DOWNTOWN SOUTH SALT LAKE DRAFT NOVEMBER 19, 2015 MASTER PLAN CREDITS PLANNING COMMISSION Rachel Lauritzen Portia Mila Holly Carson Jeremy Carter Brandon Dalton Mark Kindred Jonathan Meakin CITY COUNCIL Irvin Jones Mike Rutter Debbie Snow Ryan Gold Kevin Rapp Sharla Beverly Roy Turner MAYOR Cherie Wood CONSULTANTS Lewis, Young Robertson & Burningham IBI Group With funding and support from: South Salt Lake, Salt Lake County Wasatch Front Regional Council and UTA CONTENTS DOWNTOWN SOUTH SALT LAKE MASTER PLAN FOUNDATIONS 3 South Salt Lake is building a downtown city center. This could be the Culture most significant action in South Salt Lake’s 75-year history, and likely the Structure next century. The city anticipates no less than 2,500 multi-family housing Opportunities & Constraints units, 1.5 million square feet of retail and 3 million square feet of office/ commercial space, plus parks, a greenway, Parley’s Trail and cultural and ASPIRATIONS 15 social attractions in this 235-acre neighborhood. Values The Downtown Master Plan is an outline of the foundations, aspirations Vision and building blocks of a new city center. This is a vision with a 25-year Goals horizon for growth and change in this unique neighborhood, and transformation to a walkable, urban place to serve as a city center. BIG IDEAS 23 This plan reflects input of hundreds of residents, businesses and community Catalysts partners over the past decade as they have called for city leaders to Character facilitate building a “heart of the community” that they could call their own. This plan should be implemented through a form-based zoning code, city BUILDING BLOCKS 29 investment, and economic development activities to seek and support Living projects and partners who wish to be a part of our new downtown. Working Enjoying Access and Mobility TOOLS 51 Policies Projects Programs Costs and Benefits APPENDIX 57 Outreach Reference Data ADOPTED DECEMBER XX, 2015 THIS PAGE INTENTIONALLY LEFT BLANK FOUNDATIONS are the who and what this master plan. Who is here? What is the city shaped like? What are the unique characteristics that we can build on? Culture FOUNDATIONS Structure What is the city but the people? Opportunities & Shakespeare Constraints FOUNDATIONS Culture PEOPLE AND BUSINESSES SOUTH SALT LAKE CITY IN 2015 DOWNTOWN IN 2015 South Salt Lake has a diverse and growing populace. South Salt Lake’s total population is LIVING AND WORKING close to 25,000 people and growing at 3% per year. The city’s daytime population doubles to nearly 50,000 as employees come into the city. people live here Downtown residents makeup 1% of the city’s total population, approximately 300 people over 200 acres (1.5 people per acre). They live UPDATE in one condominium building (Central Pointe people work here Condos) and some dispersed single family housing. The median home price in South Salt Lake (zip code 84115) was $209,950 in 2015, an businesses here 18% increase over the previous year. This plan should balance the needs of property HOUSING Single Family owners, business owners, investors and Owner Occupied developers, existing and future residents and Single Family neighbors. Priorities and ideas from current and 22 56 218 Rental 1 future residents were solicited through city-wide Multifamily outreach efforts. rental owner condo house occupied Businesses have a much larger presence in this 0 house100 200 300 neighborhood than residents. The Downtown Exchange was organized to meet property owners, businesses owners, and developers to share information and help understand their needs and priorities. Note: The number of jobs is estimated, based on 2013 business license data. UPDATE DRAFT DOWNTOWN Master Plan 2015 6 Culture I Structure I Opportunities & Constraints FOUNDATIONS Culture BUSINESS LANDSCAPE Art Automotive Wholesale, 7 South Salt Lake developed in the mid-20th century Check Cashing Retail, 22 Art, 6 as the city proudly took on the reputation of “City of Construction, Manufacturing, & Contracted Automotive, 32 Services Industry.” The city has always been known as a great Home (Rental), 30 Convenience Store place to start a business, and a place with plenty of Day Care room for growth. The city is one of the top 10 revenue- Fast Food generators for the State of Utah (SSL General Plan) Check Cashing, 1 Professional & Business Large Retail Today, 2/3 of the city’s land area is still industrial/ Services, 28 Markets/Bakery/Café commercial. Mini-Storage Some of the largest employers in downtown are RC Construction, Moving/Warehouse Manufacturing, & Personal Services, 18 Willey (retail+warehouse), Marriott (office), Best Buy Contracted Services, 65 Non-Profit (retail), Pharmachem Laboratories (manufacturing), and