Redmond Urban Area Planning Commission - Regular Meeting

This conference will now be recorded.

All right. I will call to order the Redmond Urban Area Planning Commission for Wednesday, May 20th. We'll do a quick roll call. Vice Chair Mercedes Cook-Bostick?

Here.

Heather DeWolf? Absent. Norman Schultz?

Here.

Michael Rogers?

Here.

Tom Kuhn.

Here.

Ben Schmoller.

Here.

And Tobias Colvin, Chair, here. All right. We'll move on to citizen comments for items not on the agenda. Do we have any citizen comments this evening? Hearing none, we'll move on to approval of minutes. We have the minutes of April 15, 2026. Does anyone have any questions or changes? Move to approve the minutes. We have a motion. Do I hear a second?

Second.

Moved and seconded. Any further discussion? Hearing none. All those in favor, stand by by saying aye. Aye. All those opposed? Motion carries. Now we'll move on to the meat of the meeting, our public hearing for the Redmond East Gateway. I will read, since this is a public hearing, I will read our land use hearing statement. Alright, so this is a public hearing for Redmond East Gateway file number 711-26-000038-PLNG. 711, or sorry, ZMA, 711-26-000039-PLNG-MD for a proposed zoning map amendment and master development plan at 901 East Highway 126, Tax Lawrence, 1513150000101 and 1513150000102 in Redmond, Oregon, 97756. procedure for the hearing is uh the redmond urban area planning commission will hear and consider the testimony and evidence submitted this evening along with the record established by staff the entire entire record is available for public review testimony and evidence at this hearing must be directed towards criteria set forth in the notice of this hearing listed in the redmond development code and two other applicable criteria in the comprehensive plan or other land use regulations which the witness believes applies if the witness can explain satisfactorily how it applies persons who wish to testify at this hearing must sign in before presenting testimony failure on 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 proposed conditions of approval with sufficient specificity to allow the City of Redmond to respond to the issue may preclude an action for damages in circuit court. The order of presentation will be the hearing will be conducted as follows. 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. 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 on another date. 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 witness is not allowed. However, if any person wishes to ask a question, if any wishes to question a question be asked of the witness during that witness presentation, please direct such questions to me after being recognized. I am free to decide whether to ask that question to 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 commencement of the hearing, any party may challenge the qualifications of any planning commission member based on bias, prejudgment, or personal interests. This challenge must be documented with a specific reason 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.

hereby open the public hearing for this proposal while staff present the report there we go good evening members of the commission members of the audience my name is landon city planner reviewing these files this project is titled redmond east gateway it's a zone change and a master development plan on the east side of redmond This slide shows the location of the property. It's 204.56 acres. It's currently comprised of two tax lots, roughly the southern one, 49 acres, and the northern one, 155 acres. It's adjacent to Highway 26 to the south, Southeast Ninth Street to the west, East Antler to the north. It's within city limits and it's currently zoned with a blend of light industrial and limited service commercial. It's owned by Redmond East Gateway LLC. The applicant is Watson Development with planning efforts and coordination from Blackmore Planning and Consulting. The land use approvals being requested, there's two applications which were filed, the first one being a master development plan applying to all 204 acres, and then a zoning map amendment, or more commonly referred to as a zone change, also applying to the entire 204 acres. The land use files are submitted as separate applications but are being processed together as one quasi-judicial request. Okay, so here is a look at the zoning as it currently exists on the left there and then what the proposal is on the right. At a glance, here's what's being proposed as it relates to city zoning designations. As stated, the figure on the left is current zoning. It's made up of light industrial, which is M1 zoning. It's shown in blue, approximately 162 acres currently, and limited service commercial, which is designated as C4A. It's shown in two different locations in the color purple, and that totals approximately 42 acres. The figure on the right shows the proposed zoning. It includes limited service commercial to the far west, also shown in purple there, approximately 50 acres for the proposal. Light industrial is situated near the middle of the property and occupies approximately 85 acres. The new zone with this proposal is the introduction of heavy industrial, which is designated as M2, which is situated in the eastern portion of the property and occupies approximately 68 acres. The master development plan section of the code requires compliance with the four highlighted items shown in this slide. Compliance with the great neighborhood principles is a key component to the approval of a master development plan. And the current request has demonstrated that the great neighborhood principles have been addressed and satisfied. Of the 11 great neighborhood principles, not all of them are applicable entirely to this development, although the applicant did provide explanations for that in their burden of proof for each great neighborhood principle. The following slides will discuss a few of the key Great Neighborhood principles as they relate to this project. Many of the Great Neighborhood principles are related to residential uses in association with a subdivision plan, which this is not. So we'll go ahead and take a look at some of the more applicable ones for this project. Transportation's a big one. This project requires a development agreement to be approved and recorded. Because this project is not proposing a land division or onsite development of any kind, no immediate improvements to the transportation network are required. However, the approval of master development plan does include an overall review of the proposed future transportation networks as depicted in the image here. It's not a great visual since it's a rather large property, but the transportation study submitted with this project as well as elements of our TSP have been identified in terms of required dedications, intersection improvements, internal road networks for the subject property, which will come into the picture and be applicable at the time of development or land division down the road. The required future improvements both relating to transportation and utilities will be required to be recorded in a mutual agreement between the city and the applicant or owner. It'll be known as the development agreement which will bind the property with specific infrastructure improvements at the time of development whenever that may be. Another great neighborhood principle calls for a diverse mix of activities. This master development plan does not include land divisions or specific uses. It's proposed in conjunction with the zone change, which we'll get into in a little bit. The zone change will amend the locations and acreages of the existing zoning as well as introduce a new zone to the property. Again, heavy industrial M2. The shifting of the zones and the addition of the M2 zone encourages a diverse mix of activities based on land use allowances and zoning where the property currently has mostly light industrial zoning and scattered areas of limited service commercial back to that earlier slide with the current zoning. The proposal brings in a section of land that will be subject to different set of land uses. Again, that's heavy industrial, therefore resulting in additional possible land uses. The request proposes to shift the commercial zoning to the west of the property which is closer to existing mixed use and residential areas on the east side of Highway 97. There's not many of them over there, but there are some. Jumping into the amendments section, this is the part of the development code that talks about essentially changing the zone, zone changes. Section 8.750 of the Redmond Development Code discusses the requirements regarding zoning map amendments. As detailed in the staff report, this proposal to change the zoning complies with the applicable criteria mentioned in the amendments portion of the Redmond Development Code. The following slide includes summarized data from the city economic opportunities analysis detailing a few of the current needs of the city regarding land designations. And that kind of falls under the kind of both bullet points three and four here. Particularly four, it states that there is a change of circumstances, further studies justifying the amendment. the EOA would kind of be classified as a further study. And so we'll jump into kind of some of the conclusions of our EOA. The Redmond economic opportunities analysis was prepared and adopted in 2020 as a supplemental study to the updated comp plan. Some of the main conclusions of the study are that Redmond has essentially a surplus of employment land to accommodate industrial growth. The surplus amount stated in the study is 888 acres. Also stated in the EOA is that Redmond has a deficit of land for commercial development by a figure of 159 acres. The EOA states that the deficit can be accommodated for within the existing UGB. The requested zone change would result in a decrease of the overall industrial lands as well as an increase of the commercial land. The requested zone change would result in an increase of about 8.77 acres of commercial land. It's not a huge number, but it is an increase in commercial lands and therefore it would be supported by the EOA. Jumping over here to essentially the review and the recommendation. Again, this is being reviewed as sort of one overall project, one staff report, but it was two separate applications, one for the master development plan, one for the zoning map amendment. And I do have some notes here. I'm just gonna go from those. The process has two public hearings with the second hearing and decision coming at the city council level. This project will be scheduled for the next available city council meeting while adhering to the mandatory noticing requirements of that meeting. The project has been noticed in accordance with the Redmond Development Code as well as all applicable state statutes up to this hearing currently. Staff has not received any public comments on this request. Staff recommends that the Planning Commission makes a recommendation to City Council for approval of the Redmond East Gateway Zoning Map Amendment and Master Development Plan subject to the 10 conditions of approval outlined in the staff report. I have another slide here that goes over a few of the that I thought would be good to kind of go over here. The first one is road dedications. Any road which separates future zoning designations shall be dedicated to the city based on zoning separation standards. This comes from a section in our code that basically discusses how zoning must be differentiated from each other. and it calls it out as essentially right-of-ways, roads, natural features, canals, property lines. That's typically where you see zones change. This one, again, it's 204 acres, but it's only two tax lots currently, and their zoning lines, if you can think back to kind of vertical, they are going to follow rights of way that are going to be required to be dedicated as part of this approval for the very reason that different zones have to be separated by that list of things called out in our code and right-of-ways dedication is one of them. And so that's the direction we're gonna go there. Another condition here is future subdivision. Again, this is not a request for subdivision or development of any kind at this phase. And so one of the conditions included here is simply stating that any future land division or development on any portion of the subject 204 acres shall be required to complete the necessary review process at the time of proposal. That one is a little bit obvious, but it doesn't hurt to have clarity in there. And so that's kind of why that one was included. And then a big one here is the development agreement. I touched on that earlier. And I'll just read this. A mutual development agreement is required to be recorded As part of this approval, the agreement will be tied to the property and will require future development to adhere to the conditions and details of the agreement, primarily relating to road installation and dedication, traffic reporting, and city utility connections. A lot of legwork went into this research for this particular property as it relates to transportation. The fact that a land division application is not part of this meant that city staff wasn't able to go and review the land division portion of the code and apply conditions to this particular proposal. So kind of the solution we landed on was this development agreement which does specify a lot of those required improvements and it just requires it to be recorded as part of this approval. It'll go with the property and it'll essentially kick into place as soon as actual development or land division is requested. That agreement is almost done. It's kind of going back and forth between the applicant and the city engineering staff. That's a document that will go before city council and be authorized that way. And so it's in the very, very late phases of being ready to go. AND I THINK THAT IS ALL I HAD ON MY END. I DO KNOW THAT THE APPLICANT IS HERE. IF THERE ARE QUESTIONS FOR THE APPLICANT, I BELIEVE THEY'RE DOING A PRESENTATION. OBVIOUSLY WE'RE AVAILABLE FOR QUESTIONS AS WELL.

