Salt Lake City: Official Development News Thread - Part 5

[Blah_Amazing]

https://citizenportal.slcgov.com/Cit...howInspection=

Location: 1104 East Ashton Ave.

Commercial demo permits filed yesterday for the Ashton Ave building that burned down in June.

It will be interesting to see what will go in its place.





Some articles on the fire:
https://www.abc4.com/news/local-news...ighter-injury/

https://www.ksl.com/article/50188730...refighters-say

[Blah_Amazing]

Also important to note for Ashton Ave, someone on Reddit yesterday posted that the 24 hour fitness was being demolished.

This is of course going to be replaced by the two building Alta Terra project.

[Makid]

I think a redesign is needed for the Moda Luxe site. As it will now have direct access to the mid block street, this should be utilized for parking access and leaving the streetscape free of curb cuts.

I also think that with the recent increase in taller towers, it is possible that we see an increase in height. Personally, I would love to see 2 towers rise, both in the 200'-250' range. They could be twins or different heights, just something other than a wall. With the coming Convexity Tower nearby, the planned redevelopment directly South, and the future Tire shop replacement, this area is primed for height.

[Makid]

Salt Lake City apartments keep rising while rents show no sign of falling
https://www.sltrib.com/news/2021/09/...ty-apartments/

If you’re searching for an affordable apartment in Salt Lake City right now, you may want to sit down before reading further.

Dizzying new numbers show the market for available rentals in Utah’s capital is tighter than ever. Vacancies in and around the state’s main population center haven’t been this low in 20 years and are far enough below 2% that economists are now having difficulty measuring the rate at all.

This pinch comes despite an unprecedented upswing in construction of multifamily housing along the Wasatch Front that is now shifting into an even higher gear, according to new data from the Salt Lake City real estate firm Cushman & Wakefield.

This historic wave of residential development is pushing the urban core upward (with towers) as well as westward, with dense mixed-use projects laden with housing that often cover a block or more of the Depot and Granary districts.

A record 93 apartment projects are either under construction or in the works in Salt Lake County, according to Cushman & Wakefield’s new tally — with potential for up to 18,697 mint units coming to market over a few years, including the region’s first luxury residential skyscrapers. Average rents for all apartments taken together could top $1,400 a month.

Between half and two-thirds of all those new apartments are landing in Salt Lake City, which the latest census shows is just shy of 200,000 residents after a decade of Utah being the nation’s fastest-growing state.

This means that if projects pan out as planned, SLC could add nearly 13,000 units by 2025. With vacancy rates under 2%, we are going to continue to see a lot of housing going up around the City.

This growth means that SLC could add between 20,000 and 25,000 people by 2025 in just the new developments. This is a boom time for the City and based on the numbers, the projects will keep coming and get bigger and bigger over the next few years to take advantage of the low vacancy rates.

[Atlas]

Big update in Astra legal fight

Originally Posted by u/irondeepbicycle

First a disclaimer, I'm not a lawyer and don't have any legal expertise. I do, however, have a job that requires me to frequently work with lawyers and read legal filings so I have at least some amateur-level understanding of the law.

By this point, I think most of us are familiar with some of the basics of the ongoing Astra lawsuit with the Pawn Shop owner over the alleged easement from the old Carls Jr parking lot. The state of that case is that there is NOT currently a stay, so the case does not prevent Kensington from moving forward on their project. Discovery looks like it's over and both sides are asking the judge for a judgment in the case - my guess is that the case is pretty close to done. It was filed about 2 years ago, and 2 years is a pretty normal time for a property rights case.

The next hearing in this case is set for October 26th. That could be the date for final arguments with a judgment shortly thereafter, so I'd look for something November-December-ish to wrap this case up. But again, Astra could (in theory) start earlier because there is not a stay of construction.

However... I said in a comment a month ago that I thought a settlement was likely but it depended on how big a deal the concrete slab was. It's actually looking like the concrete slab may be a big deal. Why do I say that? Because there is now a whole new lawsuit, just filed last week, with the parties flipped - this time it's Kensington suing Pawn Shop.

Here's the new (to me) info about the concrete slab that's supplied in Kensington's Complaint:

The underground footings and foundation of the Pawnshop extend onto the Kensington site from 9 to 28 inches.

There is no written easement allowing for it.

This concrete was buried several feet underground and covered for 50 years by the parking lot. There are no publicly available records that disclose its existence. It was not revealed through the extensive due diligence Kensington performed.

Kensington notified Pawn Shop and told them to remove it. Pawn Shop has refused.

Kensington has to redesign the building in such a way that will increase the cost of construction by at least $1,000,000.

Kensington is asking Pawn Shop to remove the concrete slab and pay damages of at least $1,000,000. As the lawsuit was just filed, we don't have the response from Pawn Shop yet.

So what's the game plan? I do not know. I can sometimes shed light on some simpler lawsuits but truthfully, this one is well beyond my expertise and I have no idea if Kensington has a strong claim here. But there are a couple guesses I can make.

