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  #3841  
Old Posted Nov 2, 2018, 7:32 PM
airhero airhero is offline
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Here are some renderings of Tower 8 uploaded yesterday. More or less what we've seen before. Also from the narrative looks like they are potentially naming it 95 South State.







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  #3842  
Old Posted Nov 2, 2018, 9:36 PM
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I think many of SLC's towers are too wide, and are a reflection of the wide blocks, and lack of restrictive zoning. This tower and others(American Stores/Wells Fargo), could definitely be or could have been much taller. In Seattle, the zoning code limits widths of towers, and also limits the location proximate to other buildings in order to maximize light and space in between towers. They have been trying to follow Vancouver's zoning guidelines. If any of you are familiar with Vancouver, there are a lot of skinny glass condo towers that are located and designed to allow for more light and air in between them. Also, zoning heights in Seattle, aren't just a point at which you have to have a design review. Zoning heights are strictly observed. But, Design Review is almost always mandatory, unless it's a single family zone. There are multiple steps building approval has to go through the city. There is Early Design Guidance, and also Design Review. More often than not, the city will require you to make revisions and come back again before approval is granted.

Last edited by Orlando; Nov 5, 2018 at 6:17 AM.
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  #3843  
Old Posted Nov 2, 2018, 10:16 PM
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The Gateway is getting a $100 million makeover. Here's what's in store for the 1.4 million square foot Salt Lake City property


Gateway has positioned itself as the urban extension of “Silicon Slopes,” bringing to market very unique tech spaces, Cushing said.

By Jasen Lee@JasenLee1
Published: November 1, 2018 6:22 pm - https://www.deseretnews.com/article/...e-gateway.html

SALT LAKE CITY — Downtown Salt Lake City has been undergoing a renaissance over the past few years, with the development of City Creek Center, the Eccles Theater, two new commercial office towers on Main Street and the renovation of Vivint Smart Home Arena.

The latest addition to the downtown revival effort is a one-time retail and entertainment hub situated in one of the fastest grown areas of the central business district.

"We've been working to revitalize the area ... hosted community events, brought in new tenants (and are) continuing the process with some really great things happening," said Jacklyn Briggs, marketing director for The Gateway. "We're excited to see all of the changes really actualizing."...


...Headquartered in Phoenix, Vestar owns and manages more than 50 retail shopping centers in Arizona, California, Colorado, Nevada, Texas, Utah and Washington. The company took over The Gateway in February 2016 and spent the ensuing months analyzing the market as it developed a suitable long-term growth strategy, she said. Gateway has positioned itself as the urban extension of “Silicon Slopes,” bringing to market very unique tech spaces, Cushing said.

"We realize we have a very unique opportunity here because of the growing demand in the tech sector," she said. "We can repurpose some of the large blocks of space we have that have unique architectural features that can be (adapted) for tech companies or large office users."

She said the large, open former retail spaces offer one-of-a-kind opportunities for firms in search of modern workspaces unlike any found in traditional office buildings. That advantage is something Vestar has used to attract anchor tenants like Recursion and Kiln, along with Cicero Group and Fidelity Investments, who occupy space on the north end of the property.

"The opportunity that we have and what makes this so unique is that we have all of these amenities that will cater to (and) make it very desirable to attract specifically the millennial workforce," Cushing noted. "We're bringing in the state's first food hall and have some entertainment concepts that have already opened."

Full Article - https://www.deseretnews.com/article/...e-gateway.html

.

Last edited by delts145; Nov 2, 2018 at 10:38 PM.
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  #3844  
Old Posted Nov 3, 2018, 9:12 PM
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Originally Posted by asies1981 View Post
Keep in mind that Ritchie Group plans to build at least two towers at the parcel, two 11-story buildings and another 7 story building so that the tallest tower will have its own pyramid on that block.
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  #3845  
Old Posted Nov 3, 2018, 10:32 PM
SLCLvr SLCLvr is offline
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If that is the last tower ever built in SLC it might be too far west but if it and the Millenium tower are built and successful the four blocks in the foreground will have sites that are prime for redevelopment, especially if TRAX comes through there.
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  #3846  
Old Posted Nov 4, 2018, 1:29 AM
airhero airhero is offline
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Quote:
Originally Posted by Orlando View Post
I think many of SLC's towers are too wide, and are a reflection of the wide blocks, and lack of restrictive zoning. This tower and others(American Stores/Wells Fargo), could definitely be or could have been much taller. In Seattle, the zoning code limits widths of towers, and also limits the location proximate to other buildings in order to maximize light and space in between towers. They have been trying to follow Vancouver's zoning guidelines. If any of you are familiar with Vancouver, there are a lot of skinny glass condo towers that are located and designed to allow for more light and air in between them. Zoning heights in Seattle, however, are strictly followed.

