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Showing content with the highest reputation on 09/11/19 in all areas

  1. 2 points
    Dorian drove me from the coast now back in my Southend office. Lots of construction on the apartments today. and some inside photos of the Railyard lobby really hip. This is a GREAT project.
  2. 1 point
    this a great jobs announcement for Halifax County bringing jobs from California and back from China with 100 jobs. Halifax county is one of the poorest in NC despite being on I-95. https://www.bizjournals.com/triangle/news/2019/09/09/manufacturing-giant-taps-nc-for-expansion-over.html
  3. 1 point
    Went in there this morning and am impressed so far. They have a nice selection of produce along with other grocery items. DGX pretty much has everything that HG Hills has, except for the deli.
  4. 1 point
    Make that 4 years. https://www.coaster101.com/2019/09/07/golden-ticket-awards-2019-winners-announced/
  5. 1 point
    RECENTLY COMPLETED LARGE PROJECTS THIS WILL INCLUDE PROJECTS FROM THE LAST SIX YEARS OR SO AS THIS IS PART OF THE STILL ONGOING CONSTRUCTION BOOM IN NASHVILLE. I thought I would put the list together just to show the impact of the current construction boom. I consider the start of the boom loosely as just after the flood OF 2010, but the full impact did not become evident until 2013. IMO, the real catalyst for change was the start of the Music City Center / convention center in 2010 and the opening in 2013. NASHVILLE STARTED AT A DISADVANTAGE TO OUR “SO CALLED” PEER CITIES, BUT HAVE MADE HUGE STRIDES PLAYING CATCH UP TO ROLL PAST MANY OTHER CITIES THAT WERE CONSIDERED PEER AS WELL. But, have we really rolled past them? Maybe in some areas, but not all. Nashville has many shortcomings such as no viable mass transit system or even a plan at this time and going with that is horrible traffic. I believe every city has strong points and weak points and to compare one city to another is a bit of a misnomer, we all, however do it when traveling. Charlotte is not NYC as Nashville is not Atlanta. To compare any southern city with a northern city with the exception of New Orleans will always get you into trouble. Different times for different cities. Several other areas in which Nashville falls short are homelessness, affordable housing, a living wage, lack of sidewalks on many urban streets, lack of major art museums(with permanent exhibits) and attractions, no amusement park, lack of a grid can be considered as well, and probably the biggest of all is a substandard public school system. YEAR LISTED IS THE COMPLETION YEAR, TO THE BEST OF MY KNOWLEDGE. CRITERIA FOR THE LIST ARE BUILDINGS OF 50 UNITS OR MORE, 5 STORIES OR MORE, SIGNIFICANT CULTURAL BUILDINGS OR OTHER STRUCTURES OF SIGNIFICANT VALUE OR SIGNIFICANCE TO THE BUILT ENVIRONMENT OF NASHVILLE. As for the names of all of the apartments and condo buildings in Nashville, I for one, call for an end to all of the cliche ish names, which IMO is becoming tiresome. Note 16, Opus, Alto, Contralto, Octave, Cadence ...Please, Stop The Madness!!! Yes we have a brand, but let's not run it into the ground. DOWNTOWN/SOBRO/THE GULCH MUSIC CITY CENTER (2013) Project type: CONVENTION CENTER Status: COMPLETE Size: 1.2 MILLION SQ FT Price: 623 MILLION OMNI HOTEL (2013) Project type: HOTEL Status: COMPLETE Size: 21 STORIES 800 ROOMS Price: 250 MILLION CMHoF ADDIITON (2014) Project type: MUSEUM EXPANSION Status: COMPLETE Size: 210,000 SQ FT Price: 100 MILLION GERMANTOWN VISTA (2013) ELEVEN NORTH 2012 (THE START OF THE BOOM) RYMAN LOFTS (2013) ELLISTON 23 (2013) PARK CENTRAL (2013) 2300 BERRY HILL (2014) EVERGREEN GERMANTOWN (2013) PINE STREET FLATS (2013) HYATT PLACE (2013) 12 SOUTH FLATS (2013) HOME 2 SUITES MIDTOWN (2013) VILLAGE ROW @ 17TH (2013) NOTE 16 (2013) HOMEWOOD SUITES WEST END (2013) 1212 (2014) 80 MILLION RESIDENCE INN & SPRINGHILL SUITES WEST END (2014) RENASANT BANK WEST END (2014) FORD ICE CENTER (2014) ASCEND AMPHITHEATER (2015) HILTON GARDEN INN SOBRO(2015) FAIRFIELD INN GULCH (2015) GULCH CROSSINGS (2015) 78 MILLION ARTISAN ON 18TH MUSIC ROW (2014) LIFE POINT HOSP. HQ BRENTWOOD AIG BRENTWOOD FIRST TENNESSEE PARK NORTH CAPITAL (2015) 75 MILLION SOUNDS PARKING GARAGE NORTH CAPITAL (2015) 20 MILLION THE EDGE MIDTOWN (2015) 1505 DEMONBREUN DEMONBREUN HILL (2014) 1812 BELCOURT -HILLSBORO VILLAGE HILL CENTER- HILLSBORO VILLAGE (ACKLEN FLATS) ACKLEN (2015) WEST END THE TURNIP TRUCK (2015) WOODLAND STREET AMPLIFY ON MAIN (2014) EAST NASHVILLE 715 WOODLAND (2014) EAST NASHVILLE THE FLATS @ TAYLOR PLACE (2014) THE MELROSE (2014) LENTZ HEALTH CENTER (2014) OPUS 29 & OPUS 31, NOW CALLED DUET (2015) CITY VIEW APARTMENTS (2015) COURTYARD MARRIOTT GREEN HILLS 8 CITY BLVD. (ONE CITY) (2016) TERRA HOUSE (2016) ASPIRE MIDTOWN (2016) SESAC OFFICE BUILDING (2016) THE DALLAS ON ELLISTON (2015) ELEMENT MUSIC ROW (2016) ONE METRO CENTER APARTMENTS (2016) WESTIN (2016) 46 WEST APARTMENTS (2016) HCA