Personal Services Cannon Business Solutions (professional services). Many Professional & Business Services of the smaller businesses and employers are in the food Non-Profit, 2 DOWNTOWNRestaurants BUSINESSES by TYPE & beverage, automobile and construction trades. This Moving/Warehouse, 1 Retail Mini-Storage, 2 diverse business mix reflects the value of this location. Wholesale Markets/Bakery/Café, 2 Convenience Store, 1 In the proposed downtown area, some industrial-based Large Retail, 3 Fast Food, 3 Day Care, 2 businesses have moved to areas with more suitable sizes or locations. Many new and existing businesses will fit DOWNTOWN BUSINESSES by LAND AREA right in to the new mix. Over time, some may choose to move to areas better suited to their needs. Automotive Arts 14% 2% Retail 25% DOWNTOWN BUSINESS OWNERSHIP Construction/ Suppliers/ Equipment unknown (36) 20% Office 8% Restaurant leased (86) 2% Food Suppliers Manufacturing Personal Services 3% 13% owner-occupied (70) 5% Multi-Family Single Family 0 20 40 60 80 100 Storage Housing Housing 2% 1% 4% DRAFT DOWNTOWN Master Plan 2015 7 FOUNDATIONS Structure NEIGHBORHOOD DOWNTOWN SOUTH SALT LAKE MAP 2: SURROUNDING LAND USES Downtown SSL is at the intersection all three TRAX lines (Airport, West of I-80 and I-15, the two major Valley and the North-South line) and Intermountain West highways. The the S-Line streetcar station. other boundaries are 2100 South and State Street. Nearly 500,000 cars a The surrounding neighborhoods day pass this site on these roads. transition include residential to the east; south and north, a mix of retail This is the “hinge” between downtown and office on State St.; and regional Salt Lake City and Sugar House, retail on 300 West. Connections to making it a desirable location for both these areas are important. To the west, businesses and residents. The site I-15 is a large barrier and transition MAP 1: REGIONAL CONTEXT also has the only UTA rail station with point to major industrial, including Roper Rail yard. DRAFT DOWNTOWN Master Plan 2015 8 Culture I Structure I Opportunities & Constraints FOUNDATIONS Structure TRANSPORTATION The downtown is bounded by major highways (I-15 and I-80), arterial (2100 South, 300 West and State Street) that direct over 500,000 cars a day past this neighborhood. The neighborhood is connected by all three TRAX lines (Airport, West Valley and the North-South line) and the S-Line streetcar. In addition, there is frequent bus service on 2100 South and State Street. The street grid is fairly well-connect- ed north to south, but chopped up heading east to west by the rail line and by State Street. Many streets area designed more for trucks and cars than for people. Pedestrian and bike connections are weak in this neighborhood. The Central Pointe TRAX station has limited access. Many smaller streets are designed more for loading UPDATE trucks with no curb and sidewalks. Bike access is expanding with the addition of Parley’s Trail and bike lanes on several streets, but still needs improvement. MAP 3: EXISTING TRANSPORTATION NETWORK Note “Activity” means boardings + alightings Sources: UTA, May 2015, UDOT, 2013 DRAFT DOWNTOWN Master Plan 2015 9 FOUNDATIONS Structure LAND USE PATTERN This neighborhood has a wide mix of businesses and a relatively fine grain of development. Buildings and parcels tend to be small and uses are mixed together. Blocks are smaller. Most parking lots are small and many users park on-street. This is a good pattern for building a walkable urban place, but assembly for redevelopment will be challenging. The condition of buildings vary, but many are past their useful life and may be affordable enough to tear down. Many others are ripe for reuse and can be affordably renovated. This creates opportunities for developers and investors of many sizes and uses. BUILT AREAS (for UDA areas only) Streets & Rail MAP 4: EXISTING LAND USES 15% Street and Rail Buildings Surface Surface Parking Parking 59% Buildings 26% DRAFT DOWNTOWN Master Plan 2015 10 Building Age µ T S 2100 S A M A N A P T T S T T S S S S T D R E N R T O COMMONWEALTH AVE E A A J G H T A E C S I M R R T S T S A M N I W A A 0 N 0 M A 4 UTOPIA AVE P UTOPIA ST WENTWORTH AVE BOWERS WAY ANDY AVE CENTRAL POINTE PLACE Culture I Structure I Opportunities & Constraints T S E CROSSROAD SQ 2260 S L P BUGATTI AVE M FOUNDATIONS E SENIOR WAY T T R S Y D E A T Structure W W A C R R E A C E R HAVEN AVE B REAL ESTATE E M T HAVEN AVE S 2100 S BROOK ST A M A N A P The majority of the occupants in this T S T T TRUMAN AVE T S S S S T D R E N R T O COMMONWEALTH AVE E A T A J G H T S A neighborhood are small businesses in E C S I M R MAP 5: E R T T A S T T S A S M warehouse or industrial buildings.