COMMISSIONER SCHMOLER. THANK YOU, CHAIR. I SAW THE RECOMMENDATION OF 10 ADJUSTMENTS OR 10 RECOMMENDATIONS TO COUNCIL. maybe misunderstood. Are there, within 10 of those three points you brought up, can you go more into the specificities of some of them? Yeah, so there are 10 conditions of the report.

I just, for the sake of clarity, I just decided to kind of cherry pick three that I thought would be maybe of the most interest, but there are 10 that are being reviewed.

They are at the end of the staff report that you all have.

Do you want me to go ahead and touch on each of those?

I guess if there's, I guess I was just curious if you're thinking of those three in particular over the others.

Right, no, no, it's all 10. And those three are just kind of some of the ones I wanted to choose to highlight here. So it is the 10 that would be in your staff report.

I saw there was a lot of transportation information on that packet.

Yes.

I read every single page, everyone. I'm just kidding. There were like 700 pages in the staff report. But going through that, and I saw the map of what it would look like after that, is the applicant going to be doing the roadways, or are these going to be parceled off to other businesses that will be responsible for taking care of that?

I believe it's gonna be the latter. I think that the idea is that the development agreement to be put in place is a blanket agreement for the whole 204 acres. And so when it comes time to partition or subdivide and develop, the applicant will have the latitude, I believe, to defer that to new owners is my understanding.

So there are some connectors in there that are fairly large roads that should be able to... A patchwork is very hard to do when you're trying to do transportation. So if the parcel that's in the middle doesn't go, how does the road get built, if that makes sense? My understanding would be that... you should build the roads first and then parcel it off.

Okay, in terms of if it's phased or something like that, who's responsible for what, basically, yeah. So I believe that's all laid out in the development agreement. And Kyle, you can jump in here, but... Yeah, I can wait for... Yeah, absolutely.

Hello, I'm Lindsay Cromside. I'm the Assistant City Engineer in Public Works. And yeah, I think it's a great question and it is a little confusing because we're just looking at the master plan right now. Whereas in the future, we will be receiving the land division application, which will show the phasing of the subdivisions or the individual, you know, there's five phases proposed. So in the future, we would review the land division application, and then engineering would receive construction plans for that phase, and it would include the roads and all of the infrastructure needed to subdivide that land and create buildable parcels that then owners would come in and do site and design review on and build their improvements. So hopefully that clarifies the process a little bit.

Yeah, that's the piece I was missing.

Sure, okay, yeah.

Thank you.

Thank you.

And then was there any discussion, I guess it might be for the applicant, any discussion with Ready? Was this a discussion with that team to help with this development?

Great question for the applicant. Okay.

All right, I guess we'll move on to the applicant, unless any commissioners. Commissioner Schultz?