PARALLON (2016) (Part of the Capitol View Project) HILL CENTER SYLVAN HEIGHTS (2016) HILL CENTER BRENTWOOD 2700 CHARLOTTE (2016) THE JAMES (2016) 1201 DEMONBREUN (2016) THE CARILLON (2016) 909 FLATS (2016) BROADSTONE GERMANTOWN (2016) MDHA PARKING GARAGE (2016) ELITE HEALTH BUILDING (2016) 1818 CHURCH (2016) THE CADENCE (2016) THE SOBRO (2017) HAYES STREET PARKING GARAGE (2017) INFINITY (FORMALLY CRESCENT MUSIC ROW) (2017) SKY HOUSE (2017) STACKS ON MAIN (2017) PEYTON STAKES (2017) THE THOMPSON HOTEL (2017) THE DINER (2017) KIMPTON HOTEL (2017) AERTSON RESIDENCES (2017) THE MORRIS THE BRIDGESTONE HQ 2017 Size: 30 STORIES/500,000 SQ FT Price: 232.6 MILLION 505 CHURCH PROJECT TYPE: APARTMENTS Size: 45 STORIES/ 550 UNITS/ 543' Price: 155,000,000 222 2ND AVE SOUTH Size: 25 stories/305'/ 391,000 SQ.FT. Price: 100 MILLION + CAMBRIA SUITES HOTEL Project type: HOTEL Size: 19 STORIES/255 ROOMS Price: 50 MILLION THE GOSSET Price: 80 MILLION RIVER HOUSE Price: 36 MILLION THE OLMSTED Price: 48 MILLION THE DUKE THE MONROE EASTSIDE HEIGHTS THE CLEO THE EASTLAND 8TH SOUTH CONDOS IMT 8TH SOUTH BERRY HILL TOP GOLF BWSC SOLIS GULCH CAPITOL VIEW HAMPTON INN ADDITION JW MARRIOTT 2018 TRI BRAND MARRIOTT 2018 VILLAGE 21 LC GERMANTOWN VERTIS 2400 CRESTMOOR TENNESSEE STATE MUSEUM MILLENIUM MUSIC ROW NOEL HOTEL-4TH AVE NORTH (A MIX OF REHAB AND NEW CONSTRUCTION) THE BOBBY HOTEL-4TH AVE NORTH (A MIX OF REHAB AND NEW CONSTRUCTION) https://i.imgur.com/Jvx0NKa.jpg[/img] DREAM HOTEL-4TH AVE NORTH (A MIX OF REHAB AND NEW CONSTRUCTION) (HISTORIC REPLICA) ALLOY ON TECH HILL FAIRGROUNDS EXPO CENTER HCA OFFICE EXPANSION BROADSTONE GULCH VANDERBILT CHILDREN'S HOSPITAL EXPANSION THE EDISON FAMILY JUSTICE CENTER AND METRO POLICE HQ LIFEWAY OFFICE BUILDING CAPITOL VIEW CAPITOL VIEW CITY LIGHTS 2019 HOLIDAY INN (4TH & PEABODY) DUAL BRAND HILTON (HILTON TRU & HOMEWOOD SUITES) THE MOXY 3RD AVE REHAB & NEW CONSTRUCTION THE FLATS AT SILO BEND THE MOXY HILLSBORO VILLAGE FIELDHOUSE JONES CENTENNIAL HOSP. ADDITION HYATT HOUSE HOTEL 21ST AVE OPRYLAND WATER PARK BELLS BLUFF APARTMENTS 18TH & CHET THE WABASH ONE MUSIC CIRCLE SOUTH THE VIBE 38 HAMMER MILL STORAGE FACILITIES (PRIOR TO THIS GROWTH PERIOD, NASHVILLE HAD “0” MULTI LEVEL STORAGE FACILITIES. THE REGION RANKED AMONG THE TOP GROWTH AREAS OF THE COUNTRY FOR STORAGE FACILITIES DURING THIS CURRENT BOOM AND WE HAVE 8 MULTI-LEVEL FACILITIES CLOSE TO THE CORE.) BERRY HILL STORAGE FESSLERS LANE STORAGE (CITADEL) 5TH AVE. SOUTH STORAGE 3RD AVE.SOUTH STORAGE 6 STORY CHARLOTTE AVE. STORAGE (CUBESMART) 3RD AVE. NORTH STORAGE , GERMANTOWN (NEARING COMPLETION) PREMIER SELF STORAGE 2ND AVE NORTH SPACE BOX WEST STORAGE (NEARING COMPLETION) COLLEGE & UNIVERSITIES NASHVILLE HAS NO LESS THAN 7 4 YEAR COLLEGE AND UNIVERSITY CAMPUSES, INCLUDING VANDERBILT, BELMONT, TREVECCA, AQUINAS, LIPSCOMB, TSU, FISK, WITH A NUMBER OF OTHER 2 YEARS SCHOOLS INCLUDING BUT NOT LIMITED TO MEHARRY, & LINCOLN COLLEGE WATKINS COLLEGE OF ART, AMERICAN BAPTIST COLLEGE. WE HAVE LOST THE WELCH CAMPUS THE NASHVILLE, STATE & TECH CAMPUSES AT SEVERAL LOCATIONS AROUND TOWN. BELMONT UNIVERSITY, IS BY ITSELF AS FAR AS CONSTRUCTION SINCE 2000, AND HAS NEARLY DOUBLED ITS ENROLLMENTS, SO HERE IS A RUNDOWN OF ALL PROJECTS ON THE CAMPUS AND THE APPROX. YEAR COMPLETED SINCE 2000. ENROLLMENT NUMBERS TO THE RIGHT BELMONT 8,481 “Belmont University’s student enrollment totalled 8,481 for the 2019 fall semester, making it the 19th consecutive year of record enrollment. This is a 57 percent increase since 2009, when enrollment was 5,393 students.” BEAMAN STUDENT LIFE CENTER & CURB EVENT CENTER 2003 KENNEDY HALL 2003 BELMONT UNIVERSITY GORDEN INMAN CENTER 2006 POTTER/MAPLE HALL 2008 PATTON HALL & BEAR HOUSE 2010 MCWHORTER HALL 2010 RANDALL & SADIE BASKIN CENTER 2012 TWO OAKS HALL 2014 WEDGEWOOD ACADEMIC CENTER 2014 HORRELL HALL & DICKENS HALL JOHNSON CENTER (2015) BRUIN HILLS DORM AKA TALL HALL 2018 FISK/MEHARRY 855/831 MEHARRY DORMS MEHARRY COLLEGE (2014) TURNER CENTER (2014) TSU 6,503 TSU TRAINING FACILITY TREVECCA 3,620 TREVECCA SCHOOL OF MUSIC THE FLATS AT WALDEN GROVE VANDERBILT 12,592 Vanderbilt is currently building a 500 million dollar campus along West End Ave that includes the Barnard campus as well as the new dorms to replace the 4 Carmicheal towers. KISSAM HALL DORMS (2014) 115 MILLION VANDERBILT TRAINING FACILITY VANDERBILT SCHOOL OF ENGINEERING (2016) VANDERBILT SCHOOL OF DIVINITY EXPANSION (section to the right) VANDERBILT SCHOOL OF NURSING BARNARD CAMPUS LIPSCOMB 4,642 THE JAMES D HUGHES CENTER NURSING & HEALTH SCIENCES SIMULATION CENTER. 