East Bank – I-24 to the Cumberland/I-24 Overpass up to Jefferson – 338 Acres, Nissan Stadium, "Imagine East Bank"

[smeagolsfree]

Again, conceptual renderings are just that, conceptual. Nothing is set in stone until the cost of the project is hammered out and the budget is nailed down. How many times did the Nashville Yards image’s change? Those changed somewhat for the better granted but that was a private developer. We have see conceptual images for the Oracle Campus but nothing has been nailed down yet. I will even go so far to say that the designs for the Reed district may even change. The market and the times dictate what will be built on a site, not some artist and the vision he had on that day to impress the heads sitting at a table. It may end up being close, but it may not.

Get over the conceptual renderings as I have seen more than my share over 20 years on this board. I will say that the new super tall in OKC is only a conceptual rendering too and will never get built. It is someone’s conception of grandeur in their head. Just like the Jetsons Marina tower at the Thermal where the Amphitheater is now.

[markhollin]

The first phase of East Bank infrastructure is expected to cost more than $147 million, largely funded by Fallon and the Tennessee Performing Arts Center.“ 

We're bending over backwards to be absolutely clear about the fact that infrastructure on the East Bank is expensive… You go underground, and it’s a mess. It costs some money to make it actually work,” Bob Mendes said.

As part of the agreement, Fallon will fund construction of a roughly 300-foot stretch of the new East Bank Boulevard, an expansive central artery Metro envisions building through the broader East Bank.

Fallon and TPAC also will fund the majority of costs to extend and revamp the Seigenthaler Pedestrian Bridge, as well as all of the costs of a new "Cumberland Walk" — a pedestrian and cycling path from Interstate Drive to the river.

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/03/01/east-bank-agreement-fallon-metro-public-meeting.html

[MLBrumby]

Surprised TPAC is picking up so much of the infrastructure costs. Is that because the portion referred to above (Phase I) serves the site for TPAC?  Anyone know the thinking on that? 

[Bos2Nash]

Everyone should be coming out in groves about how small they are thinking in regards to scale from a zoning perspective.

Metro plans to rezone the heart of the East Bank and apply the downtown code to that land. This would allow buildings next to the new Titans stadium to rise up to 40 stories, and height allowances will gradually decrease as building move closer to the river, with a maximum height of four stories for those closest to the water.

Metro's Bonus Height program will not be extended into the new district. The program allows towers to go beyond 40 stories in exchange for identified public benefits such as sustainability features. Unlike downtown, there will be no wiggle room on height in the East Bank.

What is the point of bringing the Downtown Code over to the East bank if the Bonus Height program (which is a massive component to the DTC) isn't applied? Not to mention 4-stories at the river but 40 stories near the highway is STUPID! If there is no "wiggle room" as they say, what is the point of bringing the downtown code across the river? Just form an East Bank UDO, apply the heights and be done with it. The downtown code is built to allow flexibility - both in use and form - but by hampering the form flexibility we are essentially just doing a mixed use land use zoning.

If we want to allow height on the East Bank, put the tallest height at the the Boulevard or the River and transition down toward East Nashville. I would think the floor for building height at the highway could be 10 floors. Samaritan under construction is current 5 floors, so jumping the highway and Interstate Drive, 10 feels like a solid transition. Only doing four stories at the river is going to severely limit the amount of activation is done unless Metro is planning on stepping up an even larger investment there. Allow the height in order to allow ROI in order to make the ground floor activation feasible. 

If four floors is the ceiling of height at the river. I would expect to see alot of stick frame buildings stretching the entire riverfront then. What incentive is there to go to steel/concrete/mass timber (from a quality and higher cost perspective) if the max height is under the code maximum of a stick frame building? I presume we would hear the arguement of "well 1st & 2nd Ave are that scale" and they would be right, but those two streets are historically at that scale and essentially should only be a pocket at that scale. Sure we can transition from that scale, but the River provides a very big "slope control plane" sort of speak and again the floor at the River should be MUI (15 floors). I would go as far as saying between the river and the multi-use arena could be unlimited height (30 floors + unlimited B.H. like other districts in the DTC) and the multi-use arena be the transition down to a MUI type zoning/height at the highway (slightly different than the 10 floors I mention above).

