VU’s Tarpley razed to accommodate tower project

VU's Tarpley razed

Development

The Tarpley Building — perhaps the last remaining small-scale pre-World War II-constructed masonry buildings located on the Vanderbilt campus and fronting either 21st Avenue or West End Avenue — will be demolished Monday.

The building (see here courtesy of Google Maps) is being razed to make way for a major reinvention of key VU property fronting West End (read here).

The overall development will be highlighted by a stately residential tower (pictured) that would rank among the campus’ tallest structures if standing today.

As part of the project, the four Carmichael Towers buildings facing West End will be replaced by various six-story buildings and the tower — rising upwards of 20 floors and 200 feet and offering 340 residences. The buildings will allow for vehicular access to the campus via 24th Avenue (as is currently the case) and with a tunnel-esque design element.

Fencing is in place on the site, with a Layton Construction Co. to handle the demo of the two-story Tarpley Building. Layton is based in Sandy, Utah, and has a Brentwood office.

Bank of America space prepped in 222

Bank of America Corp. and sister businesses Merrill Lynch and U.S. Trust have landed a permit related to the 22,800 square feet they are leasing on the 24th floor of the 25-story 222 2nd building in SoBro.

The permit is valued at $2 million, with Tampa-based Cal Development Inc. handling the work.

Houston-based Hines and C.B. Ragland Co. of Nashville co-developed 222, which has an address of 222 Second Ave. S. and also offers retail and structured parking.

McDonald’s pays $5.15M for West End property

McDonald’s has paid $5.15 million for the downtown property on which it operates a fast food eatery at 12th Avenue South and Broadway, Nashville Business Journal reports.

Of note, the McDonald’s one of only two downtown-based chain fast-food restaurants (the other is a KFC on Rosa Parks Boulevard) with a drive-thru.

McDonald’s Corp. previously had leased the property, which has an address of 1201 Broadway.

Mt. Juliet-based Hippodrome Realty Inc. was the seller, NBJ reports.

Across Broadway, work is underway on Endeavor Real Estate Group’s 27-story tower to be anchored by a Whole Foods and to offer office and apartment spaces.

Twice Daily market slated for Charlotte Avenue Shell site

The Shell station and market at 2112 Charlotte Ave. in Midtown has been razed and will be reinvented to offer a Twice Daily market.

The permit is valued at $412,600. Shaub Construction is handling the job.

Local real estate researcher assesses Metro property to be sold

Last week, the Post reported Metro Government is in the early stages of attempting to sell a West Nashville property that is home to what some call the city’s “salt barn” and is located near various recently finished developments.

Located at 3800 Charlotte Ave., the property contains four buildings. The Metro Public Works Department stores salt (for snow removal) in the metal structure positioned closest to Interstate 40.

The Metro Finance Department has filed a request for the passing of an ordinance declaring the property surplus and for the approval to sell it.

The Post talked to Nashville-based real estate researcher Ed Branding to get his opinion on the property and its potential for redevelopment.

What is your take regarding the site?

The base zoning is industrial (IR) in the rear and a bit of retail (CS) in the front. Rather than rezone only the rear, the whole property should be rezoned, probably to an SP. Partly because SP is the go-to zoning these days and partly because Metro and the neighborhoods would demand a say in what goes there, from uses, density, design, pretty much any and all.

“The Nashville Next policy is CI (Civic), which denotes a publicly owned property with a civic use — schools, fire halls, electric sub-stations, salt barns — and will have to be changed.”

So what type development is needed?

In that Nashville Next policy, development should be focused on medium- to high-density residential or mixed use, which could include commercial, office, institutional, even low impact industrial. (Think Alan LeQuire’s art gallery and studio or an artisan woodworker). Densities of 20-40 units per acre are compatible. Townhomes and flats are acceptable building types if they are low- to mid-rise. (No high-rises.) Commercial buildings and institutions such as colleges would also work.

“Mid-rise” has a range, variably described as six or eight or even ten stories in parts of Midtown. There is, however, a Special Policy (now called Supplemental Policy) in this stretch of Charlotte from 44th Ave N to 51st Ave N that limits heights to five stories.

High lot coverage, shallow setbacks, and minimal spacing between buildings is encouraged. So a development could be profitable enough to include some affordable/workforce units. That and their age means that the existing buildings should and would likely be torn down.

So what might an appropriate density be?

The neighborhood and the councilperson (Kathleen Murphy) will have to agree on density. Two years ago, when the redevelopers of Madison Mill down the street proposed 80, then 60, units per acre, Sylvan Park had a fit. (The development team is now pursuing a primarily office plan.) The maximum is probably 40, mainly because that is what the plan proscribes in the T4CM district which surrounds this property.

To up the acceptable density, a developer needs to show that higher density creates more transit riders, not more cars. Higher density providing more transit riders, even in close on Charlotte, might be what it takes to get the transit line built past White Bridge Road sooner rather than later, something that area very much wants.

If people want a financially sustainable transit system, they have to be willing to allow for the density that supplies the riders. “Light” has to be the description of the type of rail, not the passenger count.

Any other thoughts?

Beyond the uses outlined in Nashville Next, the property is in a Promise Zone. Nashville is one of only 14 cities to have this HUD designation. Their purpose is to encourage and help fund projects that address needs in high-poverty areas, from affordable housing to job creation to improving education and so forth. This area is more than just Sylvan Park. Preston Taylor Homes is right across the interstate, as are non-gentrified neighborhoods. It’s a Promise Zone for a reason.

The upshot: If this is an RFP or even just a straight-up sale but with the ultimate use as part of Metro’s decision process, applicants should look at the Promise Zone requirements since Metro might well consider how a potential buyer would use the Promise Zone tool to address community needs. A tutoring center or 20% of the units being “affordable” might wine and dine the eye of Metro more than simply proposing expensive condos. Especially since this is on a proposed transit line and the less-than-wealthy are meant to be users of it.

Another reason to include a civic benefit as part of the development: This would require two community meetings. Before a rezoning, the policy would have to be changed and that policy right now is Civic. I would not be surprised if Metro and the neighborhoods and the councilperson will want a civic thread running through whatever cloth is woven rather than just selling to a developer who will build “rich people housing.” The Transit and Affordability plan calls for affordable housing on transit lines. So a developer had better plan on that being part of the deal.

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