2013 MCFARLAND SCIENCE BUILDING 2016 THE VILLAGE II (BISON HALL) 2017 FIELDS ENGINEERING CENTER 2017 KEY REHAB/REUSE PROJECTS TROLLY BARNS ROLLING MILL HILL (2013) CITY WINERY (2015) ONE OF THE FIRST PROJECT SOUTH OF LAFAYETTE THE SHEDS ON CHARLOTTE LOFTS AT THE RESERVE THE BELL TOWER HOSTESS BUILDING CHARLOTTE AVE. THE FIRST OF A NUMBER OF REHAB PROJECT AND NEW CONSTRUCTION ALONG CHARLOTTE AVE. 21 C MUSEUM HOTEL (2017) HOLSTON HOUSE (JAMES ROBERTSON REHAB) THE FAIRLANE HOTEL-4TH AVE NORTH ( THE FACTORY MARKETPLACE (2019) STOCKING 51 PHASE I & II COMPLETE, PHASE III UNDER WAY PHASE I & II UNDER CONSTRUCTION URBAN GROCERY STORES (IN 2000 WE HAD ZERO URBAN GROCERS IN NASHVILLE) SINCE THEN FIVE COMPLETED, HG HILL MARKET (VIRIDIAN),THE TURNIP TRUCK (GULCH),KROGER (21ST AVE SOUTH), PUBLIX BELLE MEADE & WHOLE FOODS (GREEN HILLS). NOW UNDER CONSTRUCTION THERE ARE FOUR, A WHOLE FOODS IN THE 1212 BROADWAY PROJECT, A PUBLIX IN THE CAPITOL VIEW PROJECT, A PUBLIX ON 8TH AVE. SOUTH, & A TURNIP TRUCK ON CHARLOTTE AVE IN WEST NASHVILLE. PUBLIX 8TH SOUTH FOUR SEASONS HOTEL AND RESIDENCES 40 STORY 350 MILLION THE JOSEPH HOTEL 21 STORY HYATT CENTRIC HOTEL 20 STORY FIFTH + BROAD OFFICE 24 STORY FIFTH + BROAD RESIDENTIAL 34 STORY DRURY PLAZA HOTEL 21 STORY AMAZON TOWER ONE & TWO NASHVILLE YARDS GRAND HYATT / NASHVILLE YARDS 23 STORY 2012 WEST END 25 STORY 1222 DEMONBREUN OFFICE PORTION OF GULCH UNION (ENDEAVOR) ONE CITY (ON GOING) FURTHER CONSTRUCTION OF OFFICE BLDGS STALLED THE VIRGIN HOTEL 15 STORY ENDEAVOR MIXED USE TOWER 1200 BROADWAY 908 DIVISION 16 STORY LAQUINTA HOTEL 11 STORY MARGARITAVILLE HOTEL 12 STORY BROADWEST RESIDENTIAL 34 STORY BROADWEST OFFICE 21 STORY SIXTH AVE S APARTMENTS (10 stories) ASURION HQ THE GULCH EMBASSY SUITES ONE HOTEL KENECT NASHVILLE FEDERAL COURTHOUSE THE GRADUATE HOTEL VANDERBILT RESIDENTIAL CAMPUS & 20 STORY TOWER The growth of BNA cannot go unnoticed as one of the fastest growing airports in the nation over the past decade. 8.96 million passengers FY ending June 2010 17,171,821 million passengers FY ending June 2019 BNA EXPANSION 1.2 BILLION IN UPGRADES Interim International Arrivals Building Project Complete Terminal Garage Project Complete Terminal Apron and Taxilane Expansion Phase 1: To be completed Summer 2019 Currently in Progress Phase 2: To be completed in 2023 Expanding Concourse D and Building a Central Utility Plant To be completed Summer 2020 Currently in Progress Expanding the Ticketing Lobby and Baggage Claim To be completed Summer 2020 Currently in Progress Additional Terminal Garage, Pedestrian Plaza and Airport Administrative Office Building Garage to be Completed early 2020 Airport Administrative Office and Pedestrian Plaza to be completed Early 2021 Currently in Progress On-Site Hotel and Additional Terminal Garage Opening 2023 Currently in Programming and Design Permanent International Arrivals Facility (IAF) Opening 2023 Currently in Design Terminal Lobby Renovation To be completed in Late 2023 Currently in Design Donelson Pike Relocation and Terminal Access Roadway Improvements To be completed in 2023 Currently in Design AIRPORT CONSTRUCTION PEABODY PLAZA OFFICE 9 STORY LIFESTYLE COMMUNITIES 3RD & ASH SILO BEND STOCKING 51 SILOS (REHAB/REUSE, NEW CONSTRUCTION) ILLUME KNOX METRO CENTER 300 UNITS CRIMINAL JUSTICE CENTER 1710 BELCOURT BELMONT UNIVERSITY PERFORMANCE HALL BELMONT UNIVERSITY GARAGE AND TENNIS FACILITY HEALTH SCIENCES BUILDING (TSU) TOWNPLACE SUITES GAY STREET DOWNTOWN LUDLOW FLATS CUMBERLAND BEHAVIORAL HEALTH 17TH & GRAND NEUHOFF PROJECT/ DEMO STARTED ON THIS MULTI-PHASE APPROX. 20 ACRE MIXED USE PROJECT BY NEW CITY LLC. NEW CONSTRUCTION AND REHAB/REUSE OF OLD MEAT PACKING PLANT AND FORMER WAREHOUSE SITE. CENTURY FARMS CENTENNIAL TRISTAR GARAGE BENTO BOX MAY HOSIERY MILL (REHAB/REUSE) TO INCLUDE UPSCALE LONDON BASED SOHO HOTEL, RESTAURANTS, OFFICE SPACE, RETAIL. STATE LIBRARY AND ARCHIVES HYATT HOUSE HOTEL 5TH AND LEA STAYBRIDGE SUITES CHARLOTTE AVE. ENVISION CAYCE 500 MILLION DOLLAR PROJECT OVER 10 YEARS TWELFTH & WEDGEWOOD VANDERBILT DORMS WEST END CAMPUS LIPSCOMB GARAGE HOTEL AIR B & B LKQ 12TH & DEMONBREUN OFFICE BROADSTONE STOCKYARD FLATS 83 FREIGHT (PROJECT MADE OUT OF OLD SHIPPING CONTAINERS) THE MANNING ACCENT METRO CENTER (282 UNITS 4 BUILDINGS) MBA WELLNESS CENTER 50 MILLION (NUMEROUS BUILDINGS HAVE BEEN ADDED TO THIS PRIVATE HIGHSCHOOL CAMPUS OVER THE PAST DECADE, THIS BEING THE LATEST ADDITION) W HOTEL & RESIDENCES THREE THIRTY THREE GULCH 805 LEA FAIRFIELD INN AND SUITES TOWNEPLACE SUITES CHARLOTTE AVE - 11 STORY SYLVAN SUPPLY ON CHARLOTTE HAMPTON INN & SUITES 10 STORY CAPITOL VIEW DONELSON STATION APARTMENTS REDEVELOPMENT OF DONELSON PLAZA THE SHINE CENTER LIPSCOMB ENVISION CAYCE HILL CENTER GREENWOOD NO RENDERING AT PRESENT CURRENT AND PAST OFFICE MARKET NUMBERS* * NUMBERS BASED ON COLLIERS INTERNATIONAL OFFICE MARKET REPORT NASHVILLE OFFICE MARKET: ANNUAL COMPARISONS AND TOTALS THE NUMBERS ARE TELLING: YEAR # BLGS INVENT. VACANT-S/F VAC% U/C SF RATE 2019* 643 56,260,556 3,951,259 7.60% 3,859,404 $28.05 2013 553 44,801,776 3,778,235 8.40% 1,135,471 $19.75 2012 552 44,763,776 3,931,937 8.80% 203,000 $19.50 2011 548 44,356,220 4,249,844 9.60% 250,000 $18.67 2010 544 44,153,710 4,249,844 10.70% 144,000 $18.99 *2019 2nd quarter numbers From 2010, the Nashville Market has has grown by 99 office