical Prius'.

I think for the commute we will see something between a bus and a minivan that will serve to connect neighborhoods to train stations. Once you remove the sunk costs that people have invested in a(effectively) single occupant vehicle there is a large economic incentive to "carpool". Today ride sharing has neither the vehicles fit for the purpose nor the scale of ridership to make it convenient to "carpool". On the other end you may have vehicles as large as buses but these will be PRT(personal rapid Transit) rather than tied to a route. There will be vehicles that are more like the traditional car but these are more likely to be sent when someone wants to go to a restaurant nearby, run an errand, go to someone else's home, etc.

Basically I see automated vehicles being seemlessly integrated into the transit system and the system matching the vehicle sent to the number of requests.

[Old&New]

*bump
(hopefully to generate development discussion)

Originally Posted by Old&New

I posted this a while ago. Wish the county would bring Mr. Anderson of Zion's Bank and the City/Rocky Mountain Power into the conversation as well; would be great to masterplan this block if it is to be the location of the convention center hotel.

[Always Sunny in SLC]

I really like that design. It preserves the structures on the corner and adds some nice retail corridors that are more intimate than what we get from our wide streets. Although I am not sophisticated enough to know what a porte-cochere is.

[RC14]

^
The overhang that you drive under when you check into a hotel.

[asies1981]

Commission approves four mid-density projects, including the mixed-use project near Liberty Park.

[jubguy3]

Now it's time to fill SLC and the rest of the valley with missing middle developments!

[delts145]

Salt Lake City Proper - HLC approves three mid-density projects

Isaac Riddle Reports - Full Article @
https://www.buildingsaltlake.com/hlc...sity-projects/

Two missing middle and one mid-density project are moving forward after the Historic Landmark Commission (HLC) approved new construction requests for all three projects during December’s HLC meeting.

The three projects are the 1117 E. South Temple project, 6×6 Mixed-use Development and a TAG rowhome development on the 600 East block of 100 South. All three projects will add medium density residential to relatively small parcels with a combined 20 units proposed for a combined 0.65 acres in the Central City and South Temple Historic Districts...

1117 E. South Temple Project

The 1117 E. South Temple project will be four stories with three floors of residential above a subterranean parking level. The project will have a brick exterior with large windows and balconies for the South Temple-facing corner units. The building will have 12 units with six two-bedroom and six one-bedroom apartments. Each of the three residential floors will have four units.

The South Temple project will replace a vacant lot on 0.19 acres and will have a one parking space per unit. The parking structure will be accessed via a sloped driveway fronting South Temple.

Because the South Temple project will take up almost the entirety of its lot, the developers plan to include a rooftop garden to provide extra open space.

Rendering of the proposed 1117 E. South Temple apartments as designed by SH Architecture. Image courtesy Salt Lake City public documents.



The TAG Rowhome Development

The TAG Rowhome development will include three attached single-family homes on the 600 East block of 100 South. Like the South Temple project, the TAG Rowhome will replace a vacant lot. The rowhome development will take up most of the parcel’s 0.24 acres and the homes will front a private street. Commission members requested that the developers reorientate the entrance to first home toward the 100 South instead of the private street.
Each unit in the TAG Development will be three stories with a ground-floor garage, second-floor living space and three bedrooms and two baths on the third floor. The for-sale homes will feature east-facing balconies on the second and third floors.

Rendering of the TAG Townhome development as would be seen from 100 South. Atlas Architects designed the project. Image courtesy Salt Lake City public documents.

Downtown Update - Hoyt Place Development

Isaac Riddle Reports - Full Article @ http://www.buildingsaltlake.com/comm...nfill-project/

...“The Hoyt Place proposed development is a great of example of infill development that is needed in the city,” said Robinson. “The depth of these lots turns into a weed patch, a fire hazard. If we are going to have infill development in the city then it requires us to go into these areas and assemble what we are doing in Hoyt Place.”

Zoning map for the 800 West block of Hoyt Place. All three phases of the Hoyt Place development will be built on the parcels zoned SR-3. Image courtesy Salt Lake City planning documents.

Robinson’s company, City Block, wants to build ten, for sale single-family homes, with four detached and six attached homes. Each home would be two stories with a ground floor garage. The detached homes will have a 1,166 square foot footprint, with three bedrooms and two and one-half bathrooms. The attached homes will have a 954 square foot footprint with two bedrooms and two and one-half bathrooms.

The developers intend to keep the homes relatively affordable with homes starting at $260,000...


Rendering of the first phase of the Hoyt Place development. Image courtesy Salt Lake City planning documents.


Aerial rendering of the first phase of the Hoyt Place development. Image courtesy Salt Lake City planning documents.

The 6x6 Project

The 6×6 project is a mixed-use development on the 500 East block of 600 South. The project will include five residential units and ground floor commercial space on 0.22 acres. The project will consist of a three-story, new construction mixed-use building and the restoration of a 119-year-old duplex.

