Ogden Rising: Redevelopment Engulfs Downtown Ogden

Ogden's resurgence continues.  It seems with the warmer weather that constructions crews are in full swing with new exciting projects going on in downtown Ogden.  As I was driving around town today, I couldn't help but notice.

My first stop was at the site of the new Ogden Preparatory Academy.  This new edifice is being build adjacent to the site of the existing elementary school.  Once the structure is complete, the old school will be torn down to make room for a schoolyard.

Along the River Project the new townhomes are coming along nicely.  Many have been sold and a third lot is being prepared for construction.  These townhomes are located next to the Ogden River Parkway.

There is also construction going on at the old Weber College site at 25th and Jefferson Ave.

This project will be a mixed use building that incorporates the old Weber College Gymnasium as part of the floorplan.  The new building will hold some commercial space and also some residential.

It will be an exciting addition to the neighborhood.  This site has sat dormant as an old parking lot for decades.

Further down the street next to the old Pingree Mansion, this new structure is being assembled.  It will be a triplex building.  It is also being built using S.I.P.S construction methods.  It is an innovative construction technique that enhances energy efficiency.  Many components of the structure are pre-assembled offsite, and then brought together at the construction site.  The technique creates super energy efficient structures with low operating costs.    

Finally, there is construction going on along the 600 block of 27th Street.  There used to be a couple historic looking (though very poorly constructed) homes sitting on the site.  One burned down back in 2004.  The other was torn down in the past month or so to make room for new housing.  Here is a photo of the neighborhood from a few years ago.

Onward and upward!

COMING SOON: New Dee Elementary School

I attended a recent Ogden City council meeting to speak in favor of the proposed new Dee Elementary School project.  The School District has had Dee in line for replacement for several years and finally has the financial resources in place to start the project.  To maximize the school's positive impact in the neighborhood, it will be relocated to the eastern half of the 600 block between 21st and 22nd Streets.  I have highlighted that area here:

The school will utilize the Liberty Park area much like St. Joseph's Elementary has done for Monroe Park at 28th and Quincy Ave.  It is a win-win scenario for the city and the School District to make use of the city park in a synergistic way.  Land will be procured by the District this next year with construction following the year afterward.

The current school needs to be demolished.  It represents a weird period in school architecture experimentation.  As you can tell from the picture at the top, it yielded a building that looks like a prison.  The floorplan isn't any better.  It is one giant open space with no walls separating class"rooms".  The recent performance increases at the school are in spite of its design, not because of it.     

This will also make a huge impact in the quality of life in the neighborhood.  The old Dee School will be demolished to make room for historic style infill housing.

Here is video of the event with more details.  My comments are around 1:04:00:

Ogden Valley Development: Edgewater Estates

One of Ogden Valley's most exciting development projects is currently being organized. Edgewater Estates will be located just west of Lakeside Village on lake front property and also at the base of the road to Snowbasin ski resort.  What makes this project so unique is its combination of residential, recreation, and retail commercial space.  It will be unlike almost any property in Ogden Valley.

Here is a layout of the master plan for the project (click to enlarge):

 

If you are interested in learning more about this up and coming development in one of Utah's best resort locations, contact me.

TRENDS: The Changing Complexion of Utah's Population

I attended the 2012 WFRC Consortium on urban planning, transportation, and housing trends that are facing Utah.  Today's demographic trends will mean that policymakers and market participants will need to adapt to significant changes that are happening.  To set the stage for this, here are charts from the first presentation we heard from U of U economist Pam S. Perlich:
Consortium WFRC 2012 Data Slides

The meeting was informative but provided few answers to some of the compelling questions that this data poses.  Utah's housing market is built largely around the suburban model which is crafted around the automobile and large lots to accommodate large families.  This historically has been due to a cultural phenomena related to the predominant faith in the State.  Soon though, that will also be due in part to the cultural dispositions of immigrant families.  

So, with that in mind, can urban options be created that meet these needs?  Will market participants adapt to provide for this change?  Suburban consumers change their minds on urban living and move into the city?  Will developers innovate and pioneer new product to meet this need? Or, will city living simply change the size of families being formed?  How will low wage earning immigrants fit into this mix when urban real estate typically costs more than suburban space? This is the riddle that has to be solved.

Utah's population is getting older and more diverse.  By 2040 Utah's white population will be the minority.  We need to prepare for a seismic shift in how we have been planning and developing our communities.

I enjoy living in the urban center of Ogden.  Our family enjoys the amenities and walkability of our community.  For the future's sake, let us hope that more people find merit in these qualities as well.

Ogden Redevelopment: Ogden Temple, IRS Building, Hilton Hotel and More...