In reference to the roads, and you were just talking about you're going to have M1, M2, you're going to have pretty heavy industrial trucks, et cetera. So those roads will be configured according to what the future development plans are internally as far as width goes and stuff like that.

Yeah, and it also comes down to how they're classified as far as the width goes, whether it's a local street, an industrial street, a collector, an arterial. All that is reviewed at the time of phasing essentially.

then 17th is gonna be on the east side, running north and south. And going east from that point, I realize that's not in, we're talking about, but you're gonna have M1 along that 17th on the east side. So in the future, accommodations will have to be made what's going on there in M1 on west side of 17th.

Right, right. It would abut M1 to the east with this current proposal.

Uh-huh. Is there any reference to the city? Doesn't the city own about 55 acres right north of that, across the street on Antler?

I believe they do. Is it county?

County?

Yeah.

Hmm. I thought I looked it up tonight and it said city, 55 acres. To which direction? Right directly in front of the, kind of the little arm that goes up there next to Wild Mike Pizza there where it hits Antler. Right across the street, there's a 55-acre partial, I think the city of Redmond. So I was just curious if, I know that's, I think it's zoned M1.

Okay.

Yeah. Yeah, I know as far as across Antler to the north, I can't speak to ownership, but looking at the zoning map over and over again, there's an abundance of M2 adjacent to this property to the north, across Antler, of course.

probably eventually 17th will kind of continue north eventually won't it yeah kind of looks that way yeah yeah because it'll tie into 126 and yeah right okay yeah thank you commissioner any other questions all right we'll move on to the applicant um so it's all yours

Thank you very much. Mr. Chair, commissioners, I'm Greg Blackmore, Blackmore Planning and Development Services. And I think the whole development team is really excited to be here. I think that what I want to help everybody understand is the time and extent that this has been in the works. The project, the idea, the concepts have been in the works. with the city, through the city, through multiple long-range planning efforts. And our client is taking the next step, what's proposed is a master development plan because undertaking a project to fully subdivide and build out 204 acres is a really big undertaking. So the idea of a master development plan is we're gonna go ahead and take the long-range planning efforts that the city has already done, we're gonna assess current market demands, current needs in the community, and make sure we have a plan that feels marketable, that we'll be able to accommodate that. So the master development plan really sets the table for future development. So the idea of where these streets are gonna be, where streets are gonna be, so really the major things are where are streets gonna be, where's water gonna be, where sewer gonna be, any pedestrian systems, those sorts of things. So what we're really doing here is looking at the long-term plan, generally trying to conform to it, understanding current marketing conditions, and then making sure that everything's in place so that in the future, when the site does indeed develop, everybody knows what is required in terms of the developer. And if in the event somebody else decided, if it turned out somebody else took on the development. So all right, I'm going to run through some slides here. What do I do? Let's see.

I'm going to hit the, here we go, slide one of 17.

