CALL: 541-593-4851
CALL: 541-593-4851

Caldera Springs Expansion

APRIL 28, 2021

Dear Neighbor,

Attendance exceeded our expectations for the community presentation held on Saturday April 24th. Nearly 40 owners attended in-person and another 70 households participated via Zoom. We want to thank all who joined and have engaged with us about the expansion of Caldera Springs. Your questions and input are not only welcome, but have been a great source of guidance in creating the very best expansion plan possible.
The following is a summary of what was presented at our community meeting:

Lamoine Eiler provided an overview of the final master plan. Lamoine was the land planner for the first Caldera Springs master plan as well as for the expansion.

  • The 614-acre expansion builds on the qualities, characteristics, and sense of place that makes Caldera Springs such a popular place to live.
  • There will be up to 340 new residential homesites as well as 75 rental cabins each with two separate rentals units to provide 150 overnight lodging units.
  • In addition to the 180 acres of common open space, 220 acres has been designated as a protected wildlife habitat in perpetuity.
  • Combined, these two areas create over 400 acres of undeveloped open space.
  • All residential lots will back onto open space and design guidelines will be utilized to ensure the built environment is integrated into the existing landscape and topography.
  • Miles of paved trails and soft trails will connect the community and provide new areas to explore.
  • Nearly 7 acres of community lakes, ponds and streams will be added.
  • Residential lot sizes range from .25 to 1.1 acres and will offer varying views, landscape features and topographic conditions.
  • There will be 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. The south entrance is restricted to owner and construction traffic only.
  • Design guidelines are being updated to reflect the desire for more contemporary designs and materials within Caldera Springs. Pictures were provided that exemplify a contemporary interpretation of the Northwest Mountain style.

Dave Kaselak presented an overview of the proposed community amenities. Dave is a principal with Zehren and Associates Architects, and he designed the Lakehouse, Quarry Pool and Fitness Center, Harper’s Outpost pavilion, entry bridge and other features of our current community.

  • The community park will feature a naturalistic playground area, sledding berms, dog parks for large and small dogs, restroom/pavilion, and pickleball courts
  • The Pool/Fitness Center is located on the top of a west-facing slope to take advantage of the views of Mt. Bachelor and the dramatic water feature with cascading streams, small ponds and a large lake positioned at the bottom of the hill.
  • The architectural character of the new center will be related to the current Lakehouse, but with more contemporary design elements.
  • The center will be +/- 7,000 square feet in size with space for a concierge, fitness facility, multi-purpose hall, poolside grill, offices, restrooms/locker rooms, circulation and mechanical equipment.
  • The pools total +/- 5,000 square feet and have been arranged on a large pool deck of +/- 20,000 square feet to have separate areas for active play and for quieter relaxation.
  • The Zehren team is also designing the new rental cabins. Each will have two separate rental units, and will have a more modern design style that will enhance and complement existing architectural styles in the community.

A presentation on association dues and reserves was provided by Krista Miller, Caldera Springs General Manager and Cathy Smith, Caldera Springs Owners Association Manager.

  • Schwindt and Company, a CPA firm specializing in reserve study services, created a reserve study pro forma that illustrated the impact of the expansion on future reserve funding requirements:
    • The pro forma was based on the current reserve plan and assumed 2.5% inflation and a 4% increase in contribution annually
    • The number of dues paying lots and the addition of association-owned assets were included based on a timeline provided by the development team
    • The pro forma showed that while overall reserve funding was increasing annually, the contribution per lot owner declined from its current annual expense and then stabilized at a lower rate.
  • The Caldera Springs Owners’ Association team also created an operating budget pro forma that illustrated the impact of the expansion on future association dues:
    • The pro forma assumed no significant changes to operating standards
    • The number of dues paying lots and the addition of amenities were included based on a timeline provided by the development team
    • Expenses were increased annually based on inflation or timed with added amenities
    • The pro forma showed the impact of the additional dues paying lots resulted in a decrease and then stabilization of dues at a lower rate than current dues
    • Krista and Cathy reiterated that dues are set by the association board and based upon expected annual expenses. The pro forma illustrated the impact of the expansion on assessments but could not predict operating decisions that may be made by the board in the future.

A preliminary development timeline was presented by John Fettig, the Project Director.

