Nashville's downtown to change faster than ever

I’ve always been fascinated with architecture and central city layouts.  As a youngster, I spent many a Saturday wandering around downtown Columbus, OH taking notes and sketching various structures.  I enjoyed the classic lines of the white limestone State Capitol, but was equally enticed by new highrise bank buildings, and urban renewal tracts.  I read Architecture Digest, and would work for hours on my own designs for public and private sector buildings, boulevards, parks, and stadia. 

Hence, I considered myself a bit of an amateur city planner, taking note of new projects and plans in whatever metropolis I have lived in.  Being a proud citizen of Nashville for a quarter century now, I have watched as our downtown area has made some significant changes.

In the 80s into the early 90s we saw the initial Nashville Convention Center, the Fifth Third Center and US Bank towers, Renaissance Hotel, Double Tree Hotel, James K. Polk Bldg. (including Tennessee Performing Arts Center), One Nashville Place, Nashville City Center, two state office buildings along James Robertson Parkway, and the Church Street Shopping Mall built.

The true boom really began around 1994.  In the past eighteen years or so, there has been a remarkable expansion that has rendered photos of the downtown area before that era nearly unrecognizable.  Consider all these changes:

·      Bridgestone Arena. 18,500 capacity. Home of Nashville Predators NHL hockey team and 100 other concerts/events per year.

·      LP Field. 70,000 capacity. Home of Tennessee Titans NFL team.

·      Bicentennial Mall State Park

·      Downtown Library (built on the site of the former Church Street Mall)

·      Schermerhorn Symphony Hall

·      Country Music Hall of Fame

·      Gateway Bridge

·      Music City Center (new convention center)

·      Davidson County Justice Building

·      AT&T Center, aka “The Batman Building” (40 stories, tallest in state at 617 feet)

·      The Hilton Hotel  (13 stories)

·      Omni Hotel (23 stories)

·      Baker Donaldson Building (11 stories)

·      Sun Trust Plaza (13 stories)

·      Cumberland Apartments (28 stories)

·      Encore Condominiums (21 stories)

·      Veridian Condominiums (35 stories)

·      Icon Condominiums (22 stories)

·      Terrazzo Condominiums (14 stories)

·      The Pinnacle Place (30 stories)

·      Hyatt Place Hotel (11 stories)

·      Music City Central Metro Transit Terminal

·      New Greyhound Bus Station

·      Musicians Hall of Fame into first level of Municipal Auditorium

·      Nashville Rescue Mission (conversion from old Sears Building)

·      Farmers Market remodeling

·      Frist Center for the Arts (conversion from US Post Office Bldg.)

·      Davidson County Courthouse remodeling

·      Public Square Park (with 4 level garage underneath)

·      Hall of Fame Park (with 4 level garage underneath)

·      Korean Veterans Blvd. (KVB)

·      Roundabout at 8^th Ave., Lafayette Ave., and KVB

·      Ryman Auditorium remodeling

·      War Memorial Auditorium remodeling

·      Cummins Station remodeling

·      Stahlman Building remodeling into condos

·      Shelby Street Bridge remodeled into pedestrian walkway

·      Riverfront Park upgrades

·      Cumberland River Park

·      Bridge Building remodeling

·      Numerous other smaller apartment/condo buildings and remodels in The Gulch

·      Broadway revitalization with many new restaurants and shops

·      2^nd Avenue revitalization

·      Rutledge Hill revitalization

·      Marathon Village revitalization

·      Germantown revitalization

As impressive as all of that is, consider that in the next five years, downtown Nashville will see the most construction in its history that will radically change the look, feel, and function of the city…

·      505 Church Street Tower. 60 stories, 750 feet. Corner of 5^th Ave. and Commerce St. Mixture of offices, condos, and hotel. Plus 700 car garage.

·      Sheet Music Tower, 44 stories, 500 feet tall. Corner of 4^th Ave. and Demonbreun St. Mixture of offices and condos.  600 car garage.

·      SoBro Apartment Tower. 33 stories, 400 feet tall.  Primarily apartments, with some retail, restaurants.  Plus 500 car garage (Two renderings below).

·      Westin Hotel. 30 stories. 410 feet, 8^th/KVB Roundabout .  Plus 400 car garage.  A couple of restaurants. No artist renderings yet.

·      Adelcia Condo Tower. 23 stories. 270 ft. tall.  Corner of 12^th Ave. and Demonbreun St.. in the Gulch. All condos.  Plus 400 car garage.

·      NCC Site Tower. 28 stories. 380 ft. tall.  Corner of Broadway and 5^th Avenue (site of old convention center).  Mix of offices, condos, entertainment, restaurants.  Also will include African American Music Museum, and House of Blues Club.

·      Crescent Apartment Building. 20 stories. 250 feet tall.  Corner of Division St. and I-65. All apartments.  Plus 300 car garage. No artist renderings yet.

·      Hyatt Hotel. 17 stories.  250 feet tall. Corner of Broadway and 3^rd Avenue.  A couple of restaurants. Plus 300 car garage.

·      Marriott Hotel. 15 stories, 200 feet tall. Corner of 8^th Avenue and Demonbreun St.  Couple of restaurants. 250 car garage.

·      Gulch Crossing Office Bldg. 10 stories, 130 feet tall. Corner of Demonbreun and 11^th Ave. in The Gulch.  Plus 300 car garage. 

·      Four Seasons Hotel. 10 stories. 150 feet tall.  In the Gulch (site still being negotiated). Plus 200 car garage. No artist rendering yet.

·      Hilton Garden Inn Hotel. 12 stories. 170 feet tall. Corner of 2^nd Ave. and KVB. Plus 200 car garage.

·      12^th and Laurel Apartments. 12 stories. 150 feet tall. Corner of 12^th Ave. and Laurel St. in The Gulch.  Plus 200 car garage.

·      Marriott Residence Inn. 14 stories. 180 feet tall.  Corner of 5^th Ave. and KVB. Plus 200 car garage. No artist renderings yet.

·      Spring Hill Suites. 12 stories. 150 feet tall. Corner of 5^th Ave. and KVB.  Plus 200 car garage. No artist renderings yet.

·      Sulpher Dell Baseball Stadium.  Home of Nashville Sounds AAA baseball team. 10,000 capacity. Corner of 5^th and Jackson St. Plus 1,000 car garage.

·      Sulpher Dell Stadium Apartments. Corner of 3rd^th and Jackson.  Plus 200 car garage. (see layout above)

·      Sulpher Dell Stadium district development. Corners of 3^rd, 4^th, 5^th and Harrison.  Numerous restaurants, clubs, and shops. (see layout above)

·      Gulch/SoBro Pedestrian Bridge. 600 feet long, 30 feet wide, with 160 foot tall suspension tower. From Pine Street in Gulch, over railroad yard into Clark St. Will include foliage, benches, bike paths, shops, and elevators at both ends.

·      New Tennessee State Museum. Corner of 6^th Ave. and Harrison. Plus 200 car garage. No artist renderings yet.

·      New Tennessee State Library.  Corner of 6^th Ave. and Jackson St. Plus 200 car garage. No artist renderings yet.

·      Riverfront Amphitheater and Park. Capacity of 2,000 to 8,000 for seasonal concerts, events. Corner of 1^st Ave. and KVB.

·      Stix Art Sculpture in Roundabout at KVB and 8^th Ave. 90 feet tall, and internally lit at night.

Beyond these that are in the formal planning stage, I also see further changes on the immediate horizon:

·      Several more major hotels in the blocks immediately around the Music City Center, especially along KVB and around the 8^th Ave/KVB/Lafayette St. Roundabout.

·      SoBro, especially along First Avenue opposite of the new Riverfront Amphitheater, and on the three other corners at KVB should have major structures in place by 2020.

·      The East Bank of the Cumberland River should also finally see relocation of the scrap metal recycling plant, opening up a huge 500 acre area for housing, retail, and entertainment which could include a boat marina, continuation of Cumberland River Park, big box retail outfits like Ikea, condominiums, restaurant park, cycling velodrome, etc.

·      The large 200 acre tract at corner of Charlotte Ave. and I-40/65 has now been completely cleared.  Something large is going to be announced soon.  Could it be a massive complex for HCA?  Could it be The Gulch North? One thing is certain, it is valuable property with great access, and it will end up having as much impact on the northwest side of downtown as the Gulch did for the southwest sector.

·      Jefferson Street corridor revitalization brought on by Sulpher Dell Ballpark, apartments, and new Tennessee State Library and Museum.

·      Rutledge Hill, Germantown, Marathon Village, and Gulch revitalization continuing with multiple additional apartment and condo buildings, homes, duplexes, restaurants, and shops.

Additionally, just outside the inner-belt that surrounds downtown, there are numerous other neighborhoods that will see continued development:

·      Midtown (just west of downtown along Broadway and West End Ave.) as had a spike of construction in the past decade.  That will continue with the Summit Center (featuring 24 and 18 story towers and garages), the 19 story tall 1505 Demonbreun Apartments, The Buckingham Complex (14 story hotel, 18 story condo, 10 story offices at 21^st Ave. and Broadway), more mid-size and small hotels, and high end restaurants.

·      8^th Avenue South and 12 South will continue adding more condos, apartments, retail and restaurants, along with the continued housing boom (remodels and rebuilds)

·      East Nashville’s Main/Woodland Corridor leading out to Five Points. More condos and apartments, retail, restaurants, churches, and continued housing boom (remodels and rebuilds).

·      Metro Center continues its decades long growth with more corporate headquarters,  auto sales/service, education elements, and entertainment.

·      Fisk Univ./Meharry Hospital area along Jefferson Street will continue its revitalization with more apartments, retail, and entertainment, and housing remodels and rebuilds.

·      The J. Henry Hale Housing Development 10 square blocks along the western edge of I-64/40 and Charlotte Ave. will continue to grow, bringing in more retail and businesses.

·      Belmont University shows no signs of slowing down, and could become Nashville’s largest university (jumping past Vandy) within a few years.  This means continued purchasing in area neighborhoods and constructing additional educational and service structures, as well as even more dormitories.

·      Vanderbilt is not finished either.  Both on the collegiate and medical center sides. 

·      Travecca University is also growing, but not at quite the same pace.  A few new structures will be built there. 

Other areas in the center city that will see significant attention in the next 5 years:

·      Greer Stadium Site (soon to be former home of the minor league baseball team). Could become part of a Civil War Museum complex to go along with the recently renovated Fort Negly on the hill immediately next to it.  Some think it may become a high tech business park.  Others think it could be trendy housing for the arts district that is developing a few blocks away.

·      Old State Fairgrounds site.  This has been debated for the past decade.  But movement will finally happen within the next half decade.  My guess is that it will be a mixed use site of high tech, condos, apartments, and some retail/restaurant.

·      North Cumberland stretch along the river from Woodland Ave. up to Spring St.  This is all industrial warehousing now, but the views of downtown are spectacular along here, and I see some high rise condos, apartments, and other upgrades in the not-to-distant future.  Perhaps even a major league baseball stadium in the next ten to fifteen years?

All in all, in the next half-decade there are going to be more construction cranes, cement trucks, road detours, and hardhats within a two mile radius of The Ryman than Music City has ever seen before. Some may bemoan it, but I, for one, am very bullish on what all this means for our city and its future.  

The Dubious Existence of Dubai

Recently I led a group of broadcasters on a trip to Bangladesh, literally on the other side of the globe, twelve time zones away from the Eastern U.S. On our excursion we had stopovers in each direction in the United Arab Emirates’ capital of Dubai, which is what I like to call a “made-up city.” 

Much like Las Vegas, it was basically a dot on a map for centuries.  Up thru the middle of last century, its population was basically hovering in the 40,000 range, made up mostly of fisherman and nomadic shepherds who had grown tired of wandering the vast expanses of desert that makes up the Saudi Arabian Peninsula. But when oil was discovered in the neighborhood in 1966, it quickly took off.  By the mid 70s it had ballooned to 200,000 people. By the mid 90s it had more than tripled to over 700,000.  And now, it is nearly 2 million souls.

When the oil boom came, the economy was built around export of that fuel source.  But as experts began to declare that the oil resources were drying up, a shift has been made to information services, retail, and tourism.  The first time I visited there in ’93, I was struck by two things: 1) I taken aback by the ridiculous opulence of the place.  It struck me as more gaudy than Beverly Hills; 2) the construction boom it has become infamous for was in its earliest stages.

Since that time, there have been 170 buildings constructed over five hundred feet tall.  Twenty-six of those over a thousand feet tall, including the Burj Dubai, the tallest building in the world at nearly 2,700 feet (a half mile high).  By contrast, NYC has 35% fewer structures over five hundred feet and just eight of those are over a thousand feet.

The shopping malls are massive.  The retail districts full of shops that make Rodeo Drive look like Branson, MO in comparison.  The high tech Metro Train system has dozens of stations that look like Cylon bases from Battlestar Galactica.  Four huge resorts full of palaces have been built on manmade island conglomerates offshore. One of them is called The World, and features hundreds of little island paradises that when viewed from above looks like a map of the earth. 

Ridiculous attractions like the planet’s largest indoor ski resort further cement the reputation of people who have more dollars than sense.  Having been there in late July one year, I can attest that the outdoor temperatures rise above 120 degrees.  So keeping appropriately frigid air temps for such an endeavor are exorbitant.  But Dubai is all about being ostentatious for the sake of it.  It has become the eighth- most-visited city ion the globe, and certainly the most desired place to live for Arabs with means.

But the dirty underbelly of conspicuous wealth is becoming more apparent in the past decade with the introduction of casinos, horse tracks, dog racing, and gambling of all sorts on just about anything you can imagine. And the prostitution trade is growing by leaps and bounds.

A further proof that human nature has no real capacity to keep from being self-centered, the rich Arab populace and likewise well-to-do out-of-towners don’t seem to care about the bulk of the citizenry which is there to service their desires. Over half of the population is made of imported poor from India, The Philippines, Indonesia, Thailand, and Ethiopia working in below minimum wage conditions.  Human Rights Watch claims that hundreds of thousands of these folks live in “less than human” conditions with eight people existing per room.

What is particularly intriguing is where all of this flamboyant extravagance is located geographically.  Directly across the Persian Gulf, at its narrowest passageway known as the Strait of Hermuz, less than a hundred miles away, is Iran.  Yes, that Iran…the home of the Khomeini clan that started referring to the United States as “The Great White Satan” thirty-five years ago.  The same Iran featuring a theocratic government that has fostered Islamic radicals out to destroy anything and anyone that stands in the way of their most conservative interpretation of Koranic law.

And just 120 miles to the south, the United Arab Emirates borders on Saudi Arabia, the Sheikdom that practices some of the most horrific human rights abuses under the guise of religious purity in the name of Mohammed.  The same Saudi Arabia where 80% of the Al Qaeda conspirators involved with the 9/11 attacks were born and raised.

It would seem that this glistening city of wanton consumerism and grandiose selfishness that sits betwixt these two inflexible kingdoms has been given a free pass.  The modern-day Towers of Babel that dominate its skyline demonstrate that human hypocrisy knows no bounds.  You would think that before these jihads against westernized infidels be carried any further, that they should remove the Burj Dubai out of their own eye. Now, I’m not defending the luxuriant hedonism that has characterized much of Americana over the past several generations.  And, likewise, I’m certainly not advocating terrorist attacks of any sort in any locale on any people.  But the irony of Dubai’s swank and pretentious existence is monumental in proportion.

Perhaps there is some poetic justice taking place under the guise of the Great Recession sparked by the international real estate fiascos the past four years.  The tentacles of that downturn have affected Dubai’s overbuilding, creating a glut of half-empty skyscrapers and abandoned construction sites.  It will be fascinating to see if, like Las Vegas, this “made-up city” survives over the next twenty years, or will it succumb to the ravages of unbridled greed and copious consumption. 

Personally, I’m hoping for the latter.