BLUE could be the 30 floors + unlimited B.H. and RED could be MUI type zoning (10 floors + 5 B.H.) and GREEN could be something inbetween.. Shelby's Bend would obviously not be part of things because it is the scrapyard and any previously approved SPs would be unaffected or granted the opportunity to re-evaluate. But the Idea is add the height and density with proximity to the River, and transition that height down to the scale of the neighborhood just east of the highway. There is alot of new construction that has been built within this cycle just to the East that should not be expected to redevelop for at least 30 years. So using that as a guide to plan the city is reasonable.

[Luvemtall]

Totally agree, again it seems the mentality here is to think inside that small town box. Nobody seems to want to break the mold and allow the possibilities to express itself and create a truly great urban environment. The downtown code allows for bonus height and if they are carrying it over to the East Bank then it should still apply. With the East Bank sitting at a lower elevation than say Church Street @ 10th Avenue shouldn’t it be possible to achieve 800 feet and stay at the same FAA requirements for overall elevation Plus conform to the DTC ?

[markhollin]

Some more details on the East Bank development deal with Fallon regarding affordable housing:

Fallon to build 1,550 units across five residential buildings, including 695 income-restricted units.

At least 600 of the affordable units will be located in two income-restricted buildings, with construction on the first 300-unit building estimated to begin in 2026 (the first construction phase for the project overall). The other 300 units are envisioned as part of an East Bank transit hub, with a construction timeline not yet determined.

Income restrictions are based on where a tenant's income falls compared to the Area Median Income, a federal benchmark marking a typical household's annual earnings in a given area. In 2023, the AMI for a family of four in the Nashville area (which spans 10 counties, including Williamson) was $99,850.

Proposed income restriction requirements include:

- Two-thirds of the units in each income-restricted building would be reserved for tenants at 60% AMI and under (with opportunities for deeply affordable options available through Housing Choice and Project-Based vouchers)

- One-third of the units in each income-restricted building would be reserved for tenants between 60% and 80% AMI

- At least 10% (95 units) in market-price residential buildings would be reserved as income restricted at 80% AMI or below

- All income-restricted units would remain income-restricted for the entirety of the 99-year ground lease with Metro

- Units will be available in multiple sizes, from studio apartments to multiple bedrooms

- A tenant's rent in an income-restricted unit would not be adjusted unless their voucher would cover the increase, leaving the tenant's portion of rent unaffected

- If an income-restricted unit tenant's income increases above the maximum level, the tenant may choose to renew the lease at the end of its term at market rate, and the property will designate the next available comparable unit as income-restricted

Contractual milestones for Fallon are also centered around residential unit delivery:

- Within two years: Deliver 300 affordable units along with reserved space for day care

- Within six years: Deliver 400 additional residential units (40 of which are affordable)

- Within nine years: Deliver 550 additional residential units (55 of which are affordable)

- After James Robertson Parkway is lowered to grade (timeline to be determined): Deliver 300 additional affordable residential units to be developed atop an East Bank mobility hub

In addition to setting residential unit requirements, the contract proposal between Metro and Fallon bakes in limits on the number of hotel buildings and prohibits certain uses like short-term rentals and casinos.

"Our goal is to put a neighborhood around (the new stadium) that's a genuine, actual neighborhood and not just an extended party zone," Metro Nashville Chief Development Officer Bob Mendes said during a community meeting Thursday.

Fallon would reserve a space for a day care facility alongside the first 300 residential units, and all buildings will feature ground-level retail.

More ate The Tennessean here:
https://www.tennessean.com/story/news/local/davidson/2024/03/04/whats-in-nashvilles-proposed-east-bank-development-deal/72762706007/
 

[subkyle]

This sickens me to know they are not allowing for bonus height. Other than emailing our city council person is there anything else I can do to help our opinions be known? We get one chance to do this right, and we need density in the core!

[nashvylle]

No Bonus Height seems odd, but Fallon Group can still do 40 stories, correct? Make me wonder if we had unlimited height, how tall they would actually go? 

[Luvemtall]

Does the code cover all the East Bank , including the RMR Station East , GBT parcel etc? Or is it just the Fallon portion?

[Bos2Nash]

My understanding is the zoning on the East Bank still needs to be approved, so I would presume there will be at least public hearings to voice your concern. I would encourage you to write your council members and stay on top of them for this.  You could also reach out to Planning via the East Bank email address [email protected]. Not if that email is still active or not, but it is on the planning website associated to the East Bank. @bwithers1 Could you shine any light on this?