In SLC, to only require Design Review if you exceed the height limit is very lax. For almost any building proposed in Seattle, it is required to go through a Design Review and also Early Design Guidance, and often times they will require you to revise and come back multiple times.
I strongly support width restrictions for towers. I’m interested how those restrictions are worded in Vancouver’s zoning. I love Vancouver’s look—more than any western city in the US.

I also support design reviews for buildings with a large footprint in general, like a lot of the monstrous apartment buildings going up. The new Milagro Apartments are downtown and occupy a huge footprint but never went through a design review and they ended up being very ugly. They are extremely imposing.
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  #3847  
Old Posted Nov 4, 2018, 6:48 AM
Ironweed Ironweed is offline
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Quote:
Originally Posted by Orlando View Post
I think many of SLC's towers are too wide, and are a reflection of the wide blocks, and lack of restrictive zoning. This tower and others(American Stores/Wells Fargo), could definitely be or could have been much taller. In Seattle, the zoning code limits widths of towers, and also limits the location proximate to other buildings in order to maximize light and space in between towers. They have been trying to follow Vancouver's zoning guidelines. If any of you are familiar with Vancouver, there are a lot of skinny glass condo towers that are located and designed to allow for more light and air in between them. Zoning heights in Seattle, however, are strictly followed.

In SLC, to only require Design Review if you exceed the height limit is very lax. For almost any building proposed in Seattle, it is required to go through a Design Review and also Early Design Guidance, and often times they will require you to revise and come back multiple times.
My question Orlando, is why in the world does SLC have an archaic, stubby, silly, 375' building height limitation in the first place? What 🤡 posse came up with that?!
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  #3848  
Old Posted Nov 5, 2018, 2:19 AM
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Wasatch Wasteland Wasatch Wasteland is offline
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My question Orlando, is why in the world does SLC have an archaic, stubby, silly, 375' building height limitation in the first place? What 🤡 posse came up with that?!
Smells like a question for the religiouslature.
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  #3849  
Old Posted Nov 5, 2018, 5:59 AM
Liberty Wellsian Liberty Wellsian is offline
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Originally Posted by Wasatch Wasteland View Post
Smells like a question for the religiouslature.
The legislature does not write SLC zoning ordinances.
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  #3850  
Old Posted Nov 5, 2018, 2:35 PM
sthbrown4 sthbrown4 is offline
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Based on this image it looks like the Social Hall thing near Harmons is gonna be renovated/rebuilt. Anyone have any info about this? It looks pretty cool
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  #3851  
Old Posted Nov 5, 2018, 5:34 PM
JMK JMK is offline
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U Health Office building,

Video Link
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  #3852  
Old Posted Nov 5, 2018, 7:00 PM
FullCircle FullCircle is offline
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Originally Posted by Ironweed View Post
My question Orlando, is why in the world does SLC have an archaic, stubby, silly, 375' building height limitation in the first place? What 🤡 posse came up with that?!
It's not that buildings over 375 aren't allowed in D1 zoning (in SLC proper), it's just that they are subject to a conditional use design review if they are. My understanding is that it's not that they don't want buildings taller than 375', it's that they want more control over the design and placement of tall buildings, so they are subject to more scrutiny if they are over 375'. Which actually makes some sense to me, at least in principal. Something that tall will have a significant effect on the skyline and airspace/shading of the surrounding area, so they want to make sure those structures go through additional vetting. In practicality it may not work out that nicely, and is actually an impediment to vertical construction.

