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.