Salt Lake MSA Development Thread

[Reachforthesky]

Originally Posted by airhero

^^^I think that link is messed up.

http://fox13now.com/2014/11/03/sandy...er-new-owners/

Oops! Your right looks like it is. thanks for posting the working one

[bob rulz]

Originally Posted by SLC Projects

My wife and I were talking about this today. Why are developers so willing to develop NEW strip malls when we have so many that are dieing? Strip Mall at 7000 South and Redwood, Taylorsville Family Center just to name a few that have a ton of empty stores. Before we develop more strip malls, maybe we first need to redevelop some of these older ones.

Yeah you're absolutely right about that. It's amazing that developers are even willing to sit on these dying strip malls when clearly nothing is going to move into them. Of course it's often prudent to wait until there's an actual offer with actual development plans, but I think there should be more policies in place to encourage the redevelopment of these doomed retail centers. I'm not sure what kinds of incentives can or are offered, but surely that should be a priority especially for inner-ring suburbs or city centers (not really Salt Lake, but other major cities) where these kinds of things have become widespread.

[Future Mayor]

The issues in many other major cities is there isn't the demand for these dying strip malls to be redeveloped. In many instances the strip malls were built as areas were new and populations were just moving in. When the population matures and almany move further out to the next suburb the populations decline leaving way to much retail square footage for the surrounding population. Many cities don't have the luxury of an exploding population, to keep refilling the areas with new people in nve the previous ones move further out.

As for making owners redeveloped their property takes away their rights as private property owners. A strip mall be uglyb but as long as it isn't a health risk/danger the owners can continue to operate it how they choose. Another thing that needs to be considered is that manybof these older strip malls may be better off financially staying how they are vs investing in a major remodel. If ownership hasn't changed in a very long time the cost to remodel may out weight the possible increase in rents collected in the updated version. Many of these older strip centers could very easily be paid off or close to paid off thus what they are making now, even with lower rents and a couple of vacant store fronts maybe higher than what they could make after a major remodel.

[goldcntry]

Originally Posted by SLC Projects

My wife and I were talking about this today. Why are developers so willing to develop NEW strip malls when we have so many that are dieing? Strip Mall at 7000 South and Redwood, Taylorsville Family Center just to name a few that have a ton of empty stores. Before we develop more strip malls, maybe we first need to redevelop some of these older ones.

Great point Projects! I know that particular development is a high priority for Taylorsville. In fact, the south end of the complex has seen extensive renovations, re-construction, and demolition in the last year. Most of the south buildings have been completely re-worked. They just finished a new addition to the PetSmart side, making new space for the Guitar Center. The old Guitar Center building has been demolished, freeing up the congestion between it, JoAnn's, and the Sports Authority.

The North side of the development, currently anchored by Harmons, FYE, and the haunted house, has big plans in its future. I don't think the city's decided/approved final plans yet, but there are some ambitious plans in the future. I believe they're even posted in this thread a few pages back. When I was speaking with the manager of the Harmon's two months ago, they've been told that complete reconstruction of the north side could begin in the last half of 2015. Some positioning has already occurred including Jiffy Lube building a new place further west up 5400. It also looks like the old Redwood Furniture place may also be getting a tenant soon (no confirmation).

[CofIKid]

Originally Posted by goldcntry

Great point Projects! I know that particular development is a high priority for Taylorsville. In fact, the south end of the complex has seen extensive renovations, re-construction, and demolition in the last year. Most of the south buildings have been completely re-worked. They just finished a new addition to the PetSmart side, making new space for the Guitar Center. The old Guitar Center building has been demolished, freeing up the congestion between it, JoAnn's, and the Sports Authority.

The North side of the development, currently anchored by Harmons, FYE, and the haunted house, has big plans in its future. I don't think the city's decided/approved final plans yet, but there are some ambitious plans in the future. I believe they're even posted in this thread a few pages back. When I was speaking with the manager of the Harmon's two months ago, they've been told that complete reconstruction of the north side could begin in the last half of 2015. Some positioning has already occurred including Jiffy Lube building a new place further west up 5400. It also looks like the old Redwood Furniture place may also be getting a tenant soon (no confirmation).

I hope that the they are able to redevelop the area like they have purposed.



Source: Redevelopment Agency of Taylorsville City--Center Point Community Development Project Area September 2013.

[Future Mayor]

Originally Posted by CofIKid

I hope that the they are able to redevelop the area like they have purposed.



Source: Redevelopment Agency of Taylorsville City--Center Point Community Development Project Area September 2013.

Throw in some street level retail with 2-3 floors of residential above it on that main meandering road and you've got yourself a nice little walkable development, partially supported by a built in population that doesn't have to drive to get there.

I don't understand why development after development of retail centers don't include some built in customers. Every retailer has a certain benchmark of so many rooftops in the surrounding area before they will move in, so why not include a couple of hundred additional rooftops in the overall plans?

[goldcntry]

Originally Posted by Future Mayor

Throw in some street level retail with 2-3 floors of residential above it on that main meandering road and you've got yourself a nice little walkable development, partially supported by a built in population that doesn't have to drive to get there.

I don't understand why development after development of retail centers don't include some built in customers. Every retailer has a certain benchmark of so many rooftops in the surrounding area before they will move in, so why not include a couple of hundred additional rooftops in the overall plans?

FM, I agree with adding new residential components. However, this development is bordered on the east and west with large multi-family developments. Admittedly, the development on the west really needs to be razed and rebuilt, but the late 90's, 2000 era town home apartments on the east side of Redwood are pretty decent, though I feel for the folks who overlook Walmart...