No Bonus Height is very odd to me as well. Especially because the River North UDO has Bonus Height baked into it that would allow 30 floors.

I believe the Downtown Code expansion would cover all the parcels, but the subdistricts may come online at different times which may impact those developments. previously approved SPs would prolly be exempt from the expansion, but it they could possibly get "more" out of their development, I wouldn't be shocked to see groups like RMR re-evaluate.

[markhollin]

Drift Hotel (7 stories, 87 rooms,  3 eateries) has opened by TMC Hospitality in the former Stadium Inn Hotel building at 10 Interstate Drive. 

A seventh floor, 1,800-square-foot penthouse has three king beds and three bathrooms, one featuring a golden toilet to honor Elvis’ stays at building. A large balcony overlooks Nissan Stadium and Nashville’s skyline.

Dawn Cafe serves local brand Good Citizen Coffee Co. and grab-and-go items like pastries and yogurt parfaits. 

The Sun Room bar serves soda-based cocktails infused with a variety of flavors and sharables like caviar and oysters, patatas bravas, spiced calamari and a spiced tuna plate.

Opening this spring, Poolside at Drift is an outdoor bar space with fireplaces, cabanas and communal tables with seasonal cocktails and bites. Popular food truck Alebrije will serve pool goers its authentic street tacos.

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/03/06/drift-nashville-east-bank-stadium-inn-pictures.html

[titanhog]

2 hours ago, markhollin said:

Drift Hotel (7 stories, 87 rooms,  3 eateries) has opened by TMC Hospitality in the former Stadium Inn Hotel building at 10 Interstate Drive. 

A seventh floor, 1,800-square-foot penthouse has three king beds and three bathrooms, one featuring a golden toilet to honor Elvis’ stays at building. A large balcony overlooks Nissan Stadium and Nashville’s skyline.

Dawn Cafe serves local brand Good Citizen Coffee Co. and grab-and-go items like pastries and yogurt parfaits. 

The Sun Room bar serves soda-based cocktails infused with a variety of flavors and sharables like caviar and oysters, patatas bravas, spiced calamari and a spiced tuna plate.

Opening this spring, Poolside at Drift is an outdoor bar space with fireplaces, cabanas and communal tables with seasonal cocktails and bites. Popular food truck Alebrije will serve pool goers its authentic street tacos.

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/03/06/drift-nashville-east-bank-stadium-inn-pictures.html

 

The ultimate question is whether or not the update is enough to exorcise the ghosts of one night stands and bad decisions that took place within those walls. 

[donNdonelson2]

2 minutes ago, titanhog said:

The ultimate question is whether or not the update is enough to exorcise the ghosts of one night stands and bad decisions that took place within those walls. 

The good news is that one night stands and bad decisions will still take place on this property, but at a much higher room rate! (The increase in hotel tax revenues will be appreciated, of course.)

[PillowTalk4]

Here's a link to a photo gallery of the Drift Hotel.

Drift Hotel - Nashville

One night stands and bad decisions withstanding, this is an amazing transformation!!!  They deserve nothing but gratitude and praise for this renovation.

Edited March 6 by PillowTalk4

[Bos2Nash]

As an emphasis on the patience front, I jumped into the East Bank committee presentation briefly the other day and Bob Mendes mentioned that the best case scenario for the James Robertson Parkway rebuild is looking at 2030.

I was a little confused by the presentation, because I have heard that the alignment of the East Bank Boulevard is more aligned with 2nd Ave instead of 1st Ave. Bob Mendes mentioned that the EB Boulevard Phase 1 build-out would only go from Shelby Ave to Victory Ave because the existing Nissan would dead end the Boulevard. This confuses me because I am trying to think through how the Boulevard is aligning with current street grid. I don't think the KVB bridge approach is planned to be rebuilt as part of the EB Boulevard, so why would we be stopping the Boulevard at the existing Nissan footprint? Comparing the most recent site plan that was shared on CityNowNext, it does show the boulevard almost running along 1st Ave. To make that alignment work I would think the KVB bridge approach would need to be modified - otherwise I don't see how the boulevard connects to Shelby. The Boulevard connecting to Shelby is an absolute MUST for this neighborhood to succeed. The boulevard will be the primary north/south road in the neighborhood and if that doesn't connect to one of the few east/west (if not the highest capacity one) connections, then man we screwed up bad.