While the developers will restore the duplex, they plan to demolish an adjacent commercial structure to make way for the larger mixed-use building.

The three-story mixed-use building will front 600 South and include three residential units. The developers designed the building two resemble two attached structures to visually separate the ground floor residential unit from the ground floor commercial space. Two additional residential units will occupy the top two floors above the commercial space. The upper units will open to a second-story shared courtyard.

The commercial space will have a brick exterior and will have a slight setback from the sidewalk to accommodate outdoor seating. The project will include four angled on-street parking stalls, a pedestrian walkway to the west of the building to connect the rear duplex to the 600 South, and four off-street surface stalls at the rear of the mixed-use building.

Site plan for the proposed 6×6 Mixed-use Development. Image courtesy Salt Lake City public documents.

Downtown Update - Marmalade District

Isaac Riddle Reports - Full Article @ https://www.buildingsaltlake.com/pic...ts-watch-2018/

The first phase, the Marmalade Branch of the Salt Lake City Library, opened in February 2016. The second phase, The Grove at Marmalade Townhomes is currently under construction.

The final, and largest component of this block redevelopment is a large mixed-use project being developed by Clearwater Homes. The project will include three five-story buildings that will sit above a shared parking podium. The project will have between 260-280 units with ground floor retail and flex live/work space.

The proposed Marmalade mixed-use project by Clearwater Homes, as pictured looking northeast from 300 West.


An aerial rendering of the proposed Marmalade mixed-use development by Clearwater Homes.


Pictured, The Phase I completed Marmalade Branch City Library


The site of the proposed Clearwater Homes Marmalade mixed-use development, as seen looking southeast along 300 West. The newly completed Marmalade Branch of the Salt Lake City Library is in the background to the right. The site is currently serving as a staging area for the construction of The Grove at Marmalade townhouse development seen in the background to the left. Photo by Mike Fife.


Rendering of The Grove Townhomes at Marmalade currently under construction, looking northeast from 500 North.

Downtown Update - The Paperbox Project

Isaac Riddle Reports - Full Article @ https://www.buildingsaltlake.com/pic...-watch-2018/2/

...The Paperbox project will consist of two six-story buildings and one four-story building with a total of 183 apartments and 16 live-work units. According to Walz, Paperbox construction should begin fall 2018. The Option to Purchase Agreement has been executed and the RDA and development teams are currently working on a design review and other contractual items.

The Paperbox project as seen looking west from 300 West.


The Paperbox project will sit between the new PEG Development’s Hyatt House and Marriott Courtyard hotels on 100 South and the newly redeveloped Clearwater Homes’ Paragon Station on 200 South between 300 West and 400 West. Photo by Mike Fife.


The site of the upcoming Paperbox project as seen looking west past 300 West. Photo by Mike Fife.

.

[delts145]

Salt Lake City - Sugar House - Legacy Village - Under Construction

Isaac Riddle Reports, Full Article @ http://www.buildingsaltlake.com/next...tion-underway/

...Legacy Village, formerly called 1202 Wilmington, is a 10-story mixed-use, senior housing development
directly across the street from the recently-completed Wilmington Gardens on Wilmington Avenue.

Legacy Village will replace what was a surface parking lot... The project will include 12,800 square-feet of
ground-floor retail along Wilmington Avenue and 268 luxury residential-units. The units will be a mix of studios and one and two bedroom apartments. There will be a four-floors of
structured parking on floors two to five, with the residential units occupying the top six floors...


Rendering of the Legacy Village


Legacy Village Construction - 2016 - Courtesy, http://www.utahprojects.info/


Legacy Village as seen nearing completion - 2017 - https://www.buildingsaltlake.com/pic...ness-district/

Salt Lake City - Sugar House - Sugarmont

Updated Design For Sugarmont - Isaac Riddle Reports - Full Article @ http://www.buildingsaltlake.com/upda...house-project/

...The project’s 433 residential units will be a mix of one and two bedroom apartments, but Lucas promised that three bedroom units would be considered after several residents asked
for more housing unit mixes to accommodate families.

The first two floors will reach the street level with floors three and four slightly setback. Floor four will include a courtyard and other amenities, with the top five floors setback further
from the courtyard level. Platt argued the setbacks were included to make the project have more of a human scale at the ground level...


Approved Design Sugarmont Apts https://i2.wp.com/www.buildingsaltlake.com/


Approved Design Sugarmont Aptshttp://www.utahprojects.info/Project...ont-Apartments

...Instead of one large L-shaped building that was originally proposed, the Platt’s new design splits the building into two structures that will be separated by a public walkway near the
intersection of McClelland and Sugarmont Streets that would be incorporated into the local trail network. The walkway will vary between 25 and 50 feet and will have a plaza on both north
and south ends connecting to Sugarmont Drive and an expansion of Wilmington Avenue. Platt promised the crowd that the walkway will be well lit and could accommodate retail...


