Eleven North Portman (three 16 story towers, mixed-use residential w/ existing Eleven Eleven Apts, internal garage)

[markhollin]

Portman Holdings and National Real Estate Advisors are partnering to redevelop the current 10 acre Eleven Eleven apartment campus with three additional mid-rise towers in the 16 story range that will be primarily residential over the next decade. The main address is 200 11th Ave. North, and features several 4 story structures built a decade ago with hundreds of apartments.  The plan is to keep those for the time being, with the new structure being built to the east on the surface lots that hug the CSX tracks. 

The purchase transaction is being done via a quitclaim deed deal where no dollar amount is listed on the Davidson County Register of Deeds document. 

Mike Green, Senior VP of Development for Nashville at Portman says, "We see the property as a critical connection between the North Gulch and mid-Gulch and between Church Street and 11th Avenue North,"  adding the site will eventually offer improved connectivity — via an aerial pedestrian/cyclist bridge/ramp — involving the Church Street viaduct and the existing Metro greenway. The ramp likely will be the city’s first such structure related to its viaducts.

Portman is also developing Ballpark Village and The Moore office building in Midtown.  This will be their largest project in the market yet. 

No renderings or diagrams yet, but should be coming in the near future.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/major-reinvention-planned-for-north-gulch-property/article_dccdf508-e817-11ec-83eb-cf396eaf0bd5.html


Some views of the site looking north from the Church Street Viaduct:

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

[smeagolsfree]

This one has been brewing for sometime. Have known about property markings there well over a year and Invest-n-BNA had heard then about Portman.

We have been waiting on the announcement for this one for sometime. Specifics are still fluid I think right now. We will just have to be patient and see how this unfolds.

Tri-Bridge residential did these apartments on the cheap along with some others, sold their properties and moved on to other markets to plunder and pillage.

[colemangaines]

"16 stories" and "over the next decade" sounds really off to me. The 4 story apartments are already an under-utilization, and 16 stories today would be lukewarm at best. But 10 years from now with Nashville Yards fully completed along with everything going on nearby in the Gulch and Midtown, 16 stories won't make sense at all.

 

Edit: Just checked the DTC and this lot is in the "Core" subsection that allows 30 stories by rights, and has some of the most generous bonus height rules. Hopefully they push this upwards before it's all said and done.

Edited June 9, 2022 by colemangaines

[MLBrumby]

I agree, at least from a layman's perspective. Seems that it'd be a better use to build a taller (30+)  tower first while keeping the existing apartments.  Then phasing in2-3 other (taller) towers over time. 

[Bos2Nash]

1 hour ago, colemangaines said:

Edit: Just checked the DTC and this lot is in the "Core" subsection that allows 30 stories by rights, and has some of the most generous bonus height rules. Hopefully they push this upwards before it's all said and done.

This property is actually in the Gulch South subdistrict. It does fall under the Mid-Gulch Intersections sub-sub-district which allows for 20 stories by right with up to 28 stories when factoring in bonus height. Going beyond 28 would require an overall height modification.

[titanhog]

Would be smarter to build maybe two at max height and see how they do…then build the third.  No use building 3 at 16 and finding out later you could have easily done 3 at 28 and nearly double your income.

[CenterHill]

Who owns the strip of land the greenway runs through between Eleven Eleven and CSX?   I’d hate to lose this greenway segment.  

[Baronakim]

41 minutes ago, CenterHill said:

Who owns the strip of land the greenway runs through between Eleven Eleven and CSX?   I’d hate to lose this greenway segment.  

There is a VERY wide swath of land CSX owns that is just vacant land of weeds between the yard tracks and the existing greenway from Charlotte to the Church Street viaduct.  You can see this from the viaduct. and in this  photo.  I would estimate the land is about half as large as the NY strip between  10th and the railyard.  The Greenway was relocated forAsurion.  IMO a similar relocation could easily make this area support a much bigger sized development of residential towers.  As to hating to lose that segment. have you ever looked 5 feet from the greenway there into the trees  toward the railyard.  It was and is a continuous strp of homeless encampment,  their latrines and garbage.    They cleaned up under the lower viaduct finally which for decades was a garbage dump until Asurion moved in.  Folks need to get real and not praise the Greenway without insisting on cleaning this area up and making the Greenway safe!  If some of you don't believe this, I will be happy to lead a group to show y'all how nasty it really is there some weekend.  I haven't been down there in a year or so, but I would be gobsmacked it has been cleaned up.