Am I the only one seeing this and/or am I misreading something??

Looking at the actual street grid, 2nd Ave makes sense to be the start of the Boulevard because of the existing infrastructure and no re-work of the KVB bridge. The Boulevard would then run north from Shelby along 2nd Ave alignment (with its new ROW width), run along the north frontage of the proposed mobility hub (not the south) - also making grounding JRP easier from a grade perspective), then run through the RMR site as their "main street" (which may also help explain their patience) and then across/under the CSX tracks to other points north. 

I guess I am having a hard time understanding where things stand in terms of the current site plan versus maybe what the design team is working on. 

[smeagolsfree]

I think it may have something to do with construction and or money. That is just a guess. Probably both but most likely money or lack there of. You forget that you are in Nashville and the plan changes as you go along. Get used to it. It will not be the first time it happens. The plan will change again and again. When a new mayor takes office it will change again. Welcome to Nashville politics.

[Deepdish53]

2 hours ago, Bos2Nash said:

This confuses me because I am trying to think through how the Boulevard is aligning with current street grid. I don't think the KVB bridge approach is planned to be rebuilt as part of the EB Boulevard, so why would we be stopping the Boulevard at the existing Nissan footprint?

EB Blvd is going to raise up to the current grade of the KVB bridge where it's shown to intersect. There will be minor bridge modifications to allow for an intersection, but no major rebuild of the KVB bridge.

Additionally, Bob was discussing the temporary condition where Fallon is planning to develop their adjacent parcels prior to the rest of the central waterfront developing. They will be responsible for constructing the portion of the boulevard (from KVB to Victory) that fronts their parcels. Other development further along the boulevard will be responsible for constructing their portions of the boulevard.

[Luvemtall]

Unfortunately Ron, the longer I’m here the more I think you’re right. There seems to be no cohesive plan or strategy to most things, no one goal to achieve. Planning for a sustained objective feels piecemeal at best, and not necessarily long term and forward thinking. 

57 minutes ago, smeagolsfree said:

I think it may have something to do with construction and or money. That is just a guess. Probably both but most likely money or lack there of. You forget that you are in Nashville and the plan changes as you go along. Get used to it. It will not be the first time it happens. The plan will change again and again. When a new mayor takes office it will change again. Welcome to Nashville politics.

 

[Luvemtall]

9 minutes ago, Deepdish53 said:

EB Blvd is going to raise up to the current grade of the KVB bridge where it's shown to intersect. There will be minor bridge modifications to allow for an intersection, but no major rebuild of the KVB bridge.

Additionally, Bob was discussing the temporary condition where Fallon is planning to develop their adjacent parcels prior to the rest of the central waterfront developing. They will be responsible for constructing the portion of the boulevard (from KVB to Victory) that fronts their parcels. Other development further along the boulevard will be responsible for constructing their portions of the boulevard.

So does this mean that projects further down the line, such as Station East can proceed with construction and just build the portion of EBB that fronts their property?or do they have to play the waiting game and sit on it until eventually the road and development reaches them? Which would further solidify my point above, that there seems to be a lack of leadership and a clear cohesive approach to the development of the East Bank in general. All those presentations and fancy renderings and meetings along with millions spent on studies and it still feels like we’re at square one.

[donNdonelson2]

4 hours ago, PillowTalk4 said:

Here's a link to a photo gallery of the Drift Hotel.

Drift Hotel - Nashville

One night stands and bad decisions withstanding, this is an amazing transformation!!!  They deserve nothing but gratitude and praise for this renovation.

Agreed! A remarkable transformation of a formerly disgustingly blighted property in a high profile location. I wish them nothing short of profound success.

[Bos2Nash]

56 minutes ago, Deepdish53 said:

EB Blvd is going to raise up to the current grade of the KVB bridge where it's shown to intersect. There will be minor bridge modifications to allow for an intersection, but no major rebuild of the KVB bridge.

Additionally, Bob was discussing the temporary condition where Fallon is planning to develop their adjacent parcels prior to the rest of the central waterfront developing. They will be responsible for constructing the portion of the boulevard (from KVB to Victory) that fronts their parcels. Other development further along the boulevard will be responsible for constructing their portions of the boulevard.

Very enlightening, thank you! Makes sense that Fallon would build this first stretch of the Boulevard, if nothing else to connect their parcels into the grid. The logistics of raising up to the meet KVB and then getting the MCM to get down to grade is gonna be a fun one to solve haha. 