Now, the D4 convention center overlay may actually have a hard cutoff at 375', I'm not sure on that one. Which would be silly. I think it would probably be a good idea to revisit all the zoning height maximums to make sure they still make sense in an actively growing city in this day and age, one that is trying to reinvigorate/reinvent its downtown core.
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  #3853  
Old Posted Nov 5, 2018, 8:11 PM
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Wasatch Wasteland Wasatch Wasteland is offline
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Originally Posted by Liberty Wellsian View Post
The legislature does not write SLC zoning ordinances.
Lol it was a joke
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  #3854  
Old Posted Nov 5, 2018, 8:33 PM
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  #3855  
Old Posted Nov 5, 2018, 8:45 PM
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  #3856  
Old Posted Nov 5, 2018, 9:00 PM
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I have mixed feelings about this one. Why did they choose to build immediately adjacent to the Depot? I hope the cladding is not stucco, but stone or precast.
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  #3857  
Old Posted Nov 5, 2018, 9:16 PM
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Indirectly related to development, but I'm sure some of you will find this interesting. It's an article about tech companies either leaving the bay area or setting up an HQ2 in cities such as, SLC.

https://www.bizjournals.com/sanfranc...ters-move.html
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  #3858  
Old Posted Nov 5, 2018, 9:19 PM
airhero airhero is offline
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Originally Posted by Orlando View Post
I have mixed feelings about this one. Why did they choose to build immediately adjacent to the Depot? I hope the cladding is not stucco, but stone or precast.
From the close-up, looks like it is mostly brick. But who knows? Renderings mean nothing. They could be doing a Hardware Village-esque bait and switch.
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  #3859  
Old Posted Nov 5, 2018, 11:41 PM
Makid Makid is offline
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Originally Posted by FullCircle View Post
I think it would probably be a good idea to revisit all the zoning height maximums to make sure they still make sense in an actively growing city in this day and age, one that is trying to reinvigorate/reinvent its downtown core.
The City Council wants to do just this. They are constantly having to override the planning commission because the planning commission is rejecting projects due to height maximums in various parts of the city. The Council wants to allow increased height and density along high frequency transit corridors.

Also, in some development news:

Office spaces in Salt Lake City: With costs rising and land at a premium, folks are getting creative, even setting up shop in shipping containers

https://www.sltrib.com/news/2018/11/...ces-salt-lake/

Quote:
If you want to understand the latest trends in Salt Lake City office spaces, look at some of the effects of a sizzling economy.

Utah could gain as many as 50,000 jobs this year — and workers need workplaces. Salt Lake County is expected to absorb up to a million square feet of new office digs, on par with its growth trajectory in recent years.

Utah County will add about 1.5 million square feet, if the latest projections are a clue, with rapid office growth driven by the magnet of Silicon Slopes as a tech hub and the county’s relative edge over its neighbor to the north in terms of available land and large office projects already in the pipeline.
Quote:
But top real estate brokers who specialize in office spaces say Utah’s capital city is under intense demand as a place to work, with a premium — thanks to TRAX — on locations in the central business district. That’s true of startup companies, existing firms looking to grow, or corporate giants like Amazon, Facebook and Goldman Sachs, all expanding in the Beehive State.

“People are excited to move here and be a part of our downtown area,” says Eric Smith, senior vice president and office market specialist with CBRE, an international commercial real estate firm with offices in Salt Lake City.

Another key factor for the look and mix of Salt Lake City offices is the jobless rate. In Utah, that’s hovering at a near-record low of 3 percent — close to full employment.

The more competition for top talent heats up — particularly in knowledge-based sectors of the economy — the more important it is to fashion workspaces with architectural and design appeal, along with higher-end finishes and plenty of amenities, according to the experts.
Keeping workers happy — and costs down

Brokers say fitness rooms are now standard in many high-end offices in Utah’s urban markets, as are comfortable lounge areas, game rooms, bike lockers and patios. Trendy decor — high ceilings, natural light, top-notch finishes — is as much about making workers comfortable and productive as it is about honing and conveying a company’s image.

A decade ago, many saw square footage of office space as a commodity. Today what an office looks like can be key to a company’s survival and success and is increasingly part of how firms brand themselves — both to the outside world and to their own employees.
Quote:
“Office space nowadays is very much, particularly for large companies, a tool for retention and recruitment. It’s hugely important,” says Casey Mills, vice president of office leasing and sales at Salt Lake City-based Newmark Grubb ACRES, a top local broker in commercial real estate.