Sugarmont Site Prep July of 2017 - http://www.utahprojects.info/Project...ont-Apartments

Latest Update Pics By Mike Fife - More @
https://www.buildingsaltlake.com/pic...till-rising/2/


The southwest corner of the Sugarmont Apartments as seen looking east on Sugarmont Drive. Photo by Mike Fife.


The southwest corner of the Sugarmont Apartments under construction looking north on McClelland St. Photo by Mike Fife.

Salt Lake City - Sugar House - 21 By Urbana

Isaac Riddle Reports - Full Article @ http://www.buildingsaltlake.com/high...d-sugar-house/

...The project replaces the subway and Utah Idaho Supply. The project, called 21 by Urbana, will be Gardiner Properties’ third development near 2100 South. The developers built the Sugar House Apartments and the Urbana On Eleventh.

The building, designed by Lloyd Architects, will contain 126 units. And will include 12 studios, 81 one bedroom, 24 two bedroom and nine walk-up (ground floor) units. The lot is currently zoned for a high-density residential building...

Aerial rendering of the 21 by Urbana as designed by Lloyd Architects.


Latest Construction Pics By Mike Fife - https://www.buildingsaltlake.com/pic...till-rising/2/

The 21 by Urbana as seen looking north from 1000 East. Photo by Mike Fife.


The north facade of 21 by Urbana as seen from 2100 Southt. Looking west. Photo by Mike Fife.

Sugar House To South Salt Lake - The S Line Greenway - Ritz Classic Apartments

Isaac Riddle Report - Full Article @ http://www.buildingsaltlake.com/sout...-based-zoning/

...Earl met with South Salt Lake leaders after the city adopted the form based code with the intent to develop along the S-Line. ICO Development is building
the Ritz Classic Apartments, a large mixed-use development at the site of the former Ritz Classic Bowling Alley on the 2200 South block of State Street.

The project will be five-stories with 287 residential units and will front both the S-Line and 200 East with a small private street that will connect it to State Street.

Including the Ritz, a significant portion of the developable land in the streetcar corridor will be developed in the next year. The Ritz Classic Apartments
is one of three multifamily developments currently in the works...


Rendering of the Ritz Classic Apartments. Image courtesy of Think Architects.



Rendering of the Ritz Classic Apartments looking from 200 East. Image courtesy of Think Architects.



Rendering of the west façade of the Ritz Classic Apartments. Image courtesy of Think Architects.


Construction is underway on the parking structure for the Ritz Classic apartments along the S-Line, as seen looking west from 200 East. The project will have landscaping and entrances along the S-Line Greenway to provide some interaction at the street level. Photo by Mike Fife.

Sugar House To South Salt Lake - The S Line Greenway - Zellerbach Apartments

Isaac Riddle Report - Full Article @ http://www.buildingsaltlake.com/sout...-based-zoning/

...Construction is underway on the Zellerbach Apartments, a four-story 292-unit project directly south of the S-Line between 300 and 400 East...



Rendering of Zellerbach Development as seen from the intersection of 300 East and the S-line. Image by MG Architects.

South Salt Lake Booming along the S-Line - https://www.buildingsaltlake.com/pic...-along-s-line/

The Zellerbach apartments is directly south of the 300 East S-Line Station. Photo by Mike Fife.

[Liberty Wellsian]

of course Trump is going to kill the highrise development boom with a steel tariff just as it looks like SLC may get some action.

[GrandTeton]

Thanks for the great updates, with photos Delts.

[asies1981]

Originally Posted by Liberty Wellsian

of course Trump is going to kill the highrise development boom with a steel tariff just as it looks like SLC may get some action.

Agreed. Highrise construction is already very expensive and these tariffs could be really bad for the construction industry and our future skyline.

[asies1981]

Photo update by Mike Fife on three Marmalade projects.

[jubguy3]

Originally Posted by asies1981

Agreed. Highrise construction is already very expensive and these tariffs could be really bad for the construction industry and our future skyline.

What, you mean protectionism hurts our economy? Someone get Herbert Hoover on the phone.

Trump = bad for economy. Trump is bad for SLC and Trump is bad for our future. If you like development, vote against Trump's party in November.

[Old&New]

This bill is being proposed by:

Representative Michael E. Noel


https://en.wikipedia.org/wiki/Michael_Noel
https://house.utah.gov/rep/NOELME

Here's the bill:
https://le.utah.gov/~2018/bills/static/HB0481.html

[delts145]

Originally Posted by GrandTeton

Thanks for the great updates, with photos Delts.

Your welcome GrandTeton, but just remember that most of these updates are courtesy of the hard work of Isaac Riddle and Mike Fife's Photography. We are very fortunate that Isaac founded his business "Building Salt Lake", which is constantly gathering this information, and keeping us up to date. After his initial reporting on the many projects, I wait a few weeks then take the sooo convenient advantage of simply copying and pasting the info again. For many like myself, the reporting and the visual reminders cut like a hot knife about the fact that a lot really is going on in the buildup of Salt Lake City and its Metro.

We can't say THANKS enough Isaac!!!

[Orlando]

Thanks Delts!