1401 Church (47 stories/522'; 35, 26, and 7 stories, at least 1,150 residential units, 70,000 sq. ft. retail on 3 acres)

[nashville born]

I read the article and found it a bit confusing   It states the project will start with the north tower and that phase two will include the south tower (tallest one).  When the article says north tower, is it referring to both the shorter towers?  I'm seeing three towers, yet only seeing references to two in the article.

Edited January 22 by nashville born

[Bos2Nash]

29 minutes ago, nashville born said:

I read the article and found it a bit confusing   It states the project will start with the north tower and that phase two will include the south tower (tallest one).  When the article says north tower, is it referring to both the shorter towers?  I'm seeing three towers, yet only seeing references to two in the article.

This is my understanding.

The "second" tower that fronts 15th appears to be on a shared podium with the tower that completely fronts Church Street. They mention positioning the phase 1 at the southeast corner of Church & 15th which technically doesn't even have a tower at the corner haha. 

Based on the Final SP documents, phases 1 and 3 will be excavated from the get go for the underground parking structure below the two phases. This means phase 3 should be expected to be similar to 1001 Church at Nashville Yards where the parking structure is built and capped for a future phase. Depending on feedback from the contractor, Phase 2 may also be excavated at the time as Phase 1 & 3. This would fall in line with what Nashville Yards did for Parcel 2 (future residential tower adjacent to Grand Hyatt).

Sequencing could obviously change, but this is at least how I would think it would work out based on the plan outlay thus far.

[Luvemtall]

Can someone explain to me to what extent these developers are held to regarding compliance to original plans? Are these large projects SPECIFIC PLANS (SP’s) and if so , don’t they need to build to exactly what they were approved for and within a certain timeframe? I’m understanding that is the whole point to have a SP, to ensure the project is completed in a reasonable time and to the proposed plan. Sort of a protection to the city , that what they say is what we get. 

[Bos2Nash]

27 minutes ago, Luvemtall said:

Can someone explain to me to what extent these developers are held to regarding compliance to original plans? Are these large projects SPECIFIC PLANS (SP’s) and if so , don’t they need to build to exactly what they were approved for and within a certain timeframe? I’m understanding that is the whole point to have a SP, to ensure the project is completed in a reasonable time and to the proposed plan. Sort of a protection to the city , that what they say is what we get. 

This is an SP project/parcel. Once the SP is approved, it is the official zoning for the parcel. That zoning is in effect until it is changed in the future. SPs have a background zoning that they are based on and then the "SP" lists out how the project deviates from that zoning. That zoning is contingent on the approved plans that have worked their way through the required departments. There can be minor deviations from the plan, but major elements need to go back through an approval process. There are guidelines as to what is major versus minor. For example, an additional curb cut is considered a major change. As far as I know though, there are no prescribed timelines that are part of the SP approval. There may be a more seasoned veteran who can provide better clarity.

For example, if you look at the Final Site Plan permit for this SP, the expiration date is 12/31/2999. 

Looking at this ePermit also shows revised plans for phasing that differs from my post above. Here is the plan that is associated with the Final Site Plan permit

Phase 1 is showing two "Food & Beverage/Retail" slots (presumably could be subdivided as well) and a Residential lobby

[Argo]

On 1/22/2024 at 8:36 AM, markhollin said:

The North Tower is on the right in this rendering:

 

Woaaaaaahh!!!

Now that's a game changer. A game changer.

That's the type of are key texture that should be all over downtown. 

Those buildings are very unique looking. They don't look anything like the old mundane generic buildings in other downtowns.

These buildings should definitely replace The Moore, Albion, Alcove, Prime, JW Marriott, Bridgestone, Pinnacle I, Pinnacle II, One22One, Four Seasons, SoBro, Hyatt Centric, 1Hotel, 505, Broadwest I.

Nashville should get rid of all of its non-generic looking buildings especially if they are glass.

Nashville should replace them with the original are key texture of northeast downtown. As in the Doubletree and Stahlmann buildings for example. Now those buildings get the juices flowing. Va va va voooom!

Edited January 23 by Argo

[UrbanWes03]

1 hour ago, Argo said:

 

Woaaaaaahh!!!

Now that's a game changer. A game changer.

That's the type of are key texture that should be all over downtown. 

Those buildings are very unique looking. They don't look anything like the old mundane generic buildings in other downtowns.