Another force shaping workspaces along the Wasatch Front is the rising cost of construction.

The same trends that have been squeezing affordability in Utah’s housing and apartment markets — shortages of labor and land along with surging prices for building materials — are making it harder to build new offices these days, pushing up office rents, especially downtown.

Regional demand for construction workers is at something of a peak, with labor supplies gobbled up by the $3.6 billion overhaul of Salt Lake City International Airport, work on a new state prison and several large private-sector distribution centers underway.
Quote:
“It’s a labor issue,” says Dana Baird, executive director at the commercial real estate brokerage Cushman & Wakefield, of rising office building price tags. “Steel and tariffs are impacting costs, but labor is the biggest issue.”

While new office towers are expected to rise in Salt Lake City within three to five years, economic boosters at City Hall say the capital lacks a wide selection of larger office spaces — about 50,000 square feet or more — suitable for a larger employer. Whether for cost reasons or for lack of size in available spaces or both, many new firms are picking offices farther south in the county.

“That’s what we’re struggling against,” says Lara Fritts, the city’s director of economic development. “When a company comes to Salt Lake City that needs 50,000 square feet, 100,000 square feet, I have no product to show them.”

At the same time, high demand and costs in the heart of Salt Lake City’s cultural and business district are forcing creative uses of space.
More people, less room

Developers are combining infill — reuse of downtown land among existing structures — with seeking additional height on buildings in their quest to make more of space, bringing several new high-rises to the Salt Lake City skyline, most recently 111 Main.
Quote:
That same quest for value is on display in the interior of new office spaces.

“Companies are trying to utilize their space very efficiently," says CBRE’s Smith, “so that they’re not wasting any space and their people per square feet is optimal.”

Traditional ratios of employees and square footage are, in many cases, out the window, with some new firms in Utah’s urban core packing as many as 10 offices workers per 1,000 square feet. Instead of fully built-out offices, floor plans are made up of cubicles mixed with meeting spaces and small huddle rooms in a more open approach.

“And these are not tech companies,” Smith says.

Those higher densities in offices are also raising the importance of proximity to mass transit as company managers search for new spaces and negotiate office leases. With land at a premium, parking stalls and garages are increasingly less available, forcing the option of transit.

Many executives raise concerns about regional air quality in connection with their workers’ commute, says Chris Kirk, managing director for the downtown Salt Lake City office of Colliers International — along with the fact that many millennial employees are less dependent on cars.

“Proximity to TRAX is super important,” says Kirk, echoing other office brokers. “I get asked about that just about every tour I do.”

Some landlords are even offering shuttles from their offices to TRAX lines.
I didn't bring the whole article over, just many of the highlights. The biggest being that there is a very high demand for office space downtown but costs are going up due to tariffs as well as a lack of labor primarily due to the Airport.

The best part is that with the increase in people wishing to drive less and the "Return to City Living" that we have been seeing, this is driving more companies to look at downtown as a place for expansion/location/relocation. This should continue to grow as the number of downtown residents continues to increase as well as future commercial projects are built. These 2 factors should begin to compound each other.

This should put more pressure on the City Council to do something on the zoning height limits. Maybe make them pyramidal where they are removed in the downtown area and are added the further out you get.

Maybe maximums of 375' could start at 600s (East, South, West) and 200' at 1300s. Maximums could only be reached with going through CBDR and being directly adjacent to a high frequency transit stop of 10 minutes or better.

This would limit the impact initially to only a few areas but would primarily impact Downtown as there wouldn't be any caps provided the building went through the CBDR process, basically the same as now but it would remove the midblock limit and help relieve the pressure of land bankers in the D1 area.

It would also push SLC to fund the Black Trax line to allow for increased density and height along both North Temple and 4th South.

During this process though they also need to set a limit to Width + Length to Height of the building. They either need to set maximum Width + Length to Height limits or set minimum height limits so that the wider and longer a building is, the taller it must be to compensate.
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  #3860  
Old Posted Nov 6, 2018, 12:33 AM
Always Sunny in SLC Always Sunny in SLC is offline
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If downtown is in such desperate need of large office space is Patrinely only held back by lack of manpower?
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