Large Redmond subdivision to include small ‘cottage’ homes

Canyon Ridge development will feature smaller homes at reasonable prices

Earlier this year, the Redmond planning commission approved another subdivision within the city limits, and this time, the development is addressing affordable housing needs.

The 220-unit Canyon Ridge Cottage Development will feature 121 single family homes, 34 duplexes, 38 town homes and 27 cottages that developer Patrick Ginn said will be reasonably priced — something Redmond lacks.

“The diversity of the neighborhood is a positive thing,” Ginn said. “There’s a good mix of different types of housing that creates a unique neighborhood. There’s 3 acres of park (land), and the geography right on the canyon has the views. It’s a cohesive neighborhood.”

The 55.5-acre project — at 1300 NW Pershall Way — was approved by the City Council in January. The cottages and town homes will be in the first phase of development and will be marketed to younger individuals living on their own or older residents looking for low-maintenance living, according to staff reports.

Family homes on the canyon will be priced higher, based on the location, but the project meets a couple of Redmond’s most pressing housing needs, Ginn said.

“We can address another issue, which is job growth,” he said. “There’s a portion that certainly meets the (affordable housing) need, and as you move more toward the canyon ridge, the housing is geared toward younger families, working professionals or retirees. It will be a nice neighborhood with good views. So it will accomplish that goal, too.”

There will be variety in the lot sizes for the 1,000-square-foot cottage units, varying by a couple hundred feet, said Scott Woodford, Redmond senior planner.

The Redmond community will benefit from a neighborhood park in the Canyon Ridge Development. Possible trail connections could be added as an extension of the Dry Canyon Trail, Woodford said.

The Canyon Ridge subdivision is one of two recent development projects in Redmond. The Dry Canyon Village will bring 504 units with a gated community for senior living just southwest of the cottages. The two developments are close to Elton Gregory Middle and Tom McCall Elementary schools and a 36-acre property that will be developed into a community park.

More than 1,000 units have been approved through master plans since 2016 to help accommodate projected population growth in Redmond. The city expects to build 280 to 300 units a year, setting the city up for the long game, said Keith Witcosky, city manager.

“Getting those smaller units helps us achieve density goals and to be able to accommodate the growth that’s happening,” he said. “If the economy doesn’t tank, that’s five to seven years of buildup. We are also hoping supply and demand will come into play and that the cost will come down to match wages. That means more people have the opportunity to buy housing or to occupy their own homes.”

Developers are working to get construction permits, but the project could break ground as early as this fall, Ginn said.

 

Article is taken from The Bulletin written by Allie Colosky.

Four Seasons Development Growing in East Vancouver

Change is in a hurry on Four Seasons Lane.

Thousands of pounds of excavation and terrain grading equipment have parked at the Landover-Sharmel neighborhood hamlet. At the base of the hill at Northeast 18th Street, construction crews mow, till and flatten land as they prepare to build a neighborhood of new housing.

Soon there will be 430 new houses there. Ground was just broken two weeks ago, and construction crews will spend the next year laying water and sewer pipes and other infrastructure.

With a project of that scale, developers and real estate experts believe the project could alleviate pressure that has built up in the housing market. Meanwhile, businesses stand to gain from added foot traffic, while nearby Evergreen schools prepare for crowded enrollment.

Patrick Ginn, a local real estate broker-turned-developer, is leading the project. He hopes it will help the area, too, by paving the way for more residential and commercial growth in the Northeast 18th Street corridor.

New ventures

With such a big development underway, people ask Ginn if he’s lost sleep lately.

A native of Sebastopol, Calif., Ginn moved to Clark County in 2000. He started studying finance at Clark College and finished his degree at Golden Gate University in San Francisco. He received his master’s degree from the University of Oregon.

After years of selling real estate with Lake Oswego, Ore.-based Hasson Company Realtors, he started buying land relatively recently, subdividing and selling the plots. He hasn’t left real estate, but this yearslong project consumes much of his time.

“Frankly, it is hard work,” the 36-year-old said, before adding that he’s sleeping fine. He said he’s energized by the community because “I know there is a need for this. I think this corridor is fantastic.” The area is convenient to Interstate 205, Vancouver Mall, Portland International Airport and big employers such as SEH America.

Ginn wouldn’t disclose the expected costs to develop the 430 single-family homes, which will each contain between 1,500 to 1,800 square feet. He and a silent partner have spent $9 million on purchasing, permitting and engineering, he said.

