City of Cottonwood Heights, in Partnership with Wasatch Front Regional Council Fort Union Corridor Study Zions Bank Public Finance – Landmark Design - InterPlan January 2015 Cottonwood Heights | Fort Union Corridor Study Contents Contents ............................................................................................................................................................................................... 2 Executive Summary .............................................................................................................................................................................. 7 Land Use .............................................................................................................................................................................................. 8 Market Analysis and Economic Conditions ........................................................................................................................................... 11 Transportation .................................................................................................................................................................................... 15 Existing Conditions.............................................................................................................................................................................. 18 Demographics .................................................................................................................................................................................... 19 Population ....................................................................................................................................................................................... 19 Household Characteristics ............................................................................................................................................................... 19 Resort/Tourism Influence ..................................................................................................................................................................... 25 Land Use ............................................................................................................................................................................................ 27 Existing Land Use Conditions & Analysis .......................................................................................................................................... 27 Background .................................................................................................................................................................................... 28 Node 1 1300 East/Fort Union ........................................................................................................................................................... 39 Node 2 Highland Drive/Fort Union .................................................................................................................................................... 39 Node 3 2300 East/Fort Union ........................................................................................................................................................... 39 Node 4 3000 East/Fort Union ........................................................................................................................................................... 39 Node 5 Wasatch Boulevard/Fort Union ............................................................................................................................................. 39 Node 6 Old Mill/Cottonwood Corporate Centers ............................................................................................................................... 40 Node 7 7-11 to the Gravel Pit ........................................................................................................................................................... 40 2 Zions Bank Public Finance – Landmark Design - InterPlan | January 2015 Cottonwood Heights | Fort Union Corridor Study General Land Use Analysis .................................................................................................................................................................. 40 Economic Conditions .......................................................................................................................................................................... 45 Retail Market Analysis ...................................................................................................................................................................... 45 Market Growth and Share Analysis .................................................................................................................................................. 45 Sales Leakage ................................................................................................................................................................................. 48 Retail Cluster Analysis ...................................................................................................................................................................... 56 Entertainment and Event Venues ..................................................................................................................................................... 61 Office Development ......................................................................................................................................................................... 62 Housing .......................................................................................................................................................................................... 64 Property Parcel Value Analysis ......................................................................................................................................................... 72 Transportation and Transit ................................................................................................................................................................... 77 Infrastructure and Operations ........................................................................................................................................................... 78 Network Summaries ........................................................................................................................................................................ 85 Facilities ....................................................................................................................................................................................... 85 Access ........................................................................................................................................................................................ 87 Parking ........................................................................................................................................................................................ 87 Network Use and Demand ........................................................................................................................................................... 87 Vehicles and Safety ...................................................................................................................................................................... 91 Transit Network ............................................................................................................................................................................... 92 Facilities ....................................................................................................................................................................................... 92 Access ........................................................................................................................................................................................ 93 Parking ........................................................................................................................................................................................ 94 3 Zions Bank Public Finance – Landmark Design - InterPlan | January 2015 Cottonwood Heights | Fort Union Corridor Study Network Use and Demand ........................................................................................................................................................... 94 Bicycle Network .............................................................................................................................................................................. 96 Network Facilities ......................................................................................................................................................................... 96 Bicycle Parking ............................................................................................................................................................................ 98 Network Use and Demand ........................................................................................................................................................... 98 Pedestrian Network ......................................................................................................................................................................