Redmond Urban Area Planning Commission - Regular Meeting

established by staff the entire record is available for public review testimony and evidence at this hearing must be directed toward the criteria set forth in the notice of this hearing listed in the development code and to other applicable criteria in the comprehensive plan or other land use regulations which the witness believes applies if the witness can explain and satisfactorily how it applies persons who wish to testify at this hearing must sign in and before presenting testimony. A failure on the part of any person to raise an issue with sufficient specificity to afford the Planning Commission and parties to this proceeding an opportunity to respond to the issue may preclude that person from making an appeal to the Land Use Board of Appeals on that issue. failure of the applicant to raise Constitution or other issues relating to the proposed conditions of approval with sufficient specificity to allow the City of Redmond to respond to the issue may preclude the inaction for damages in Circuit Court. The order of the presentation will be as follows. The hearing will be conducted as follows. The staff will give a staff report. The applicant will then make a presentation. The Planning Commission will then hear testimony from the public The applicant may make a rebuttal presentation at my discretion. Opponents may be allowed to make a rebuttal presentation after that. At the end of this hearing, staff will have an opportunity to make closing comments. The Planning Commission may limit the time allowed for presentations by any party and may continue the hearing to another date. We're going to have three minutes on each speaker. Lost my place. If the hearing is continued, the Planning Commission may allow additional testimony or evidence to be submitted into the record. Questions to and from the Planning Commission may be entertained at any time at my discretion. Cross-examination of witnesses is not allowed. However, if any person wishes a question to be asked of a witness during the witness's presentation, please direct such questions to me after being recognized. I am free to decide whether or not to ask those questions of any witness. Do any members of the Planning Commission have any pre-hearing contacts, ex parte observations, or conflicts of interest which they need to disclose? Hearing none, any person in the audience has the right during the hearing process to rebut the substance of any communication or observation that has been placed in the record by a member of the Planning Commission. Prior to the commencement of the hearing, any party may challenge the qualifications of any planning commission member based on bias, prejudgment, or personal interest. This challenge must be documented with specific reasons supported by evidence. Should any member be challenged, the member may disqualify himself, herself, withdraw from the hearing, or make a statement on the record of his or her capacity to hear these land use requests. Are there any challenges? Hearing none, I hereby open the public hearing for this proposal. Will staff please present the report.