[jedikermit]

Ruh-roh....this just came across the Twitter:

KUTV 2News retweeted
Heidi Hatch ‏@tvheidihatch

New 25 story residential high rise coming to @sandycityutah - details on the new #Cairns center on @KUTV2News at noon.

[SLC Projects]

Another pipe dream from Sandy City. None of their highrise plans ever come true.

[Makid]

If a developer can make a 25 story residential building pencil out in Sandy, how can they not make it pencil out in SLC?

There has to be a subsidy by the city or something to off-set the costs or something.

[SLC Projects]

Originally Posted by Makid

If a developer can make a 25 story residential building pencil out in Sandy, how can they not make it pencil out in SLC?

There has to be a subsidy by the city or something to off-set the costs or something.

But that's just it. Developers CAN'T in Sandy. Look at it this way.......how many residential highrises are in SLC vs Sandy?

[jedikermit]

Some bullet points about "The Cairns" in Sandy:

• 1,100 acres
• 9000 South - 11400 south, between I-15 and the TRAX line
• 25-story residential tower
• transit oriented development "East Village" being designed by Hamilton Partners
• redesigned mall
• new I-15 offramp
• groundbreaking February 2015

[Makid]

From the above twitter feed:

New 650 unit apartment building to be built in empty field West of @sandycityutah @Target & "healing field."

There is an image attached to the twitter post as well.

[jedikermit]

Here's a rendering...

[Makid]

It is an okay design but I don't know if there is that much desire to live in a 25 story highrise in Sandy. From the maps, it isn't exactly walkable, no real amenities around either.

I do see this as being a catalyst for increased and improved transit in the area. If only because at a standard parking ratio they are looking at close to 1000 stalls just for the 650 Apartments in the building not counting anything else nearby.

Hopefully there will be more information soon as to what else will be included near by as well as the expected changes with Southtown mall.

[Future Mayor]

One word. Proscenium

The sky is not falling people, the sky is NOT falling.

Will Sandy get a 25 story residential high rise? Maybe. Will it be in the next 10 years? No way in hell. You can't simply plop an urban condo tower in the middle of the burbs and have it fill up. Urban condo towers demand urban amenities around them, something to walk to, restaurants, a bar, retail stores, entertainment.

I can possibly see the the two middle buildings of the rendering getting built, which will add some vibrancy to Sandy Civic Center, but until there are more offices, a better connection to transit and a something to actually walk to, I really don't see anything happening with either of the two taller buildings.

Yes there is a target and Southtowne, but neither of those is welcoming to the pedestrian, and without some sort of easy transit connection people are going to drive to the mall, not walk.

I do wonder what Sandy continues to promise these developers with big dreams.

Note to Sandy City, you can't instantly build yourself into a downtown, the momentum has to be organic. Yes you have city hall, some office buildings and some street oriented buildings, however show me someone walking around your downtown that isn't doing it for exercise on their lunch break. Show me more than a couple of people that commute by transit. The existing office building in Sandy City Center are 100% suburban in their orientation, not urban.

Here are things that need to happen before a 25 story condo tower will ever be even a slight possibility. Secure the Hale Center Theater deal, (which I don't like), attempt to connect your existing office buildings to any type of pedestrian connectivity, rather than the existing suburban layout. Connect Trax and FrontRunner with some sort of bus/Trolley. Build an office building over 10 stories tall. Require mixed use buildings fronting the sidewalk, with 1st floor flexibility. Build a residential building over 3 stories, that is oriented to the pedestrian rather than the car. Even with all that, I could MAYBE see Sandy being able to support a condo tower around 10-12 stories, but 25? Not in the next 15 years.

[SLC Projects]

How many different proposals have there been on that same site over the last ten years?.........Two?.......three? All failed.
1."The Proscenium"

2."The Meridian"


I'm sure February will come and go with nothing happening and then before we know it two years will pass and that site is still just an empty field. Until I see shovels in the ground and a crane is on site, I'm not holding my breath.
Really, Real Salt Lake has found a perfect home in Sandy City since both RSL and Sandy City are really good at building up all kinds of hype only to see that at the end of the day, they were both ALL TALK.

[SLC Projects]

Originally Posted by jedikermit

Here's a rendering...

AND based on this rendering and what was said on 2news, how the hell can the developer finish this in 9 months from today? Two 25-story buildings in less then a year?.......is that safe?

[Makid]

Here is a link to the story as well:

http://www.kutv.com/news/features/lo...l#.VHOTEMleIuI

I was shocked to hear the 9 month turn around. It seems to fit with penciling in 1 week per floor for concrete construction (6 months) plus foundation work which may go quick since it is an empty field. Then there is parking.

I think it is doable in the 9 month time frame but only if they use 24 hour construction periods.

The main part of whether or not the 9 month time frame will happen though is who the developer is and who the general contractor is. If they haven't build a highrise before or anything over 10 stories, I wouldn't expect 9 months to work.

But if all things line up, we may have an 85%+ empty 25 Story apartment building in Sandy by the end of 2015.

I just hope that this doesn't turn off developers from building taller in SLC where they can actually support it.

[jedikermit]

A friend just tweeted this in response to the whole The Cairns (stupid name, too) project:

all of Sandy is a cesspool. UTA, Dolan, and UDOT circle jerking over a pile of tax dollars.

Seems about right.