Hillsboro Town Centre (22 stories, 270', 264 units, 11,555 sq. ft. retail space, 485 capacity garage)

[markhollin]

Hillsboro Town Centre is a proposal from Transwestern and Brookside Developers out of Houston for a 22 story, 270', 264 unit apartment complex with 11,555 sq. ft. retail space and 485 capacity garage on 1.57 acres at 4094-4102 Hillsboro Pike in Green Hills.  The site currently houses home decor and furnishing businesses and  is immediately to the north of the Bluebird Cafe. 

Brookside paid $7.8 million for the properties in 2012-13.  A request for final site plan approval will be made during the Metro Planning Commission on March 24th.  This will probably get some intense community pushback.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/green-hills-could-land-22-story-tower/article_53058cc6-8d9c-11ec-b373-8f6d2d1d1842.html


And at NBJ here:

https://www.bizjournals.com/nashville/news/2022/02/15/green-hills-tower-next-to-bluebird.html

This screen shot from Smeagolsfree's excellent development map shows the site highlighted in teal at the center of the frame:

[smeagolsfree]

I have the site right on the map now. Did it on the fly when I found it this morning. Thanks for getting this up so fast Mark!

We will see how much push back this gets in GH. We do not know if Councilmans Pully supports it yet or not.

[colemangaines]

Normally I'd say this has no chance of getting off the ground, but that's exactly what I said about Vertis Green Hills and it sprang right up.

[smeagolsfree]

8 minutes ago, colemangaines said:

Normally I'd say this has no chance of getting off the ground, but that's exactly what I said about Vertis Green Hills and it sprang right up.

I would not count this dead nor would count 4012 Hillsboro Pike dead. There is a lawsuit that Stoltz has filed that they have a pretty good shot at winning due to a bad ruling made in the first lawsuit the residents filed when Vertis was built.

If the letter of the zoning is correct then, they may be able to pull this off. These developers don't just spend all the money and design a project and not think the zoning is not there under the UDO and not expect it to pass. So there has to be something in the code that makes this work, otherwise it would not be where it is. Thats why Stoltz would not be filing a lawsuit too. I followed the BZA meeting on that one and Metro may have a very weak leg to stand on regarding the rear set back enforcement due to the judge's ruling they say was faulty.

[TheSound]

Maybe it's a negotiating tactic, start with 22 floors and 'compormise' at 19 floors (or something like that).  Either way, I think this is all inevitable.  The neighbors can fight it if they want, but I think more towers like this are coming to GH whether they like or not.  It's going to become a mini-Buckhead over the next 10-20 years.

Edited February 14, 2022 by TheSound

[smeagolsfree]

They will have already had their neighborhood meetings which means the neighbors have already voiced some concerns and some of those may have already been addressed. A project will not have gotten this far without the neighborhood meetings.

[MLBrumby]

Considering what a cluster-f Green Hills already is for traffic and the mishmash of architecture (very pedestrian unfriendly, etc.), it's difficult to make a solid case that the building will exacerbate traffic or drive down property values. IDK what's already allowed there, but no doubt it's multi-story commercial. If it's part of a strategy to negotiate "down" a few floors, then larger buildings like this seem inevitable in that stretch of GH.  Warfield Drive doesn't have many houses (residents) who have lived there longer than a few years, after the trend toward taller and denser had been established.  Seems quite likely to get a building like this approved. 

[smeagolsfree]

I can't believe there have been no community meetings held. I just found out! But there are no variances or rezones needed for the property either.

[Nash_12South]

I'm not a developer, but I'd think you'd get a degree of more neighborhood buy in if the residential portion were condos rather than apartments. I think an lot of empty nester types would jump at the chance to stay in Green Hills without the distractions of a free standing home. Apartment dwellers seem transient. 

[smeagolsfree]

Looking at the Google map, it looks as if the homes that were there have been taken down and a number of new homes have been built since then. Those folks are not going to be happy. These are the Homes on Kimbark that are behind the area of the building. They have taken down all of the older SFH's and replaced with attached duplex style townhomes. That has continued behind where this structure is going to be built.