  • Spring 2021: Tree thinning and ladder fuel reduction
  • Winter 2021: Approval of Master Plan
  • Spring 2022: Start first phase infrastructure (roads, utilities, lakes, streams)
  • Summer 2022: Start construction of first rental cabins and new homes
  • Fall 2022:
    • Completion of first phase infrastructure
    • Final design and permits – pool & fitness center
  • Spring 2023: Start construction of pool and fitness center
  • Summer 2023: Completion of first cabins and homes
  • Spring 2024: Start construction of community park
  • Summer 2024: Pool and fitness center opens
  • Fall 2024: Community park opens

This preliminary timeline is subject to change based on approval timelines, market conditions and other related factors.

In summary, we are excited about the progress of the community expansion, and we greatly appreciate all the feedback and support we have received from owners. At the bottom of this update is a summary of questions and responses that were received at and after the community meeting.

To communicate with the development team, please email Krista Miller, Caldera Springs General Manager at krista.miller@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.

 

Q&A

What amenities will be added?

  • Large pool and fitness facility
  • Community park with naturalistic playground
  • Dog park(s)
  • Pickleball courts
  • 220-acre wildlife preserve (?) with rustic hiking trails
  • Over 5 miles of new paved trails
  • Two neighborhood parks
  • Nearly 7 acres of scenic water features – lakes, ponds and streams

Will new entrances be gated?
The north entry at Harper Rd. and the west entry on Trailmere Circle will utilize existing gates. The southern entrance at Vandevert Road will be gated and restricted to owner and construction traffic only.

What will happen with the power lines?
The master plan shows the existing power lines as well as the easement along the railroad tracks for future power line relocation. We anticipate this relocation to happen before development begins on the northern portion of the expansion.

What uses are allowed in the wildlife area?
The 220-acre wildlife area has been designated as open space, creating forever a protected wildlife habitat for deer, elk and other animals and birds. Uses are limited to hiking on the existing and new rustic trails. No bicycles will be allowed, and dogs must be leashed.

Will the design guidelines change?
The development team and the current Design Review Committee members are reviewing the design guidelines now. Our intent is to expand the allowable design concepts while maintaining the overall architectural character of Caldera Springs. In addition to design concepts, we are also looking at home sizes relative to lot size and at different methods of addressing the concerns about over-sized homes on smaller lots. We expect to have some further information on this within the next two months.

Will HOA dues go up?
Based upon the pro forma created by the Caldera Springs Owners’ Association, the expansion will not cause dues to increase. The association budget for managing the expanded community will increase, and so will the number of dues paying owners. With the economy of scale from additional owners, dues are expected to decrease and then stabilize at a lower rate than where we are today assuming similar operating standards.

Will the developer pay HOA dues?
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 developer will pay association dues as soon as each lot is platted until they are sold and the new buyer begins paying dues. Dues payments for new lots will begin even before new infrastructure and amenities are added.

Will all owners be able to use new amenities?
The expanded Caldera Springs will all be one community and all amenities, both existing and future, will be available to all owners. Today, some community amenities are owned and operated by the resort, and some by the owner’s association. This will also be true in the expansion. As with the golf course and Lake House, the new pool and fitness center will be owned and operated by the resort and will be available to all owners and included as a benefit of ownership. The other new amenities such as lakes, stream, pathways, parks and roads will be operated by and maintained by the owner’s association, just as they are today.

How will the association be governed after the expansion?
The board of directors will continue to govern the owner’s association. The five-member board includes three elected owners, one member from the current Caldera Cabin Owners’ Sub-Association, and one member from the resort amenity owner. The design review process will continue to be managed by the developer as it is today.

Will there be a designated area for oversized vehicle/RV parking?
The plan does not include an RV parking or storage area. With the expansion of the wildlife area to the current 220 acres, priority was given to allowing more room for amenities and open spaces.

Are there sufficient utility services available for this expansion?
Yes, studies showing available capacity of sewer and water services were prepared at the time of the conceptual plan, and “will serve” letters have been obtained from required utility providers.

How will storm water drainage be handled?
As with the current Caldera Springs, the expansion master plan includes a complete drainage system to properly handle seasonal storm water as it moves from the higher ground on the east side of the expansion to the lower ground on the west side.

What are the anticipated lot prices?
Prices have not yet been set in the expansion. We expect to have more information on pricing by the end of the summer.

Will owners have the first opportunity to purchase in the expansion?
We will soon start a sales and marketing program so that we will be ready to offer our first inventory after the final plan is approved. We expect that will happen at the end of 2021 or early 2022. We have not yet structured our sales plan, but we encourage current Caldera Springs owners to sign-up on our interest list to ensure they receive the latest information.