First, it's worth remembering that Pawn Shop could have had a stay on the prior case if they were willing to put up a $250,000 bond. The reason the stay was never entered is that the bond was never put up. I think you can reasonably assume that Pawn Shop doesn't have a million dollars lying around, and an IOU for a million dollars doesn't do any good if the person doesn't have it.

So does Kensington really think they're gonna get a million bucks, regardless of whether they win the suit? I don't know. If I had to hazard a guess, maybe Kensington is looking to just buy the Pawn Shop and end this whole mess, and maybe this suit is a bargaining chip.

But either way, I'd be surprised if construction starts this year at all. I can't imagine them saying "This concrete slab is hindering our development plans and Pawn Shop needs to remove it, but also we're gonna do construction anyway". It seems like Kensington is still committed to the tower but this may take a bit longer.

[allh]

Regarding the Astra, I saw a few people surveying the site today (yellow tripod). It might start sooner than you think.

[Blah_Amazing]

https://citizenportal.slcgov.com/Cit...howInspection=

Location: 927 South 400 West

It appears that SOHI has purchased an adjacent property (it now runs all the way up to have 900 South street-frontage), has expanded their plans for the project from 105 to 153 units, and has filed a new Design Review. It will have 170 parking spots.

Project Summary (from developer)
SOHI is a proposed apartment building to be located at 903 South 400 West, adjacent to the abandoned rail line. The existing neighborhood is a commercial district populated mostly with lots for parked cars, trucks and mechanic type shops. SOHI Apartments aims to be a modern compliment to the artspace apartments across the street to the north and aims to revitalize and set a high standard for further development of the neighborhood. SOHI intends to meet design standard of the CG district and the design review as noted in the section below.

The new project proposes the construction of a single residential tower on top of a parking structure. It will contain 153 Units with 1 Bedroom, 2 Bedroom and Studio types. The covered structural parking provides a over 1:1 parking ratio (170 covered stalls per 153 Units). Although the CG zone allows fewer parking stalls (.5:1), we desire each unit to have an off street parking stall and have designed the garage to be sufficient for that purpose.

There are 5 levels of wood framed apartments, and 2 levels of concrete parking. The exterior materials are thin brick, cement board siding, stucco, and a wood finish metal siding.

Trash collection and a backup electric generator occur on the interior of the garage and are covered from street view.

Lounge room provided on the 1st level for the residents. This entrance is flacked by to commercial spaces that will house the gym and other amenities spaces.

Project Rendering


Project Rendering


Project Rendering


Site Plan


Site Plan with Aerial

Landscape & Ground Level plan:

Landscape Plan


Ground Level Plan

Elevations:

East Elevation


West Elevation


North Elevation


South Elevation

Original Plans:

[RC14]

Originally Posted by allh

Regarding the Astra, I saw a few people surveying the site today (yellow tripod). It might start sooner than you think.

I walk past the Astra site at least once/week. I have seen surveyors working there on several occasions in the past month or so.

[Comrade]

Originally Posted by Blah_Amazing

https://citizenportal.slcgov.com/Cit...howInspection=

Location: 230 W 300 N

Project Description (from developer):
The Marmalade Condos is a 16-Unit mixed use project that lies within the West Capitol Hill neighborhood located at 230 West 300 North in the Marmalade district. The project will consolidate two deep adjacent parcels of land, 230 West and 226 West, providing 0.81 acres (35,408.45 sq. ft). A lot line adjustment will occur excluding the street front residences at 226 West placing the final development at 0.69 acres (30,000.63 sq. ft.). The overall density of the project is at 11.04 units per acre which is well below the recommendations of the RMF-35 zone at less than 30 units per acre. The project is a mid-block infill solution to promote greater efficiency and innovation in the land use. The existing street front 2-story apartment building is in dire need of maintenance and will undergo a complete historic preservation. The parcels are now scattered with derelict garages, abandoned automobiles, sheds, and overgrown landscaping. The apartment structure is considered a contributory historic structure in the neighborhood. With the slated preservation and maintenance of the apartment building, it will support the historic context and the character of the neighborhood.

The project scope includes the addition of three new structures inserted into the interior block’s core (referred in our drawing submittal set as “Buildings B, C and D”), which will contain a total of 12 new Townhouse units. All required parking is provided on site with one additional visitor stall. The site design including a fire access lane, covered parking, recycling center, open and private gathering spaces for the community. This is a transitional project moving from single family residential structures to the east and commercial structures to the west. The adjacent two parcels to the west contain a large office complex and next to that a fire station. With new landscaping, our project will soften the edges and beautify the neighborhood setting. This application is to gain approval from the Salt Lake Planning Commission to proceed with the design as shown in our attached drawing set. This development meets the intent of the Capitol Hill Master plan, the Local & National Historic Design Guidelines, along with the RMF-35 Zoning Ordinance of Title 21A.