Here we go. Okay. So to start with, I'm here, Greg Blackmore, Blackmore Planning. We've been through that. The applicant is Watson Development. We have our engineer, Adam Erlandson, is here. We have our land use attorney, Tia Lewis, is here. Joe Bessman is a busy man. He's coming over here from another public hearing he was just at. He will be sitting here shortly. This is the development team who's here this evening to answer any questions you have and help present and then of course answer any questions that you have. The next button down below, okay. So what I would like to do today, oh, and actually make it like a slide, oh, I guess it is a slide. What I'd like to do is run through sort of the long-range planning efforts that have occurred to date and talk about the, I approached it in a different order than Landon did. I started with the map amendment, the zoning map amendment, and then talked about the master plan. So I'm gonna talk about the map amendment first and then get into the master development plan. So... Slightly different order, but all the same stuff. So we're going to take a trip back to 2008. The city worked through a process. They adopted what was called the East Side Framework Plan. 1,800 acres of land, some of which was in the city, and some of which is actually outside of the city. So the city undertook this effort and said, this is how we see the east side of Redmond building out, which is great for the development community to know what's expected here, what's anticipated. So that happened back in 2008. There's Joe, our traffic engineer, showed up, like I said. Yes. That was 2008. So in addition to the city efforts, in addition to the city effort, the state actually has been involved in this, has provided some input into this. There was, in 2012, Senate Bill 15, no, 1544, yes, 1544 identified this piece of property in addition to the land to the east as being needed for industrial purposes. It's needed for statewide significance. So the Senate passed Senate Bill 1544. The city of Redmond went through the process to change the zoning because it used to be zoned open space. So this land was zoned open space. Given the state... Senate bill, there was this push for industrial lands in this area, on this property. The land was zoned, was changed from open space park to industrial and commercial. when the city adopted their most recent comprehensive plan in 2020, the 2040 comprehensive plan, the zoning map looks like what it does today. So we've gone from having, whoops. We've gone from having the 2008 CONCEPT EAST SIDE FRAMEWORK PLAN TO STATE INTEREST IN CHANGING THE ZONING AND ALSO CITY INTEREST IN CHANGING THE ZONING TO PROVIDE NEEDED INDUSTRIAL LANDS TO HERE'S WHERE WE'RE CURRENTLY WORKING WITH. SO LET'S SEE, DO I HAVE ANYTHING ELSE ABOUT LONG RANGE PLANNING? OKAY. SO THAT'S KIND OF WHERE WE'VE GOTTEN TO THE PLANNING EFFORTS THAT HAVE OCCURRED OVER THE PAST 20 SOME ODD YEARS. The next step is really a developer needs to come along and put together a master plan. Let's look at these current market situations. How can we achieve what the city wants on these properties, or on the property, and put together a master plan. And sometimes it's possible to put together a master development plan along with a subdivision. Like I said, that has not been in the plans today. Concept, we need to put together the master plan, make sure that the project understands all of the improvements that are needed on-site and also the improvements that are needed off-site. There's been this conversation about the development agreement, and that really pushes to... some sort of off-site improvements. So there are off-site improvements that are needed. And so the master development plan is able to, rather than look at things piecemeal, the whole idea of the master development plan is to look at everything comprehensively. So Joe has been busy for years studying intersections, intersections, intersections, and he'll talk a little bit about that, but there's been a massive amount of transportation study that identified where are the improvements that are needed, and it's really off-site improvements. Everything on-site, we're gonna get to the plan, but everything on-site is pretty easy. It's all of the stuff off-site that one would need to study. So in any event, we've gone through the concept plans, we've gotten to the master development plan. Assuming that this is ultimately approved by the city, then the owner can continue to work with the local community, with Ready, with finding interested parts and who actually wants to come here and then to come to these lands and then ultimately develop the lots accordingly. And we'll get to the master, I'll get to the details of the master development plan shortly. So that's when this stuff's kind of great and that's when you get to the subdivisions. So that's when the infrastructure's actually specifically assigned and constructed and any offsite improvements need to be taken care of. And then also after the subdivision, When one wants to build on one of those newly created lots, they'll have to go through site plan review. So there's additional site plans that have to happen in the future. All this being said, lots of good planning. It's not like... It's sort of out of the blue. We've got a great plan to work with. We've put together a master development plan that's consistent with those historic city long range plans. And we know that there's a plan moving forward. And all this does is provide certainty for the developer. It also provides certainty for the community to know what they should expect on these lands. So the discussion of the MAP amendments. The image in the top left is the East Side Framework Plan from 2008. And then we kind of go to the current. So that's kind of what the city foresaw back 20 some odd years ago or almost 20 years ago. And then we have the current zoning in the bottom left. And then, of course, what the applicant is proposing. So the bigger image kind of more center is you can see the amount that the difference between the Let's see. What we really want to do is create opportunities and flexibilities to meet market demands. And, of course, things change. I mean, this has been 20 years in the making to get to here, or some, you know, from the 18 years from the East Side Framework Plan to get to here. And then this build out takes time. This is not going to happen overnight. It's not going to happen in the next year. This takes time to build out. So obviously, we want to create flexibility in ensuring that there's adequate C4, so a similar amount of the C4, which is the service commercial. That's great. It's been located in a way to what we feel is the best able to serve the existing community. There's the new 9th Street project that's taken place. It's just well-suited. And then you get to everything else was the, say, zoned M1 light industrial, but the M2 provides more flexibility. Again, this is just opportunities. If you have a user who needs the heavier industrial land, then that land is gonna be available amongst this overall master development plan. And you'll see the question was the properties to the north. All the properties to the north, those are zoned M2, the heavier industrial. So there's really continuity between these zones and the surrounding area. Okay. map details. Next we'll go to, oh, a little bit more, Adam pointed this out, because Adam, the engineer, has been more involved than me for a long time and kind of laid out, looked at this land, and he can probably talk about this a little bit more, but a lot of the reason for the road configuration and also the difference of where the zones are, there's topography here, there's different topography, so really being aware of where the topography changes and utilizing that topography to transition from, well, to place roads first off and then also to transition from one zone, the M2, the heavier industrial to the east, moving to the lighter industrial, moving to the commercial, moving to the rest of the city. As noted, the change, As Landon pointed out, the economic opportunity analysis indicates that the city has a surplus of industrial lands and could use more commercial lands. So this zone change, which actually takes 8.7 acres from the industrial land and puts it in the additional commercial it's consistent with the needs of the city also recognizing that we can't just wholesale change this there's that senate bill 1544 that basically said that the we need industrial lands in this area so um there's a balance there and the goal is to stay as consistent with the the framework plan and with the existing comprehensive plan designations as possible, recognizing those, you know, the different realities of the site, topography, changes, those sorts of things. Okay, next I'm gonna have a discussion about, so that's kind of the zone, that's the zoning, the different zoning and how we got to that. Now in terms of the master development plan, we always start by looking at, you know, really looking at the land, what's there and So the city development code says there's particular block length and perimeter requirements we have to design. The road system needs to be designed to meet those standards. So understanding block length and perimeter standards, understanding the topography on the site is how we really came up with that. We saw Adam came up with the design that we have here, which is a great design. So the roads, as you can see, all the roads here are are These locations through the master development plan process these these location This is where the roads are going to be future subdivisions are going to have to be consistent with this master development plan. So This is we're setting the table for future development. We're Basically, this is a refinement. It's almost like a it's like it is the transportation plan for this particular area This is where the roads are going to be and need to be they will just be built in with future subdivisions. So again, roads based on topography and code standards. There's lack of ability to connect to 9th Street, lack of ability to, there's specific locations where we could connect to 9th Street, specific locations where we could connect to the highway and therefore we're really focused on where does your city's transportation system plan allow these connections and how does the development meet the code standards. So that's how it's been designed. We also have a phasing plan that's included in the master development plan. The green up at the top is planned phase one. Orange is planned phase two. The blue on the west side is the planned phase three. Yellow four, red five, gray six. Okay. Anything that I missed at this point? Okay, okay. Let's see, traffic, I guess the other big thing is traffic. So really, in addition to the cities, efforts, long-range planning efforts, we've been working for, I think it's been years, of coordinating with city staff. There's also been coordination with ODOT. Again, this is Joe's focus, not necessarily mine, but Joe's focus. Coordination with ODOT, coordination with city staff, Central Oregon Irrigation District, and really to lay out the overall transportation plan. So we have a detailed transportation plan that, yeah, I think for this, I was not gonna talk much about traffic or water sewer. So I'm gonna say first off, Joe, do you wanna talk about traffic?

Good evening. For the record, Joe Bespin, Transite Consulting, 61271 Splendor Lane, Bend, Oregon, 97702. So on traffic, I've been involved in this site for many, many years, from the Senate Bill 1544 work to the various zoning swaps to this master plan here. And what you see is the city has a transportation system plan that identifies the Eastside Arterial Project being developed to provide a parallel route to Highway 97. In all the traffic studies we do, whether it's on this site or any other, all the congestion we see, or at least the worst of the congestion we see, is on the highway system. You have this Neapolitan zoning in Redmond where you have residential on the west, commercial in the center, and industrial on the east, and we've gotta get back to the houses, right? So this Eastside Arterial Project is really helping us get to these lands and provide those connections and those linkages back to the roads that take us across the highway. and there's not a lot of them that do. So those are really our most critical points. From the Senate Bill 1544 work back in 2012, we identified there was a series of improvements that were needed. Improvements at Maple, improvements at Hemlock, improvements at Antler, improvements at Highway 126, an extension of the Eastside Arterial Project, and right on down the line. What we're saying now in this traffic study is, yes, those are the things. Here's the phasing plan of how those can be implemented. Here's how we can build towards the city plans. And if you read through the voluminous transportation materials, you'll see that our project is really looking to start building from Antler. And as we start those initial phases on Antler, there's capacity there now where we could get some jobs, we could get some employment growth to occur. But if we had to shut that intersection down, it would be really hard to serve those lands. So we're saying we're gonna come in here and start working on Antler first. That's gonna be our first phase of getting the roundabout in place so that it can serve the first phase and all the future phases. As we build the commercial, we recognize that people shouldn't have to drive around the entire site to get to commercial uses. So we're working on improving the Evergreen and 9th Street intersection that'll form another major corridor that goes through this project. On the east side of our project, we have the 17th Street Collector, which is supposed to align with Veterans, which later becomes Kalama, which serves this whole additional backbone north-south road on the east side of Redmond. So our project is building towards all these. helping put the improvements in place. The transportation system development charges that this project is generating goes to pay for some additional offsite improvements. We're making pro-rata payments towards the Maple and 9th intersection, I think to the tune of about $900,000. We have a pretty sizable contribution to the 19th and Airport Way intersection to the south. And when we finally do connect to the highway at this new collector that we're going to build through our property, we have the wonderful burden of building a roundabout on the state highway system. And since the city just got through that, you probably know how fun that is. We think that's going to help a lot, though. We think it's going to help the system quite a bit. So overall, there's a number of impacts as this project builds out. There's a number of impacts if the project doesn't do anything at all, and we think we're contributing towards that solution. So happy to answer questions.

