Davidson East: East Nashville, Inglewood, Madison, Donelson, Hermitage, Old Hickory

[WebberThomas4]

17 hours ago, smeagolsfree said:

Question for Candyaisles or PruneTracy. Any idea who will be doing the architecture for the new church????

I believe it’s EOA

[smeagolsfree]

Thanks, that makes sense and why PruneTracy alerted William.

[markhollin]

918 Main Street (5 stories, mixed-use of residential and retail) is getting underway.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/permit-patrol-20-september-2021/article_4b653f48-1803-11ec-8c2c-df2645ee41dc.html

[WebberThomas4]

710 Gallatin Avenue (the pink and white hair supply store across from Kroger) has sold for $600,000 to an entity named 710 Endeavors LLC.  

[bwithers1]

On 9/19/2021 at 9:19 AM, smeagolsfree said:

Thanks, that makes sense and why PruneTracy alerted William.

it is EOA: East Nashville resident Tracey Ford.

On 9/20/2021 at 8:08 AM, markhollin said:

918 Main Street (5 stories, mixed-use of residential and retail) is getting underway.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/permit-patrol-20-september-2021/article_4b653f48-1803-11ec-8c2c-df2645ee41dc.html
 

I am glad to see this one starting. This apartment building will share the parking lot with the new two-story office building across McFerrin where DualTone had been located. This design from Powell represents a good “save” because the future of the former Molly Green Salon that stood on this corner was undecided after the building was literally exploded by the tornado. So when that corner parcel was added in to the project after the building next door was already under construction, this design maintains floor heights and some degree of symmetry. I will be glad when both. Yielding some are completed and the extended lane closure on Main Street opens to new sidewalks built to current standards wrapping this entire corner.

[markhollin]

The Wash at U.S. 41 will be a 5 building (4 which already exist) 18,184 sq. ft. retail/restaurant campus with public green space on 2.3 acres at 2801 Dickerson Pike being developed by Tyler Cauble and Keith Leman.  It will also feature 93 spaces in surface parking. Work should begin in December, and be complete by late 2022.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/food-and-beverage-project-eyed-for-dickerson-pike/article_2b0c7d84-1b2c-11ec-bf30-e7895089b635.html
 

This screen shot from Smeagolsfree's excellent development map shows the site highlighted in teal at the center of the frame:

[smeagolsfree]

Yea, I knew about this one a couple of weeks ago when Tyler first did his initial offering. We sort of had to wait till the deal was final. 

[donNdonelson2]

Progress report on Whataburger’s Hermitage location-it’s coming along (and they’re looking for employees).

Edited September 23, 2021 by donNdonelson2

[markhollin]

Bristol Development has landed two permits totaling $16 million for the construction of The Link (5 stories, 221 units) at 51 Lucille St on Dickerson Pike. 

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/permit-patrol-27-september-2021/article_8a0ea61c-1d6c-11ec-87d1-ef82019e845a.html

[markhollin]

The nearly 1 acre site at 829-835 Dickerson Rd. seems to finally be moving forward with what appears to be a 4 story project featuring a hotel, with some restaurant and retail space according to water and sewer permit requests. The new developer is 829-D, which is headed up by. Aaron Armstrong of Armstrong Real Estate Group, which is based on Dickerson Pike. They paid $1.13 million for the site in 2019.  Originally a mixed-use residential project had been planned there.  No renderings of the new hotel. 

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/notes-work-to-start-on-charlotte-park-mixed-use-project/article_2c90450a-1d5c-11ec-9188-af4a436f9912.html

This screen shot from Smeagolfree's excellent development map shows the site highlighted in teal at the center of the frame:

[Bos2Nash]

1 hour ago, markhollin said:

The nearly 1 acre site at 829-835 Dickerson Rd. seems to finally be moving forward with what appears to be a 4 story project featuring a hotel, with some restaurant and retail space according to water and sewer permit requests. The new developer is 829-D, which is headed up by. Aaron Armstrong of Armstrong Real Estate Group, which is based on Dickerson Pike. They paid $1.13 million for the site in 2019.  Originally a mixed-use residential project had been planned there.  No renderings of the new hotel. 