While driving around this morning, I thought I would take the opportunity to snap some photos of some redevelopment projects currently underway in Downtown Ogden.

The New Ogden Temple

The Ogden Temple continues to plod along.  There have been some delays as more prep work is done to clear the way for underground parking at the site.  Water table issues stopped work for a while so engineers could retool and budgets could be realigned.  However, construction on the main edifice has begun to show.  Here you can see the new concrete boxes being framed and poured just east to the main framework of the old structure.

The Ogden Hilton

Crews just recently were able to "dry-in" the structure and are now at work putting on the exterior finishes.  This new building is located at the corner of 23rd Street and Washington Blvd.

The New IRS Building

This new structure has been under construction for some time.  The builders are behind schedule but the interior is currently being finished so the project should be completed soon.  The structure will compliment other IRS facilities located on the block.

Pioneer (4th Ward) Chapel Restoration

Several years ago Boyd K. Packer came to our Chapel for a Stake Conference.  When he walked through the church he told our Stake President: "Don't you let anyone touch this building." To see what he was talking about, watch this video of the interior.  The church is now making seismic upgrades to the building similar to those made to Ogden High School.  Hopefully, the structure will last for generations to come.

Developer Deliverance: Changes to Development Rules

I am currently on the Hill working on Legislative issues.  One of the committees I sit on is called the Political Subdivisions committee.  It sounds like a bland name but it deals with all kinds of fun issues that address our democratic system and the function of "subdivisions" (i.e. cities and counties) of the State. 

Today we heard a bill in committee by a Representative from Kaysville.  Under current law, cities and counties have the right to change the specifications required on asphalt depth, street width, curb width, and other infrastructure specifications as they see fit.  Unfortunately, this poses a problem when a developer purchases land, begins development and then has the city change the specifications mid-stream.e

The bill we heard today eliminates this as a possibility and fixes the specifications that are required for a development when the development starts.   You would think that this was the law already.  It is not.  Due to the length of time it takes to complete developments, some contractors were running into issues with this. 

Fortunately, it passed out of our committee unanimously and will go to the House floor for a vote.  This should create a more predictable environment for developers and cities to work together.

Ogden to Gain 700 Jobs from Massive Home Depot Service Center

It was reported by ABC 4 today that Home Depot has announced plans to open a customer support and service call center in Ogden.

Construction will begin soon on the building and will be completed by Spring 2012.  A location has not been announced but my guess is that it will be in the Business Depot Ogden facility on 12th Street.  This is where CSN Stores recently opened their new center as well. 

Ogden's rise continues...

Ogden Rising: Ogden River Restored!

I attended the ribbon cutting on the Ogden River restoration project today as a dignitary.  After years of hard work, the river has been converted from a dumping ground to an outdoor sports and recreation sanctuary.  Fox 13 has this video of the event:



The river now boasts a board walk, kayak ramps for easy access, and restored vegetation and wetland areas.  A new playground was also installed in the park adjacent to the river.

Come to Ogden to live, work and play!

Safer Neighborhoods: Ogden's Proposed Gated Community

Recently I have been made aware of efforts to make Ogden's neighborhoods feel safer.  One of these efforts includes a proposal to create a unique gated community in Downtown.  Here is a map of that neighborhood:

Basically, the proposal includes gating Eccles, Van Buren, and Brinker Avenues at 20th Street and also at 19th Street and Jackson Ave.  The four gates would  enclose a community of approximately 150 homes, most of which were built in the 1940's. 

The idea is to create an environment that would allow home owners to feel safer but also create an environment that makes it more difficult and less opportunistic for criminals. 

Interestingly, crime is not necessarily higher in this neighborhood than the surrounding area but rather the geography and street layout provide a unique opportunity to create a gated community with the least amount of infrastructure expenditures.  It will also be interesting to see how this kind of project will affect crime statistics once it is completed.

The project is still in the research stage so it will be interested to report on this again as community buy-in gets underway and plans are presented for approval. 

Watch for a report on this again in the future.

Old Provo Tabernacle to Be New Provo Temple

Last year we mourned what we thought would be the loss of a historical icon: the Provo Tabernacle.  Today during General Conference of the Church of Jesus Christ of Latter Day Saints, it was announced that the tabernacle will be restored and dedicated as a new temple.  This will be the 2nd temple in Provo, Utah.


As was the case with the new Ogden Temple, the church has provided elevations of the new restored victorian structure.  Here is the rendering of what the finished product will be:

This will be an improvement over what the tabernacle structure was before it burned last year.  The large steeple in the center was taken down back in the 1940's due to structural weakness.  Here is a picture of the tabernacle shortly after it was built:

The church deserves credit for committing the resources to resurrect this fine edifice.