All right, good evening, Chair and Planning Commissions. Kyle Roberts, Planning Director for the City of Redmond. We're gonna do things a little differently this evening. Typically, staff would give a presentation and then the applicant would come up and give one. But what we're gonna do this evening is I'll present kind of the first portion of that slideshow and then I'll invite the applicant up to kind of talk about each one of the conditions of approval that's within this slideshow, so. Okay, so as the Chair mentioned, this is an appeal of a staff decision regarding Horizon Point, which is a tentative subdivision that was approved by staff last month. And so this slide here and the next one will provide a brief explanation as to why we're here this evening, beginning with this one here, just a rough timeline of events. So the applicant submitted their tentative subdivision application to the city back in, I think it was late January, and then staff deemed that application complete for review on March 26th. And then July 10th, that's when staff issued a decision to approve the tentative subdivision subject to conditions of approval on July 10th, that started the 12 day appeal period. And so 10 days later on July 20th, the applicant filed an appeal of staff's decision. And then because of that, we then had to basically the, the decision that staff made now has to go to Planning Commission for your guys' decision based on the appeal that's presented this evening. So hence why we're here. So tonight really what's being asked of Planning Commission is to make the decision on this application. So yeah, Horizon Point, again tentative subdivision, pretty sizable piece of property. I'll talk about it here in a second. Really, the reason why the applicant appealed staff's decision was, again, staff approved the project subject to 33 conditions of approval. The applicant essentially disagreed with eight of them, so that's why they filed the appeal. And then, as I mentioned earlier, commission, your guys' task with making the decision tonight, a de novo hearing, meaning that basically anything new can be introduced into the record, and your decision will basically override staff's decision on this matter. So just really quickly, Horizon Point, actually I think most if not all of you are probably familiar with this property. So this is Horizon Point tentative subdivision. It includes three properties located in the southwest part of town, located at 2831, 2577, and 2571 Southwest Helmholtz. It's about 68 acres in size. Interestingly, to the very west and northwest of the property is outside city limits, urban growth boundary, and the urban reserve area. So this property to the west and northwest abuts county lands. County lands that's actually zoned exclusive farm use. And to the north, kind of the northeast of this project is what's slated to be Little Texas planned unit development. They got their land use entitlement about a year or so ago. So presumably at some point that will start developing. And then directly east, obviously there's a huge frontage along this property of Helmholtz Way. Property ownership, again it's three separate parcels right now. Their ownership is under Nathan and Jessica Hadfield, Ronald Nelson and Richard and Megan Holmes. And the applicant proposing this development is Monta Vista Holmes and they are here this evening. So just a little more detail on Horizon Point. Again, it's 68 acres. It's comprised of three different zoning districts, R3, R4, and R5, so that's basically middle or medium density all the way up to the highest density residential. It's projected to be built out in five different phases, 274 units, primarily I think 244 of which are single family dwelling lots. And then there's 16, 15 townhouse lots, I believe. And then there's one large tract located to the northeast that's projected to have 16 cottage units on that one tract. So again, in total, 274 units over 261 lots. Multi-use trails, so our transportation system plan identifies a multi-use trail that kind of bisects the property along the COID canal that runs east to west and as well as a little portion of it along the western edge of the property. And then you'll see that green kind of in the southeast corner area of the property, that's basically almost an acre open space tract. So probably a future private park. And then again, I mentioned that this property is adjacent, a lot of it to the west is adjacent to county land. So we do have an urban rural buffer interface standard So again, staff reviewed this application. They did approve it with 33 conditions of approval. And as you guys know, you guys get land use applications in front of you often. Just like what you see when we bring applications to you, staff reviewed this subdivision according to our development code, particularly article three, which is where all of our land division standards are. And that, you know, includes things like we're evaluating lot sizes, block sizes, streets, access management, utilities, easements, tree preservation, open space requirements. So again, a lot of standards that staff reviewed this subdivision against. And then we had a public comment period. I think we received 10 to 15 different comments from adjoining landowners, the bulk of which were concerned about traffic impacts to Helmholtz. There was also some concerns about water, whether or not there'd be enough water to basically serve this subdivision. And then another common theme was wildlife concerns about as these lands are urbanized, just the disappearance of wildlife habitat. So those were kind of the three main themes that came from the comments. Part of our review and doing this subdivision review is we have a transportation impact analysis, which basically they have to study our transportation system and study the impacts that the projected development would have on that system. And then from there you identify the improvements to the infrastructure to mitigate those impacts. So a lot of what came out of that transportation impact analysis are reflected in conditions of approval. There's also infrastructure allocation analysis, so that's more to do with is there enough water and sewer to serve this proposed subdivision. That obviously gets reviewed by our engineering folks, and as proposed, there is enough capacity in the system. And yeah, just so basically we end up with a 33 conditions of approval that really are meant to ensure full compliance with the code and accounts for those needed improvements and to mitigate impacts to public infrastructure as well as to impacts on the adjoining landowners neighborhoods. So as I mentioned earlier, the reason for the appeal was of the 33 conditions of approval that staff put on this approval, the applicant disagreed with eight of those, and again, that appeal came in on July 20th, and since that time, we met with the applicant and their attorney on July 29th as well as August 7th, and basically what we did is, We took their statement of appeal, the eight conditions that they were appealing, and we literally talked through each one of them. And basically we came to a compromise. I think if I remember right, of the eight, there's at least half of them we propose revised language to. And again, I'll let the applicant speak to their rationale for why they appealed these conditions of approval. But one of them, the first one we'll talk about, has a lot to do with, it's the multi-use path that runs, that's proposed to be along the canal on the west end of the property. And there was concerns because obviously you have to coordinate with the irrigation district on where that multi-use path goes and whether or not it can be paved within their easement. And so staff, we did a lot of coordination with COID to make sure that basically how the condition was written by staff that it could be met in the future. With that, if there aren't any questions for me most immediately, I will turn it over to the applicant to walk you through each of the conditions of approval that they appealed.