The first homes are expected to be completed at the end of 2018. They will sell for $250,000 to $300,000 — a price that Ginn and other real estate professionals call “affordable” after housing costs swelled in the Vancouver-Portland metropolitan area. The median housing price in Clark County was $334,800 in July, according to real estate listing service RMLS.

Terry Wollam, managing broker for ReMax Equity Group in Vancouver, said the many houses coming on line should find a lot of demand.

“That’s a lot of homes,” Wollam said. “There’s demand throughout Clark County; it’s not in one specific location. But a project of that size and price point does help meet a need for (housing options) and helps release pressure of price appreciation for residential properties in Southwest Washington.”

Standing near excavators sled-deep in dirt, while crews wrap the site with orange silt fencing, he said he’s envisioning a place where young people can secure their first home. He rattles off built-in perks such as air conditioning, granite counters and “nice front porches.”

“It will look really nice when you drive through,” he said.

Selling less expensive houses should make the profit margins a little slimmer, but Ginn isn’t worried. When asked if it will be profitable, he said it’s easier to sell at that price because they are building so many.

“It will be (profitable), yeah, because of the number of units involved,” he said. Still, they are at the mercy of the housing market like everyone else, he noted.

four seasons development in vancouver wa

Rise of the area

This battery of single-family housing will change the look of the Four Seasons development, which itself has changed the look and feel of the Landover-Sharmel neighborhood over the past two decades.

Before The Al Angelo Co. began developing the land in the late 1990s, it was 100 acres of farmland. By the early 2000s, the Vancouver developer had erected 10 apartment blocks, a 124-unit retirement center and an area of brick commercial space, anchored by Safeway.

By 2008, the site had gained hundreds of new apartments, a new park and Endeavour Elementary School.

The new wave of growth is aided by recent capital construction to ease the drive into the area. Transportation projects from the state and the city helped pay for a new Interstate 205 interchange at Northeast 18th Street, which was also improved.

That new infrastructure is part of what makes the site attractive for this project. Craig Angelo, of Al Angelo Co., said the influx of people mixed with the businesses result in a win-win.

“Safeway likes having residential next door, it complements their grocery. And all those satellite tenants feed off that Safeway,” he said. “The more residential you put with commercial services, they feed off each other.”

No development is without growing pains, however. Endeavour is already capped for enrollment, according to Evergreen Public Schools spokeswoman Gail Spolar, meaning the young families that Ginn is targeting will need to know that their children might have to be bused to another school.

Still, many say building homes for younger families is a smart move. Eric Golemo, whose company SGA Engineering has handled much of the land use engineering, said that although the profits are slimmer, there seems to be pent-up demand for the single-family houses.

“The cost to build a home under $300,000 is tight, the margins are very slim, but there’s not much in this price range anywhere right now,” he said. “You don’t make as much on each one, but you don’t sit them on the market very much. Most of the builders have had to move out of that (price) because they need large margins.”

Read the full article sourced from the Columbian. Written by Troy Brynelson, Photos by Amanda Cowan.

Job Opening: Structural Architect

The-Lakes-6

Vancouver Washington based company Ginn Development is searching for a driven, talented and licensed architect to help develop, guide and execute architectural plans for multi-family building projects over 4,000 sqft. The ideal candidate will possess superior professional skills, experience working with industry standard tools and a minimum of 2-4 years of design experience.


Primary Responsibilities and Duties

 

  • Discussing the objectives, requirements and budget of a project
  • Consulting with other professionals about design
  • Preparing and presenting feasibility reports and design proposals
  • Advising the practicality of a project
  • Using IT in design and project management, specifically using computer-aided design software
  • Keeping within financial budgets and deadlines
  • Producing detailed workings, drawings and specifications
  • Specifying the nature and quality of materials required
  • Preparing tender applications and presentations
  • Negotiating with contractors and other professionals
  • Preparing applications for planning and building control departments
  • Drawing up tender documents for contracts
  • Project managing and helping to coordinate the work of contractors.
  • Controlling a project from start to finish
  • Regular site visits to check on progress, ensuring that the project is running on time and to budget
  • Resolving problems and issues that arise during construction
  • Ensuring that the environmental impact of the project is managed

 

Ideal Candidate Profile

 