buildings, increased square footage space by 12,106,846 SQ. FT with another 3,859,404 currently under construction. The overall occupancy rate is 7.6 % compared to the 2010 numbers of 10.70%, plus the overall sq. ft. rental rate is $9.06 higher. Keep in mind that this is the entire Middle TN market and all classes of office space. Over the past 9 years, Nashville has filled 7,852,548 SQ FT of office space for a total 52,007,258 SQ.FT. A large amount of the under construction space is already leased, leaving the door open for more office construction. Approximate amount of proposed office space proposed ?????????????????? PROPOSED PARAMOUNT AT THIS POINT TOWER LOOKS TO BE IN JEOPARDY DUE TO LAND ISSUE WITH METRO) ONE KVB /PROJECT IN DOUBT & ON HOLD 127 ROSA PARKS/ 24 STORY SWERDLING HOTEL (FAIRMONT?) 36 STORY & 16 STORY COMPANION HOTEL NASHVILLE YARDS MASTER PLAN (3 BUILDINGS UNDER CONSTRUCTION) NASHVILLE YARDS 40 STORY OFFICE NASHVILLE YARDS 15 STORY OFFICE NASHVILLE YARDS RESIDENTIAL BUILDING 18 STORY MGM HOTEL-ENTERTAINMENT COMPLEX /AEG NASHVILLE YARDS SEPT 2019 START 3415 MURPHY ROAD 14 STORY / APPROVED 15 MUSIC SQUARE WEST ONE22ONE BROADWAY 29 STORY OFFICE TOWER STATION DISTRICT TOWER 1 32 STORY/ LATE 2019 START STATION DISTRICT TOWER 2 32 STORY STATION DISTRICT TOWER 3 34 STORY STATION DISTRICT TOWER 4 34 STORY THE MOORE OFFICE TOWER (16 STORY & WILL INCREASE IN HEIGHT AS RECENTLY ADDED sq ft) HENSLER RESIDENTIAL TOWER 32 STORY ROLLING MILL HILL 1810 BROADWAY GREYSTAR 26 STORY & 16 STORY APPROVED 12TH & DEMONBREUN GULCH UNION HOTEL 16 STORY 12TH & DEMONBREUN GULCH UNION RESIDENTIAL 28 STORY ONE KVB CIRCLE/ MAINLAND OFFICE TOWER BROADWAY HOTEL 21 STORY BUCKINGHAM GULCH (PROJECT ON LIFE SUPPORT) THE LANDINGS AT RIVER NORTH PHASE I 2020 START RIVER NORTH FUTURE PHASE HOTEL INDIGO EXPANSION 13 STORY ADDITION 8TH & BASS MIXED USE PROJECT AT THE SOUTHERN EDGE OF DOWNTOWN SOCCER STADIUM/MIXED USE SOUNDS APARTMENTS (THE DERBY) LC SOBRO PHASE II HAMPTON INN/HILTON TRU GULCH HAVEN IN THE GULCH GULCH PEDESTRIAN BRIDGE (OLD IMAGE) LIFESTYLE COMMUNITIES THE NATIONS FINERY WEHO NEXT PHASE TAPESTRY HOTEL GATEWAY GERMANTOWN (PROJECT SEEMS TO HAVE STALLED) CHEATHAM PLACE MDHA APARTMENTS ROSA PARKS SOMERA ROAD PROJECT (8TH AVE. SOUTH) (REHAB/REUSE/NEW CONSTRUCTION) NASHVILLE WAREHOUSE COMPANY LINDSEY'S CORNER MARRIOTT EDITION HOTEL GULCH 16 STORY STANZA HOTEL (POD HOTEL) ALTO (215 15TH AVE N) CONTRALTO (MCMILLAN & CHURCH) NOVEL AT EDGEHILL WATER TOWER CONDOS 5 CITY PLACE 7 CITY PLACE-ONEC1TY SWH PROJECT (THE HAMILTON & HUME HOUSE) VANDERBILT GRADUATE HOUSING CAMPUS (DUE TO START LATE 2019) THE BRIAN PAUL HOTEL 320 MILLION 11TH HOUSE HOTEL (ON HOLD) HEAVENS DOOR DISTILLERY COURTYARD & FAIRFIELD INN EAST BANK & RESIDENTIAL PANATTONI MUSIC ROW -1030 MUSIC ROW ACKLEN PARK RESIDENTIAL 5800 CENTENNIAL 405 40TH LIPSCOMB COLLEGE OF BUSINESS PRICE DEVELOPMENT GROUP PROJECT (OLD SALT BARN LOCATION CHARLOTTE AVE) NO RENDERING AT PRESENT ALLIANCE COMMUNITIES THE NATIONS NO RENDERING AT PRESENT CANOPY BY HILTON THE GULCH (11 STORY) NO RENDERING AT PRESENT 805 DIVISION DINERSTEIN VANTAGE (11 STORY) NO RENDERING AT PRESENT THE TENNESSEAN SITE (DEMO IN PROGRESS) RUMORED TO BE 2 20-30 STORY BUILDINGS NO RENDERING AT PRESENT NORTH POINT HOSPITALITY HOTEL (18TH & CHURCH) 2 HOTELS TOTAL OF 350 ROOMS NO RENDERING AT PRESENT WOODFIELD DEVELOPMENT PROJECT (16TH & STATE) 292 UNITS NO RENDERING AT PRESENT 8TH & DIVISION (SE VENTURE PROJECT) NO RENDERING AT PRESENT UT HEALTH SCIENCE CENTER (STALLED) (VERY LONG RANGE) NO RENDERING AT PRESENT SKYLINE EAST/ 15 ACRE, MULTI BUILDING MIXED USE PROJECT BETWEEN I-24 & ELLINGTON PARKWAY ON THE EAST SIDE. 4 TO 15 STORY BUILDINGS. NO RENDERING AT PRESENT MULTI ACRE PROJECTS IN ADDITION TO CAPITOL VIEW (18 ACRES), NASHVILLE YARDS (15 ACRES), ONECITY (18 ACRES) THE FOLLOWING THREE ARE LONG RANGE PROJECTS ON THE NORTH AND EAST SIDE. THE FIRST WILL HAVE A FIRST PHASE UNDERWAY AT THE START OF 2020 WITH METRO KICKING IN 20 MILLION IN INFRASTRUCTURE WORK. THE LAST TWO HAVE A LOW CHANCE GETTING DONE ANYTIME SOON. THIS IS IN ADDITION TO THE MANY MULTI-ACRE PROJECTS UNDERWAY OR PLANNED IN THE NEARBY COUNTIES, ESPECIALLY WILLIAMSON WHERE THERE ARE MULTIPLE PROJECTS UNDER CONSTRUCTION. ALL OF THE BELOW PROJECTS ARE FOCUSED ON THE NORTH SIDE OF TOWN AND ALONG THE CUMBERLAND RIVER. THE LANDINGS AT RIVER NORTH (20 TO 40 MID-RISE & HIGH-RISE BUILDINGS) RIVER PARK ON THE CUMBERLAND WEST TRINITY TSU PLAN (LONG RANGE PLAN FOR EXPANSION OF TSU CAMPUS) THE FUTURE BNA FUTURE EXPANSION/ ANOTHER 2.8 BILLION IN EXPANSION BY 2033 MUSIC CITY CENTER EXPANSION PLANS Just three years after opening a 20 million dollar expansion took place and now after six years, the center is looking toward another major expansion due to the growth of the market here. Currently RFP’s were supposed to have been issued and a new master plan will take around 18 months to complete. METRO URBAN RENEWAL PROJECTS “LONG RANGE” 15-20 