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Davidson West: Bellevue, Bordeaux, Green Hills, MetroCenter, Nations, N Nashville


smeagolsfree

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On 6/24/2021 at 1:45 PM, ThunderOne said:

Here is what I found on the matter.  I clicked a few around the Nations area and I do not see any "issued" permits for N.O.O. STRs past about 2017, which would line up with the time the ordinance went into effect.

https://data.nashville.gov/Licenses-Permits/Residential-Short-Term-Rental-Permits-Map-/wa2i-5s6e

Thanks for looking into that, and glad to hear about the absence of new N.O.O. STR permits. I looked at the public property records for the Edison Park units; most still show the developers (Toll Brothers) as the owners, but a few have been updated and seem to be a mix of real people and companies, who I guess will be doing long-term rentals. Several houses nearby recently converted to long-term rentals and are charging ~$3500/month, which comes out to a little over $100/day, not too far off from what AirBnBs were going for on weekdays before fees (obviously not weekends, but the clean-up costs after those disasters were enough of a headache that at least one STR owner who maintained the property himself said he wasn't going to do short-term rentals anymore).

In the course of looking into the above, I realized the street numbering for Edison Park is a little odd. On the gridded parts of the city, the numbers on east-west streets increase by 100 every time you cross a numbered avenue (even if there is not truly an intersection) and are more or less the cross-avenue times 100. And I thought the north-south streets (i.e. the numbered avenues themselves) followed roughly the same convention, as measured outward from West End/Broadway. But I think since there are very few houses actually facing the numbered avenues in Sylvan Park / Nations, the numbering is inconsistent. 51st Ave N is the most consistently numbered by block since it has a lot of storefronts so I assume that is the "standard." Edison Park has been assigned the upper range of the 1500s on 57th Ave N, continuing from West Mill across California Ave, which correctly (based on 51st Ave N) occupies 1401-1531 across two blocks. If it were following convention, Edison Park should then occupy 1601-1799. But other avenues like 49th and 55th are systemically off by 100 from 51st as well. And there are more oddities on a smaller scale, such as the clever developer who instead of numbering their tall skinnies 5101A and 5101B Tennessee just made them 5499 and 5501, such that 5499 is technically on the wrong side of 55th. I doubt anyone cares about this trivia (clearly the city doesn't), but I somehow find it interesting!

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18 hours ago, AsianintheNations said:

Alta Union update (from Ohio Ave, sorry for the obstructed view, was taking the baby for a walk and didn't want to actually walk on Centennial with a stroller). Not the colors I was expecting based on the renders, but I actually like the steel blue and brick red contrast (it isn't actually brick).

1165473131_AltaUnion.jpg.8f92bbfa3ba8e180cd7cd833c0863a9a.jpg

Found a more flattering view of Edison Park, by comparison to the weathered, windowless walls in the foreground. Although the wall has some pretty nice ivy going for it, and a heck of a lot more personality.

1467417390_EdisonPark.thumb.jpg.306c73aae82d06b9f9e8a6e0191347e7.jpg

Finally, an example of one of the apparently trendy new black houses that I was talking about earlier in this thread when asking about trapping heat. This one's on Morrow. I'm not sure if there's just one builder who is putting these up, but they're huge even by tall skinny standards, have a combination of jet black and "natural" wood siding, and have entire walls without windows. Another set of four going up on Utah Ave in Sylvan Park has people on Nextdoor losing their minds. In this one, I really don't get the faded brick entryway. They should've just gone all-in and added more wood accents or something.

444910874_Blackhouse.jpg.1d595f9babf5f40cca6a4dd8dc02e9c2.jpg

Edit: Here's the Utah Ave quadruplet. This terrible render (credit: Estately) that looks like it was made in Minecraft is what has made the rounds on social media, inspiring general rage against redevelopment and giving infill density a bad name. Rather than being situated in a  field of identical trees, it is actually nestled on a street of well-maintained one- and two-story houses and makes absolutely no sense in context.

50_RTC2250152_1_1621352248_636x435.jpg.5fcf162acbe53cb903911868e1429850.jpg

This newer render (credit: StyleBlueprint - https://styleblueprint.com/nashville/property/4305-utah-ave-a-nashville-tn/) is more forgiving but the focal point is still a giant stone slab of a garage with a glass garage door to make it easier for thieves to check whether the resident's undoubtedly swanky car is parked inside or not. Conveniently ignores the three identical houses just feet away in every direction.