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/notes-work-to-start-on-charlotte-park-mixed-use-project/article_2c90450a-1d5c-11ec-9188-af4a436f9912.html

This screen shot from Smeagolfree's excellent development map shows the site highlighted in teal at the center of the frame:

Here is the original SP Package that was put together by Pfeffer Torode Archtiects.

http://maps.nashville.gov/sp/2020/2020SP-018/SP_2020SP-018.pdf

Additionally, looking at the approved SP Ordinance, the maximum allowed hotel rooms will be 100 rooms. STR is completely prohibited. No vehicular access from Dickerson (WIN!), everything will be off the Alley and the developer will have to build fences for the neighbors adjacent to alley.

[Rockatansky]

On 8/13/2021 at 6:28 AM, markhollin said:

Lighthouse Residential (3 stories? 97 units) update: Fencing up.

Looking SE from Gallatin Pike at Dozier Place:
 

I was under the impression the fencing was put up to keep people from dumping on the site or using it for black market retail.

[Rockatansky]

On 8/18/2021 at 8:31 PM, grilled_cheese said:

not inhabited by any natives

What does that matter? I'm not a native and I'm guessing a good portion of the members here aren't either. It certainly doesn't imply that we don't care about how Nashville develops.

On 8/19/2021 at 8:27 AM, Nashville Cliff said:

It will make the expansion of that part of the interstate impossible

Good. We need to stop widening the interstates and invest in transit instead.

Edited September 27, 2021 by Rockatansky

[Rockatansky]

On 9/10/2021 at 4:56 PM, AronG said:

"Gentrification" doesn't lead to larger houses with fewer occupants.

No necessarily larger homes, but few persons per dwelling unit - and that results in population remaining flat or slightly decreasing in the early stages of gentrification. See: CD5 2010-2020. Later, as land values increase, we see densification via MF and slight increases in total population.

Edited September 27, 2021 by Rockatansky

[AronG]

1 hour ago, Rockatansky said:

No necessarily larger homes, but few persons per dwelling unit - and that results in population remaining flat or slightly decreasing in the early stages of gentrification. See: CD5 2010-2020. Later, as land values increase, we see densification via MF and slight increases in total population.

My whole point was that scenarios like CD5 are not caused by "gentrification" though. They're caused by zoning restrictions, which funnel development towards high-$ renovations instead of adding housing. Pre-zoning (roughly 1920s), neighborhoods "gentrified" without depopulating, because builders added housing gradually as demand grew. Now we turn high-demand inner neighborhoods into rich enclaves which are inaccessible to young families and gradually depopulate. Meanwhile we allow new housing only on the unpleasant corridors, which take a while to make up the difference with young professionals.

[bwithers1]

17 hours ago, AronG said:

My whole point was that scenarios like CD5 are not caused by "gentrification" though. They're caused by zoning restrictions, which funnel development towards high-$ renovations instead of adding housing. Pre-zoning (roughly 1920s), neighborhoods "gentrified" without depopulating, because builders added housing gradually as demand grew. Now we turn high-demand inner neighborhoods into rich enclaves which are inaccessible to young families and gradually depopulate. Meanwhile we allow new housing only on the unpleasant corridors, which take a while to make up the difference with young professionals.

The notion that neighborhoods originally developed density only gradually in the early 20th Century as populations gradually increased and that it was relatively affordable for most people to build or buy houses or add commercial buildings serving the neighborhoods is a fantasy that is not supported by historical research.

Most housing in the urban historic neighborhoods was built by investor landlords on spec close to the streetcar lines. The population was relatively dense because few people could afford to own property themselves, few owned cars, and in the pre-Nuclear Family era extended families tended to live together all in a 2- or maybe 3-bedroom house or apartment and they were lucky if there was indoor plumbing. Even Ross Elementary School on Ordway had outhouses, for instance.  Women in most cases could not own property in their own name. And with significant barriers to employment and income, many widows took in boarders into their homes to help pay bills and survive. It is far too easy to paint rosy pictures of what life was like in the past when urban population densities were at their peaks.

