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andywildman

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Everything posted by andywildman

  1. andywildman
    Nah, that's just corny enough to work - big fan.
  2. andywildman
    Agreed on your last point. If any city's economic engine was entirely predicated on a single use that collapsed (in SF's case, tech workers in offices downtown), then it could end up in a similar state. If downtown Nashville's tourism industry collapsed by 50%+ in the next two years, there would be defaults on hotels in the area. That's why it's helpful to have a mix of uses (multifamily residential, offices for a variety of sectors, convention tourism, music tourism, etc.) to encourage resiliency to any one thing collapsing. Edit: hadn't seen @go_outside 's helpful visual - thanks!
  3. andywildman
    Katy freeway does ~300k cars daily (for reference, the highest average annual daily traffic - AADT - in middle TN that I could find is I-24/40 just north of the Fesslers Lane exit, did 195k cars/day in 2021 - see location 90).
  4. andywildman
    I love this. Simple architecture, no excessive modulation, no needless 3,4,5 materials for the facade. Clean and elegant.
  5. andywildman
    My gut reaction was "there's no way that big companies can buy enough houses to change the market that much", then found this link, where the Rutherford County property assessor said in 2021 that nearly 10% of homes in that county were investor owned. Even though investor purchases are down, both in absolute terms, and in % of total home purchases, investors still represent 15% of Nashville area home purchases. I don't know everything, but seems like a good way to counter investors banking on price growth is to build so many new homes in Nashville that the home price growth in our city slows to be less than the national average. That means less growth in value for current homeowners like myself, but it means that our city doesn't become insanely priced for normal people looking to buy, like Boise or the DC area or the west coast.
  6. andywildman
    Company movement numbers are downstream of housing prices. The two biggest metros in the country (NYC and LA) are massively underbuilding compared to their size, yielding expensive homes. The ability to build housing (that is accessible to white-collar and skilled-manufacturing incomes) is as important to driving the investment in the Sun Belt as the state corporate tax rates.
  7. andywildman
    Not bad, but not great? I've got the Gulch as my baseline for any development on the East Bank, and this feels a little more like Midtown, with the pedestal and lack of mixed-use.
  8. andywildman
    Seattle's still wayyyy behind on the number of housing units it needs for the number of jobs it has added over the last decade, and they're still prioritizing backwards. Here's a new policy that will drive 10x as many jobs as residences: https://www.king5.com/article/news/local/seattle/seattles-land-use-committee-advances-update-industrial-land-policy-zoning/281-d3dd1baf-8e6e-4285-beda-d9d776ac06f3
  9. andywildman
    Man I hope they get some of those ~7 corner lots to sell.
  10. andywildman
    Who's got a drone with a telephoto lens they could fly about 300 feet above the Chick-fil-A on Church, pointed straight at Prime with a telephoto lens, to get a dramatic view of the Church Street canyon?
  11. andywildman
    Not to mention, RuCo is getting ready to push in a property tax increase (something like 16% proposed if I remember the local news spot). Those folks could reduce their need for property tax rate growth by allowing more efficient use of their in-demand land by building things like apartments and mixed-use developments.
  12. andywildman
    Love the creative use of space. Has potential to be a decent neighborhood bar with surrounding density! Across the street from Albion (415 apts) and Haven (299 apts), adjacent to Paseo South Gulch (up to 800 apts + 180 hotel rooms), and across the Division St viaduct from Modera SoBro (700+ apts).
  13. andywildman
    Bold statement, and an interesting data point. A few more data points: Gulch: Society Nashville (currently excavating on Division St) has <1.0 parking ratio, plus a ground-floor restaurant. Pietown: VeLa Pietown (601 Lafayette) has a 0.9 parking ratio planned for for-rent apartments. Downtown Core: Alcove+Prime combined have a <0.75 parking ratio for for-rent apartments. Midtown: The Albion Music Row development has a planned 0.69 parking ratio for for-rent apartments with ground-floor retail. East Nashville: The proposed development at 800 Main St in East has 316 parking spots planned for 379 apartments (~0.8 parking ratio) AND 45k sq feet of office AND 40k sq feet of retail. SoBro: The proposed 24 story apartment tower at 4th & Lea has a 0.56 parking ratio in addition to 5 ground-floor retail spots. Downtown Core: 901 King (the Giarratana Project on the corner of the TSU campus) has no parking planned for for-rent apartments. The times, they're changing - even in a car-centric city like Nashville, Tennessee.
  14. andywildman
    I don't think that's the case for most of downtown, which is zoned for 10-30 stories. For example, the vacant lot at Rosa Parks & Church St (714 Church) is zoned for 30 stories according to the DTC currently. So the options under the new DTC could look something like: 30 stories, including some above-grade parking (say a 7 story podium, 1 story of amenities, and 22 stories of residences) 40+ stories, because the parking garage is three stories of below-grade parking, there are diverse units (family sized, senior-oriented, micro-units), the building is connected to the DES steam system, and the development includes some public green space (because there's no parking podium) Then the developer has to decide: can they sell/rent the apartments without every unit having a parking spot, and does the return on the ~roughly doubling of residential floors make up for the cost of blasting out a below-ground garage and building up another 10 floors.
  15. andywildman
    This one just feels a little stubby. Like the Danny Devito of Sobro hotels
  16. andywildman
    This first picture encompasses my local political priorities: new homes built densely along transit.
  17. andywildman
    This is only applicable to bonus height. Zoned height can still be built with above-grade parking!
  18. andywildman
    Progress on amenity & pool deck:
  19. andywildman
    Clearly the zoning is going to be the critical next step... How much input into land use does Metro have in the land it owns? (For example, will we be auctioning off parcels with certain height/usage/affordability requirements?)
  20. andywildman
    I work my way back through old threads when I'm caught up on recent updates, and this thread from 2006 was in my list over the weekend. Normally, convention centers don't pan out profitably for their cities, but I do believe that downtown Nashville is better off with Music City Center than it would've been otherwise.
  21. andywildman
    Hey quick question for the board: Can all of the following be true? Nissan Stadium has worse amenities than newer NFL stadiums? Replacing Nissan stadium with $750M+ of Nashville money takes funding away from other Nashville priorities? Building a new stadium with a roof will bring more events and more predictability with weather? Taylor Swift's rain-delayed concert was a less-than-ideal fan experience, while ultimately being a success at the end of the night? A major funding pathway for funding the new stadium (sales tax diversion) will incentivize Nashville to develop a tourist-oriented neighborhood on the East Bank with more hotels/bars/etc?
  22. andywildman
    If in ten years from now, there are that many buildings of 7 or fewer floors around the East Bank and if there is still that big ol' tangle of spaghetti getting to Ellington, we've done it wrong.
  23. andywildman
    I'd bet we're at least a decade away from TN legislature looking at funding affordable housing. The majority of Tennessee's R legislators represent either mid-income suburbs (who don't want to fund affordable housing) and low cost-of-living rural and micropolitan areas (who don't need their state to fund affordable housing).
  24. andywildman
    Uninspiring architecture, but solid land use - love the lack of parking and hyper-efficient room size. Never heard of this brand, only 13 of their hotels currently open in the US. Definitely brings something different to the Gulch - think it could be a good change of pace. Some additional reading: https://www.blueoceanstrategy.com/blog/blue-ocean-strategy-in-the-hotel-industry/ https://www.nytimes.com/2014/12/28/travel/hotel-review-citizenm-in-manhattan.html
  25. andywildman
    It's a prerequisite for bonus height only, not a prerequisite to build in Nashville. If Nashville sees land values fall and/or developers stop using the bonus height program, I'm confident Planning would pivot.
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