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I have several close friends in the immediate area and they are livid about this.  It is so out of scope for the neighborhood and have it on good authority that they are going to assign neighbors to picket this and hopefully deter buyers.  Anyone who buys will be a pariah in the neighborhood.  They have repeatedly tried to get the builder to agree to no more as this is now a done deal but the very vocal and active neighborhood is not going to go quietly on this.  There are signs that Richland Builders are not welcome in the area and they are all over.  

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2 hours ago, GreenHillsBoy said:

I have several close friends in the immediate area and they are livid about this.  It is so out of scope for the neighborhood and have it on good authority that they are going to assign neighbors to picket this and hopefully deter buyers.  Anyone who buys will be a pariah in the neighborhood.  They have repeatedly tried to get the builder to agree to no more as this is now a done deal but the very vocal and active neighborhood is not going to go quietly on this.  There are signs that Richland Builders are not welcome in the area and they are all over.  

Agreed. I have no problem with modern architecture or mixing architectural styles within a neighborhood. But this is just in poor taste in so many ways, and also just a bad design (tons of unnecessary impermeable concrete for parking cars when there's already in aggregate an eight-car garage plus the oversized flat roofs that at minimum need to be covered in solar panels). There are also so many "blank slate" areas where I doubt anyone would care what gets built, like all the rezoned industrial areas in the Nations north of Centennial (i.e. where Alta Union is).

Edited by AsianintheNations
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It will be rather difficult but not impossible to get a contextual overlay there but that is the only way to stop the mix in architecture styles. Since the tear down and rebuild of so many homes it has been sort of a blank slate so the developers have been able to do whatever they want to do.

See your Council Person Roberts and see what she can come up with but the Jen is out of the bottle.

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A WeGo transit stop is being built in front of Hillsboro High School at 3812C Hillsboro Pike.  A $2 million permit has been issued  for American Constructors to do the work.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/permit-patrol-6-july-2021/article_6ccfcf68-db7c-11eb-882b-73773037c2d8.html

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31 minutes ago, markhollin said:

A WeGo transit stop is being built in front of Hillsboro High School at 3812C Hillsboro Pike.  A $2 million permit has been issued  for American Constructors to do the work.

More behind the NashvillePost paywall here:

https://www.nashvillepost.com/business/development/permit-patrol-6-july-2021/article_6ccfcf68-db7c-11eb-882b-73773037c2d8.html

I can't access the story, but $2 million for a transit stop? Even for Green Hills, this seems a little pricy. 

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On 7/2/2021 at 4:01 PM, AsianintheNations said:

Finally, an example of one of the apparently trendy new black houses that I was talking about earlier in this thread when asking about trapping heat. This one's on Morrow. I'm not sure if there's just one builder who is putting these up, but they're huge even by tall skinny standards, have a combination of jet black and "natural" wood siding, and have entire walls without windows. Another set of four going up on Utah Ave in Sylvan Park has people on Nextdoor losing their minds. In this one, I really don't get the faded brick entryway. They should've just gone all-in and added more wood accents or something.

444910874_Blackhouse.jpg.1d595f9babf5f40cca6a4dd8dc02e9c2.jpg

 

 

I guffawed so hard the first time I jogged by this house, it is so absolutely ridiculous looking, and shows the absolute anarchy of home-building in "new Nashville".  I had some family in town visiting and I asked them to "spot the problem" when driving down Morrow a couple of days ago. Needless to say, they quickly spotted it.

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I think an overlay would be a big mistake for the Nations. If there had been a contextual overlay 10 years ago, most of the houses of the people that live here now wouldn't exist! 

 

That Morrow house is indeed strikingly ugly though. Maybe the neighbors can find some solace in knowing their sense of style appears elevated by the contrast.

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That's just what I am suggesting. The problem with an area like the Nations is when you have zero overlays of any kind, anything goes and they missed the boat from day one. Back in 2012 or so when all of the tall and skinnies started being built you guys had a horrible council person that did absolutely nothing but protect the body shops along 51st. Those were the folks he was interested in.

It all stated on Michigan and spread westward. I remember taking drives over there and watching the progress and William said it would take decades for all of this to change and I disagreed with him and said at this rate the change will be rather quick in the grand scheme of things. I really do not think folks could have anticipated what was going to happen. I didn't like the tall and skinnies from the start nor did I like the Malibu or Catalina homes (whatever you call them that were being built) that were popping up all over town as they were out of character for Nashville and still are IMO. I said all along the epicenter would be 51st and Centennial.