Good evening, commissioners. I hope you're having a good day, and I appreciate your time this evening. My name is Jackson Harger. I am the land development project manager for Monta Vista Homes and Redmond Land Group, the applicant of this project. I'm joined here by Luke Pickerel, our CEO, and Chris Kobach, our land use attorney. Thank you, Kyle, for the overview. I'd also like to extend my sincere thanks to city staff beyond Kyle, Megan, Lindsey, Veronica, and Jessica for their efforts, productive dialogue, and willingness to work with us over the past few weeks. As Kyle had mentioned, land use approval for Horizon Point was issued administratively on July 10th. We have appealed eight of the 33 conditions. We felt that some of these conditions as initially written had the potential to force significant project redesigns or represented an unequal application of development code compared to our neighboring project, the Little Texas, which as Kyle had mentioned, received land use approval December 3rd, 2024. Our team and city staff have since come to an agreement on these items and we are in full support of the revised conditions presented today. I'd like to briefly walk you through these details for these appeals so you have the context as to why we believe that they were necessary. So to start us off, as Kyle mentioned, condition four. Condition four was requiring an asphalt walking path on the far west side of the project adjacent to COID Irrigation Lateral B. This path is identified in the city's transportation system plan as ID number B67. However, as Kyle mentioned, COID has senior rights to the area here, including a 50-foot wide easement and a 20-foot wide ditch road easement just adjacent to the irrigation canal. COID and our team's meetings with them, as well as in communication shared with the city and between us and COID and City of Redmond, COID had expressed concerns about placing the path within their easement due to the heavy track machinery that they use for the routine maintenance of their canal. The initial condition mandated an alternate path location and open space tracks to the east if COID denied the placement during engineering review. Given the width of the easements and the required tract, the alternate location would reduce lot areas within the proposed development. It would cause us to have to redesign the project to account for reduced lot areas, do interactions with proposed potential future road extensions, and all in all, would probably require revisions that far exceed what would be allowed per our typical land use decision here. And so again, that is in the event that COID would deny the placement of the path. We as the applicant believe in that the correct location of the path is where city has conditioned it to be. And our simple appeal was for the alternate location. We appealed to avoid being painted into a corner if COID had taken issue with our design. And after many conversations, we have reached a resolution with city staff and fully support the revised language proposed by city staff today. The next condition that we had appealed was condition number six. Condition six requires an enhanced pedestrian crossing at the intersection of Southwest Hemmelt's Way and our proposed Road D. While pedestrian safety is paramount, we felt the essential nexus and rough proportionality required for us to construct this improvement alone had not been demonstrated. Staff noted that this crossing solely benefits Horizon Point, but because we are building a multi-use pathway that connects existing developments across the street and neighbors to our south and east, it will serve a much broader area. Staff had opted not to revise this condition, but clarified that we can submit for a reimbursement district per the applicable city codes when surrounding areas like Little Texas develop. We appreciate staff working with us on this, and we are satisfied with this resolution. The next two conditions I'm going to discuss kind of as a pair, and they are conditions seven and eight. Conditions 7 and 8 deal with our project's interaction with the future 45th Street. The Little Texas project is conditioned to construct a three-quarter width street improvement here. Horizon Point will dedicate the necessary right-of-way and construct the remaining full-width build-out. We appealed these due to the vague wording and timing issues related to them. Condition 7 initially required right-of-way dedication in Phase 1, though it does not geographically align with our project until Phase 3. Conditions 8 language regarding the construction of 45th Street was also unclear. Our main hesitation was, what happens if Little Texas does not move forward? Under one interpretation, we'd be building a disconnected segment of road, floating asphalt and sidewalks leading to nowhere. Under another, we'd be forced to build the entirety of 45th Street down to Hemholtz on land that the city currently does not own the right of way for. We didn't want to have a condition that we either, A, could not meet or would fundamentally require a redesign of the project to accommodate. Again, outside the bounds of what would be allowed per our typical land use decision here. Fortunately, we have reached a successful resolution with staff and fully support the revised language that the city has proposed. Condition nine, originally required dedication of right of way for an asphalt path connecting our proposed road A and Southwest Hemholtz Way, located between our proposed lots 14 and 15. During our pre-application meetings, the city had expressed a desire for a connection point between Road A and Hemholtz Way for pedestrians, of which we are happy to accommodate. However, we proposed moving the location of this connection point slightly northeast due to a necessary secondary gravity sewer connection. The existing sewer main in Hemholtz is relatively shallow when compared to our project, and the depth becomes much more favorable further north. By moving this path a little bit to the north, we can successfully provide gravity service to far more lots than we otherwise would have been able to. We can deliver on the city's desired multi-use pathway connection, and we can also utilize this area for emergency fire access. Staff has agreed to the revised location is sufficient, and we fully support the revised condition. Onto the next one, which would be condition 13. Condition 13 requires a 12-inch looping water main. We appealed simply to ensure that we would be eligible for the SDC credits upon completion of this oversized main. The city confirmed that we are indeed eligible, providing we submit a fire flow analysis proving that an eight inch main would have otherwise been sufficient to service the project. As you may be aware, an eight inch main is the typical sized water main for development projects. Our completed analysis confirms that the 8-inch pipe is sufficient and this analysis will be submitted to City Engineering for review along with our Phase 1 construction plants. At the time, we are currently satisfied with the outcome of this condition. Condition 17. addresses our proportional share for impacts to nearby intersections. We initially appealed because we believed these intersections were already slated for funding via other mechanisms. After further discussion with staff, we better understand the reasoning and have accepted the condition as originally written, and we appreciate staff's communication on this item. For the last one here is condition number 22. So condition 22 relates to the open space tracks on the border at the urban reserve area. We appealed because we felt the code was being applied inconsistently compared to the Little Texas project. We had initially proposed the exact same 20 foot wide open space tracks with no walking path and minimal landscaping that the Little Texas was approved for. However, after further discussion with staff, we were comfortable installing the improvements as written in condition number 22. If I could give a little summary of conclusion here, this concludes the details of our appealed conditions. Before I finish, I'd once again like to express my deepest gratitude to the city of Redmond, specifically Megan, Kyle, Lindsay, Jessica, Veronica, and many others for their efforts on this project. Land development is rarely a simple process, and it is precisely this kind of open, collaborative partnership between developers and city staff that turns complex challenges into successful projects. We are incredibly proud of Horizon Point and remain deeply committed to our shared goal in delivering high-quality, much-needed housing to the growing Redmond community. We, the applicant, are in full and complete support of the revised conditions that the City has proposed and presented today. Thank you, Commissioners, for your time, for your service, and for your consideration in this matter.

Thank you. Any questions from Commissioners on what was spoken about?

I have a question. I can't remember the slide, but it talked about the highway and that infrastructure with 35th Street and the flow of traffic. Have you talked with Redmond Area Park and Rec about that? Because they've been trying for three and a half years to get a traffic light in with that new pull going in. Next month, there's no roundabout. There's no light. The city is not happening. There's no funding. What's that looking like?

Forgive me, are you discussing for the intersection of Hamilton and 45th Street? Well, as before, 45th Street is conditioned to be constructed as part of Little Texas. So, you know, that portion of road will be constructed in conformance with city approved conditions of approval for that project specifically. There are small portions of 45th Street up in the far northeast corner of our project where The full width build out of the road slightly crosses into our property. We would be responsible for the finishing out of the full width improvements of 45th in the event that Little Texas moves forward. Part of the conditions of approval that we've revised here are to account for what might happen in the event that Little Texas doesn't move forward in terms of how it interacts with our project improvements.

Yeah, 35th over there is unfortunately ODOT. It's a state road, so we unfortunately don't have control of that.

Right. Well, they have a subdivision on 35th, or off of 35th with that Obsidian that they're building, one of the vistas. So with the increase of traffic there on this side and then Hayden's building on this side and then the poles right here, the traffic's going to increase either way on Hemholtz and Obsidian.

Yeah, that would be a city...

I'm the assistant city engineer in the public works division. As part of this development as Kyle mentioned they did complete a traffic impact analysis which looks at the routing of the assumed routing of the trips which Some do pass through 35th and Highland and also passing through 27th and Highland. And we collect SDCs towards the intersection of 35th and Highland currently so that is how their impacts are mitigated there. However, 27th and Highland was shown to be failing and so we are looking at what could we do there and that intersection is so constrained physically that we agree that there's not a good solution there which is why we allowed them to make a payment towards a solution at 35th and Highland. And so the money that the city is collecting towards that will be used in tandem with any money that ODOT comes up for that project. And then eventually the ultimate solution would be a signal, but it's about a $4 million ask. And so we are working towards finding any funding towards that we can. I know that the mayor and city council are very invested in that and they're looking to get congressional spending directed towards that as well. and they are looking at an interim solution of doing some turn movement restrictions so something kind of like an elevated barrier that would prevent left turns out of the side streets onto Highland and that's the more immediate temporary solution in the meantime until we can come up with the funding for the signal. Does that answer your question? Yes, thank you. Okay, thank you.