These buildings should definitely replace The Moore, Albion, Alcove, Prime, JW Marriott, Bridgestone, Pinnacle I, Pinnacle II, One22One, Four Seasons, SoBro, Hyatt Centric, 1Hotel, 505, Broadwest I.

Nashville should get rid of all of its non generic looking buildings especially if they are glass.

Nashville should replace them with the original are key texture of northeast downtown. As in the Doubletree and Stahlmann buildings for example. Now those buildings get the juices flowing. Va va va voooom!

Agreed! I love that these Vancouver developers are incorporating the Vancouverism architecture at the base of the project to really engage the street at a human scale! I hope they do more work throughout Nashville in the future. 

[smeagolsfree]

To clear any confusion about the buildings this is from the developer.

"The project will be undertaken in three phases: The north tower will stand 26 floors and about 300 feet tall. The building will offer 325 residential units, 27,000 square feet of amenities and 14,000 square feet of retail.

Phase two will include a 32 floor (393ft tall) tower with 350 units, 6,500sf of retail, and 17,000sf of amenity.

Phase 3 will be the south tower, a residential high-rise to offer an anticipated 444 rental units, 34,000-square feet of amenities (including a coworking space, outdoor pool deck, fitness facility, dog wash area and media room) and 13,500 square feet of commercial space."

 

[markhollin]

The Nashville Post has clarified the info from their article yesterday morning:

The project will be undertaken in three phases: The north tower (phase one) will stand 26 floors and about 300 feet tall. The building will offer 325 residential units, 27,000 square feet of amenities and 14,000 square feet of retail.

Phase two will include a 32-floor (about 395 feet tall) high-rise with 350 residential units, 6,500 square feet of retail and 17,000 square feet of amenity space.

Phase three will be a tower (47 stories, 522') positioned on the south segment of the site. That residential high-rise  will offer an anticipated 444 rental units, 34,000-square feet of amenities (including a coworking space, outdoor pool deck, fitness facility, dog wash area and media room) and 13,500 square feet of commercial space.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/summer-groundbreaking-now-set-for-midtown-project/article_6773a61e-b7b3-11ee-bc2e-071958bfd952.html

[markhollin]

Three new renders:

[NashRugger]

Damn, they could've at least rendered better traffic poles than the garbage that's there now. 

[nashville born]

Yes, please on this project?

[markhollin]

Groundbreaking is still planned for this summer on Tower One (the NW corner of the lot, or the SW corner of 14th Ave. North and Church). By reminder it is 26 stories with 325 units, 14,000 sq. ft. of ground level retail, and an amenity level with a fitness center, dog run, golf simulator and a pool.

“We see an opportunity to get in the ground now based on the projects that have started in the last year,” David McCutcheon, vice president of IPB Properties, told the Business Journal. “If we deliver this project in 2027, there’s going to be a situation where the market is going to need housing. There’s not going to be a lot of new developments coming online, so the timing is right for us.”

“We’ll complete tower one in 2027 and then roll into the second tower with completion set for 2030. Certainly, if the market picks up and there’s a demand for it, we have the option of starting that earlier,” McCutcheon said.

IPB Properties has not yet secured financing for the project but is currently having discussions with one of the lenders on its Seattle project in hopes to land the funds in the “next couple of months,” according to McCutcheon.

“The third tower is current planned for residential rental, but there’s some options there as well. The site is zoned for some hotel keys,” McCutcheon said. “That’s far enough in the future and allows us the flexibility to assess what is needed here, and then make the right decision.”

“You’re probably seeing a lot of these projects moving forward because, while interest rates are probably not going to drop for a while, you can kind of see an end to the inflation bubble that we were living through,” McCutcheon said. “The city has been very much key in all of us getting together and developing together. I think the Midtown opportunity is a unique case just given the size of the amount of development that is going to come to that area. It’s the next evolution to connect downtown — it’s a much needed core that needs connection.”

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/04/25/bosa-properties-three-tower-midtown-project-update.html

Some new renderings:

[bnacincy]

On 2/16/2024 at 4:34 PM, NashRugger said:

Damn, they could've at least rendered better traffic poles than the garbage that's there now. 

Yeah, the traffic lights with their supporting beams have been there since the Inner Loop was first built over 50 years ago. It's not just Church Street but Broadway, Demonbreun Street and Charlotte all need their traffic lights replaced.

