Redmond council hears public concerns but delays decision on High Desert Ranch PUD

The Redmond City Council on Nov. 3 heard a public hearing on Ordinance 2025‑20, a proposal to approve the High Desert Ranch annexation, plan unit development, tentative subdivision and conditional use permit for about 42 acres north of Dry Canyon.

Kyle Roberts, Redmond’s planning director, told the council the application proposes 194 lots — “150 of which are for single family, 44 for townhouses” — and requests three PUD deviations: reductions in minimum lot size (many single‑family lots below the R‑3 7,500 sq ft standard), reduced street frontage on a large share of lots, and intersection spacing below the city’s arterial standard. Staff recommended approval with 26 conditions of approval, including locked townhouse rear setbacks, proportionate‑share cash contributions for off‑site traffic mitigation, dedication of right‑of‑way for a future roundabout at Northwest Way and Pershall, and requirements on landscaping and trail connections.

The applicant, represented by Joey Shearer of AKS Engineering on behalf of developer Lennar, said constraints — notably about 5 acres below the canyon rim with no immediate sewer/street access — produced a density transfer to the upper portion of the site and drove the need for a PUD. Shearer said the plan provides roughly seven acres of usable open space and design features intended to integrate the development with adjacent Dry Canyon and Echo Rim neighborhoods.

City staff and the applicant emphasized planned traffic mitigations. Joe Bessman, the project’s traffic engineer, described the proposed s‑curve alignment for Pershall Way and said the design “helps us” slow traffic while planning for future, larger fixes at the Pershall/Highway 97 connection. Lindsay Crumside, the city’s assistant city engineer, said the city has identified a future roundabout location and will require near‑term measures, such as a northbound right‑turn deceleration lane and improved sight lines; the roundabout itself is a longer‑term improvement requiring additional right‑of‑way and funding.

More than a half‑dozen residents testified at length. Eve Ponder, a nearby resident, said she feared the development’s effect on Dry Canyon and on traffic safety, calling the canyon “the jewel of Redmond” and questioning whether an HOA could reliably maintain seven acres of canyon‑adjacent open space. Other commenters raised concerns about increased cut‑through traffic into existing neighborhoods, on‑street parking pressure, emergency access and wildfire risk where lots border the canyon rim. Trevor Johnson urged the council to reject the plan and instead pursue denser mixed‑use neighborhoods with services and transit.

The applicant responded that the application must be evaluated against the city’s existing development code and the comprehensive plan, and that the Planning Commission had held a well‑attended hearing and issued a unanimous recommendation for approval with conditions. Shearer and staff noted the 2017 Dry Canyon PUD included a condition requiring a northern trail easement that the current plan would complete when the property is annexed.

Councilors queried specifics including alley and driveway depths, whether a 20‑foot rear setback for townhouses could be reduced to an 18‑foot minimum by exception, sewer lift‑station ownership (the applicant said the city would own and maintain the lift station), and whether sidewalks should be curb‑tight rather than separated from streets. Several council members signaled concern about lot widths and canyon‑edge lots abutting mature trees and called for conditions addressing fire‑wise maintenance and HOA obligations.

Instead of taking final action, the council closed the hearing and directed staff to return with a written decision and clarified conditions at the Nov. 18 meeting. Mayor Fitch and staff said the final decision will be posted in writing in the council packet in advance of that meeting.

Next steps: council review of a draft decision and final conditions on Nov. 18; engineering and construction permits would follow any land‑use approval, with construction‑traffic restrictions and engineering conditions to be set at that later stage.