12 South Mixed-Use
Unbuilt
Situated on the most prominent pedestrian retail street in Nashville, this prime location serves as a gateway to 12 South on the downtown side. This unique positioning offers an exceptional opportunity to develop high-quality retail and commercial density within an increasingly vibrant and expanding urban corridor. Thanks to its strategic location, the project is poised to become a cornerstone of the community, contributing to the area’s growth and appeal. The site’s accessibility and proximity to key attractions make it an ideal spot for both residents and businesses, further enriching this dynamic and thriving neighborhood.
Awards Year | 2024
Project Statement
The first conversations about this project revolved around neighborhood connection and history. Well before the arrival of Burger Up, Whites Mercantile, and Jeni’s, 12th Ave S was a self-sufficient commercial district, providing everything a growing neighborhood might need. In the mid-1900s, like many urban neighborhoods, the area suffered from the abandonment of its residents due to the ill-conceived fad of suburban housing. Over the years, energy and excitement returned to the neighborhood as old buildings were repurposed and others replaced, sewing new patches into the fabric of the street.
In studying the makeup of 12th Avenue S, we observed this patchwork of small old gas stations, stores, and drive-ins, now most successfully used by pedestrians. This should not have been surprising in the middle of a dense, walkable neighborhood, but nonetheless, the scale of these spaces and experiences became a point of inspiration. The pieces we began to mold shrank and separated, and to emulate the street, we placed the structures so they would be easily permeable by people on foot.
As we increased the project’s porosity, we also introduced a scale that not only expanded the surface area of the buildings but found harmony with the scale of neighboring houses. As newcomers to the block, we felt that blending the scale and detailing of the neighboring commercial and residential properties would create a scenario where all were represented and served, without any being overshadowed. Our delicate and thoughtful approach led us through many interesting conversations and iterations, ultimately culminating in the project illustrated here.
While unrealized in its current form, we hope that sharing our design with friends and colleagues will help spaces like these influence Nashville’s development toward a more sensitive and varied architecture.
Framework for Design Excellence Narrative
1. **Design for Integration** - The design thinking for this project began with, and was consistently steeped in, conversations about how it could become the most cohesive and integrated version of itself. Starting with the idea of increasing the porosity of spaces and consistently referencing the scale of its surroundings, the project's core concepts revolve around weaving into the context. We created secluded living spaces, energetic gathering spaces, and efficient workspaces, all tied together with a sense of longevity and reference to the natural world.
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This project would not be what it is without the accessibility it provides to the neighborhood, the efficiency and marketability of the spaces that make it viable, and the environmental influences that allow it to exist in a world increasingly scarce in resources.
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1. **Design for Equitable Communities** - One of our major pillars of influence was the neighborhood of 12 South. This project is not at its highest and best use unless the neighbors feel connected, welcomed, and enriched. The design reaches out to passersby with passages and views throughout, reinforcing the notion that this space is for everyone. As 12 South has developed, a formerly car-centric context has become the most successful pedestrian zone in the city, and this project would be shortsighted if it did not reference that shift. We provide the full footprint of the site, at the basement level, as a parking garage to support the idea that this block is for those traveling by foot.
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A benefit of providing a cohesive parking level is that the guest-facing level of the project can be virtually without grade changes, opening the area to those with accessibility challenges. With all these pieces in mind, it is important to note that we designed this as a place to gather. Whether it's a wedding in the courtyard, a party on the roof, or the daily life of those interacting in offices, restaurants, and stores, this space is at its best when we are all there.
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1. **Design for Water** - With the design of a project centered around a courtyard, we had a unique opportunity to capture most, if not all, of the rainwater that falls on the site, thanks to minimal grade changes. We incorporated as much lush planting and grass as possible to help the water absorb and remain in place, while any excess rainfall is collected in cisterns for use elsewhere on the site.
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1. **Design for Economy** - We often talk about old buildings in the office. The ones that continue to inspire us are either those built with enduring robustness or those cool enough to be preserved and repurposed by creative patrons. We designed this project with many of these principles in mind. By using durable materials, referencing timeless geometries that could be reused or reimagined in the future, and composing elements in a way that maximized marketability and efficiency, we aimed to make the entire project both sustainable and economically viable.
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To further expand the offerings available to tenants and visitors alike, we intentionally created spaces that encourage a diversity of tenant types. From the large, flexible floor plates on the upper floors to the smaller, more individualized spaces, there are various offerings that will appeal to a diverse clientele, creating a unique experience every time the site is visited.
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1. **Design for Resources** - In designing a large project such as this, the material palette can lead to inefficiencies and disparities in cost versus benefit. Our approach focused on simplifying material choices and varying treatments and textures rather than introducing new materials. Given Tennessee's well-established stone and brick masonry industry, we were confident that masonry could be sourced locally, reducing shipping costs and fuel consumption. An added benefit of sourcing robust materials nearby is their durability, which minimizes the need for repairs, and when repairs are necessary, materials can be easily obtained.
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Expanding from the modularity of brick masonry to the rhythm and proportion of the buildings, we carefully created logical geometry that works well with brick and ensures an efficient layout and construction. The project's repeatable modules naturally lend themselves to prefabrication of structural and wall systems. In reference to the construction practices of old brick buildings with heavy timber internal structures, we envisioned many of these buildings using cross-laminated timber. Our hope is to see the mass timber industry progress in Tennessee, making projects like this more viable. As evident in our exploration of this design, we draw inspiration from buildings that have stood the test of time, with the aim that this set of structures will contribute to that legacy and be reused and reimagined for generations.
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1. **Design for Change** - As mentioned in the previous section, the aim of this design is to have a long lifespan, with the exterior design and the proportion of the enclosed space intended to encourage reuse rather than demolition. We observe numerous precedents of buildings with similar proportions being reused hundreds of years after their construction, creating spaces so rich in character that they are hard to imagine in the context of demolition and reconstruction. A key factor in the longevity of these buildings is their inherent flexibility. Many of these structures were originally designed for industrial processes, requiring vast open spaces for assembly lines and production. Although on a smaller scale, our structures emulate this open framework, offering significant adaptability for current and future occupants. We have witnessed gas stations and drive-ins take on new life over the years on this street, and we see a similar potential for this project.
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LEED/Green Certifications
Photo Captions
1. The 12th South neighborhood has evolved into one of Nashville's premier destinations, celebrated for its lively mix of restaurants, boutiques, and vibrant atmosphere. A hub for both tourists and locals, this bustling area offers a little bit of everything—charming coffee shops, diverse culinary options, unique shopping experiences, office spaces, and even a historic church. Whether you're seeking a laid-back coffee break or a full day of exploration, 12th South is a one-stop destination that captures the spirit of the city.
2. This aerial view highlights the storefronts near the proposed project site (indicated in blue). Expanding the 12th South experience by introducing this new venue would further enrich the dynamic and thriving neighborhood, creating additional opportunities and vitality. Such an addition would enhance the appeal for both locals and visitors, contributing to the continued success and vibrancy of the area.
3. This Google Maps aerial view shows the site in its undeveloped state. Spanning 0.42 acres, the location would seamlessly extend the bustling 12th South corridor to Lawrence Avenue, all while preserving the tranquility of the surrounding residential homes. This thoughtful development aims to enhance the neighborhood's growth without disrupting its established community.
4. This site plan illustrates the layout in relation to the surrounding buildings. The project will feature multiple structures designed to house a mix of retail spaces on the ground level, with restaurants located on both the first and second floors. The second floor will also offer office space, creating a dynamic and versatile environment that blends commerce, dining, and workspaces.
5. The Site Circulation map highlights the designated flow for both pedestrian and vehicle traffic, including easements and key access points for elevators, stairs, and parking. Pedestrians enjoy multiple entry points, whether arriving from the street or sidewalk, with access to an open-air central courtyard. The map also illustrates smooth vehicle circulation to and from the parking garage, demonstrating seamless access for pedestrians via elevator or staircases, ensuring easy movement throughout the development.
6. The total building area for the proposed structures, spanning from "Building A" to "Building H," will cover 71,405 square feet. These buildings are thoughtfully designed to accommodate a blend of retail, food and beverage establishments, and office spaces. At the heart of the development lies a spacious central courtyard, which will not only help to prevent overcrowding but also serve as a welcoming outdoor space for visitors. Whether enjoying a meal, socializing, or simply taking in the vibrant surroundings, this courtyard will provide a dynamic and inviting environment amid the bustling activity.
7. The Parking Level plan showcases a total of 142 parking spaces available for guests. Situated below ground, this parking facility features designated handicap spaces to ensure accessibility for all visitors. Additionally, the level is equipped with two sets of stairs and a conveniently located elevator, providing easy access to the ground level. This design ensures a smooth and accessible experience for all patrons, enhancing the overall functionality and convenience of the facility.
8. The 12th Avenue South Elevation provides a detailed view of the building's design, showcasing its two above-grade floors and a maximum height of 42.5 feet at the setback, with an average height of 28 feet. The elevation also highlights the strategically placed access points for visitors, designed to be well-spaced to minimize congestion and enhance flow. This thoughtful design ensures that the structure's overall dimensions and aesthetic will harmoniously blend with the existing prominent buildings and businesses along 12th Avenue South, contributing to the area's cohesive urban fabric.
9. This rendering of the Central Pedestrian Entrance highlights one of several access points to the development. This entrance is enhanced by expansive, beautifully landscaped sidewalks and generous outdoor seating areas, offering visitors a comfortable space to relax and immerse themselves in the vibrant street scene. The entrance’s design and materials are carefully chosen to complement the modern, upscale character of the surrounding area, seamlessly integrating with the neighborhood’s contemporary aesthetics.
10. This rendering of the Central Courtyard beautifully captures its role as a central, inviting space. Designed with both style and functionality in mind, the courtyard offers an expansive and visually appealing area for visitors. It facilitates smooth entry and exit from the surrounding retail spaces and restaurants, ensuring a seamless flow of foot traffic. This thoughtfully designed courtyard enhances the overall experience, providing a welcoming environment where guests can enjoy the energetic atmosphere while navigating the various establishments.
11. This rendering provides a view of the South Pedestrian Entrance, looking north. As a striking addition to the expanding urban corridor, this entrance represents a significant opportunity to enhance the area's density and vibrancy. It promises to elevate what is already regarded as Nashville's premier pedestrian retail street, contributing to its reputation as a bustling, high-quality shopping and social destination.
12. This rendering offers a view of the north streetscape, looking south toward the vibrant and busy strip of 12th Avenue South. As visitors approach from downtown, the entrance beckons them into the neighborhood with its inviting presence. Rather than competing with the existing establishments, the project is designed to enhance the area by complementing and expanding the current offerings. It aims to elevate the neighborhood by introducing a range of upscale retailers, dining options, office spaces, and more, enriching the overall experience and fostering new opportunities for growth.
13. This Alley Aerial Perspective captures the understated elegance of the project, demonstrating how it will seamlessly integrate into the surrounding neighborhood. The design ensures that the structure will neither overshadow nor outshine the existing buildings but will instead harmoniously blend with the area’s aesthetic. Additionally, the rendering reveals the strategic placement of vehicle access to and from the parking garage via a discreet alley. This thoughtful layout minimizes congestion on the main thoroughfare and prevents disruption to the nearby residents, preserving the neighborhood’s character.
14. This aerial perspective from 12th Avenue South offers a comprehensive view of the project in its full context. As an ideal enhancement to the neighborhood, the project is poised to become a key attraction, providing both visitors and locals with compelling reasons to support and engage with the community. It promises to further solidify the area’s reputation as the premier destination for exceptional shopping and dining experiences in the greater Nashville region.