Any other questions for applicant or for staff? Okay, we will open it up for public comment. I do have some cards that will go through. Again, we have three minutes. You'll have to come up to the dais, introduce yourself, your name, and where you live, and we'll go from there. I will start with Stanley Clark.

Is that correct?

I am Stanley Clark, I live at 6060 Southwest Coyote Avenue and I was on this planning commission for 13 years, I was chairman for nine but I haven't been on it since 2012. I retired a long time ago from practicing law in town. But my biggest concern is of course the traffic down Helmholtz. And the intersection of Helmholtz with Highway 126, or they call it Highland, but whatever. These are my concerns. I was helped by Kyle talking to him before we had this meeting here today, that there's a roundabout scheduled to go in at the highway. But I would like not to see 263 peak travel visits while we're waiting for that to happen. And you can wait a long time going on to 126 to go into town, and that's my way into town. I go the other way down Helmos to go to the airport or go on to Bend. But airport and town are my... most common destinations. So that's my biggest concern. And the intersection that starts with a W, what is it? Wickiup, sorry. That's been a danger since before 1967. One of my neighbors was already hit at that intersection before I moved there in 1967. And so that's a dangerous intersection. It's got a raised site condition to the south. It's got a curve around to the north. You don't see very far either direction in that intersection, and it's very dangerous. So those two things are my biggest concerns. And I'd like not to have this go ahead until we can solve those traffic concerns on Helmholtz. Thank you, Mr. Chairman and members of the Commission. Appreciate it.

Thank you for your comments. All right, next I have Jackson Harger. Oh. All right, next is Kevin Stoltz.

Members of the council, my name is Kevin Stoltz and my wife and I live at 2714 Southwest 50th Street, which is right across from where the new subdivision is going to be planned. My concerns are very similar to the ones already expressed. I'm not opposed to a new subdivision. I think that's part of what needs to happen for Redmond. But my concern is the influx of traffic, especially with the number of units coming in. When that is fully developed, you'll have probably about 350 more cars from all of those families that are gonna be on roads that were probably designed for a farming community 40, 50 years ago. What I would want to see happen is that Hemholtz needs to be widened if that's at all feasible. Again, with the increase in traffic at Hemholtz and 126th, I think that's just going to be a terrible intersection and car accidents, something needs to be designed for that. And then again, at WikiUp and Helmholtz, my wife and I ride bikes all over in that area. That is a death trap. we say a prayer every time we have to cross on Hemholtz because like you had said before, when you look to the north, you cannot see and you have to look like twice because the cars are coming around that corner so fast. I do appreciate that the city has put in New speed limit control, but people are still going way too fast and then you can't to the south You can't see because it's like a little hill So I think for it to be approved and to go forward I just want to see that those streets are widened if at all possible maybe put some turn lanes in on him holds and that bike lanes need to be installed and That needs to be a must and it would be great if you could do a roundabout or even a light at that intersection of Wakeyup and Helmholtz. Thank you.

Thank you. All right, next we have Natalie Cutsforth.

Hi, I'm Natalie Cutsforth. I'm at 5753 Southwest Wikiup Avenue. I have 20.5 acres directly to the west, not abutting this project, but I have that little piece that spurs out on the other side of canal. is pretty close to my property, so I got the letter. And I got to inform my other neighbors about it, because a lot of people didn't know what was going on in that area that are going to be impacted. So I would say my, I totally agree with 126. It's a big issue. I've seen multiple accidents there, and I'm really concerned about the city saying, well, it's the state's problem, because it's our problem. It's the health and safety of our people. And the other thing I want to say about traffic is last summer or two summers ago, Obsidian was closed, Wickiup was closed, and Coyote, or Canal through Coyote was closed for construction all at the same time during fire season. I really, really, really would like the city to do better planning about closing roads that keep us from evacuating in the case of a fire because I was evacuated that summer and I had a choice. north on Helmholtz or south on Helmholtz. And everybody in that area would have the choice of one direction or the other, which is not enough space for getting out if there's a fire. So that's important. I know it's not specific to this, but it matters for the people you're selling those homes to. And the other thing I'd like to say is night lights are really important to me. I really hope that you choose to develop in a way that uses lights that don't interfere with owls because we have a lot of owl breeding out in that area and they're out at night and we don't want them to be scared away by lights that are pointing up in trees or like street lights that are the wrong color that are going to keep them from being able to be cool and like people that live in that neighborhood will really like to have owls around. I know I'm running out of time. Significant wildlife corridor. I've seen badgers, marmots, deer, mountain lion, multiple porcupine. I mean, we have a lot of wildlife in that zone and they need space to live too. So I'm glad there's this walkway along the canal, but I'm a little worried about them not having a way to go north and south because that's the way they traverse. I watch them go to the farm field south of me and then they go north and then they go south in that zone. It's a narrow zone now between Helmholtz and the Deschutes River. What else?

