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Bos2Nash

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  1. The most sustainable building is the one you do not build. While the "density" could potentially infill here, there are so many variables that could lead a property owner to go this route. Their experience is only with smaller scale or F&B type spaces. They are not interested in doing large scale development. They don't have the financing knowledge to get a large development financed. I think @downtownresident hit the nail on the head in that this project provides a great PROXIMITY for the neighborhood. While it could benefit the neighborhood to bring in another big boxy development, refurbishing an existing building to bring these kinds of establishments to the neighborhood creates the proximity that makes up great neighborhoods. It can also be looked at as adding charm or character to the neighborhood instead of just another building with possible leasable space below.
  2. So going back to the smaller aircraft again. Do we think (or anyone know) if the intent is to fly the larger aircraft during the summer months and the smaller aircraft during the colder months?
  3. To me, this is why the Supply/Demand arguement is so hard to justify as the sole solution to housing affordability. The money begins to dry when we hit a certain "over supply" threshold that is well below the actual threshold for affordable housing. Multi-family housing - as I have been told - has very tight margins and when we see a dip in revenue such as rent it gets even tighter. Coupled with higher interested rates and higher labor costs, housing becomes harder and harder to build. While we can flood the market with top-of-the-market housing that pushes some of the older housing back down to the middle class levels, there is only so much top-of-the-market housing that can be financed before the money dries up. Alot of folks talk a bunch about zoning reform (I gladly participate alot in those conversations), but some of the biggest reform is needed at the financing level. No matter how much zoning reform occurs, if the financing isn't there the project ain't getting built. A perfect example of this is the parking discussion. While we have reformed parking minimums, financing models still call for parking to be built. So parking is still getting built at 1.0+ (spots per unit) factors. I heard awhile back that even with all the parking Nashville Yards has built, it is still MASSIVELY under parked from a financing model perspective.
  4. Oh damn! Surprising announcement, but sharp overall. I think alot of retail may be hard to survive along James Robertson due to the overall design of the street, but at least they have some space for maybe a coffee shop or possibly a lunch fast-casual lunch spot.
  5. Ummmm, short term solution I hope... We have seen (and are now ripping out) the last time we relied on surface parking. My understanding from the Titans Lease Agreement is they are entitled to a surface parking lot of ±100,000 SF (±400 spaces?) to allow for event staging and stadium/team staff. One can only hope that we would not run into lease issues if/when this option would come up. The residential facing PSC Metals is an interesting/hot-button conversation piece. We talk alot about the clean up/remediation of PSC Metals, yet now we are saying our low income folks (ones that live here at least) would live next to and be exposed to those same pollutants that the scrapyard produces. Speaks volumes at the social thought that goes into our location choices. Put one of the hotels here and place the affordable housing (or housing in general) elsewhere. At least the hotel guests would only be exposed to it for the short period of their stay. I know there are market implications of hotel looking at PSC versus Residential, but at what point does the social costs become a real implication? I will be interested to see if office becomes a real possibility. I think having some Office space on the EB will be critical to our diversity of use, but the market for it right now (guess that is why they are given 10 years) is a bit tough. This is a win all around. Now bring on the pretty pictures for TPAC! The connection to the Bridge between Parcel E and E1 will be crucial to be executed properly though. These are going to probably be the two trickiest parcels to develop. Hopefully they will activate along the Pedestrian Bridge extension, but the frontage along Shelby will be a defining feature. I do not believe there is much of a plan to improve Shelby at this point, but for any ground floor activation to survive, something is going to have to be done. Oversize sidewalks, building carve outs to pull people away from the street will go a long way to successful projects on these parcels. This is what Bob Mendes referenced as a 2030 best case scenario due to the requirement of grounding the JRP viaduct for the transit hub to work. Hopefully this also has very large sidewalks and ample bike storage (Nashville's first dedicated bike garage?)
  6. The most sustainable building is the one you do not build. In this case, it is the one that was not torn down only to be rebuilt. Great job by the developer/design team/builder for executing this project. Now let's see what goes up around it.
  7. Holy shit how times have changed haha. This does remind me of a story I was told years ago about a bachelor party (in the 70s) some folks went to from Florida to the Bahamas and in the middle of the night the drunk groom got stripped down and the boys left him stark naked in the hotel without a penny to him... I don't think they went to the wedding afterwards.
  8. Thanks. So if that is the case, are we not collecting any additional sales tax from within the CBID with this increase? Or if the extras 0.5% collected is a "fee" instead of a tax, does that mean our CBID is collecting over 10% on every purchase. Seems weird that we would eliminate 0.5% revenue in Downtown (of all places).
  9. If I had to guess, I would say this is the next logical step as well. I would think a reasonable approach would be 50/50 apartment/condos similar to what Tony is doing at 1010. Or who knows, maybe the condo market will be so desirable with everything else they are including they do the whole thing condos.
  10. I don't believe the Titans themselves are playing developer anywhere outside of the multi-use facility. As far as I know, the "village" is essentially this first 30 acres. They will have a seat at the table with Fallon, but I do not believe they are the ones orchestrating anything beyond the multi-use facility.
  11. That is why I asked, I am not sure how it will work with Downtown already being at 9.75%. The Downtown District has an additional tax (maybe it is considered a "fee"?) that already bumps it up above the state and local sales tax. Here are two link references - Reference 1 & Reference 2 & Reference 3 So if it is just considered a "fee" does that essentially mean the sales tax when the CBID fee is included will be at 10.25%? Again, the perception of the highest sales tax in the country is a dubious title to have. Also, by tagging it on to sales tax, we are saying those most vulnerable in our communities (who are most reliant on a transit system) are paying the biggest difference because they are the ones who will feel the biggest impacts. Why wouldn't we work to have a wheel tax on rental cars, ride share apps (think about cars AND scooters) and parking tax? Then you are creating a revenue stream that will generate constant money while also not impacting those who have the tightest means in our communities. Transit is a social program, why wouldn't we heavily weigh the social implications of each aspect to it?
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