Metro dropped the ball in so many ways, Sidewalks, utilities, overlays, planning, and the list goes on, not to mention poor leadership in the council, mayors office, and planning. I know this is all hind site, but not for me as I was bitching about it from the start. The developers should have been held accountable for their misdeeds and are still getting away with murder in this city. Some of the things some of the unscrupulous developers are doing are down right criminal in my book.

This is continuing into Charlotte Park which is a freaking disaster and an eyesore. Guys remember this is just my opinion and it could have been handled a lot better than it was.

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Thanks for the prescient perspective and definitely see the wave spreading into Charlotte Park in an even more haphazard way. Current councilwoman Roberts is fine (sounds better than her predecessor) but also a real estate agent though, so there's a bit of a conflict of interest there when I see her name popping up on developments here and there - as in for sale by, not in her capacity on the Metro Council. As you mention, the complete makeover of the neighborhood was an opportunity to fix the sidewalks, utilities, etc. - and also make some semblance of bus stops (why do they allow parking in front of the bus stops on 51st? Why is the only seat at any bus stop in the neighborhood a tree stump that replaced an abandoned armchair?).

As I'm sure has been discussed before my time, the tall skinny architectural situation is a consequence of the road layout and zoning rules, and I don't think they'd have been built if there were (equally profitable) alternatives since it wastes interior space on long hallways occupying much of the width of the house. The square grid blocks make sense for a downtown but are too deep for single family homes - most cities would have another road where the back alleys are instead. Short of upgrading the alleys to streets so that houses can face them (in some places they're paved and in quite good condition), I guess the long skinny lots or long duplexes are here to stay as the only option to increase density. That or build up into the sky like that giant house on Morrow! It's tall but definitely doesn't have the typical tall skinny proportions - it's more like a wardrobe.

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I don't like the aesthetics of the tall skinnies but the twofer HPR "loophole" is accidentally the best thing to have happened for house affordability in Nashville in decades.

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1 hour ago, GregH said:

I don't like the aesthetics of the tall skinnies but the twofer HPR "loophole" is accidentally the best thing to have happened for house affordability in Nashville in decades.

I do agree with that however they could have been done a lot differently. I really wish there were a master plan done with Brownstone row houses in mind. You would have gotten a lot more density and a much better product in the long run, but again too many short sighted people in the day.

I dislike Hardee board and that fake wood shingle that is going on a lot of those homes. I know Bernard Weinstein that does architecture for Will Hostetler uses that stuff all the time and Will tries to keep things affordable but even the stuff he built over there has inflated to unaffordable amounts now. They just ended up with every Tom, Dick, and Harry building homes over there, and a lot of them were in it for a fast buck. There were a few good builders, but there were a lot of bad ones. Many of those homes will not stand the test of time. I saw a lot of shoddy construction.

There is nothing in that area or hardly anywhere in Nashville that is affordable now. the recent lumber increase has added an average of 36k to the price of a home.

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I wonder how they determined the number of folks that ride the bus in Green Hills. I can see if for Hillsboro HS, and a few workers at the Mall, but the regular folks that live there, nottttttt. That's why it is always such a pain in the rear in to get in and out of that neighborhood.

 

Part of Coopers Grand transit plan to get people to ride a piss poor bus system.

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18 minutes ago, smeagolsfree said:

I wonder how they determined the number of folks that ride the bus in Green Hills. I can see if for Hillsboro HS, and a few workers at the Mall, but the regular folks that live there, nottttttt. That's why it is always such a pain in the rear in to get in and out of that neighborhood.

 

Part of Coopers Grand transit plan to get people to ride a piss poor bus system.

I have to agree. It's going to be a very limited number of riders using it, for a while. The closest residential folks (and that's not a lot within walking distance) are not bus riders.

Edited by Nash_12South
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43 minutes ago, Nash_12South said:

This is very impressive. How did they determine that Green Hills needs this level of transit hub? Are others going up around town?

There are many service industry workers at the Mall who utilize the bus system, and possibly some students/faculty at the HS that may use it as well. Of course, the hope is that many more customers of all the retailers in that area would utilize, too---especially around the holidays. 

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Wow!  How did that happen?  I was typing a reply in another topic and then a message popped up at the lower right side of my screen.  Then I wound up in another topic.... worm hole? 

Edited by MLBrumby
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  • dmillsphoto changed the title to Davidson West: Bellevue, Bordeaux, Green Hills, MetroCenter, Nations, N Nashville

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