While it may not always be the case, Council District 5 is a prime example of gentrification leading to larger houses with fewer occupants, That is literally what is happening there.

Only small areas of the Maxwell and Greenwood neighborhoods have Conservation Overlays that prevent demolition of historic houses. so there aren’t any zoning restrictions on any sizable portion of the area that require renovation rather than building new.

Instead, property owners are free to tear down the overwhelming majority of housing units in District 5. And in the last ten years they have torn down smaller houses that had sheltered larger, extended families and replaced them with much larger houses that shelter a single person or a couple maybe with one child.

The Census data shows the effect of gentrification on District 5, which is much more pronounced than in District 7, for instance. District 7 has had a more stable overall population density even while home values have increased significantly.  But District 5 has seen a more dramatic population decline, even as new construction has increased and even as the 2011-2019 District 5 Council Member supported a record number of zone changes to increase housing supply opportunities there.

Almost the entire District 5 area was downzoned to single-family not by some effort to stop integration early in the 20th Century, but fairly recently by then-District 5 Council Member Pam Murray. The purpose of this downzoning was to stop the perceived social and property devaluation issues that occurred in multifamily or what was called at the time “boarding house zoning” when houses were divided up into multiple apartments that mostly served as SROs or where landlords allowed deferred maintenance to occur to a point that housing conditions were substandard and where in many cases tenants with criminal activity issues affected safety and  quality of life for the majority African American neighborhoods that she represented. Drug dealing, prostitution and gun violence plagued parts of District 5 until fairly recently through majority African American neighborhood groups working with the East Precinct to address safety concerns.. When those issues were brought under better control, then suddenly the young professionals started moving in.  

Zoning was not a major factor in the gentrification in District 5 - the area has had multiple overlapping subsequent upzonings over the last decade. The issue was a newfound and sudden desirability of East Nashville caused by significant reductions in crime, particularly gun violence, paired with significant openings of restaurants, bars and amenities in neighborhoods that were relatively affordable through prior devaluations and that had relatively complete existing sidewalk networks to support walkability.

I do not argue that multifamily zoning necessarily leads to property standards issues and crime. It is that in East Nashville several overlapping issues exerted themselves to make a once desirable area undesirable, and therefore affordable.

Actually, we read that the construction of the railroads in East Nashville was fought by property owners because they were concerned that it would bring noise and air pollution to their properties, and when they lost the lawsuits and the railroads were built anyway, many of those property owners subdivided their properties for sale and left the area.

Another factor was that in the days before mortgages people had to pay cash for houses, and so with no subsequent mortgage payment to deal with many owners of older houses  moved away and either divided up their houses into apartments, subdivided them for platted street blocks or simply sold them for development (as happened with the houses along Gallatin where also, a Kroger, etc are located).  The widening of Main/Gallatin and Dickerson caused many buildings that had been constructed to the street to be demolished. Interstate and Ellington construction. Lack of Codes at all or enforcement of what may have existed led to poor building maintenance and proliferation of businesses that degraded quality of life. In some cases, property owners or the city itself demolished large portions of neighborhoods as part of Urban Renewal efforts that disrupted intact neighborhoods. In other cases, property owners or the city itself used areas of urban neighborhoods as construction and demolition landfills, etc. More ink has been spilled about redlining, racism and white flight than I could repeat here.

This is all to say that historic urban neighborhoods in the early 20th Century Nashville did not become dense, walkable and complete mixed-use communities through the supposed benevolent forces of an efficient market until zoning got in the way and ruined everything. And it is not necessarily the case that simply rezoning everything to multifamily or mixed use solves all housing supply and social issues.

Most of lower East Nashville actually had multifamily zoning that coincided with (but was not the cause of) declining property standards and community quality of life. Then efforts were made to downzone and increase the specificity of zoning to create the conditions that would attract people to choose to live here again and to make it possible to obtain a mortgage on a home here. Today there is a need for more housing supply and the Metro Council has passed a large number of zone changes to increase density throughout District 5 in particular. But the real estate market is not efficient and there will be lag times until that supply-demand balance catches up. Who knows when the housing market may achieve balance. Then subsequent external factors could cause that housing supply to become oversupply, which would lead to affordability again. Repeat.