[MLBrumby]

2 hours ago, markhollin said:

Groundbreaking is still planned for this summer on Tower One (the NW corner of the lot, or the SW corner of 14th Ave. North and Church). By reminder it is 26 stories with 325 units, 14,000 sq. ft. of ground level retail, and an amenity level with a fitness center, dog run, golf simulator and a pool.

“We see an opportunity to get in the ground now based on the projects that have started in the last year,” David McCutcheon, vice president of IPB Properties, told the Business Journal. “If we deliver this project in 2027, there’s going to be a situation where the market is going to need housing. There’s not going to be a lot of new developments coming online, so the timing is right for us.”

“We’ll complete tower one in 2027 and then roll into the second tower with completion set for 2030. Certainly, if the market picks up and there’s a demand for it, we have the option of starting that earlier,” McCutcheon said.

IPB Properties has not yet secured financing for the project but is currently having discussions with one of the lenders on its Seattle project in hopes to land the funds in the “next couple of months,” according to McCutcheon.

“The third tower is current planned for residential rental, but there’s some options there as well. The site is zoned for some hotel keys,” McCutcheon said. “That’s far enough in the future and allows us the flexibility to assess what is needed here, and then make the right decision.”

“You’re probably seeing a lot of these projects moving forward because, while interest rates are probably not going to drop for a while, you can kind of see an end to the inflation bubble that we were living through,” McCutcheon said. “The city has been very much key in all of us getting together and developing together. I think the Midtown opportunity is a unique case just given the size of the amount of development that is going to come to that area. It’s the next evolution to connect downtown — it’s a much needed core that needs connection.”

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/04/25/bosa-properties-three-tower-midtown-project-update.html

Some new renderings:

IMHO: With the arches and scalloped curves, this design looks like an early 1970s style, and I must admit (full circle) I like it. 

[nashville born]

This one can be the Peabody Union of the NW...at least until Reed District gets moving.

[markhollin]

David McCutcheon, VP of Bosa Properties' U.S. subsidiary, IPB Properties, has done an interview about the 1401 Church project at NBJ:

“The general design and direction of the project we’ve maintained. What has changed, based on the amount of capital available and the market, is what phases we go forward with,” McCutcheon said. “Dividing the project into 3 phases and delivering the first tower makes the most sense. It’s better to bite off small chunks right now rather than going forward with two towers at once.”

The first tower, located at 14th and Church streets, will rise 26 stories and offer 325 units, more than 14,000 square feet of ground-level retail, as well as an amenity level with a fitness center, dog run, golf simulator and a pool.

The next two phases include two more residential towers, one standing 32 stories tall and the other height not yet determined.

The company has also shifted plans related to construction services which will now be handled internally rather than the original plan of using an outside firm.

“I think there's a perception that it's easy to develop in Nashville, maybe because the timelines are shorter than other cities. From my experience, it's not necessarily easier. You still have the same amount of work to move, but it’s just in a shorter amount of time,” McCutcheon said. “This is why relationships, especially in Nashville, become so important. You need to work with people you trust. The city has high expectations … and you need to align them with yourself and make sure you're delivering with the people in the community.”

IPB Properties has not yet secured financing for the project but is currently having discussions with one of the lenders on its Seattle project in hopes to land the funds in the “next couple of months,” according to McCutcheon.

“Obviously, the last couple of years have been tough with where the economy has gone. Interest rates have shifted; it’s been more difficult to get financing for those projects,” McCutcheon said. “Everything the planning department and the city is doing and everything that we see about future supply and demand two to three years out — it continues to be positive.”

More at NBJ here:

https://www.bizjournals.com/nashville/news/2024/05/01/vancouver-bosa-properties-development-midtown.html

[nashville born]

Those comments make me a bit nervous about this project ever delivering completely.

[Argo]

13 minutes ago, nashville born said:

Those comments make me a bit nervous about this project ever delivering completely.

They really do.

Boy, oh boy.

At least he's being forthright about what has been causing so much turbulence over the past few years.

Edited May 2 by Argo

[markhollin]

CityNowNext has some updated info and renderings for the Phase One Tower (26 stories) which will break ground soon, and be complete by 2027.

- 326 high quality rental units

- 27,000 sq. ft. of amenity space (including multi-level coworking, fitness center overlooking the central plaza)

- 14,000 sq. ft. of ground level retail

https://citynownext.com/2024/06/13/new-renderings-vision-and-start-for-26-story-tower-in-nashville/