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Originally Posted by brankrom
I think I would say that initial demand will be low as outlined by CountyLemonade. For now the line doesn't really go anywhere and development along the route aside from the terminus is sparce. I think things will change once the city gets movingh on the park improvements in the corridor but for now, like the blue line from 2100 South to points south runs through a urban/industrial wasteland for most of its route. There are some positives with the TOD developments in Murray sure but theres a lot of work to do along the S-Line corridor to make it truly viable IMO. What are some of the properties along the SLine corridor ripe for redevelopment with willing sellers? Aside from what is being done currently at the terminus?
The key is going to be what happens in the next phase of construction of the S Line. I watched an interview of the new council members yesterday and they indicate they want to reevaluate the 1100 E alignment
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I'm pretty positive that after further study, if the new council members vote with logic that the line will remain on 11th E. It if was the Trib Talk interview you are referring to, I saw it too. The new council person for District 7 made a good point, that a straw poll was done and most residents and business owners on and near 11th E want phase II to be on 11th. It was a VERY vocal minority that don't. Those that don't see past perceived/imagined short term negatives to see the long term positives. If the line gets moved to go up 21st to Sugarhouse Park and Highland HS, the line will be a flop. Streetcar results in increased densities along the line, resulting in higher ridership, 11th East has potential for much higher densities, while a 6 lane 21st S (east of 13th) has nearly zero potential for higher densities.
As for properties ripe for redevelopment there are two areas that are ready to start, just waiting on a developer and, and on one, a zone change. The first and most obvious is the former Market Station between State and Main, now wholly owned by SSL. The second is the former Zellerbach building/warehouse between 3rd and 4th East.
I am not completely familiar with SSL zoning codes it appears that their current mixed use zone allows for 25 residential units per acre, with a density bonus (with certain conditions met) of 20%, allowing for up to 30 units per acre. Or their Transit Overlay District, allows for up to 65 residential units per acre.
The area formerly Market Station, SSL owns 11.64 acres of land north of the S-line up to 21st S. The City doesn't own the 7-11, the Greek Restaurant, and the office building (all on 21st S). It also does not own the land where the Check cashing place is located, just south of 7-11. There are two parcels on Utopia Ave, the road that Inkleys is on that the city doesn't own. Excluding the two Utopia Ave parcels, the Transit Overlay Zone would allow for up to 756 residential units.
The Zellerbach property spans the entire block from 3rd to 4th, fronting the S-line with a station at 3rd, and nearly 5 acres all owned by one owner and currently for sale. The Mixed Use zoning would allow for up to 143 residential units, while the Transit Overlay zone would allow for up to 311. The Zellerbach parcel is currently zoned R-1, but I know through a conversation with a person in their planning department that the city is working to rezone the S-line frontage in order to maximize its potential. Seeing as it is currently R-1, and surrounded mostly by single family residential I would venture to guess that the units per acre will be somewhere in between the Mixed Use and Transit overlay, maybe around 45 units per acre, which would allow for up to 215 residential units on the former Zellerbach property. The final zoning is of course currently undecided and so my estimates are simply based on what would be logical and result in the highest and best use of the property.
All the above potential, is just on two stops on the S-line. Two stops that are currently available for redevelopment.