Ogden Redevelopment: September 2011 Update

I thought I would do a follow up on development projects I spotlighted in April and in several other posts.  Construction continues:

Weber Morgan Health Department

The last time we saw this site it was just a couple concrete walls being held up with beams.  Its coming  along nicely.  This building is located on 23rd Street between Adams Ave. and Washington Blvd.

The Lincoln Center

If you have traveled to Ogden and come into the city on the 24th Street viaduct, you can't miss this enormous project.  For the longest time work was being conducted on the interior concrete stairwells.  Finally, and quickly, they have assembled the walls and floors of this attractive edifice.

The Ogden Hilton

Construction just began on this building and they are making serious headway.  The first floor is nearly framed.

 

Its great to see this project moving forward despite the tough economic challenges we are facing.  It will provide a boost to surrounding businesses.  Here is what the finished project will look like:

As the economy rebounds, I anticipate a surge of new redevelopment projects in the city.  I know of several plans by developers who are just waiting for the macro economic climate to thaw a bit before they move forward with their designs. 

 

Wall Street Journal Praises Ogden, Utah

The Wall Street Journal recently spotlighted Ogden as an important business hub and as a success in transforming itself from a railroad town to a recreation industry magnet.  Here is an excerpt from the article on what they had to say:

Ogden, a small city some 40 miles north of the capital, packs a concentrated punch in the outdoor and recreation industry.  Ogden made headlines in 2002, when it hosted events for the Salt Lake City Olympic Games. Those Olympic facilities, along with acres of pristine mountains, canyons and rivers, are the main reason outdoor-apparel and equipment companies have been moving to town: The site offers a perfect spot for testing new products, and it's easily accessible from a nearby airport that supports direct flights to Europe. What's more, business owners say, the growing base of competing companies in the area push each other to design the best equipment.

Utah has a relatively modest share of the industry; the state estimates it's home to about 5% of the outdoor-products firms in the U.S. Still, companies that expanded in or relocated to Utah have created at least 2,550 jobs in the past six years, according to the Economic Development Corporation of Utah.

Industry goliaths get partial credit for the surge in Ogden. Amer Sports Corp., the company behind Wilson, Atomic and other brands, consolidated its U.S. operations in 2007 and moved them to the town. Quality Bicycle Products Inc., a distributor based in Bloomington, Minn., set up its second location in Ogden in 2010.

The creation of jobs has helped support our real estate market and economy during this tough period.  Let us continue to recruit businesses to our city and keep the momentum that has been created.  Go Ogden!


Posted by Jeremy Peterson
Ogden, Utah Real Estate Broker
Mountain Real Estate Companies
801-390-1480

Ogden Rising: New Hilton Hotel Ground Breaking

Ground was recently broken for a new Hilton Hotel which is being built at 23rd Street and Washington Blvd in The Junction.  Here is a picture of the lot where the structure is being constructed.

 

The Standard Examiner gives us a brief summary of the project:

Dan Vanzeben, the architect of the hotel, said the structure's design is influenced by art deco and prairie-style architecture that's prevalent in Ogden. In addition to brick, it will be constructed with a variety of high-quality building materials including granite and limestone plaster, he said.

The second and third floors of the hotel will have three king-size suites and three one-bedroom suites. The exterior walls of the suites will be glass, providing panoramic views of the mountains to east and the valley to the west.

There will also be an indoor pool, spa and exercise room along with a kitchen to provide breakfast, room service and catering in three large meeting rooms.

A two-level parking garage with retail space surrounding the structure will be built north of the hotel, Vanzeben said.

This is just one more project that is rejuvinating downtown Ogden.  Onward and upward!

Posted by Jeremy Peterson
Ogden, Utah Real Estate Broker
Mountain Real Estate Companies
801-390-1480

Ogden Rising: Ben Lomond and MacCool's Grand Opening

The Ben Lomond Hotel and the new MacCool's restaurant held on open house today to celebrate the renovation of the hotel and the Grand Opening for the Ogden MacCool's.

I had a chance to visit with the restaurant owner and hotel owners.  They were very gracious and it appears they have hired highly motivated and professional staff.  I was impressed with their enthusiasm and attention to detail.

The first stop was MacCool's.  The owner has two other restaurants currently in Salt Lake City and Layton.  The Ogden location boasts a loft area for larger gatherings of 12 or more and a well lit street level room that can accommodate 20 or more.  There are also separate tables and a bar. The place is well furnished and had a nice atmosphere.

It became apparent that a lot of capital has been invested in sprucing up the Ben Lomond.