YEAR BUILD OUT. BOTH OF THESE ARE CONCEPTUAL AT THIS MOMENT, BUT THEY WILL FOLLOW THE MODEL OF ENVISION CAYCE BEING MIXED USE AND MIXED INCOME NEIGHBORHOODS, DEMOLISHING THE OLD BARRACKS STYLE, LOW INCOME HOUSING. THIS WILL ALSO ALLOW CRIME TO BE LOWERED AND ENCOURAGE DEVELOPMENT ALONG THE 12 SOUTH AND THE LAFAYETTE/MURFREESBORO ROAD CORRIDORS. ENVISION EDGEFIELD ENVISION SUDEKUM NAPIER TRANSIT Currently there is no plan in place. The last two plans have been defeated by either public opinion or by a Metro vote. The first not being ambitious enough and the second probably too ambitious and too expensive to start with. Metro seems to have studied this issue to death and the members of the Urban Planet group could probably offer just as good of a solution as the plans Metro has come up with in the past, with zero cost. The next mayor will have to tackle this issue one way or the other and the governor has stated that the state law probably needs to change in order for the state to be involved in financing any plan, before growth is stalled. There will have to be an integrated regional plan, that works from the inside out. It does look as if the Airport Authority and the Nashville Visitors Corporation in conjunction with the Music City Center will probably end up financing its own rail line at some point from the airport to the SoBro area, as money is in the budget on both ends of the line for infrastructure work. It remains to be seen what will be done and who will build this line. To say that the regional RTA has a plan is a misconceived notion at this point in time as well. Metro along with the mayors of the surrounding counties are part of the RTA that in effect have done very little other than to study. The last RTA plan and study was done in 2016 and now is three years old. The RTA plan can be seen here. The Improve act passed by the state gives local governments the power to pass referendums to pass a transit plan, the first of which was defeated in Nashville. At this point in time I have not seen a lot of improvements from the improve act other than the long awaited fix of I 440 that was 20 years overdue. The state has the power to build toll roads but are too afraid to do it and the State of Tennessee is a pay as you go State so no money can be borrowed for roads or improvements. POPULATION THE MSA POPULATION HAS GROWN BY 341,027 PEOPLE OVER THE LAST 9 YEARS. If the numbers below are correct, the Nashville MSA is already ahead of the 2025 population projections from the GNRC as of July 1, 2018. Geographic Area July 1, 2018[1] 2010 Census 2000 Census 1990 Census 1980 Census 1970 Census 1960 Census 1950 Census Nashville-Davidson–Murfreesboro–Franklin* 1,930,961 1,589,934 1,311,789 985,026 850,505 541,108 399,743 321,758 *Wiki Population & Employment Forecast for the Nashville Area MPO* * Greater Nashville Regional Council Year MPO Davidson Maury Robertson Rutherford Sumner Williamson Wilson People 2006 1,394,928 613,856 77,550 61,708 230,980 148,534 159,094 103,206 2015 1,637,000 654,879 89,371 73,949 288,734 172,232 229,052 128,783 2025 1,904,300 702,871 101,595 87,563 349,083 197,500 308,328 157,360 2035 2,174,914 752,326 114,005 101,324 409,986 223,124 387,970 186,179 FROM NASHVILLE NEXT NUMBERS These numbers are from two different sources, one being consevative and the other not. I think the true numbers will lie somewhere in the middle of the highlighted numbers below. Again, just my opinion, but Nashville needs to break the 2% growth mark every year for the MSA. In 2018 the MSA did break that number at 2.24% to come in at the 7th fastest growing MSA in the nation. Some of the ring counties are hitting numbers in the 3% and above range, but Davidson has only hit over 2 % in 2012 and for the last 3 years being under a 1% growth rate. Total Population 2010 census Woods & Poole Woods & Poole UT CBER UT CBER DIFFERENCE Numbers 2040 Change Numbers 2040 Change Cheatham 39,105 64,380 25,275 41,236 2,131 23,144 Davidson 626,681 813,297 186,616 777,037 150,356 36,260 Dickson 49,666 80,209 30,543 53,543 3,877 26,666 Maury 80,956 116,509 35,553 123,773 42,817 -7,264 Montgomery 172,331 308,759 136,428 254,284 81,953 54,475 Robertson 66,283 113,350 47,067 87,164 20,881 26,186 Rutherford 262,604 592,812 330,208 531,193 268,589 61,619 Sumner 160,645 238,950 78,305 232,586 71,941 6,364 Williamson 183,182 536,434 353,252 334,781 151,599 201,653 Wilson 113,993 231,902 117,909 172,285 58,292 59,617 Sum 1,755,446 3,096,602 1,341,156 2,607,882 852,436 488,720 Just a few of the larger county 2018 numbers are listed below. Montgomery County 2019 population numbers 200,015 The 2040 numbers here may be accurate. Rutherford county 2019 population numbers 316,677 Williamson 2018 231,729 Wilson 2018 140,625 Sumner 2018 187,149 DAVISON COUNTY GROWTH RATES FROM 2011 TO 2018 DISMAL NUMBERS FOR THE LAST THREE YEARS AND YES WE ARE BEHIND OUR PEERS! We will know a lot more once the 2020 census is done. I am unsure as to why the numbers are so low , but I can speculate. 