With the EB Blvd following 1st Ave, I wonder how the JRP rebuild will ultimately deal with accessible sidewalks then. Obviously roadways differ from buildings and we get steep roads/sidewalks everywhere, but it will be interesting to play to the wait and see game on JRP.

[samsonh]

4 hours ago, Luvemtall said:

Unfortunately Ron, the longer I’m here the more I think you’re right. There seems to be no cohesive plan or strategy to most things, no one goal to achieve. Planning for a sustained objective feels piecemeal at best, and not necessarily long term and forward thinking. 

 

Yes this was the issue with rushing approval through like they did, tons of costs are suddenly popping up

[markhollin]

Metro is one step closer to confirming its deal with its chosen East Bank developer, The Fallon Co., but some extra time is needed.

The development agreement clocks in at nearly 438 pages, leading the council to defer the second of three votes on the ordinance to allow for more review time. District 19 Councilman Jacob Kupin announced a second reading of the bill will take place April 2.

Also on the agenda March 7 was Metro’s non-binding agreement with the Tennessee Performing Arts Center to build a venue on the East Bank. The city’s memorandum of understanding with TPAC was given a two-meeting deferral and will also be on Metro Council’s April 2 agenda.

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/03/08/vote-deferred-on-metros-438-page-east-bank.html

[markhollin]

The developers of Rangewater Oldham (5 stories, 350 units, internal garage) are suing Metro claiming the city purposefully put its permits on hold to prevent it from building on land earmarked to become the new neighborhood's "backbone" boulevard.

Now, plans to build at 201 Cowan St. are "no longer feasible," Atlanta-based RangeWater Real Estate and New York private equity firm Prospect Ridge Advisors state in the lawsuit filed in federal court on March 8.

The developer, doing business as AB PR QOZB IV Property LLC, worked with Metro for months to submit preliminary and advanced permit applications, according to the lawsuit. Metro did not raise any "material concerns" about the plans, and the company purchased the 3.8-acre property for $12.5 million in September 2021, securing a $59.6 million construction loan the same day. Metro approved the developer's demolition permit less than two weeks later, and the land was cleared by the end of October.

But then the permit process hit a snag — Metro refused to approve a grading permit for the site, bringing construction to a halt. Metro explained that the development site lies in an area "presently engaged in a planning process to determine public infrastructure needs" and stated Metro "may be engaging with you in the near term for possible acquisition for those purposes," according to the lawsuit.

While the rough concept of an arterial boulevard on the East Bank was presented as part of the East Bank Planning Study process beginning in April 2021, it's not clear precisely when Metro identified which parcels it would need to purchase to construct the multimodal corridor. The north-south boulevard is a cornerstone of Metro's plans to redevelop the area and would stretch down the bank's entire length into River North. The Imagine East Bank plan describes the road — which would include dedicated bus lanes, traffic lanes and 20-foot-wide sidewalks — as "the foundation for the East Bank's future urban street grid."

Metro has allocated about $40 million toward buying six unidentified parcels since December 2021, and the state has agreed to assist in land acquisition. But whether the city or state has offered to purchase this developer's land remains unclear.

More at The Tennessean here:

https://www.tennessean.com/story/news/local/davidson/2024/03/17/east-bank-housing-developer-says-nashville-halted-permits-planned-boulevard/72942608007/

 

[smeagolsfree]

Is Metro even ready to get the job done over here? How long has this been on the boards? I think between this and a few other projects looming on the EB, Metro may end up getting sued even more. 

They have developers lined up with approvals in place, but because Metro can't figure out the infrastructure and is slow walking permits, they may end up being in hot water.  This goes to show that Metro needs to get their act together rather quickly over this spine road. They need to make the tough decisions and get these items negotiated and make the funds available otherwise more and bigger developers will either sue or back out or even just not consider the EB.

I know what a few of you will say and that is give them time its complicated. They need to go ahead and get the job done. I feel like Metro is now dragging their feet and doing a half A$$ job not really wanting to finish what they started.  Maybe they underestimated the cost. If that is the case, we can blame that on Cooper, but need to go back to council with their hat in their hands and blame the man with that plan.

Either way something is wrong on the East Bank. You let these developers build because at this stage in the game you should have your act together and not be changing the plan or have no plan.