So a quick question on... Not yours, but you might see the bigger picture of yours. You're next to County Land and Oasis Village, and that might build out to more housing for unhoused people. And to the east of that will be Core 3, correct? Yes. All right. So are we taking that all into account when you're looking at this whole transportation system in that corridor because it all kind of ties together and it's hopeful? It's probably going to be all built near the same time period as well, just thinking of timelines.

Yes, the traffic city accounts for all of it. The challenge is, as you can see now with the pedestrian system going through there, we've dedicated right away to help support that walkway, and Adam can probably speak more to those efforts, along our highway frontage so people that aren't driving can make it back across. All these roads are stubbed or being built to support future extensions beyond this property. And again, with the collector street on the east side of our boundary, there's going to be that ability to continue to grow towards the east.

Thank you.

Any other questions about transportation?

All right, thank you. Well, thanks. I'll be here all night.

And as Joe was mentioning, we will pay for this, we'll be building this. Given that there's not a subdivision associated with this application, that's why there's this conversation about a development agreement. That's the mechanism, the threshold that's gonna ensure that all of those needed improvements are captured and then required in association with those future subdivisions. I just want to point that out. That's when they're built. This project doesn't include a subdivision. It doesn't include site development. But everything you see here is planned for. All of those rights-of-way that are needed is indeed planned for. All the needed off-site improvements have been studied and assessed and identified. they will all be constructed as needed with the future subdivision. So moving on to, oh, this is just high level. It's kind of some of Joe's. This is kind of the stuff that traffic was studied on, like all of that and more. So an extensive amount of traffic. So Adam, you want to talk about water sewer?

Yeah.

Good evening.

My name's Adam Erlandson. I'm a civil engineer with No Ledge Engineering. Been involved in this project since the inception with the ownership team. So as you can imagine, when you try and develop this much land, infrastructure, transportation, backbone planning is kind of the critical piece not necessarily to do it right away, but to understand how it's going to be done. How do we make a plan that can be phased and provide the flexibility for unknown users at this time? So what we did is we worked extensively with the City of Redmond Engineering Department to understand existing infrastructure allocations in the area. and make sure that we had enough water and sewer capacity for this land. We went through a process with them where we looked at all the potential zoning that we're asking for tonight, assumed an intensity of use, and kind of made a broad brush stroke of how much water and sewer this project would take. And the city came back, agreed with our findings, and have issued an infrastructure allocation for this project. To kind of go back to your question earlier on phasing and how this will all come together, the idea is that the water system and the sewer system, we're able to break this up where we come off of Andler and we can also come off of 9th Street. And together those will connect, will loop the water systems for reliability, fire flow, and support this style of development. And just to touch real quick on a little bit more of the zoning shift and why we're doing this. Greg did a great job of talking about the topography of the land and why the road systems are laid out the way they are. This allows this whole site to almost terrace. So the east is gonna be the highest elevation of the site and that's where all the M2 land will be. It'll step down. And that's where there'll be a nice transition, not only from roadways, but from grade that will set up this M1 land. And then coming down yet another step to this 9th Street level and making the commercial lands more accessible, visible to the general public. So that's the general background.

Any questions about water or sewer? Thank you. Just briefly, what's the estimated usage that you did for like the M2, M1s? Because some of those can get pretty heavy water usage. And in our region, water is a big topic. And what assumptions did you use?

So the city of Redmond's criteria is 1,000 gallons per acre per day. And so that was kind of the general guideline for all the industrial land. Now, that doesn't account for the difference between a storage unit or a brewery, right? There's going to be a big difference. And those things will be looked at as we start to get more into the actual site development, similar to how transportation is looked at where there's almost a debiting system. So as we develop this out, if we exceed that allocation, there will be we'll have to go back and make sure that there is sufficient capacity within the system.

there be sufficient capacity for data centers to enter this area i'm sorry michael you're i can't understand what you said uh will there be sufficient water supply to supply data centers development we have not gone into that level of analysis yet different data centers will use different amounts of water depending on how they develop

or how they're built and we don't have a specific user. We haven't identified a data center on this site. Again, this is more of a broad range planning effort at this point and those that hire or that zoom in essentially and looking at this in more detail will occur in the future.

All right, thank you.

And I'm almost done. So Landon pointed out the conditions of approval. I think cherry picking ones that are important. And I would highlight number five. And number five says that future land division or development of this site shall be required to complete the necessary review process and shall conform to this master development plan as it relates to the zone boundaries, the planned street improvements and installations, planned utility improvements and dedication to streets and pathways. And what we understand that to mean is that this is a master development plan. It's a concept plan and all future development applications will need to be consistent with it. So with a subdivision, You have to, again, study, like, okay, with subdivision and or when exact users are known, we have to go through the process and confirm that there's adequate water capacity and adequate sewer capacity for each of those specific users, because ideally this has all been built to accommodate a broad range and there's gonna be capacity, but if for some reason down the road we got to a site plan review level and there's some really high intensity water user and there wasn't adequate capacity, then that doesn't mean they can be approved. They still have to go through the necessary site plan review process. So those are, I guess that's the cherry picked condition of approval that I would like to note and draw your attention to. And let's see what else I had here. Talking about next steps, so the Planning Commission will make a recommendation to the City Council, and the City Council will ultimately be the decision maker on the zone change, on the Master Development Plan. And then after that process, of course, assuming it's approved, we have a very clear understanding path forward to continue to try to bring users to this site so that it can be built out in a timely fashion and efficient fashion. Like I said, it's been in the works for a long time. Many meetings with city staff. I thank staff. They've been tremendous to work with. The city's been great to work with. So thanks for the efforts and everything from the first meetings to the final staff report. I think the staff report is complete. It's thorough. Didn't see any issues or concerns. So that's all I have. Tia, do you have anything? Not unless there's questions. OK. So yeah, we're available to answer any questions that you might have.