1)cost of housing increase. 2) available housing. 3) most of the units built in the core were STR’s or STR conversions. I wanted to give the numbers for the cities Nashville is compared to the most and I use the County numbers since Nashville is a Metro form of Gov. and the county numbers give a closer picture of what is really happening. 2018 692,587 3,581 0.52% 2017 689,006 1,576 0.23% 2016 687,430 6,546 0.96% 2015 680,884 10,704 1.60% 2014 670,180 9,724 1.47% 2013 660,456 11,054 1.70% 2012 649,402 13,575 2.14% 2011 635,827 8,074 1.29% *World Population Review Compared to Travis County Texas 2018 1,248,743 20,972 1.71% 2017 1,227,771 21,388 1.77% 2016 1,206,383 26,210 2.22% 2015 1,180,173 27,415 2.38% 2014 1,152,758 30,173 2.69% 2013 1,122,585 25,513 2.33% 2012 1,097,072 35,353 3.33% 2011 1,061,719 31,180 3.03% Mecklenburg County 2018 1,093,901 16,590 1.54% 2017 1,077,311 20,646 1.95% 2016 1,056,665 23,383 2.26% 2015 1,033,282 22,870 2.26% 2014 1,010,412 19,627 1.98% 2013 990,785 23,702 2.45% 2012 967,083 23,333 2.47% 2011 943,750 20,492 2.22% Wake County NC (Raleigh)Wake 2018 1,092,305 20,419 1.90% 2017 1,071,886 23,505 2.24% 2016 1,048,381 25,950 2.54% 2015 1,022,431 24,642 2.47% 2014 997,789 23,782 2.44% 2013 974,007 22,113 2.32% 2012 951,894 23,165 2.49% 2011 928,729 21,847 2.41% CONTINUED BUSINESS RECRUITMENT According to many sources the trend will continue for the foreseeable future of business relocation and expansion to Middle TN. Business leaders that have relocated from NY and California companies have indicated that this is just the beginning. For this to continue the issues of affordable and available housing, transit, homelessness, and public education are going to have to be key areas that Nashville will have to make major improvements to. The bright side is that the State may be starting to come around after hearing that transit is going to be a sticking point for new business relocation, so the state will have to take an active role. The state is doing more with higher education as far as free 2 year tech schools and making this available to all Tenneseans. Metro is making some headway with affordable housing and hopefully that will continue if the administration changes. Transit is going to have to be dealt with at some point by Metro, the MD TN region and the State, otherwise things will grind to a halt. I do think the next two years things are going to start to happen. (Just a guess and my opinion). The state is already a very business friendly state tax wise and that will continue to draw business here from around the country, maybe not to the downtown, but at least to the Middle TN area. I do continue to see the central core to continue to grow and become its own viable group of neighborhoods in the future. NEIGHBORHOODS PAST, PRESENT & FUTURE The major changes we have seen in Nashville over the past decade is the rise of many of the urban neighborhoods to viable and now unaffordable areas of town. East Nashville and Sylvan Park led the way in the late 90s into the early 2000s and was followed by Gemantown, Salemtown, then the 12 South area, The Nations, Historic Buena Vista and now WEHO. Many of these areas were working class or minority neighborhoods that have since been gentrified and some are priced out of reach by many Nashvillians. Some of these areas are still experiencing lots of property crime as they are on the fringe of other neighborhoods that are not as well off as these areas. Problems such as too many AirBnBs are in some of the neighborhoods meaning there are many transient residents and non permanent residents thus no neighborhood. Many of the areas are having tall and skinnies built which just are not as appealing to as many people as traditional housing. At some point this will hopefully take care of itself, but many folks are priced out of these once traditional neighborhoods. This may explain the slow population growth over the last three years as Nashville's growth is eclipsed by our peer cities county growth by any where from 1 to 2 percentage points given the year looked at above. One area that is not activated right now is the Midtown area north of West End and once the BroadWest project is complete I do think there will be a host of other projects in that area and that will become its own district. My takeaway, is that maybe we are becoming a victim of our own success in some of these areas, but of course this is always up for debate on the board. Everyone can disagree with me on the speculation here as this is speculation on my part, but I do welcome comments on the reasons why Nashville is not doing well population wise. I just don't know for sure! I can go on with a dissertation but I am sure everyone isat information overload at this point in time. HOPE YOU HAVE ENJOYED If the link did not auto show , just click the link and it will get you to the rendering.