  • Work well under stress and pressure
  • Strong verbal and written communication skills
  • Goal oriented and well organized
  • Able to coordinate and execute multiple, simultaneous projects
  • Ability to prioritize demands

 

Required Skills and Abilities

 

  • High Level of Proficiency in AutoCAD 2D/3D
  • High Level of Proficiency in Boise BC Calc
  • High Level of Proficiency in StruCalc
  • High Level of Proficiency in Microsoft Office 2010
  • In Depth Knowledge of 2012/2009 IRC/IBC/ANSI Codes

 

Desirable Skills and Abilities

 

  • Experience using SketchUp/Layout
  • Experience using Revet
  • Experience using General CADD

 

Required Education/Experience

 

  • Minimum 2-4 years of experience working in a related field
  • Licensed in Washington

 

Desirable Education/Experience

 

  • Bachelor or Master’s Degree in architecture from an accredited university that is recognized by the National Architectural Accrediting Board (NAAB) or equivalent

 

Salary and Compensation

 

  • Competitive and negotiable
  • Depends on experience

 


 

 

Open until filled.

 

To apply, please send a cover letter and resume to

deanna@ginndevelopment.com

Back from the Brink

Without becoming envious of multimillion-dollar homes with exclusive views of Smith Rock State Park, once can easily say that news of Ranch at the Canyons being included in this year’s Central Oregon Building Association Tour of Homes is good news for all of Central Oregon.

It has been five years since Ranch at the Canyons…

Reviving Ranch at the Canyons

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Our development project in Terrebonne Oregon was recently featured in an article by Bend’s “The Bulletin”!

Landholdings decreased at Terrebonne’s exclusive community

By Rachael Rees / The Bulletin

Published Apr 20, 2014 at 12:01AM / Updated Apr 20, 2014 at 12:14AM

TERREBONNE — After entering through a 22-foot-wide gate of wood and basalt pillars and traveling up a red cinder-chip road about a half-mile, visitors turn the corner and see what looks like a Tuscan villa in the distance.

It’s the Old Winery Clubhouse at Ranch at the Canyons, a private ranch nestled by the base of Smith Rock that totals 1,700 acres. It includes about 600 acres of working farmland and vineyards, more than 500 acres of land protected by the Deschutes Basin Land Trust and 46 landholdings, 21 of which are still for sale.

In an effort to preserve land and give homeowners at Ranch at the Canyons control of the gated community sooner, its new developers and majority owners, Jeff Creagan and Patrick Ginn, recently reduced the number of landholdings available for development from 60 to 46.

“What that means is that we only have (21) landholdings left to sell and then this community is a fully complete, thriving community,” Ginn said.

When 75 percent of the landholdings are sold, ownership will transfer from Canyons Land and Cattle Co., LLC, owned by Ginn and Creagan, to the homeowners association, said ShanRae Hawkins, director of marketing and communications for Ranch at the Canyons. And the reduction of 14 landholdings means the turnover will be happen much sooner.

“It was a goodwill gesture to say, ‘You guys have been patient,’” Hawkins said .

Boom and bust

For more than three years there wasn’t any direction or activity at Ranch at the Canyons, Ginn said.

“It sat with no forward motion because they ran out of funding and there was no vision for the future,” he said.

Ranch at the Canyons started being developed in 2000, after the original owners, Jim Garner and Mick Humphries, were denied permission to build a destination resort on their property because of land use regulations, Hawkins said. They tried for about eight years to turn it into a resort, she said.

When the economy started to turn down, the duo brought in PacTrust, a Portland-headquartered commercial real estate company, to help. PacTrust later took over majority ownership, and after having the property on the market for about a year it put 29 homesites, as well as controlling interest of the ranch, up for auction.

The reserve price was set at nearly $2.3 million, according to the auction catalogue by Realty Marketing Northwest, an Oregon and Washington-based real estate marketing and brokerage company. The catalogue stated about $30 million had been invested in development and 23 homesites had been sold with sales that exceeded $20 million.

In December 2012, Creagan and Ginn purchased the ranch through the auction.

Creagan said he stumbled upon the ranch by accident while looking for the Central Oregon Pumpkin Co.’s pumpkin patch. He took a wrong turn, followed the rock wall that outlines the community and found the auction sign.

“Honestly my first desire was to get involved with the ranch because I liked the place, I thought it was special,” he said. “I first came out here, drove around looked at it and said ‘Wow, this is probably the most beautiful place I’ve been ever.’”