We'll have Publix comment in just a second. Thank you. Does anyone have any questions for the applicant? Commissioner?

It sounds like you maybe already addressed them, but just for clarification for the record, on the 10 conditions suggested, you guys highlighted number five. Any other feelings, positive, negative, about those conditions that you want to share?

No, I think they all are consistent with a lot of the even pre-submittal correspondence, as we work through this, meeting with the city, with the engineering division, with traffic, understanding what the needed improvements are, working with ODOT, understanding what those improvements are. I think everything that comes out here is consistent with what we found in the transportation system, the TSAA is what it's called, so a lot of what we see here and even in the the development agreement that's been talked about, it's all consistent with what we've understood to be needed in the community and what we've designed to. So yeah, I think that no concerns and everything looks fine. Thanks.

Any other questions for the applicant? Okay, we will go to the public hearing and we have someone that wanted to speak. You have to come up here and be on the record. Your name and your address and your comments. We have up to three minutes.

John Schmoller, 20525 Swally Road, Bend 97703. I just had a curiosity, was part of master plan, did there involve any projections on absorption, even if it's down to phase one or overall?

You have to ask questions to us and then we can ask them.

Sorry, first time. That's all right. So my question is, is there projections towards absorption? And if not for the whole master plan, at least for phase one.

You're talking about water absorption?

No, I'm talking about use. Okay. The installation of the first phase and when it would be leased up or sold. Okay.

Kyle, do you have any answer? No. Can you answer that question?

So in our submittal materials, there is a phasing plan. And I would like to pull it up. There's a phasing plan. And so that's the timing. I mean, there's definitely flexibility in the timing of the phasing plan. There's two things. One, there's the phasing plan, and two, there was a report from Johnson Economics that was included into our materials. And I can do some quick research and try to pull up some more details for you. I don't know off the top of my head, but let's see here. All right. Okay, thank you.

Yeah, as Greg mentioned, we did do an economic analysis. We hired a firm called Johnson Economics that looked kind of at the city as a whole, the available lands within it, and typical absorption rates. From that, we developed this phasing plan, which phase one introduces some M1 and M2 land right away. We know that's one of the first things that seemed to be a driver from that study. Phase two... while we don't know the exact date or the timeline that it will take to build out phase one, phase two is when the commercial lands become available. And so there's an idea that those could go concurrent. It's not necessarily likely just from the cost perspective of having to complete that much improvement. And so the idea is to kind of start with this industrial land, let that start to activate to then open up and drive the need for additional commercial on the east side of Redmond.

And just back to my original question, you've been working with Ready on people that are looking for space. Obviously, Redmond, or maybe not obviously, Redmond has a lot of industrial lands that the rest of the state doesn't have. And so people are looking at us already. Are they looking for specific parcels and different things? And how quickly could we occupy those spaces?

Yeah, in our discussions with them early on, while there might be a lot of industrial land, there wasn't a lot of larger lot industrial land readily available. Not yet. Yeah, not yet. And so this was a driver. That was a driver for us where these M2 blocks are set in such a way that they could be fairly large or they could be broke down into smaller parcels depending on what the user requirements will be.

And that's one more reason of not submitting a tentative subdivision plan. You're speculating on what the demand is going to be, whereas having this master development plan in advance sets a table so that when you do come in with your subdivisions, you can better target and specifically meet that market need.

All right, thank you.

Yeah, the phasing plan that's in the record, it actually identifies about a 10-year overall build-out that starts, like Adam said, you know, pretty quickly. Perfect.

Any other questions from the public? Hearing none, we will close the public hearing. And now we will deliberate as Planning Commission. Any further discussion on what you've heard today? Just going to reiterate, this is kind of the foundation of this space. And thank you for clarifying that. This is not looking at actual subdivisions or anything that's going to go in. It's just the foundation of water, sewer, transportation, so that when it does develop, it's already planned out and ready to go. And then on top of that is changing the zoning within that parcel. as submitted. Any further discussion or questions? Chair? Commissioner Schmoller?

Yeah, I see it as a positive. I think the phases seem reasonable and I like the idea of a 10-year timeline and if it can hold to that or even faster, I like the idea of working to make Redmond economically viable. and creating that industrial opportunity out there. The staging of it makes sense, not just in phases, but master plan, allow that flexibility with subdivisions. I think it could be an economic boom to the area and properties surrounding that, helping out with the infrastructure. I like this project.

Great.

Any other comments? Commissioner Schultz? I too. I think it's a good project. I like the combination of all the M1 C4As and the C2s in combination and eventually coming out and putting those all together in a creative manner. I think that's going to be really exciting if that can go good.

It's a good way to do it. I like the way you laid it out and

the way you addressed your transportation concerns and stuff like that.

So thank you. All right. Any other comments or discussion? I'll entertain a motion.

Commissioner Rogers here. I just wanted to say thank you to our new planner and the flawless presentation. I think you did a great job. And thank you to staff for all the work that you did. Thank you.

Perfect. Chair, I would move to accept the staff recommendation and recommend approval to the City Council. I think you have to do the full motion at the bottom. Oh, I move, sorry, excuse me. I move that the City Council approve, or the Planning Commission approve the proposed Redmond East Gateway zoning map amendment and master development plan subject to the 10 conditions of approval presented by staff report as presented.

Perfect, I have a motion. Do I hear a second?

Second.

Moved and seconded. Any further discussion on the motion? Hearing none, all those in favor signify by saying aye. Aye. All those opposed? It passes unanimously. Thank you all. We will move on to housing capacity analysis. Thank you.

