Caldera Springs Expansion

Caldera Springs July 2018 - Annexation Concept Master Plan

NOVEMBER 29, 2018

We are very pleased to report that earlier this month, our revised conceptual master plan for the enhancement and expansion of Caldera Springs received the full support and approval of the Deschutes County Board of Commissioners.
This revised plan was the positive result of negotiations with Central Oregon LandWatch to satisfy their earlier objections. The following is a summary of the revisions that were made to the plan that was approved by Deschutes County:

WILDLIFE MIGRATION

  • The wildlife migration tract has been increased to 221 acres. It has been redesigned to provide a wider east/west route across the south end of the property.
  • This wider passage for deer and other wildlife will provide a connection between the riparian areas to the west and national forest lands to the east.
  • The passage will also enable a connection with an ODOT-proposed wildlife underpass that may be built in the future under US Highway 97 near milepost 155.
  • The access road through the wildlife mitigation tract to Vandevert Road will be limited to owners and construction traffic only.
  • Gates will be installed at each end of the access road, and will be closed and will be operable by a key card, transponder or other similar equipment.
  • This road will be designed to reduce speeds. The posted speed limit will be 20 MPH.
  • The wildlife tract will be managed to conserve habitat, following all recommendations of the wildlife report.
  • A conservation easement will be recorded to protect the resource values of the wildlife mitigation tract.

HOMESITES AND LODGING UNITS

  • There will be up to 490 total residential units — unchanged from the previous plan. However, the mix of unit types has changed to 340 single-family homesites (was 395), and 150 overnight lodging units (was 95).
  • The new overnight lodging units in the expansion may come from a combination of unit types such as duplexes, casitas or other accessory dwelling units on single-family homesites, hotel-style units, and/or small houses or condominiums.
  • Unlike the existing Caldera Cabins, future overnight lodging units will not include lock-offs that have an internal connection from the interior living space.
  • The current Caldera Springs’ homes, homesites and lodging units (Caldera Cabins) will not be affected by these new stipulations.

We were recently notified that the board of the Sunriver Owner’s Association has chosen to appeal this approved plan to the Oregon Land Use Board of Appeals in Salem. The SROA has raised a number of concerns about the expansion of Caldera Springs since the first concept plan was presented in November of 2015. Their concerns include adequate water and sewer availability, traffic impacts and overnight lodging units. The original hearings officer and more recently the County Board of Commissioners have considered each of these concerns and have determined that the concept plan adequately addresses each in an appropriate manner. We anticipate that this latest appeal will be decided in March or April of 2019.

As we move forward, we will share new information with you and continue to seek any additional input. We will communicate by email as well as through updates to this Caldera Springs website page, which includes a site map of the revised conceptual master plan.

To communicate with the development team, please email Steve Runner directly at srunner@sunriver-resort.com.


JULY 12, 2018

It gives us great pleasure to report that very soon we will be presenting a revised conceptual master plan for the enhancement and expansion of Caldera Springs to the Deschutes County Board of Commissioners.

As you remember, our original conceptual plan was approved in April of 2016. However, this approval was subsequently appealed by Central Oregon LandWatch. This revised conceptual plan is the positive result of negotiations with LandWatch to satisfy their earlier objections.

While this has been an extended process, we now have a revised conceptual master plan that meets the needs of both LandWatch and the Caldera Springs community. We will be seeking final approval of our revised plan when we present it to the county board in August.

It is important to us that we continue to communicate with all Caldera Springs owners as well as our adjacent neighbors about the status of the approval process and specifically, any changes to the conceptual plan.

The following is a summary of the revisions we have made to the plan that we will be submitting. As you will see, there were two major objection points from LandWatch: wildlife migration and the mix of single-family homesites and overnight lodging units.

WILDLIFE MIGRATION

  • The wildlife migration tract has been increased to 221 acres. It has been redesigned to provide a wider east/west route across the south end of the property.
  • This wider passage for deer and other wildlife will provide a connection between the riparian areas to the west and national forest lands to the east.
  • The passage will also enable a connection with an ODOT-proposed wildlife underpass that may be built in the future under US Highway 97 near milepost 155.
  • The access road through the wildlife mitigation tract to Vandevert Road will be limited to owners and construction traffic only.
  • Gates will be installed at each end of the access road, and will be closed and will be operable by a key card, transponder or other similar equipment.
  • This road will be designed to reduce speeds. The posted speed limit will be 20 MPH.
  • The wildlife tract will be managed to conserve habitat, following all recommendations of the wildlife report.
  • A conservation easement will be recorded to protect the resource values of the wildlife mitigation tract.

HOMESITES AND LODGING UNITS

  • There will be up to 490 total residential units — unchanged from the previous plan. However, the mix of unit types has changed to 340 single-family homesites (was 395), and 150 overnight lodging units (was 95). 
  • The new overnight lodging units in the expansion may come from a combination of unit types such as duplexes, casitas or other accessory dwelling units on single-family homesites, hotel-style units, and/or small houses or condominiums.
  • Unlike the existing Caldera Cabins, future overnight lodging units will not include lock-offs that have an internal connection from the interior living space.
  • The current Caldera Springs’ homes, homesites and lodging units (Caldera Cabins) will not be affected by these new stipulations.