Edited June 10, 2022 by Baronakim

[smeagolsfree]

8 hours ago, CenterHill said:

Who owns the strip of land the greenway runs through between Eleven Eleven and CSX?   I’d hate to lose this greenway segment.  

The Greenway actually runs through private property of the company that bought it. That is going to be part of the plan. Rerouting the Greenway and connecting it to the Church St bridge via another bike bridge

[colemangaines]

12 hours ago, Baronakim said:

There is a VERY wide swath of land CSX owns that is just vacant land of weeds between the yard tracks and the existing greenway from Charlotte to the Church Street viaduct.  You can see this from the viaduct. and in this  photo.  I would estimate the land is about half as large as the NY strip between  10th and the railyard.  The Greenway was relocated forAsurion.  IMO a similar relocation could easily make this area support a much bigger sized development of residential towers.  As to hating to lose that segment. have you ever looked 5 feet from the greenway there into the trees  toward the railyard.  It was and is a continuous strp of homeless encampment,  their latrines and garbage.    They cleaned up under the lower viaduct finally which for decades was a garbage dump until Asurion moved in.  Folks need to get real and not praise the Greenway without insisting on cleaning this area up and making the Greenway safe!  If some of you don't believe this, I will be happy to lead a group to show y'all how nasty it really is there some weekend.  I haven't been down there in a year or so, but I would be gobsmacked it has been cleaned up.

I run down this section of the Greenway 1 or 2 times a week. It really isn't that bad. It definitely used to be worse under Church Street, but that's been improved massively. As for the "continuous strip of homeless encampment" it's literally one guy, and has been just him for a long time now. Also I think that's more of an issue of there being a sliver of trees on CSX's land. It looks like on parcel viewer that Eleven North's land abuts to the gravel on CSX's land, except for a small bunch of trees right below Charlotte Ave. If the greenway was built in such a way that it was right against the gravel on CSX's land, just like it is behind Asurion, I think it would be totally fine.

 

[CenterHill]

20 hours ago, colemangaines said:

I run down this section of the Greenway 1 or 2 times a week. It really isn't that bad. It definitely used to be worse under Church Street, but that's been improved massively. As for the "continuous strip of homeless encampment" it's literally one guy, and has been just him for a long time now. Also I think that's more of an issue of there being a sliver of trees on CSX's land. It looks like on parcel viewer that Eleven North's land abuts to the gravel on CSX's land, except for a small bunch of trees right below Charlotte Ave. If the greenway was built in such a way that it was right against the gravel on CSX's land, just like it is behind Asurion, I think it would be totally fine.

 

 

Agree with you.  I also run and bike on the greenway and have no issues with the homeless camper guy.  Sure I’m aware he’s there, but he doesn’t bother anyone on the greenway.    Same with campers along the Cumberland greenway along the riverfront.   Some people are bothered by this, I guess, but the greenway here along the CSX tracks is a great amenity for downtown residents and workers.   The reason for my asking is simply that I’d hate to lose it.   So, good to hear the intent is to retain the greenway even if it ends up being relocated slightly.    Thanks, all.  

[Bos2Nash]

This could be a bigger topic (that could be taken up in the greenway thread) but part of Nashville’s issue with the lack of connection and a central green space. We have small pockets, but a lack of good connections - or at least better known connections - makes the greenways feel less connected. I always use the Olmstead designed Emerald Necklace as a great connector through a city. We won’t ever have a Central Park, but a better connected line would be nice. 

[markhollin]

6 hours ago, Bos2Nash said:

This could be a bigger topic (that could be taken up in the greenway thread) but part of Nashville’s issue with the lack of connection and a central green space. We have small pockets, but a lack of good connections - or at least better known connections - makes the greenways feel less connected. I always use the Olmstead designed Emerald Necklace as a great connector through a city. We won’t ever have a Central Park, but a better connected line would be nice. 

It's come a long way in the last decade, and plenty more plans in the works.  I feel that by 2030, much more of it will be connected, especially around the the core.

[Bos2Nash]

18 hours ago, markhollin said:

It's come a long way in the last decade, and plenty more plans in the works.  I feel that by 2030, much more of it will be connected, especially around the the core.

And that will be great, but one of the big missing pieces will be the gathering areas along the greenways. Greenways are more than just narrow slivers of land with paved paths for walking and riding. They really need anchors. Think Central Park, Boston Commons/Gardens or any of the green space along the water in Chicago. It is more than just connected paths and Nashville needs to realize this. 

[markhollin]

Aerial of site courtesy of Kalucci: