The dust hasn’t even settled over the big closing sale at Macy’s in Hillsboro, but that is not slowing down the future of the property. The City of Hillsboro received an application from Urbal Architecture to redevelop the entire footprint. Developer Alliance Residential Company , a Scottsdale (AZ)- based developer, has applied for a 308-unit, 71-foot-high housing community that will rise over commercial stores. The old Macy’s store will be scrapped to accomplish this task, and the new project will rise from the ground up. The existing parking garage will remain, as will the skybridge for connection.
Here is the narrative submitted by Urbal:
General Broadstone Tanasbourne is a proposed 6-story, +/- 308 residential unit mixed use project providing needed housing to east Hillsboro and +/- 5,386 SF of retail space. The project is a +/- 2.58 acre, +/- 112,210 SF (net acre = 2.37) parcel within the Streets of Tanasbourne retail center. The tax lot number is 1N225CD00101. Within the proposed parcel boundary there is approximately 16’ of grade change, with the low point at the south corner sloping up to the highest point at the north corner. It is bounded by NE Cornell Rd to the south, NE Amberglen Pkwy to the west, NE Allie Ave to the east (private road), and a parking garage drive access and retail space to the north. The site is currently a Macy’s department store and several smaller retail spaces (currently housing Warhammer, Good Feet, Rush Bowl, and Harry Ritchies Jewelers). The proposal calls for the existing commercial building(s) to be demolished, along with some existing footings as required. The existing skybridge bridge between the parking garage to the second floor of the Macy’s building is to remain. An extension will be provided to connect the new apartment building to the existing skybridge. The existing garage will provide parking for the proposed resident and retail uses. No new parking is proposed. Vehicle access is on NE Allie Ave. into the adjacent parking garage or off NE Amberglen Pkwy at the north end of the parking garage. A portion of the existing loading dock off the north side of the building on NE Amberglen Pkwy will remain for resident move-ins and trash.
The Herald took a closer look at the details. The housing mix is heavily weighted toward Studios and one-bedroom apartments, which is to be expected given the area’s demographics. Some units are larger than we usually see, and many of the 2 BRs are almost 1,100 SF. The application did not clarify whether any units are workforce housing or rent-controlled. At this time, it certainly does not appear that way.
On another note, Senate Bill 1537 allows applicants to apply for an automatic height increase and an open space decrease. There are criteria for that, but they are not hard to meet. This will allow the project to achieve 71+ Feet in height and an additional floor of housing. So this is a big project. The reduction in open space is slight, and residents will live in a walkable shopping village with many paths and open areas. Imagine living in a very urban shopping village! You can walk across the street and have a Killer Burger, walk a few more feet and grab gear at REI or Zumiez, take a lesson at the newly opened Rumble Boxing, and grab wings and beers at Buffalo Wild Wings. You can hit Starbucks, two sushi bars, and shop at Whole Foods without getting into a car. Hillsboro’s housing is going vertical more than ever. So don’t be surprised to see Evergreen Cinema’s parking lot covered with housing projects sometime soon.
Here, we can see how the shops and main lobby will face the existing shopping mall. In addition, the developer plans a large internal courtyard open to the sky that will wisely give all residents an exterior view, either inside or outside. Undoubtedly, some of the views on the upper floors will be spectacular. The current sky bridge on the second floor will connect to the new project and provide direct, secure access. The project seems a good fit and well planned by Urbal and the ownership.
Is there a downside to projects like this? After all, we need housing. Well, yes, there is. Hillsboro’s housing stock has become more and more rental-based. As the community grows, housing costs increase, and our community has more than 50% rentals. Aspirations for homeownership are falling by the wayside with fewer people able to set down roots. That has long-term consequences, and not all of them are good. Hillsboro continues to become a more affluent community, and rents are rising. It would not be surprising if market rents in a community like this one start at $2,000 monthly and go up to $3,500 for a 3-bedroom. So, gentrification will continue to push more and more locals out of the community…