The developers of Dry Canyon Village in Redmond say their 72-acre project has a lot to offer the city in the way of green space, trail connection and multifamily housing.
The real gem, from their perspective, will be the age-restricted, gated subdivision south of Northwest Spruce Avenue. Developers Tucker Mayberry, Larry Havniear and Curtis Havniear plan to build 176 houses and townhouses, which will be accessed only via private streets, for people 55 and older. The gated community is the driving force behind the project, which calls for a total of 504 housing units.
Dry Canyon Village is the biggest master plan application Redmond has fielded, Senior Planner Scott Woodford said.
It’s also the largest project any of the development partners has undertaken in the region.
Havniear said he searched for a couple of years before he found a piece of land that was large enough to accommodate his plan for a gated neighborhood and not bounded on either side by through streets. “This is the only location in Central Oregon this would be allowed,” said Havniear, a longtime commercial construction contractor.
Like most cities, Redmond requires developers to extend the local street grid into new subdivisions, Woodford said. “If you don’t have through streets going through your project, it’s going to push the traffic to adjacent streets,” he said.
The impact of traffic on neighborhoods brought residents out in force to oppose Dry Canyon Village, which requires rezoning from farmland to residential uses, a master plan agreement and a planned-unit development subdivision. The Redmond Planning Commission voted Monday night to recommend approval by the Redmond City Council. The city will require traffic-calming measures on 22nd Street and has committed to monitoring traffic speeds on 19th Street, both before and after development, Woodford said.
Northwest Redmond resident Kathie Conley said she was disappointed in the commission’s vote and fears for the safety of people who walk their dogs and kids who wait for school buses on Spruce Avenue. “This scares the bejeezus out of me,” she said. “I don’t think they listened to us at all.”
Havniear said market research showed there’s high demand for age-restricted, gated neighborhoods, so he and his development partners hope to replicate the Dry Canyon model at sites in other states and elsewhere in Oregon. “We’re convinced this thing will reserve in the first 12 months because the demand is so high and the product isn’t available,” he said.
All of the homes in the gated section of Dry Canyon Village will be built on a single level, Havniear said. The neighborhood will include a clubhouse with an indoor pool and planned activities, walking trails and small green spaces, he said.
North of Spruce Avenue, the Dry Canyon Village plan calls for single-family houses, fourplex townhouses and duplexes around a 4-acre public park. A new connection to the Dry Canyon Trail would be made in the northeast corner of the neighborhood. The developers would be responsible for paving a path that runs parallel to NW 19th Street.
The western edge of the development along Northwest Way is reserved for multifamily housing. The development plan shows a 4-acre section closest to Spruce with 100 units reserved for residents 55 and older and a 3-acre section in the northwest corner of the neighborhood with 80 unrestricted units.
Redmond requires new master-planned developments to include multifamily housing, but it’s been slow to materialize as developers push the multifamily component of their plans into the final phases of construction. The Dry Canyon Village plan calls for 100 apartments, restricted to people 55 and older, to be built in the first phase.
The Dry Canyon partners will most likely find another company to complete the multifamily housing, partner Tucker Mayberry said. “We’ve had a number of builder-developers express interest in that property,” he said.
The Havniears, a father-son team, and Mayberry plan to acquire about 72 acres from the Vollertsen Living Trust and trustee Terry Vollertsen, of Portland. Coincidentally, one of the parcels under contract was part of a similarly large development plan by Mayberry and Pahlisch Homes during the last real estate boom. Mayberry Mountain LLC lost the property to Bank of the Cascades, which filed a lawsuit in 2008 over repayment of a $9.5 million loan.
Mayberry said he never dreamed he’d have a second chance to develop the land in northwest Redmond. He said Havniear identified the property for the gated-neighborhood concept and then invited him to take part in the development. “In fact, I was invited to the party late,” he said.
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