Fire evacuation.

Oh, trespass onto private property. So that little spur that goes out there, do you guys have a plan for fencing around it, signage to say no trespassing for those people that have private lands? Because I'm a dog owner. I would be very tempted if I lived in that neighborhood to let my dog free to run into that open space, which is an open space. It's actually private properties. So I'm hoping that you put no trespassing signs and some sort of protection for the property owners because they shouldn't be responsible for protecting their property from a development that's going to have people with pets that want to run free and see a good place to go on a walk that's private property. Intersection, trespass, evacuation, wildlife, nightlights, noise reduction. Do we have a city ordinance that requires that they can't start rock hammering before like eight o'clock in the morning? Because we hear rock hammering all the time out there and it would really be nice not to be woken up by rock hammering. That's it.

Kyle, I believe we do have an audience. We do.

I think it's 7, 7 AM. Yeah.

Perfect.

Thank you, Natalie. Last is Meredith Lees. OK. Thank you. All right. Lindsay, do you mind coming in and addressing some of the traffic questions about maybe what's on our TPS for Hemholtz as we move forward? And then I'd love to kind of an update on timelines from the applicant just so that if we do have, you know, some things in the works that maybe they coincide with timing as well.

Yeah, definitely. Oh, I see. Thank you. OK, I'm going to get oriented here really fast. OK. So what we have here, again, if you can see the cursor, Little Texas is kind of where I'm pointing to on the screen here. I heard several mentions of Hemholtz and Highway 126, as well as WikiUp and Hemholtz, so I'll speak to those first. You can see that these red dots are intersection improvements that are scheduled on our city's transportation system plan. Some of them, again, the transportation system plan is a 20-year horizon document, so it means that we're planning towards these. It doesn't mean that they may necessarily be built immediately, but we're working towards securing funding towards them and ensuring that they're required to be built at a time where they start failing or there's no capacity remaining at those facilities. So WikiUp and Hemholtz is scheduled for a roundabout. We have started to include this on our five year capital improvement plan. It is currently within the six plus year lookout. So it's just on the edge of our five year planning, which means we're starting to think about how to fund it. However, it's not currently within this five-year capital improvement plan but it will be one of the next projects that we look on adopting into our five-year capital improvement plan which is a document that goes to City Council typically every January for their concurrence and adoption so this is one that is close on our radar but again it is a council decision to choose to plan to fund this and again Horizon Point they are paying towards mitigating their impacts at this intersection because they pay system development charges for each home that they build, and that fee, it's about $11,000 per home, we are collecting it and putting it towards not specific improvements, but it's going into a bucket that helps fund all of these needed transportation improvements within the city, and this is one of them. I'm gonna scroll up here, bear with me. Highland and Hemholtz, again, Highway 126 and Hemholtz Way. Again, same situation. It is scheduled to be a roundabout, and we are working very closely with the county and ODOT to secure funding for this. The city also receives SDC payments towards this intersection in the amount of about $1 million. That is not enough money to fund the entire roundabout. It's because, again, this is a joint venture between ODOT and the county, so we are funding a portion of it and we are collecting those mitigation impact fees from Horizon Point to mitigate their impacts here. I do not have a timeline for this because it is a joint project and ODOT does not have funding available for it currently. The good news is Obsidian and Hemholtz, which I don't think anyone specifically talked about, but I did wanna mention that this is one of our next transportation improvements planned by the City Engineering Division. I'm sorry, Obsidian and Hemholtz is going to receive a roundabout. We are currently in the design phase for this and we expect to deliver construction likely next year, beginning next summer. And so this portion of Hemholtz will receive a roundabout and it will be widened just beyond the legs of the roundabout. And then we're gonna install a water main from this intersection down to Quartz as well. But that's the next big project you'll also see in this area and again that's scheduled for next calendar year. Were there any additional questions about that?