  6. 1 point
  7. 1 point
    KJ’s Krispy Kreme in DC.
  8. 1 point
  9. 1 point
    It's structural precast concrete. Check out this site for what can be done We are fortunate to have a big time precaster Kerkstra here in town. https://www.pci.org/
  10. 1 point
    Such a great looking addition to the city. I'm glad they took the time to do this right. It would have been easy to put an underwhelming 4 story triangle of condos in there.....
  11. 1 point
    I always thought it might be cool to have a couple of those chess tables like in Washington Square/Central Park on the Terrace on south shore of Lake Eola overlooking the fountain.
  12. 1 point
    I like to think of what’s going on now with bike/ped/scooter changes as the wave of the future, probably the same way pedestrian and horse people felt when we redesigned all of the streets 100 years ago to accommodate automobiles.
  13. 1 point
    Glass already in the next floor’s panels!
  14. 1 point
    Broadwest is gonna help a lot, as well. Once you start seeing buildings close to 400' on the west side of the loop, it's going to really stretch the skyline in a new way.
  15. 1 point
    They still have to get financing. One thing I will say is that in 9 years the Nashville office market has increased by almost 10 million Sq Ft and the vacancy rate is below the 2010 rate when we started the madness. There is also another 3 plus million Sq Ft of space UC with a lot of that space spoken for, so this does not surprise me that much.
  16. 1 point
    I found this on twitter and couldn’t remember if it was ever posted here.
  17. 1 point
    I was in the building 20+ years ago to buy some coal for my coal fireplaces in my 1905 home. Mr Herrin was there with another employee or two and he was 80 if he was a day. He had an oil burner heater in the small building and bragged that it was from 1927 and still working. He may have replaced the guts but I do not know. Last time I was there was 5-6 years ago and the last two time I went by for coal a vietnamese man fetched my bag. Coal, kerosene, oil and ice. Gifts of the earth. As a boy I recall once or twice, in the oldest part of my hometown an apartment window on floor two or three with a placard 18" x 18" with a red 25 on the window sill and easy to see from the street. My mother (b 1909) told me it was for the iceman to alert him to make a delivery on his route that day and the amount to carry upstairs. Those rotating saws may have been for cutting ice? I recall the Lincoln from my visits.
  18. 1 point
    ^^^ the great thing about those are a good bit if not all the complex is affordable housing based on different income levels.
  19. 1 point
    Apartments at Old Concord and N Tryon (Dunkin to left just beyond frame):
  20. 1 point
    Call me a hipster, but I LOVE these buildings with all my heart.
  21. 1 point
    ^In the 2nd pic above, there used to be a silver 1976 Lincoln Continental Towncar parked in that buildings carport for years from about 2012 to 2017. It was always parked no matter what time of day when headed to Tryon and then later simply disappeared just before 36th St station opened. Granted with 36th being closed all those years I couldn't very well see that side of the tracks being forced to take Craighead to Tryon but I always wondered if it was a leftover Herrin Bro's car that they abandoned or someone's daily driver that worked there. Other than the fact it was Herrin Bro's Coal & Ice, anyone know what it was used for previously? It looks very much like a small version of an old Esso or Sinclair station from the 1920's or 30's. I moved to NoDa in 2008 and that brick building always appealed to me but appeared locked up and deserted. If that building could be either saved or delicately re-located , it would make a fantastic retail location for a small business.
  22. 1 point
    ^ To go along with the construction in that area, I noticed some new warehouse buildings going in at Pitts School Rd. between I-85. Google street view from April shows construction well under way. Meadows Corporate Park it is called.
  23. 1 point
    I don't know, but if any one Market force was to encourage it to proceed, Amelie's seems like the one. That said, it has been said that the Herrin Coal and Ice buildings would need to go for the Philemon ROW. Is that definitely the case? If Norfolk Southern allowed it, they could make do with taking out this shed. Now, saving that brick building would depend on the likelihood of it being renovated rather than razed/redeveloped; who knows what will really happen. I call this collection of photos, "A Song of Ice and Coal"
  24. 1 point
    https://www.newsobserver.com/news/politics-government/article234668747.html NC legislative maps have been overruled by the courts, and the General Assembly has until 9/18 to redraw them.
  25. 1 point
    Residential construction still booming in Cabarrus county like in this new Concord neighborhood of age targeted ranch homes. Plus new warehouses are being tilted up nearby too at the International Business Park. Yesterday. Last photo is the very controversial Dollar General store on Pitts School Road. Near a school and surrounded by homes this parcel was left commercial zoned so they had the right to build there but the community nearby is upset.
  26. 1 point
    Yes, but in typical Charlotte fashion, the amount of spectators was very low for the number of people running and a city of our size. I have run 75+ races in more states than most people have visited, and can safely say Charlotte has the worst number of spectators for any and all events. That said, this race has the best likely hood to actually get an event that gains respect outside of the area. Thunder Road/Charlotte Marathon is not well reviewed. Sure the turkey trot has a lot of runners but there aren't more than a few dozen houses with people outside in SouthPark. This is unique enough that it could catch on to bring in out of towners and their families. Weather is perfect for spectating. Lets see if Charlotte can pull it off. I wish they could have convinced Anthony Famiglietti of Davidson to run and put a big exclamation mark on the course record. He doesn't run a lot of local races but when he does, the 2x Olympian causally throws down 14 minute 5k's at 40 years old.
  27. 1 point
    At my workplace, there is a large Indian presence and they are the nicest people I have met. I forgot my lunch and they all gave me a portion of their lunches so I can join them. Very polite, and don't have that "it's all about me" attitude. Very humble. I love that the United States is a melting pot and hope it continues to be like that.
