Developers look to add mid-density housing in Fairpark despite delays

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A dead-end street on Salt Lake City’s west side is attracting new for-sale housing development even as previous attempts to build single-family homes have been stalled for years.

Hoyt Place, an interior block street located off 900 W. between 200 and 300 N., holds old vacant homes and empty parcels with multiple plans and unfinished building phases.

Earlier this month, an application came through for plans on Hoyt Phase 2, with a developer and owner different from those of Phase 1. This is because Phase 1 is stuck in court over ownership. 

We first reported about Hoyt Place in 2017 when Phase 1 received Planning Commission approval. The project then experienced numerous delays, leading to a development standstill. 

Initially, the city took time to issue permits, then COVID-19 hit, and Dominion delayed the gas line replacement, leaving the road exposed for another year. 

Dave Robinson, the original owner of the Hoyt Place Phase 1, was unable to complete construction and deliver on time, leading to lenders suing for ownership of the property. According to Bert Holland, a representative for Phase 2, this is despite having pre-approved buyers for all lots in Phase 1, even through the original delays. 

The property ownership dispute is currently stuck in court after Robinson challenged the change in ownership and sued the lender who took over the property.

According to the Salt Lake County Assessor, the property is currently held by Howard Kent, a real estate developer, who has no plans to move forward with any designs or development during a court dispute over ownership. 

Images taken by Zeke Peters

Phase 1 currently sits empty, with the shared drive paved and all utility hookups awaiting any movement.

But the immediate area is still attracting attention from other developers who are looking to add more mid-density housing.

PHASE TWO

Hoyt Place Phase 2 is a separate project that is proposed by 300 West SLC, who filed an application with the city in October of this year. Phase 2 is a continuation of the goals of the now-stalled Phase 1 but is unrelated to the original developer and programs.

Phase 2 of Hoyt Place includes parcels at 853 and 851 W. Hoyt Place, equaling .33 acres in total. The plan includes subdivisions for five single-family lots using the SR-3 zone the area was initially designated. 

Phase 2 also calls to renovate and repurpose two existing and vacant homes on the north side of Hoyt Place and build two additional single-family homes above them on a new shared alley connection to Hoyt Place.

Site Plan and sample building elevations for Phase 2 provided in the application

These lot sizes would allow for up to four-bedroom and three-and-a-half-bath homes to be built. Phase 2 follows the same design and development guidelines as Phase 1 of Hoyt Place, where the potential buyer works with the developer to customize their floor plan, making layouts and room numbers more flexible. 

The goal of the Hoyt Place developments is to create affordable and for-sale housing in an area mainly seeing new rental housing construction. 

“Hoyt Place is designed for home ownership to meet the specific needs of a diverse buyer pool,” Bert Holland, a representative for Phase 2, said. 

Phase 2 is only the beginning for the developer as they own parcels at the end of Hoyt Place to the east of Phase 1 and plan to submit plans soon, Holland said. 

OTHER PLANS

While the Hoyt Place phased projects take up most of the north side of the street, two other development groups are planning three parcels on the southeastern corner of the street. 

First, Nielsen Estates is a planned subdivision that will span two existing parcels located at 833 W. Hoyt Place and 834 W. 200 N. The plan calls for renovating the existing home on 200 N and creating a shared access street from 200 North to Hoyt Place. This street will allow access to eight new lots with two different buildings. 

This subdivision is currently waiting for approval from a few city departments and was filed in March of this year. 

The buildings are split to allow a small access driveway to run parallel to Hoyt Place to connect to another property awaiting development. This project is for two parcels located at 825 and 823 West Hoyt Place. 

The second project is being planned and developed by TAG SLC, a Building Salt Lake Sponsor. While this project’s subdivision is not yet established, the plan is for for-sale housing. The initial application called for 12 for-sale attached townhomes, according to Jordan Atkin of TAG SLC 

“We were initially on hold awaiting fire access option but are waiting for the neighboring property [Nielsen Estates] to develop and allow us to use their development for a fire access easement,” Atkin said. 

These two projects are in process and waiting for city approval. Once one starts, the other is planned to follow. 

The Final Plat for Nielsen Estates

WHAT NOW

While Phase 2 is waiting for its application to be processed, TAG SLC is waiting for Nielsen Estates to start, Nielsen Estates is waiting for city approvals, and Phase 1 Hoyt Places is waiting for a summary of judgment over ownership. With so many things happening in one small space, a lot could slow down and further delay developments. 

All currently planned and approved phases along Hoyt Place

However, Hoyt Place was recently paved, and curb and gutter were added. All utility lines were replaced and stubbed with these initial plans in place. This and the city’s push for more for-sale housing, especially in a neighborhood like Fairpark, may be enough to get these projects all moving.

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Posted by Zeke Peters

Zeke Peters is a dual-masters student at the University of Utah studying Urban Planning and Public Administration. He works as a planner and designer in Salt Lake City. He currently resides in downtown Salt Lake and is from Austin, Minnesota, the birthplace of SPAM.