There are several large ballroom spaces that are available for rent for receptions, parties, or other gatherings.

Due to the backlighting, my camera doesn't quite capture experience but it was very elegant.

The elevator is mirror walled.  Here I am with Ryan Kell of Plaid Social, who is working on marketing for the hotel.

According to the staff that I spoke with, the hotel originally had 350 small (and inadequate by modern  standard) rooms.  Those rooms have since been reworked into 90 large and spacious suites.  Each suite comes with a separate furnished living space, a bathroom, and bedroom.

    
The upper level of the hotel commands great views of the city and houses a conference room in the north wing. 

If you are interested in hosting a party at MacCool's, contact Scott at 801-675-5920.  If you want to know rates and reserve any spaces in the Ben Lomond for gatherings, give Mike a call at 801-644-7240.  (Update: You can read more about the hotel renovation in a Standard Examiner article.)

Wild West: Farr West City Denies Developer and Dooms Taxpayers

In an ongoing drama that has been playing out since at least 2007, the final scene of a tragic comedy ended this month with the Farr West City council running itself and its taxpayers into a buzz saw.

The Standard Examiner reports:

Despite reports that the site at 1979 Heritage Drive is safe to build on, three council members voted to deny approval of the site plan and conditional-use permit for Seasons Assisted Living facility.

What the article fails to mention is that by all legal standards, the city council was obligated to approve the facility due to its own zoning statues, federal law, and other common law legal precedents.

When I attended the Farr West City council meeting in March, I was shocked at what I saw.  The packed room was unruly and frequent outbursts and heckling were heard...and that meeting was not for public input.  There was no order nor decorum.  The meeting degenerated into a circus as a prominent councilman started playing "gotcha" with the developer.  It was embarrassing to watch.  It culminated in someone keying the developer's car that night to the tune of $3,000 in damages.

Probably the most poignant part of March's meeting was the advise given by the Farr West council's very own legal counsel.  I will paraphrase his comments:

"If we don't approve this site plan and this goes to court, it will be a very short meeting with the judge.  I won't have anything to stand on."  

 
Despite this advise, the council members pandered to the audience and delayed their decision to May's meeting in which they finally denied the project.

The problem now lies in the fact that the developer of this project has made a significant financial investment in trying to comply with the city council's ever expanding demands to approve the project.  The demands made now appear to be beyond the legal limit and the subsequent denial of the project with respect to those demands appears to be an egregious abuse of process.

That likely means that a lawsuit will be filed and a judge will be called to hear the case to mete out justice.  Please refer to the above paraphrased comment by the Farr West city legal advisor.  It doesn't look good for the city.   

If Farr West does not want a retirement home in their city, it looks like they will have to pay to build one somewhere else.  Look for the taxpayers of Farr West to be tightening their belts in the near future.  

Ogden Redevelopment: Update June 2011 - Walmart, Earnshaw Building & Berthana Building

Investment and redevelopment in Ogden continue on several fronts.  I wanted to highlight several more projects that are ongoing:
 

The Earnshaw Building

The Earnshaw Building is located just south of the Children's Treehouse Museum in the The Junction located at 23rd Street and Keisel Ave.   It is a mix of 32 residential condominium units and retail space on the main level.  The residential units and much of the retail space remains unfinished.  Deseret Book occupies and operates its space on the ground level.

The Earnshaw Building was recently purchased by Beckstrand and Associates after it was foreclosed on last summer. The collapse of the real estate market in 2007 put real strain on the original project owner and ultimately the project needed to be reset through a write off bad debt and change in ownership. 

The Berthana Building

A recent Standard Examiner article reports that a significant sum of $750,000 is being invested for capital improvements into the building.  The edifice is being reworked to accommodate an upscale medley of businesses including an enhanced sports bar and entertainment venue. 

(Photo courtesy Standard Examiner)

 

The structure was constructed in 1915 and boasts some very classic mission style ornamentation.  It is located on 24th Street just east of Lincoln Ave. and across the street from The Junction. 

(Photo courtesy Standard Examiner)

It will be a wonderful place when finished.  The exciting part of this project is that it is all being done with private investor capital. 

Walmart

And finally we have the opening of Walmart at 20th St. and Wall Ave.  Unlike most of the "Blue Whale" stores that you see, Walmart agreed to follow city guidelines and add some architectural appeal to their store to give it, and the area, some dignity.  I am pleased with its appearance.  Also, my recent shopping experience there was quite enjoyable.  The store and patrons were very pleasant.

As you can see from these photos, the store is a positive economic force compared to what was once there.

Before

After

Ogden's investment in the future continues...