Is there any road improvements for Hemholtz, including widening or, you know, bag paths, pedestrian paths for that in the TSP for at least the 20-year horizon?

Yes, that's a great question. I just want to also clarify that Horizon Point itself will be required to widen hem holds along their property frontage. So you will see curb to curb improvements with bike lanes. It'll be a three lane section, one in each north and south direction with a center turn lane. They are gonna provide turn lanes into their development as well, so that has been conditioned upon this project. However, it's not proportional to require Horizon Point to widen further beyond the frontage of their project, so we can't have them widen down to Wickiup or up to Highland. It's not something that would be supported by land use law in Oregon. However, again, the city does have Upgrades planned to hem holds completely from Highland all the way down to canal and that would include that same section a three-lane section With bike lanes and either sidewalks or multi-use paths depending on where we're looking so that is within the long-term plan and it typically is delivered when private development brings those improvements as they develop or if a city capital improvement project brings those improvements to that area and And again, the only upcoming ones planned currently are at Obsidian and Hemholtz, and then maybe six years out at WikiUp and Hemholtz, another roundabout.

Thank you, Lindsay.

Yeah, thank you.

All right. Any other comments or anything come up from anyone? Sure.

Good evening, Luke Pickerel.

Chief Executive Officer of Monte Vista Homes, Redmond Land Group. I'm sure you've seen a lot of changes since 1967. We want to be great neighbors, no trespassing signs. In addition, we'll have a fence that runs around the entire border of the property. But just as a reminder for all of us tonight, the approval is not in question here. What's being requested from the Planning Commission is a revision or a vote to approve eight conditions of approval that have been revised and approved by staff. The property itself is annexed into the city, was previously annexed into the city and zoned for residential housing. We presented a land use plan. We did the traffic impact analysis that conforms to the city's codes to the transportation system plan and meets all state and local regulations. While we wanna be the best neighbors possible and we would love to connect with you guys after this and hear your concerns, that's not up for discussion tonight. What's up for discussion tonight are eight conditions of approval that we're asking you to vote for. We appreciate your time and attention tonight. Thank you.

All right, thank you. We will close the public hearing. Any further discussion amongst Planning Commission? Commissioner Schmoller.

Thank you, Chair. Yeah, I think, you know, these are the type of groups that do come in and put the investment dollar in to improve the infrastructure in the area. I mean, we're a growing community and the pace of growth can ebb and flow with the infrastructure catching up to it. But, you know, these capital improvement projects and public infrastructure projects do require significant money and $11,000 from multiple units adds significantly to our pool and eventually can give us maybe the opportunity to take action of our own destiny and not wait for other agencies and give us the opportunity more likely to step up and protect our neighborhoods. And, you know, there's always squeeze and change and growth, but if we get those resources from it to stay on top of it. And you know, this is a phased plan. I think as it rolls out too, there will be an adjustment period. It's not like overnight we're going to get this many units and that will give neighbors time to adjust. That will still put funds in the bucket and show then there's opportunities for us to prioritize where hopefully we'll be putting those upgrades sooner than later.

Thank you commissioner. Any other comments from the commission? Hearing none, I will entertain a motion.

Chair, I move to approve the appeal of staff's decision on Horizon Point tentative subdivision file number 711-26-000013-sub, modifying conditions of approval number four, number six through nine, and number 13 as presented by staff and reflected in the staff findings report.

It's moved. Do I hear a second? Second. Moved and seconded. Any further discussion? Hearing none. All those in favor, signify it by saying aye. Aye. Aye. Aye. All those opposed? Motion carries. Thank you. We will move on to next meeting, which will be September 23rd, 2026. Meredith, did you want to speak about something else outside of this? We had public comment at the beginning, but I know you were in a little bit later. But if you wanted to speak, I'll give you three minutes. Just quick introduction of who you are and where you live.

My name is Meredith Lees. I live at 614 Southwest 15th Street right here in town. I have photos. May I hand them out to you?

Sure, you can hand them to her. Thank you.