All right, good evening commissioners. Am I doing this right? Good evening everyone. My name is Corey Murray. I'm a senior long range planner with the city and I'm here to walk through the housing capacity analysis and all of its requirements. So the reason that we're talking about the housing capacity analysis is that goal 10, which is Oregon's umbrella policy about housing was updated for the first time in 50 years. That update is called the Oregon housing needs analysis and the Oregon housing housing needs analysis. The shorthand is ONA. ONA prescribed a new process for cities over 10,000 people. And the bricks across the top are basically Redmond's local actions that are mandated by ONA. And this is a new process to Redmond. It's a new process to our consultants. We are one of the first cohorts to go through this. So we're kind of learning as we go. But there is flexibility that comes with that. So some additional background, as I mentioned, this applies to all cities over 10,000 people and it is mandated by the state. Redmond is not on the line for any funding. This is grant funded. We are working with DLCD as well as our consultants at Eco Northwest. We're lucky to be working with Eco because they worked with us on our housing needs analysis in 2019. So they're familiar with the city. As far as timeline goes, the bricks across the top are essentially three years worth of action. Phase one is data collection and data analysis. That starts at state allocation and ends at the development-ready lands inventory, the DRLI. And that will conclude in June of 2027. So that's another year or so from now. And then after that, we'll roll into another year, year and a half of the housing production strategy, which is the policy setting. So the first half is data. The second half is more fun. All of this process kicked off with a state allocation for all cities. So that's that first line of state action. And what that is, it came from ONA. So the state has a standardized formula that they applied to all cities over 10,000 people that assigned us a number of the number of housing units we need to supply in the next eight years, as well as the next 20 years, like a 20 year outlook. Once we were given that number, we were able to start on this reporting process, and that kicked off in January. So we're still in the data reporting phase of this. There will be other phases and other opportunities where I'll be able to come up here and tell you about the data that we've been collected, but right now we're in the collection and the analysis phase.

I have a question, Corey. Yeah, yeah. Is that built houses or planned houses? Because, like, we approved 800,000 houses last year, but they're not built yet. So is that taken into account or not?

You know, that's a good question. I'm not actually positive what the answer would be for that. It is dedicated. The number is 10,000 in 20 years. The state is expecting us to build 10,000 houses. I don't know what the phasing of that is. I bet if you asked ELCD, I bet they wouldn't even say, but they have to be at least dedicated and at some phase of development, if that answers.

I can clarify that for you. I can get an answer.

So I am going to get into some of these reports in a little bit more detail, but just to start with a broader landscape of what these reports look like. There's a lot of acronyms in here. I'm gonna try my best to say the whole thing. So the contextualized housing needs analysis, the first phase, the CHN, is determining type, location, and characteristics of housing. It's answering the question, what type of housing do we need? All of these reporting, the three first reports, the contextualized housing need, housing capacity analysis and the DRLI are happening kind of at the same time, but they also build off of each other. So I'm going to reference them as I go through this. So the first one is what do we need? And then the second, the housing capacity analysis, the HCA, is now that we know what we need, can we build it? We get down into the land usage. And then we get even more granular with the DRLI, the Development Ready Lands Inventory, by answering the question, now that we know what the land is, can we realistically build on it, specifically in the timeline of eight years? That's this reporting process. So we kind of have to prove to the state that we have a plan for the next eight years to build housing, and then we repeat this whole cycle over again. So let's get into a little bit more detail. The contextualized housing need, again, is answering the question, what do we need? What type of housing do we need? So the result of this report is going to be looking at the types of housing. For example, do we need to build more single family homes or more town homes? Characteristics can break down into affordability as an example of the characteristics of the housing that we need to build. Or it can get down as granular as the number of bedrooms. Are we building too many bedrooms that are in our housing that are overhousing people and taking up too much land? Are we building housing that accommodates for the families in town? As well as location. So we'll look at a historical look of where we've been building housing and then also use that information to help us project where we could be building in the future. Are we under utilizing our lands? Are we using it appropriately? This phase also requires community engagement, which we're currently building. That comes in the form of focus groups, and the state asks us to focus particularly on minority populations, populations that are affected by housing affordability and market changes. So we're looking to incorporate those groups and that feedback into this report. But we're also expanding those focus groups to ask developers of like, how can we as a city help developers build the housing that we need? Another way that we're using community engagement is we're building an advisory group, which I'm going to leave that on a cliffhanger and I'll bring it back in the end because I will be asking for participation. How we're working on this right now is that we're working with building. We've been pulling our building permits to understand our history and what type of housing that we're building, at what pace, is it increasing, decreasing the type of housing, and that will help us project into the future. Housing capacity analysis, the HCA, this is answering the question of can we build it? So we know the type of housing that we need, can we build it on the land that we have? And this is when we get into the land usage. So the results of the HCA are going to tell us if that we have enough land that is zoned to the capacity that we need to meet the number that the state has given us. As a part of this, the buildable lands inventory will be a part of it. Buildable lands inventory meaning the land that we have, is it buildable? meaning is it vacant, is it partially vacant, is it without constraints? And then we'll identify that. We will also be incorporating the CHN, the contextualized housing needs into this report. So it's what type of housing, given the land that we have, can we build the type of housing that we need on the land that we have? We're working on this currently by incorporating GIS information, which I think is gonna be a great move for the city because we're doing our research in GIS We'll send that GIS information about our land usage to our consultants. They're going to do their analysis in GIS. And what's great about it is they'll be able to send that information back to us, and we will be able to hold on to it and maintain it as a city within our own GIS system. So it's not just a report. It's a living, actionable piece of data that we're going to be able to use into our future because these two reports that I just covered should project us for the next 20 years of what our housing would look like. Next, we have the Development Ready Lands Inventory, the DRLI. And this gets even more granular than the last version with our land usage. This is answering the question, what land can realistically be built on? So we've identified the land that we have. Now is it buildable? Specifically within the timeframe of eight years. And infrastructure-wise, eight years is essentially right now. So we're looking at does it have the right infrastructure to be built upon and also the services that it would take to build on that land. This will also incorporate our current zoning, market conditions. It will incorporate employment needs for now but also our future employment needs. We're just talking about adding all of this industrial space. Are we going to be able to build enough housing to supply employees for this industrial land. And this portion also identifies or goes into the urban growth boundary a little bit. Typically, this is where cities would explore the idea of expanding their urban growth boundary if they need it. The planning team doesn't think that we will need to. We have plenty of land in our UGB that hasn't been developed yet, but this is where that is fitting into this plan. At this point, you can also imagine where we would be able to integrate plans that we already have, like our transportation system plans, to understand, okay, we're planning this road to be developed. Maybe we should be focusing our housing there since we will already have the infrastructure in place. So what I just covered is the next year and a half, basically a year. It would be complete in May of 2027, adopted in June of 2027. Assuming that all goes to plan, then we would roll into the housing production strategy, which is, So now we know we've answered the question, what type of housing do we need on the land that we have and is that land ready? The housing production strategy is what are we doing about it? It's the policy setting. It's that we have all the data that we could possibly collect. Now, what are we going to do to try to reach those numbers that the state says that we need and that Redmond needs as we grow? So it will address the types of housing that we need, the locations, for now, but also into the future, the characteristics of the homes that we have based on the feedback that we get from our community engagement, but also the hard data. And this will take us through the next eight years, and as I mentioned, we'll repeat this process all over again. So this data will take us through 2036, which sounds far away, but by the time you do all the analysis and you actually build, eight years goes by pretty fast. So some examples of what we might see as recommendations in the housing production strategy would be changes to our zoning map if we are essentially under zoned, if we are holding ourselves back from building housing because our zoning doesn't match what the state's expectations are of us. It could be reductions of barriers to development and that's kind of information that I hope to get from those focus groups that involve developers. How can we help them ready our lands faster? Are we holding them back with our permitting process? Where can we kind of meet in the middle with some of the bureaucracy that can happen during development? Financial incentives to support development of the needed housing. For example, our downtown overlay district is really successful. How can we apply a concept like that to our housing? So that's three years from now. So that would be adopted in 2028. So this is a long process. In summary, the CHA, the contextualized housing need, tells the story of the type of housing that Redmond has, the type of housing that we want, and what we can build. The HCA gets into the land development, understanding our land usage, and will give us that 20-year projections. And the housing production strategy is the policy setting. It's the what are we doing about it? How are we going to build it? What is it going to look like? And there is more room and flexibility for influence in the HPS I think that the city can define what our goals are and then work within the data that we have to make those goals happen that also makes the state happy by producing housing so there's some additional dates on this slide if you wanted to see when it would be adopted. And as my last slide, I just wanted to show you the overall timeline of this project. So on the left-hand side, you can see all of the tasks that the next three years entail that Redmond and planning is working on. I wanna highlight two opportunities for engagement that you will hear from me, but you'll also be able to speak your opinions about how the project is going. And those are those three orange circles that I have that are circled in red. Those are joint planning commission and council meetings where we will be presenting along with our consultants and giving you updates on the plans that I just told you about, those local actions that we have to do. And that doesn't even include the adoption process where there will be additional opportunities for feedback, but you will be involved and informed along this process, especially as we get to particular phases where we're answering those questions. Additionally, I do have an ask. So there are four squares numbered one through four, the blue ones. And this is where the advisory council comes in. And this is a combination of council members of, commission members of housing committee members as well as others it's about seven to nine people is what we're hoping for so it would be great to have two members here join our advisory committee and this is an additional way for you to provide feedback in our direction and also kind of gut check the data that we're collecting we're using focus groups and community engagement to get verbal data back but the rest of it is really coming from acs data it's coming from real estate data which can't always tell the whole story. So the advisory council gives additional opportunity to give those numbers context of like, I think this is a little bit wrong. This is additional context that you can provide for those data points and it will be integrated into the report. So if you are interested in housing, if you're interested in the final products and even just the phasing of this, I would really ask for you to join our advisory committee and we'd really appreciate your input. That is all I have this evening. I'm happy to answer any questions.