[Nashville Cliff]

21 hours ago, bwithers1 said:

This is all to say that historic urban neighborhoods in the early 20th Century Nashville did not become dense, walkable and complete mixed-use communities through the supposed benevolent forces of an efficient market until zoning got in the way and ruined everything. And it is not necessarily the case that simply rezoning everything to multifamily or mixed use solves all housing supply and social issues.

Thanks, Brett.  A master class. Not much I would add other than to say while it is fashionable in certain circles to bash all zoning, it is important to remember that zoning and planning were in large part responses to the ineffectiveness and high court costs of nuisance laws in settling property disputes. People are too quick to throw out the current system without first considering the problems it was in turn addressing.

[CandyAisles]

PSA: Your natural brick color is fine.  Quit painting it white.

 

I suppose that comment goes for ALL OVER town but I'm particularly irked by it on my side of the river.  Ooof.

[smeagolsfree]

It really depends on the brick color! LOL

[CandyAisles]

I realize this could be a sub-post to dozens of projects in East Nashville, but the Oldacre McDonald hotel painting it was did it in for me.  It's a fine pale yellow brick.  No maintenance.  Speaks to the natural peculiarities of that particular brick.  Not a great color...not bad.  Been waiting on them to start painting it so I can be outraged.

[Bos2Nash]

On 10/1/2021 at 9:05 AM, CandyAisles said:

I realize this could be a sub-post to dozens of projects in East Nashville, but the Oldacre McDonald hotel painting it was did it in for me.  It's a fine pale yellow brick.  No maintenance.  Speaks to the natural peculiarities of that particular brick.  Not a great color...not bad.  Been waiting on them to start painting it so I can be outraged.

Well the pale yellow brick is officially white. Just drove by and the whole building has been painted white lol. 

[Bos2Nash]

New imagery for the 1105 Fatherland Street Redevelopment (former Martins Grocery Store). Handsome face lift to the exterior. Will be interested to see if the two future tenant slots hold true. Southeast Venture is the Architect and Doster Construction is the General Contractor.

Current exterior façade.

Phasing plan shows a Community Center and Canvas Restaurant being located in the other tenant slots, but they are not part of the current permitted build-out.

[CandyAisles]

14 hours ago, Bos2Nash said:

New imagery for the 1105 Fatherland Street Redevelopment (former Martins Grocery Store). Handsome face lift to the exterior. Will be interested to see if the two future tenant slots hold true. Southeast Venture is the Architect and Doster Construction is the General Contractor.

Current exterior façade.

Phasing plan shows a Community Center and Canvas Restaurant being located in the other tenant slots, but they are not part of the current permitted build-out.

Not the plans submitted to the next door neighbors when needing a zoning change on the parking lot. 

[markhollin]

815 Main St. (4 stories, 17 units, first level office space, underground parking) update:  steel starting to rise.

Looking NE from intersection of Main St. and Neill Ave:

[smeagolsfree]

I hate to rock your world, but here is the building permit.

REHAB, 1105 FATHERLAND ST. $2,704,767.00

Permit #2020078114

Permit Type DescriptionBuilding Commercial - Shell

Permit Subtype DescriptionMedical Office, Professional Services

Parcel08313003700

Date Entered12/15/2020

Date Issued09/30/2021

Construction Cost$2,704,767.00

Address1105 FATHERLAND ST

CityNASHVILLE

StateTN

ZIP37206

Subdivision / LotPT LOT 85 E. EDGEFIELD ADDN.

ContactDOSTER CONSTRUCTION CO INC

Permit TypeCACH

Permit SubtypeCAE04B016

IVR Tracking #3906118

PurposeThe rehabilitation of an existing single-story masonry building on a 0.97 acre lot. Project scope includes limited demolition of the existing building in preparation for new openings and roof. The project also includes exterior improvements and associated site work for a multi-tenant shell building. There will be four tenant build-outs within the building's existing footprint under separate permits. In association with Grading Permit #2020073799 POC KEVIN LIEGBEL 615-250-8678