There's a new development going across the street from me at the Edwards old place, and it's a two-acre property. They're putting in 16 cottages, and they've been working on it all summer, and I'm looking forward to having 16 new neighbors at least. They put in the water line and the electrical line under the street last week, and I have a sidewalk. WENT TO THE CITY ENGINEERS BECAUSE THEY HAVE A REALLY BEAUTIFUL SIDEWALK IN FRONT OF THEIR OFFICE AND I ASKED IF I COULD HAVE THE SAME THING AND THEY SAID YEAH AND THEY CAME OUT AND HELPED ME DESIGN THIS. SO WHEN THEY TOOK PART OF MY SIDEWALK LAST WEEK, THEY FILLED IT BACK UP WITH ASPHALT INSTEAD OF CEMENT AND I'M WONDERING IF WE'RE GOING TO BE ABLE TO GET CEMENT PUT BACK IN THERE AND STILL KEEP THE SAME SHAPE OF THE SIDEWALK. i don't think the asphalt's going to hold up it already looks like it's kind of wearing away and that's my concern thank you thank you i'll direct you to city staff to to either lindsay or kyle can definitely assist you thank you much for your comments

Thank you. Typically during construction, when utilities go in and construction restoration is required, they temporarily patch it with asphalt. And typically that gets removed and re-poured with concrete. It's more of just to preserve it during the time being until concrete can be poured, which is usually at the end of a project because you don't want it to get destroyed as construction continues through. So I don't know the specifics of this location, but I'm happy to look into it further. But that's my... my perception of probably what's happening. I'm happy to take the photo. Thank you. Yeah. Thanks.

Thank you, Lindsay. Okay. Uh, any other commissioner comments?

Um, chair, if I can interrupt, did, did we approve the minutes? Yes, we did.

Okay. Okay. It was fascinating too.

Um, uh, commissioner Schmoller. Thank you, chair. Um, I know they took off, but I just wanted to, uh, uh, really, uh, express my appreciation for staff working with um developers to address and better clarify the situation with them to um you know highlight bring some resolution it's nice to have a public hearing scheduled and then get told ahead of time like well there's actually a lot of agreement and consensus going on coming into it and i think that's a reflection of the goodwill that the staff has been putting in by being good partners i think that is a boon to us in our community makes us better for investments and then good partners that will want to invest in our community and help us improve it so i'm very grateful for that so thank you very much thank you any other comments from commission

I have one. Because there's all these developments going on in town, right? Like up in my area and like on Forkert Horn Butte with Polish and Hayden. Do we know how many are proposed to go in the next 20, 40 years? Like this, if this one goes, like... Yeah, it's a lot. Yeah.

Yeah. So I know the updated thing from the state most recently is saying in the next 20 years, Redmond has to plan to have 10,000 new units in the next 20 years. I was actually just looking at a spreadsheet actually earlier today of some of the stuff that's going on right now. And I think we counted somewhere around like 2,500 or something. There's quite a bit going on right now. But sorry, like we can get you numbers like for specific developments.

Yeah, just because like, well, like we'll take the Redmond High closure as an example, right? Like Ridgeview. is getting the bright end of it. So I know we talked before with the school, you guys sit with the school monthly and you give them numbers and updates and all those things. So for me, as a district employee, I'm like, I'm overloaded right now with the amount of kids coming in. So I was like, how many should we plan for in the next 20, 30 years? I hope not to be working that long, but...

Yeah, we actually have contact with the school superintendent at least once a year, and basically he gives us like a spreadsheet, and we update with numbers so they can plan for the projected growth. So there's a lot.

There's a lot. Thank you.

Perfect.

Commissioner Schultz?

um i know we're going to be looking at the west redmond area plan here coming up and uh we're having uh transportation issues out west and we're we're going to be confronted with it over a period of time this development here is is kind of a thing that came up that puts our attention to it so that's something we're going to have to struggle with so when we get into the west redmond area plan we'll have to be be aware of that and i'm sure we will be but it's going to be a challenge for us and it's not going to be an easy fix it it all costs money then you get state laws and county and so it's going to be interesting going forward all right any other commissioner comments commissioner rogers

Thank you, city and staff, for everything you've done. Very much appreciate all the hard work. And commissioners, thank you so much for deliberating and coming up to the conclusions we have so far. All right.

Thank you. I was going to thank everyone for coming, but they all left. So thanks, Lindsay, for staying. Well, I love it when there's actually people here and we have a good public comment because it lets us know what the citizens are wanting and how we can move forward and Though this was only an appeal, it was good to hear what's going on in that area and what our citizens are experiencing and what their concerns are. So it was really nice to hear today. So with that, I'll entertain a motion to adjourn.

Motion.

Motion. Do I hear a second? I'll second. Moved and seconded. All those in favor, signify by saying aye.

Aye.

We are adjourned.