Commissioner Schmoller?

I'd be interested in joining for sure. I'd be curious to see the rollout too. I definitely think the housing needs analysis is important and using access to all those types of data is important and, you know, but getting the anecdotal personal story inside and seeing that wide range, you know, my background is also now real estate too. So I think that's another resource tool and I can bring an offer. So I would love to be a member. Thank you. Thank you.

Yeah. I would like to join that as well. Great. Thank you.

I will not be able to join as a person, but if you need access to big data, mortgage origination data, banking data, ACS data, economic projections from the FFIEC, I've worked in community development, and I'm currently the fair and responsible banking director for On Point Community Credit Union, so we do a lot in the area. But if you need access to data, et cetera, I can help out with that.

Thank you. I appreciate that.

Thank you, Commissioner. Just a question. So is it 10,000 people or 10,000 homes? Units. Units, which includes apartments.

Yes. Full range.

Okay. All right. And what is our current – I know you put this up on your annual, but what's our current flow? Because I feel like we're –

right near that i feel we're building houses at a pretty good rate here in redmond i know i know in 2020 we were about 13 000 units um and i will say um you know our housing needs analysis that was adopted in 2019 said that we had to plan for 7 000 additional units in the next 20 years I looked at some of our data, and by the way, that averages to about 348 dwelling units per year. I went back and I looked at the last five years, and we permitted 475 a year. So we're already ahead of that pace. Yeah, we're cranking away.

As far as the state is concerned, they should be giving us high fives, I think.

I was going to say, we've been working on this for years already just of ourselves, so them telling us we have to do this is like, yeah, we're already doing it. Yeah. But, yeah, thank you for all the hard work you're going to do for this. I appreciate it. Commissioner Schultz?

On the development ready lands inventory, eight years, did you talk about sewer water and stuff infrastructure that's compatible with that projection?

That would be integrated, yes.

Does that mean that it's already there even though it hasn't been developed and paid for?

I think it would be both. It would be an understanding of what we're currently developing and how that is handling the capacity that we have. But given that we have to add seven, eight, nine, 10,000 units, what would that additional capacity look like? So I don't know if the report will break down exactly how many feet of sewer line that will equate to, but it is part of the consideration, especially since you mentioned water is a massive topic in Redmond.

Yeah, just another thing about the 10,000 number, 10 cities with different environmental things around. It's the state, I know. They're not all the same.

Right. And that is kind of a benefit of the revision every eight years, too, that we can revisit our progress, but the state also has an opportunity to refine their process. Oh, okay.

All right.

Perfect. Any other questions? Thank you.

Thank you.

All right. Our next meeting is June 17th, 2026, 24th. I'm sorry, we switched that. So it'll be June 24th. And any comments from the commissioners?

Commissioner Schmoller. Thank you, staff, for the work that you all do. And again, another thank you to Kyle. I really appreciate the one-on-ones. I think they're certainly beneficial for me, talking about what's coming up. And appreciate the opportunity to be considered for the advisory committee and good work that we're doing here.

Vice chair.

Yes, thank you all for all of your hard work and all of the other hard work that's about to come our way, and thanks for considering me on the chair as well. Thank you, Kyle, also for the one-on-ones.

Any other comments? Commissioner Schultz?

Thank you, new planning staff members. This is your first encounter with me, but welcome aboard. It's going to be exciting, and it's good to see Steve here. How are you doing, Steve? Good.

Thank you, Kyle, for all your work. Any other comments? All right. I'll close with reiterating thank you guys for all your hard work in making this look good. It's a hard thing to do in my case, but I will entertain a motion to adjourn. So moved, and not just you, Chair. Thank you. I have a motion. Do I have a second?

Second.

Move seconded. All those in favor signify by saying aye. Aye. We are adjourned.

This conference is no longer being recorded.