We are very excited and encouraged by the major advancements we are making on the enhancement and expansion of the Caldera Springs community. As we move forward, we will share new information with you and continue to seek any additional input. We will communicate by email and well as through updates to this Caldera Springs website page, which includes a site map of the revised conceptual master plan: https://www.calderasprings.com/expansion.

To communicate with the development team, please email Steve Runner directly at srunner@sunriver-resort.com.


October 31, 2016

After a series of public meetings in late 2015, the Conceptual Master Plan (CMP) for the expansion of Caldera Springs was approved by Deschutes County in April 2016.

During the approval process, community members and organizations were able to offer comments and ask questions regarding all aspects of the project. The review was thorough, and we are pleased to now have approval of the conceptual plan.  

An appeal process is currently underway.   We believe that our approval will be reaffirmed at the conclusion of this process in mid-2017.

We are continuing to refine the conceptual plan as we prepare to submit a final master plan for the expansion. As we move forward, we will continue to share information with owners and seek additional input throughout the process.

Below, you will find maps of the approved  CMP, along with our August 2015 update that includes frequently asked questions and other information about the plan.


August 27, 2015

Dear Neighbors,

We want to thank all of you who attended our community presentation last August and have since communicated or engaged with us about our planning for the expansion of the Caldera Springs community. Not only is your input welcome, we believe it will be a critical component in creating the very best expansion plan possible.

Since last summer, we have continued to make good progress with our conceptual plans. We recently submitted our concepts to Deschutes County. This is the first step in the land use approval process.

The following is a brief review of what has been presented:

  • The expansion land consists of 614 acres bordering Caldera Springs on the east and south.
  • The conceptual plan gives a general idea of where we are headed in designing a plan for this property, which will be a contiguous and seamless addition to the current Caldera Springs community.
  • 325 to 375 homesites are being proposed – fewer than what was presented to owners last August.
  • The plan shows three access points: off Vandevert Road on the south, off Harper Road on the north, and via Trailmere Circle near lot 140 to the east. It is intended that the Vandevert Road entrance would become the designated entrance for construction traffic. Trailmere Circle will link the main resort core of the current Caldera Springs with a new amenity core in Caldera 2. 
  • The development strategy for this expansion is to enhance the current amenities in Caldera Springs with new and complementary amenities. The idea is to offer residents a larger selection of recreational amenities. The annexation property will add paved and unpaved paths to Caldera Springs; will add to current community lakes and streams; in addition to the recently completed deck and lounge expansion of the current Quarry Pool, one or more additional swimming facilities will be added in the annexation; other complementary amenities, parks, playgrounds, and facilities will be added as the development progresses in consultation with community members.

CMP 1 Concept 1 Phasing

CMP2

CMP 2 Phasing

It’s important to note the timetable for the expansion will be market driven. Based on the current development costs for a community matching the quality of Caldera Springs, we would need to see strong demand for homesites above the $200,000 range before construction would be viable. Of course, the start date will also depend on county approvals, which will likely take at least a year.

In summary, we are both excited and encouraged by our initial attempts at creating an enhanced and expanded Caldera Springs. But as we said, we cannot do this alone. We seek your input.

Caldera Springs homeowners are invited to attend a neighborhood meeting at the Caldera Springs Lake House on Saturday, September 12 at 9:00 a.m. The meeting is intended for current Caldera Springs homeowners to have an opportunity to meet with us and to be updated in person.

To communicate with the development team, please email Steve Runner directly at srunner@sunriver-resort.com with any questions or comments you may have. We look forward to hearing from you.

Sincerely,

Tom O’Shea
Managing Director
Sunriver Resort, L.P.

FAQS

   What amenities will be added?

Paved and unpaved paths, additional community lakes and streams and one or more additional swimming facilities will be added in the annexation.   Other complementary amenities such as parks, playgrounds and facilities will be added as the development progresses in consultation with community members.

 

   Will all owners be able to use new amenities?    

Yes. Expanded Caldera Springs will all be one community and all amenities, both existing and future, will be available to all owners.

 

   Will the golf course be expanded?  

We do not plan to add more golf. Our usage figures for the Caldera Links and Golf Park show that we will have more than enough golf capacity, even at full build-out of the community.

 

      What is the timetable for the expansion?   

Expansion will be market driven and will also be subject to receiving the required approvals from Deschutes County. This approval process will likely take at least a year. And, we would need to see strong demand for homesites at prices above the $200,000 range before development would be viable.

 

   How will the expansion affect our owners' association fees?

All costs associated with the expansion including the construction of new infrastructure and new amenities will be borne by the developer at no cost to current owners.  The association budget for managing the expanded community will increase, and so will the number of owners.   With the economy of scale from additional owners, we expect a modest reduction in per-owner assessments compared to what they would be without the expansion.

 

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