But then, he said, he thought, “I’d love to have a place out here someday, but not currently the way it is.”

So he teamed up with Ginn, whom he’d worked with on similar projects, to bring momentum back to Ranch at the Canyons.

“I think it was similar to most large, half-built communities that you went into in 2010,” Creagan said, referring to the state of the ranch’s development. “Is it going to be great? Is it going to be finished, or is it going to die on the vine and this is what it is?”

Growing value

When they purchased the ranch, Ginn said, no activity was going on.

“It was discouraging for owners and the developers because things stopped selling,” Ginn said.

In the past five years, Creagan said, only two homes have been built in the development. But this year, he said, there will be at least four, including a 3,698-square-foot, $1.6 million home scheduled to be completed in June.

Ginn said the cost for lots ranges from about $300,000 to $800,000, a value compared with what they were before. Originally, he said, they were selling for $1.3 million just for the land, but when the economy started to tank a landholding was short-sold for $160,000.

“It’s certainly been encouraging for our owners … to see values quickly bouncing back,” Ginn said. “Part of it is the certainty of the ownership and the direction that we’re taking it and part of it is the overall improvement in the real estate market. Its values have increased pretty dramatically from their low.”

In addition to owning a home within the community, he said, owners receive collaborative ownership of the ranch.

“It’s like living on a ranch. We have farming, we have our own vineyards … but you don’t have to go out and start your tractor at 6 in the morning and do the hay or prune the grapes,” Creagan said. Landowners pay for the work via their homeowners association.

A turning point

Mike DeGennaro, the development’s first resident, agreed the ranch was paralyzed for a while but said it’s at a turning point.

“The people that were here enjoyed what they had, but it wasn’t a community yet because there weren’t enough people,” he said.

Creagan and Ginn are working to change the ranch — not through a revolution, but an evolution of the original vision, he said.

“We didn’t want (Ranch at the Canyons) to be like other communities,” he said.

DeGennaro said the vision was to take what’s at the ranch — the land and the views — and work with it, not impose commercial elements such as basketball courts or golf courses.

The decision to reduce the number of landholdings is a reflection of that idea, and something DeGennaro said he and other property owners are happy about.

It’s an effort to lower density and have fewer homes on the ranch, he said.

“Part of what we’re trying to do is be good stewards of the property here. This is a beautiful piece of property and it doesn’t need 60 homes on it,” he said.

—Reporter: 541-617-7818,

rrees@bendbulletin.com

Realtor Patrick Ginn Finds His Niche in High-End Home Sales

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Enter Patrick Ginn’s latest $1.9 million real estate listing, and the Vancouver home’s asking price needs no explanation.

Unobstructed living-room views explain everything, as scenes of the Columbia River beckon through a remodeled kitchen and main-floor master bedroom. A daylight basement continues to highlight the view, preserved by sellers who had the foresight to acquire a lot between the river and their tidy, 1970s-style home. Ginn, who specializes in high-end sales, knows he has a winner.

“There’s a feeling you get when you walk into a home. It just feels right,” said Ginn, a Vancouver broker who, at age 32, is breaking sales records.

Ginn’s focus on some of Clark County’s most coveted homes has helped him become the county’s top-selling broker in home sales for the second year in a row. In the past 12 months, he’s sold 185 houses for a total $76 million, including $55.5 million in sales so far this year. Ginn also gained national recognition this year as one of the country’s top 100 Realtors by Denver-based RealTrends magazine.

His success is proof that buyers are back in Clark County’s high-end housing market, a fact also reflected by the local industry’s sense of growing optimism. But Ginn’s is a new face among the area’s top real estate brokers who are dealing with a different market in today’s recovering economy than the one that existed prior to the industry collapse six years ago.

While others scramble to find their place in the changing market, Realtors such as Ginn are doing things a new way. The business he now calls Ginn Realty Group, which operates under The Hasson Company banner, was founded on Ginn’s good timing, intellect and head for numbers. As a newcomer in a profession filled with seasoned veterans, Ginn’s future looks bright as he positions himself for Clark County’s next housing upswing. It’s not just that he’s a consummate salesman. Ginn launched his way to success with an idea that few others in his industry had thought of: the solution to a shortage of houses to satisfy demand, he realized, was to figure out a way to build more houses.