  28. 1 point
    People are scared of what they don't understand. Whether it's people of a different color, race, religion, or country of origin, xenophobes will always find a group to hate and demonize. It's changed multiple times throughout America's history. I personally believe that many people coming here as immigrants for work or a better life are living the American dream. Right now, the vast majority of those seeking the American dream are from Central America and Mexico. Thus they're the target. Just like African Americans were after slavery was abolished, then the Chinese, then the Irish/Italians, then the Japanese, and most recently Hispanics and/or Muslims (from anywhere). I worked on a farm for a while growing up with some Mexicans and they loved America and everything about it, pickup trucks, Levi jeans, and American flags. Just because the group is being demonized and politicized doesn't mean they're not still living the American dream.
  29. 1 point
    Morrow mountain state park in stanly county. It's a day trip away. Albemarle would have plenty of dinning options. The view from the top is fantastic.
  30. 1 point
    The World's Most Profitable Krispy Kreme is in Dublin, Ireland. Social media videos showed queues of cars lining up outside the doughnut shop in Blanchardstown with people honking their car horns late into the night, all of which led to Krispy Kreme closing the 24-hour drive-thru and eliminating the possibility of freshly made doughnuts at three in the morning for everyone. And while you might have thought that was something of a flash in the pan, it turns out that the Blanchardstown outlet is now the most profitable Krispy Kreme outlet in the entire world. Newly-released figures shows that in the past twelve months, Krispy Kreme in Blanchardstown had an average daily revenue of €41,956, or close to €300,000 per week. https://entertainment.ie/trending/krispy-kreme-blanchardstown-biggest-world-416594/ I will never understand y'all's obessions with KK.
  31. 1 point
    Yesterday's Around the Crown 10k was an event that screams Charlotte. Many local companies involved... NoDa Brewing Co even made a special lager... not the greatest beer, but still a cool way to celebrate. RedVentures took over the last mile -- and called it the Red Mile. The sheer number of people that showed up to run was impressive! I think (recurring) events like this are a great way to engage people and in the process create culture!
  32. 1 point
    As viewed from the stadium on Saturday: Views from GarageofAmerica Observatory: Views from Church Street Canyon Skywalk: LU 1&2 as viewed from Tryon & Stonewall:
  33. 1 point
  34. 1 point
  35. 1 point
    I agree. That would be a great spot for a 12 story tower.
  36. 1 point
    Definitely one of those views that may leave you a bit speechless in-person. I just happen to glance up going north on Ionia and Fulton and saw how just at 2 barely completed stories, this building left me confused as to what city I was in for a second. Its impact visually at this intersection was just unreal. And there are 11 stories yet to go!
  37. 1 point
    Davenport University is apparently moving out of it's digs at 45 Ottawa, the old Bixby Office Supply, right next to the newly renovated 37 Ottawa/50 Monroe. They are moving to 200 Ottawa, an office building owned by Dan DeVos, across from Calder Plaza. Wonder what the future holds for 45 Ottawa? Not sure of the University owns that building or was leasing? https://www.mlive.com/news/grand-rapids/2019/08/davenport-moving-professional-development-programs-to-new-grand-rapids-location.html
  38. 1 point
    Great view of Dollar General!
  39. 1 point
    Lands’ End, Carhartt stores moving in to CenterPoint https://www.mlive.com/news/grand-rapids/2019/08/lands-end-carhartt-among-six-stores-coming-to-grand-rapids-shopping-center.html
  40. 1 point
  41. 1 point
  42. 1 point
  43. 1 point
    500 × 489 Me just now, writing a response and then deleting it.
  44. 1 point
    Agree, as sales taxes are great when the economy is great, but when the economy takes a dive, then there are a lot of cuts and the State suffers. As some point the State will have to figure out a way to supplement the sales tax.
  45. 1 point
    The same thing that attracts all of these employers is what prevents our State from being able to support them with the mass transit infrastructure that is needed. Maybe California taxes are too high, but there’s a problem with taxes too low as well. Ask Kansas how that went.
  46. 1 point
    Awesome concert. At almost 77 years old, he played nonstop for right at 3 hours. By the way, the city of Greenville and the folks at The Well do a fantastic job getting crowds in and out. Last night, Hello Dolly was playing at the Peace Center, McCartney was at The Well, and Downtown Alive was packed with lots of people. Everything was orderly. Well done.
  47. 1 point
    Correct. Church Street (Upper 10th) is used to measure the height for both towers South tower (20 stories) - 340 ft: 20 levels above Church street 3 levels below Church street North tower (24 stories): 18 levels office 1 level office amenities 3 levels flexible space 2 levels parking above Church street 3 levels parking below Church street 3 levels parking below grade I think the hotel is 330 ft North tower is 350 roof, I think 375 mechanical roof and speculate 390 for structural height South tower is 340.2 ft structural height, 325.3 mechanical roof height
  48. 1 point
    Handsome! I obviously cannot speak for anyone but myself here, but whenever I complained about 'bland boxes' and said things like 'I am not asking for the world, it wouldn't take much creativity to turn a bland box into something interesting,' this is the kind of thing I was referring to! It is still essentially a box, but you can tell they really made a concerted effort to make something both they and the community could be proud of. Well done!
  49. 0 points
    the rubble of Moore Hall thanks to my nephew on campus. Today.
  50. -1 points
    Because its wrong? CD seems to have skin that is too thin to post on the internet so I spare correcting him and leave a down vote and he still has a meltdown. He must live in a padded room. First his statement that Australia "has never had a major recession" is just flat out wrong. Many of their banks and financial institutions collapsed in the recession they had in the early 90's and unemployment was at 11%. Not to mention just last year they fell into a per capita recession. Some people even say that there is a major housing bubble and they may experience a collapse that resembles the US in 2008. That article he then posted is junk and written from a establishment point of view that foolishly thinks our economies are similar in any way. Pretty much advocating open borders and entering into the TPP like they so hoped we would. As if not a single lesson was learned from NAFTA. Also what exactly does "much more accepting of immigrants" mean? In 2016 Australia accepted 223,500 permanent immigrants. An actual decrease from the previous year. Meanwhile, the US accepted 1,183,500 permanent migrants. This does not include the thousands of refugees, H1-B visas, green cards, illegal immigrants etc etc. This place is just so misguided and calling for a recession year after year. Growth may slow but we wont be in a recession anytime soon. It reminds me of novice real estate investors saying they are "waiting for the next crash" to happen so they can scoop up properties for 50% below their peak price. They will be waiting on the sidelines for a very long time. This place should be more welcoming to view points that are outside the echo chamber. When that recession (that everyone here is praying for) hits, this place will become a ghost town until the "next cycle" without enough diverse viewpoints to create dialogue. But, not my problem. I come here for the pictures.

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