Project Rendering: Perspective View


Project Rendering: Bird's Eye


Project Rendering: Entrance


Project Rendering: Parking


Zoning Map


Vicinity Map


Site Plan


Building Materials


Existing Buildings (to remain)


Existing Buildings (to remain)

I'm very happy to see they're not demolishing the two older residential buildings. I really wish other developments would take note.

[i2theSKY]

Now that the Pawn Shop is facing a $1,000,000 law suit of their own they may be wishing they hadn't stirred the hornets nest. I could definitely see this suit being a possible bargaining chip as suggested. Like many I'm very anxious to see Astra get off the ground, it's not every day a new tallest is proposed. I just hope any additional costs occurred due to this circus don't negatively affect the height of the tower.

[Blah_Amazing]

https://citizenportal.slcgov.com/Cit...howInspection=

Location: 27 North 800 West

Commercial building permits have been filed for "Apartments at Emeril" "Multi-family apartments"

I believe this is the Highrise at Emeril project, which is shown as being 7 floors and 161 residential units.

[Blah_Amazing]

https://pegcompanies.com/projects/th...17071533203125

Slightly updated renderings of the currently under construction, 'The Revival' are on the Peg Companies website.





Old design:


I know this was not a popular project and nothing has changed fundamentally. But I do think it looks a little better then it did.

[Blah_Amazing]

https://citizenportal.slcgov.com/Cit...howInspection=

Location: 144 S Main Street

The Save the Pantages guy has filed a 'Historic Landmark Commission - Designation' with the City for Pantages.

Not sure what that will do, but they are definitely still fighting.

[Blah_Amazing]

Peg also has their page now for 465 Main Apartments: https://pegcompanies.com/projects/46...26940917968750

Just for a refresher:

Description:
Located directly on Main Street in downtown Salt Lake City, 465 Main Apartments offers residents a luxury experience in the city’s center. Recent developments, including several large new office buildings, continue to attract companies and young working professionals to the city. With a one-minute ride on the TRAX line, or a 5-minute walk, residents will have access to top employers including Goldman Sachs, Deloitte, and other professional firms. The property is located adjacent to the Hines 400,000 SF office development project that will start construction at the same time.

Location: Salt Lake City, UT

Year: 2023

Size: 266, 998 SF

Units: 244

[Blah_Amazing]

• Video Link

[bob rulz]

The planning commission gave a negative recommendation to what seems to me like a very smart and unique-for-Salt Lake bit of density on an underutulized lot in the east downtown area. I don't know what the argument to turn it down was until I have a chance to look at the minutes, but on the surface I'm disappointed with this decision, and I'm sure I can guess at the reasons.

This is the project in question, located at 129 S. 700 E. It was a rooming house that would provide truly affordable units at a high (but not extremely high) density that's comparable to surrounding neighborhoods:
http://www.slcdocs.com/Planning/Plan...taffReport.pdf

[allh]

They should build on the truly underutilized lot on 200 S 400 E. Used to be a Big Lots.

[rockies]

Originally Posted by bob rulz

The planning commission gave a negative recommendation to what seems to me like a very smart and unique-for-Salt Lake bit of density on an underutulized lot in the east downtown area. I don't know what the argument to turn it down was until I have a chance to look at the minutes, but on the surface I'm disappointed with this decision, and I'm sure I can guess at the reasons.

This is the project in question, located at 129 S. 700 E. It was a rooming house that would provide truly affordable units at a high (but not extremely high) density that's comparable to surrounding neighborhoods:
http://www.slcdocs.com/Planning/Plan...taffReport.pdf

Thank accounts like Wasatch Tenants United (@wasatchtenants) on instagram. I guess they are against it because it is a luxury project and because they are micro-units? I think it's just NIMBYs trying to get young people involved in their activities as I have seen a few other students reposting them.

[i-215]

We really need some sort of federal law (or amendment) which makes clear housing as a human right.

I get a county or city putting up roadblocks for luxury cabins, second houses, and short-term vacation rentals.

But the fact we feel justified using zoning to restrict affordable housing? Shame on us! It's a disgusting and immoral practice.

"But it will change the character of the neighborhood!" Eff you!

These affordable dorm units would have given dignity to dozens (or maybe a hundred) people. Instead we continue to dump them out into their cars or onto the street. Just awful.

[Makid]

Originally Posted by i-215

"But it will change the character of the neighborhood!" Eff you!

I just wanted to point out this section. This phrase has been used to discriminate against not just poor people but was the primary phrase used to exclude Blacks, and Hispanics from moving to neighborhoods.

It has been so bad even lately that Oregon passed a law that removes the ability for a seller to learn the Race, Family Status, and Sexual Orientation of the prospective buyers due to sellers not wanting to change the character of a given neighborhood.

Even today in Utah, we are seeing this but reversed. It is happening in the Fair Park and Rose Park areas with redevelopment. Many people are against new apartments because they fear gentrification but they are also hiding behind the same message of the development changing the character of the neighborhood.

Just wanted to expand on this comment and say that I agree with you that this exclusionary method needs to stop.