[MLBrumby]

58 minutes ago, smeagolsfree said:

Looking at the Google map, it looks as if the homes that were there have been taken down and a number of new homes have been built since then. Those folks are not going to be happy. These are the Homes on Kimbark that are behind the area of the building. They have taken down all of the older SFH's and replaced with attached duplex style townhomes. That has continued behind where this structure is going to be built.

And the answer to them will be that they're new to the area too, and they knew when they moved into the area that GH would be densifying even more and that means going vertical.  The dwindling longtime residents of the area have some grounds to gripe, but to my point above, if they had really cared about traffic and pedestrian access and general quality of life and development then they should have been way out front a long time ago.  It's like my perennial gripe with Hamilton County, if you guys had gotten out ahead of the matter there'd be better understanding and trust between residents, government and developers. Now they're all behind the curve. 

[Bos2Nash]

Interesting tidbit on this one. So within the antiquated UDO, there is not transition in density moving away from smaller densities – which is ridiculous in it's own right. Additionally though, there is a sliver piece of land between the homes and the project site that essentially gives a "buffer" to this project. The sliver of land was rezoned to OR20 back in 1998 and as a result, this project technically does not back up to the single family houses. Sure, the SFH residents can be frustrated AND the zoning is still a cluster f*** over here, but technically this project does not directly abut those properties. 

Kinda wild and a little bit lucky.

[markhollin]

NashvilleNowNext has nice summary feature on the project here:

https://nashvillenownext.com/2022/02/15/a-new-22-story-mixed-use-tower-eyed-for-green-hills-across-from-hill-center/

[Flatrock]

On 2/15/2022 at 8:20 AM, Bos2Nash said:

Sure, the SFH residents can be frustrated

Frankly, no sympathy for anyone buying a SFH in that spot - and complaining. I'd love to live there, and could care less if there's a mid/high-rise in my back yard. It's an urban/suburban, super built-up part of a major, growing city. Reminds me of my cousin's house in Ansley Park (Atlanta) 3 doors off of Peachtree. High rises everywhere. No one cares.... it's a CITY, LOL.  I don't think NIMBYism will fly on this one. Traffic concurrencies/ infrastructure impacts are maybe more likely to modify the project.

[markhollin]

Transwestern Development has finalized the purchase of the 1.57 acre lot for $14.35 million.  They have also secured a $90.275 million loan from Pinnacle Bank for the construction costs. 

The 22 story tower will feature 82 studio residential units, 110 one-bedroom units, 72 two-bedroom unit and 10 three-bedroom units.

More behind the Nashville Post paywall here:

https://www.nashvillepost.com/business/development/houston-developer-buys-green-hills-site-eyed-for-tower/article_b6593152-1996-11ed-9e77-6302d99b1d35.html

[Andy20]

Anyone know if there has there been a demo permit issued on this?  Fenced off and tenants are gone from buildings.

[smeagolsfree]

15 hours ago, Andy20 said:

Anyone know if there has there been a demo permit issued on this?  Fenced off and tenants are gone from buildings.

Yes, I think I saw the permits either issued or applied for.

[nashvylle]

so Bluebird is safe from demo?

[markhollin]

25 minutes ago, nashvylle said:

so Bluebird is safe from demo?

Yes.

[markhollin]

Fencing up with demo imminent.

Looking east from Hillsboro Rd., 1/2 block NE of Overhill Drive:

[BNAfan]

At least they did not close the sidewalk…oh wait, never mind.   

[Brichar4]

How tall is Vertis comparable in height to this project? Kinda curious what the tallest in the area will be when this and Eden house are complete

[smeagolsfree]

I am trying to get the height of Vertis. I have reached out to their company officials, but I would take a jab and think it is about 230'. The building at 4100 is going to be 270' & Eden House will be 190' estimated.

 

I guess I am going to bite the bullet and try to update for Emporis and there are glaring pieces of information missing. Vertis is not even on the list. It does not look as if Emporis has been updated is some time except for a large project here and there.

[smeagolsfree]

I did find it on Emporis and Vertis is 230’. 

[markhollin]

Demo equipment on site.

Looking south from Hillsboro Pike, 1/4 block SW of Warfield Drive:

Looking west from alley between  Hillsboro Pike and Kimbark Drive, 1/4 block SW of Warfield Dr: