RECENT ARTICLES
Not often does an opportunity come around to build a new state park. But the project team jumped at the chance and helped bring amenities to the off-roading wilderness around Moab to deliver the new Utahraptor State Park. The unique project received design collaboration from Johansen & Tuttle Engineering, GSBS Architects, Horrocks, and Spectrum Engineers. Hogan & Associates Construction led construction efforts to bring in site infrastructure, utilities, and vertical construction to build new recreation opportunities for Moab’s tourism hotbed. The project’s remote location made this a major challenge. Still, best-in-class coordination helped to mitigate labor concerns and site issues to build a fitting tribute to the area’s history as Utahraptor State Park prepares for its first summer tourist season in 2025. Designing a Fitting Park for the Area The park was created in 2021 via legislative action (H.B. 257), while the infrastructure and more began construction in 2023. The site is historic in two senses. It is home to ancient history, with fossil sites of the Utahraptor found throughout the area—fossils first discovered outside the Dalton Wells Quarry by paleontologist “Dinosaur Jim” Jensen in 1975. It is also an area of 20th-century history as the former site of the Dalton Wells Isolation Center, the Civilian Conservation Corps facility-turned-internment camp where Japanese Americans were detained from 1942-1945 during World War II. Owner’s representatives from the State of Utah’s Division of Facilities Construction and Management (DFCM) said an overall goal for Utah State Parks was to preserve these historic assets amidst steady and consistent tourist and recreation growth. According to Matt Boyer, Assistant Director of Capital Development for DFCM, Utahraptor State Park's development would happen “in a way that would preserve the historic nature of the site while maintaining the opportunity for recreation in the process.” According to Clio Rayner, Principal for GSBS, the design goal aimed to complement instead of compete with the natural beauty of the surrounding landscape. “We wanted to provide a subtle sense of arrival where people feel a sense of welcome and comfort,” she said. Design leaders wanted the harsh beauty and serenity of the Colorado Plateau Desert to remain the showstopper. “We went into this design not wanting to make an architectural statement but rather wanting to create a visitor experience focused on the landscape. In a place like this, it should not be about the architecture.” Since the built environment of Utahraptor State Park would consist of recreational facilities and a visitor center, Rayner explained, “We used a material palette and building massing that reflected natural features of the site and created flexible open interior space for multiple uses.” Interior design, said Rayner, “Provided an open opportunity for Utah Parks to create interpretive exhibits inside the Utahraptor visitor center that tell the story and convey the significance of the site.” Design incorporated economical and durable features like natural wood and CMU colors and patterns drawn from the stone features that abound in Utah's eastern majesty.
Much like a good bonfire, multi-family construction in Utah, and especially Salt Lake County, has blazed. According to real estate brokerage CBRE in their 2023 report, Utah multi-family builders delivered a steady burn of units between 2019-2022—over 5,700 units per year on average. And then the fire roared in 2023 with over 10,000 units delivered, nearly half of them coming from outside of Salt Lake. That’s hot. But slow absorption, steady vacancy rates, and falling rents from 2023 to the present (1) have chilled the market somewhat since the “free money” era of the pandemic ended as Federal Funds Rate rocketed from 0.5% in March 2022 to 5.5% in July 2023. This cold water on the multi-family development fire made for a strange 2024 into 2025, even as deliveries reached similar heights from 2023’s delivery boom. While it’s made developers re-think a project or two, it has been excellent news for tenants. The growing range of options across the desirability and location spectrum from this recent delivery glut has pushed rents down in the form of concessions. Raise your hand if you’ve seen an apartment complex offering 10 weeks free—a substantial discount from the standard rental rate. But make no mistake, even amidst a cooler period in development, there are plenty of recently completed, hot multi-family projects bringing unique features to the table for tenants, while showing how designers and builders are delivering successful work to a changing market.
The transformation of the heart of South Salt Lake from a gritty, somewhat dilapidated industrial area into a legitimate 'downtown' urban area with active neighborhoods of stylish residential and commercial buildings, got a major boost in June with the official grand opening of the eight-story, 180-unit One Burton apartment complex, ushering in a new era of modern development in the city. "I'm very happy to be where we're at now," gushed Jason Algaze, a Principal with New York-based Abstract Development Group, as One Burton marks the firm's first completed project in Utah. "The building is unique, and we had a good [team] to help us execute our vision." One notable caveat of the $70 million project—with its location directly adjacent to Interstate 80—was that the previous landowner, YESCO, be allowed to keep its billboard on the property, leading to the building to being dubbed 'the Billboard Apartments' during construction. Architects from Salt Lake-based Architectural Nexus, led by Mihnea Dobre, Principal-in-Charge, and Charles Bagley, Project Manager, were quick to roll with that interesting design nuance, along with other design constraints specific to a location smack dab next to a bustling U.S. highway. They embraced the billboard, ultimately coming up with the idea of INFLUENCE—something that is shaped, carved, and molded by the constant effect of environment—as the design brief and conceptual driver for the project. Since the billboard would have a direct impact on the building form—and is emblematic of the very idea of what influence is—the design leaned heavy into it. From the south side, you can visually see its influence carving and shaping the building with a continued ripple effect bending and folding the eastern façade. "This project is all about influence," said Bagley. "The billboard is about influencing people, so we wanted the view corridor to influence the shape of the building, with a ripple effect as the east facade folds and crinkles." "The billboard is certainly a prominent feature," said Dobre. "We had a requirement to maintain the view corridor and build around existing billboards, so we used that to aid the design, and in maximizing site development without interfering with legal requirements. We decided to embrace what was [viewed as] a limitation." "We turned what could have been a huge hurdle for design and turned it into a 'wow' factor," said Algaze, adding that residents are not impacted from the signs due to billboard screens having directional baffles that eliminate light disturbance back to the apartments. Constructing around the billboard and next to a busy freeway offered various challenges to the contractor team, said KC Burns, Project Director for Salt Lake-based Jacobsen Construction, mainly being so directly in the public eye, along with limited access for material delivery from north and south roads only and limited space to choreograph the litany of heavy equipment, delivery trucks, lifts, and cranes. "Prior to construction, the billboard was removed and relocated slightly to allow it to be outside the building footprint—that's not something you see every day," said Burns. "The highway presented little issue itself; the exposure from passersby [traffic], however, kept us on our toes as there was a lot of oversight from freeway traffic. We became aware early that we either did it right, or it would be known immediately by all."
LATEST ISSUE