Market calculations

Some of Realtor Patrick Ginn’s recent sales.

Ginn’s introduction to the business came after his career path took a Y turn. Ginn, who received his online bachelor’s degree in finance from Golden Gate University, had originally planned to follow in the footsteps of his father, a Bay-area CPA. But the younger Ginn soon discovered his job preparing taxes at a small Hazel Dell firm, Abacus Accounting, “wasn’t fun and wasn’t rewarding.”

By then, his head for math had opened the door to a new career.

“A couple of my accounting clients were in real estate and they said, ‘(accounting) is not for you,'” Ginn said.

He studied for his real estate license and broke away from accounting on April 15, 2005, to work as a “transaction coordinator” for a group of real estate agents at Re/Max Equity Group in Vancouver.

Still, Ginn recognized the element of risk in the career move, as he left the sensible world of accounting for the unpredictable real estate market. Like so many in real estate, Ginn had no idea the market was headed for collapse.

“I just wanted to make a decent income and not have to go crawling home to mom and dad,” Ginn said.

He estimated the Re/Max group closed between 60 and 70 transactions a month as local home sales peaked.

“My role was behind the scenes, making sure the deals went through,” he said. “It enabled me to learn each part of the process.”

As the market started to spiral, Ginn, who had just started to build his reputation for high-end sales, recognized a sliver of demand.

He had buyers who wanted the luxury market when supply — and prices — were low. Retiring and downsizing baby boomers continued to hunt for a certain style of new house, often with a view. But there were not enough of those houses to go around.

Some of Realtor Patrick Ginn’s recent sales.

“They were looking for a master (bedroom) on the main (floor) and a switch from formal living to the great-room concept,” Ginn said. “They wanted a three-car garage, energy efficiency and all top-quality finishings.”

In 2008, he turned to homebuilder Jeff Creagan of Vancouver-based Bella Villa Homes to fill the niche. Ginn found investors to buy a handful of bank-owned lots and build a $400,000 model home.

“Most people thought we were crazy to build it on spec (without a buyer),” Ginn said. “The next year (2009), we started getting interest and sold 20 homes.”

The number grew to 50 homes sold, then to 70 in 2012. It has since leveled off, said Ginn.

His background in finance helped as he built net profit for his investors, Bella Villa and his own business. He continued to connect investors with bank-owned lots in upscale areas such as Felida and Camas, and continued to market the specific style to baby boomer buyers.

The market segment and the trend aren’t new, said Tracy Doriot, a Washougal-based custom homebuilder who said baby boomers with cash are his primary market. But Ginn realized how to cash in even during the recession.

“Obviously, he (Ginn) is well-connected and has a good business strategy,” said Doriot, who hasn’t met Ginn.

Profitable niche

Other industry leaders tersely refused to talk about Ginn, who today is working with three different builders.

Ginn has added Axiom Luxury Homes and Tuscany Homes to his custom homebuilding affiliates and continues to make his bread and butter by selling homes priced at $750,000 and above. That niche can net him a tidy profit, with an average 3 percent per-transaction commission, said Ginn, who plows a good portion of revenue back into his business.

Ginn is well-positioned for more success. The high-end niche has gradually gained strength since the housing bubble burst in late 2007. Luxury home sales in Clark County rose 72 percent in the 12 months ending in July, with 57 sales of houses priced at $700,000 and above, compared to 33 houses sold in the price range in the same period a year earlier, according to Portland-based RMLS.

Some of Realtor Patrick Ginn’s recent sales.

The price of luxury homes also has steadily risen, according to Ginn. He prefers to work with sellers of existing homes who now hope for investment returns.

He credits his five-employee team for much of his recent recognition. The group exchanged its old name, Patrick Ginn Real Estate, for Ginn Realty Group. The difference, Ginn said, is the new name assures high-end clients they’ll be working with a team of professionals.

The group includes a full-time digital marketing assistant to create digital videos and fliers marketing the company and its listings. Ginn Realty Group also relies on a social media strategy and features its listings on popular social media and Web platforms, such as Trulia, a popular listings site.

“Real estate is generally a very individualized business, and now it’s kind of shifting,” Ginn said.

As for potential buyers, Ginn said they cite job stability and an improving stock market for their newfound confidence.

“Without a question, there is demand for high-end homes in Clark County,” said Ginn.

– Cami Joner:

360-735-4532, cami.joner@columbian.