A 58-lot townhome project is being proposed for a very popular part of SE Hillsboro near Imlay Elementary. The wooded site, located along Reedville Creek and its associated wetlands and wildlife corridor, is the subject of an application through the City of Hillsboro’s planning department via a Type II planning process. Concerned parties who wish to review the design can access the basic information at the following link: https://www.hillsboro-ooregon.gov/home/showpublisheddocument/32088/638938953100600000. As we review this project, we reflect on how the proposed VanDomelen Acres Townhome Project reflects Hillsboro’s changing housing realities-
The property has undergone other development reviews, with this one featuring smaller lots and vertical townhomes. The South end of the project is a Significant Natural Resource Area. David Weekley Homes is the applicant and would likely be the builder if the project is approved.
From the Public Notice: The applicant is requesting a consolidated Preliminary Plat and Significant Natural Resource
Permit approval for a 58-lot townhouse subdivision. The proposed site improvements
include a stormwater management facility, open space, and a pedestrian path between
adjacent neighborhoods. The proposed Significant Natural Resource Permit is for
encroachments into the Significant Natural Resource Overlay impact area. The applicant is
also requesting a Minor Adjustment to reduce the side yard setback from 13 feet to 11.7
feet. A copy of the proposed development site plan is attached for reference.
From the Public Notice:
Site Address: 5550 SE Helene Street
Assessor’s Tax ID: 1S203CB12500, 1S203CB12600,
1S203CC16200
Location: North of SE Francis Court, south of SE
Helene Street, east of SE 54th Avenue, and west of
SE 56th Avenue (see site area map on reverse)
Zoning: R-7 Residential
Owner: Helene VanDomelen Living Trust
Applicant: Dave Cady, David Weekley Homes
Applicant’s Representative: Peyton James, Pacific
Community Design
For additional land use information on the subject site, visit Hillsboro Maps at
www.hillsboro-oregon.gov/hillsboromaps
How Far We Have Come- How Things Have Changed
The record has now closed on this project in terms of public comments, and a decision will be forthcoming soon. Hillsboro housing market remains relatively healthy. As land and construction costs have increased, it has become almost a necessity for builders and developers to request higher density to make the numbers work.
Hillsboro, like many smaller towns, was initially designed with large lots using lot and block patterns, many of which featured alleyways in the historic downtown areas and Orenco. It is not uncommon to see huge lots for homes that sell here in the City. Take a look at this home and lot on 37th and Azalea, which I recently sold. The Lot is .39 of an acre (16,998 SF) and was a reasonably typical lot that would be developed in Hillsboro’s earlier growth phases.
Now, five single-family homes could fit on this lot. Using the City zoning codes for townhomes, 9-12 townhomes would be an option on this much land. This lifestyle change has occurred due to the aspirational creation of Urban Growth Boundaries in the late 1970s and 1980s, which aimed to prevent sprawl across the world’s best farmland. And it has worked- but Hillsboro continues to be busting at the seams, and nowadays it feels like we are just delaying the inevitable.
Buyers have housing choices still- this incredible home and lot were priced about the same as a small lot builder home in South Hillsboro. Projects like VanDomelen Acres are what it takes to add more units to our housing stock, and the codes permit them. The difference between the two makes a clear distinction between the very different eras in Hillsboro’s housing history. There is a need for and room for both- the trends are all in the direction of more density.
Hillsboro continues forward- Happy Sunday, everyone!
Want to go deeper? Read our story on the Hillsboro Housing dilemma:
Housing Hillsboro: Is It Too Late For Home Ownership In Hillsboro?
I’m a resident in this neighborhood with two kids going to Imlay. Drivers around the school are already bad enough. I’d love it if the city took this as a legitimate reason to add a stop sign at the corner of Concorde Pl and Imlay Ave, since that is the most likely location all 58 of these families will be funneling in/out of the area.
Tell the city why its bad for them to get any action. Reference every unsafe scenario you see over a week or two. How adding that would make it safer, slow speeds, etc. When they are forced to look at the likely hood they will be sued, they hear just a bit. Also for good measure remind them your email contact along with the auto response confirming reciept, always use a provable chain of submission, will be offered to anyone hurt by their failure to act to aid their case.
I dont want to bankrupt the city, but im over the inaction. I have an elementary school behind me and people, mostly parents in my case, regularly speed down the streets during morning drop off and they refuse to put an officer down here even for a day.
Well, there is a decrease in fertility rates, so in a generation or two we might be able to stop building.
Yes- most people do not know that Hillsboro Schools enrollment are down I believe. And without immigrants, we are a zero growth nation. People are not having children and it is going to be a drain on the economy and should soften housing costs- BUT Blackrock and others are buying up housing like they are spending play money!
Hmmm, fertility rates… maybe having an unshielded microwave in your pocket isn’t quite so safe after all.
Many parents are choosing online/virtual schools instead. Those are seeing significant increases of enrollment.
Hillsboro has that option—Hillsboro Online Academy. It hasn’t exactly stopped the bleeding, nor is it a glowing endorsement of those parents’ decision. Lowest on-time graduation rate of all Hillsboro high schools and a nearly 20% dropout rate.
Yeah, Oregon has over 20 online schools at this point. I don’t think that we’re necessarily seeing a decrease of students yet. I’m speaking of Oregon in general, if you are to factor in the many choosing an alternative school in resent years. There are more and more online schools being created every year right now in Oregon. My comment wasn’t an endorsement it’s just whats happening.
I requested the full application materials from the Planning Department, you can download them here:
https://drive.google.com/drive/folders/1vXsODaIbdc-PM59GfZiMpy2I55em5Y8a?usp=sharing
Why do they insist on only one road in and out of that development? Also, the author notes that they need to pack them in there “to make the numbers work”. You mean greedy developers want to grab as much profit as possible and to heck with the quality of life for the people who move in or the neighborhood around it that has to deal with the increased traffic and loss of green space. There. I fixed it for you.
The other road would require the removal of a lot of trees, wildlife habitat, etc- so it would have been a really tought thing to do.
Not only do I agree with Steve and Ann, I also live in this neighborhood and on Helene Street. The amount of traffic is already an amazing amount . Not to say other neighborhoods don’t deal with this too, but when you even imagine 58 units times by at least 2 cars per household times UPS, FedEx, Amazon, Uber, Repair Services, friend/family this would add at least another 200 or more cars per day to this area. Lots of stop signs will be needed to slow everyone down. I’m sure the City will just do what they do and not consider the density of this location. Stay safe everyone.
The codes and processes in place sometimes do not require traffic analysis. This plan, while allowed, is a real departure from the neighborhood. And I feel for all of you. Having grown up in Old Orenco, and living there for decades, we have endured 35 years of solid growth, noise, increased traffic, crime, and disruption. It really has consumed most of my adult life. My hope is always for peace for everyone. Parking I think is going to be a huge issue there. There does not appear to be that much. May things work out well for you all – I will be keeping a eye on things.