MARCH 19,2021

Dear Neighbor,

We are pleased to announce that the expansion of Caldera Springs is moving forward. We will soon be submitting the final master plan to Deschutes County, which is the next step in the land use approval process. Here is a brief overview of the what we are proposing:

  • The expansion land consists of 614 acres bordering Caldera Springs on the east and south. This includes a 221-acre wildlife mitigation reserve which will create a native, undeveloped area along the east and south sides of the property.
  • The expansion will be annexed into Caldera Springs as a contiguous and seamless addition to the current community.
  • The master plan includes up to 340 residential homesites and 75 rental-required cabins.
  • There will be three entrances: off Vandevert Road on the south, off Harper Road on the north and via Trailmere Circle near lot 140 to the east. The Vandevert Road entrance will be designated for construction and owner use. The Trailmere access will link owners of the current Caldera Springs with the new amenities in the expansion.
  • Caldera Springs will be enhanced with new and complementary amenities that will offer residents a larger selection of recreational opportunities. We plan to add miles of paved and unpaved paths, acres of community lakes and streams, a large outdoor pool with attached fitness and recreation facilities, an adventure park with kid’s climbing zones, zip line, sledding hill, large and small dog park and pickleball courts.
  • We are accelerating the ladder fuel reduction program in the expansion area that has been underway for several years. Nearly 120 acres have already been treated. We are starting forestry work this month on another 90 untreated acres in the area that will be developed in early phases of the expansion, including preliminary clearing of access roads required for the forestry and ladder fuel reduction work. You may notice the additional forestry equipment that will be utilized in the thinning and clearing operations. Salvageable timber will be removed in whole and delivered to mills for beneficial use. These accelerated efforts will improve fire safety for our community.

We are excited to share our development plans with you. We will host a neighborhood meeting at the Great Hall at Sunriver Resort at 9:00 a.m. on Saturday, April 24 for all Caldera Springs’ owners who would like to meet with us and be updated in person. Our presentation will include:

  • A review of the land plan
  • Overview of new amenities including concept renderings for the new pool, fitness facility and adventure park
  • Design concepts for the rental-required cabins
  • Development timeline and phasing
  • Association dues and reserves
  • Q & A

Due to our current occupancy limitations, we ask that you RSVP to
calderaspringsowners@gmail.com or (541) 593-4850 by April 15 to indicate your desire to attend.

For those who are unable to attend, please know that we will update our website with a summary of all information that is presented at the meeting: calderasprings.com/expansion/

To communicate with the development team, please email Krista Miller, Caldera Springs General Manager, at krista.miller@sunriver-resort.com We look forward to hearing from you.

Sincerely,
Tom O’Shea
Managing Director
Sunriver Resort, LP


JUNE 5, 2019

Dear Neighbor,

We are writing to provide you with another update on the conceptual master plan for the enhancement and expansion of Caldera Springs.

As we reported last November, the Sunriver Owner’s Association filed an appeal with the Oregon Land Use Board of Appeals in Salem. Through a series of discussions, we have now reached an agreement with the SROA that satisfies their concerns about potential impacts that the expansion might have on Sunriver. Their appeal has been withdrawn, and our conceptual plan that was approved by the Deschutes County Board of Commissioners last August remains unchanged.

Here are some of the highlights of the approved conceptual plan:

  • There will be up to 490 new residential units including 340 single-family homesites and 150 overnight lodging units.
  • The new overnight lodging units 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.
  • 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.
  • The 221 acre wildlife migration tract will provide an east-west route across the south end of the property to connect riparian areas to the west with national forest lands to the east.
  • The access road through the wildlife mitigation tract to Vandevert Road will be gated at each end, and will be limited to owners and construction traffic only.

As we move forward towards a final master plan, we will share new information with you and continue to seek your input. Conceptual plans and other updates can be found on our web page: https://www.calderasprings.com/expansion

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

Sincerely,

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


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.

GDPR

  • Important Cookies Information

Important Cookies Information

This message will appear only once. To give you the best possible experience, this site uses cookies and by continuing to use this site, you agree that we can save them on your devices. Our cookies do not collect personally identifiable information. For more information, please read our updated Privacy and Cookie Policy, which also explains how to disable cookies if you wish to do so.