Caldera Springs

Caldera Springs, whose working name was "The Harper Project" will be our new neighbor.  This page describes the project and discusses issues that may impact ranch residents and owners.

Description

Caldera Springs is a destination resort planned for 390 acres in Deschutes County across South Century Drive from the Crosswater Club.  It will be developed by the Sunriver Resort Limited Partnership (SLRP) with construction planned to start in the fall of 2005. 

Plans call for 320 to 330 homesites plus 150 or more rooms or timeshare units for guests of the resort.  Prices for homesites have not been set but the marketing strategy calls for pricing between Sunriver and Crosswater.  According to Tom Luerson of SLRP, lot prices should be equivalent to the “best of Sunriver”.  SLRP hopes to sell all of the lots within five years and expects all of them to be built upon within 15 years. 

The goal is to attract families rather than retirees.  The marketing focus will be on lifestyle and open space rather than on amenities.  SLRP expects 20% of buyers to be full time residents, similar to Sunriver and Crosswater.

Destination resort zoning requires that 50% of the land be open space with no net loss of wildlife.  The conceptual plan calls for replacing 8-10 acres of lodgepole pine and bitterbrush with lakes.  SLRP will invest roughly $8.5 million in recreational facilities, including a 3-hole par 12 golf course and a golf practice facility.  The clubhouse will be 15,000 square feet (versus 16,000 at Crosswater). 

In addition to the main entrance opposite the entrance to Crosswater, SLRP expects a second access between the new resort and the Sunriver Business Park.  The developer will install a new traffic circle at the entrance to Sunriver Resort.  SLRP’s traffic consultant, Kittleson and Associates, has recommended either (reports vary) right turn lanes or left turn lanes at the intersection of South Century and Spring River.  Left turn lanes and deceleration lanes are under consideration for South Century between the entrances to Crosswater and the new resort.    

Conceptual approval was expected in May 2005 with approval of the final master plan in June or July.  The working name "Harper Project" came from the Harper Hotel which stood on the property at the intersection of South Century and Spring River Road from 1903 to 1926. 

Issues for Vandevert Ranch

Traffic – The new development will inevitably cause traffic to increase on South Century Drive.  The developer’s traffic consultant says that left turn lanes and possible deceleration lanes at the main entrance opposite Crosswater will be sufficient to assure a safe intersection.  In response to a question at a hearing on April 23, Tom Luerson said he is attempting to have the speed limit on South Century lowered from the current 55 MPH.  The Vandevert Ranch Association may want to support or lead the effort to lower the speed limit. 

Berming and Traffic Noise – The county requires that the new resort build a berm along its side of South Century.  Though the development is not directly across from Vandevert, the berm may reflect traffic noise toward the ranch (and toward Crosswater).  The ranch may want to request that SLRP build a corresponding berm on the Crosswater side of South Century.

Property Values – John Fettig, the head of Sunriver Realty, believes the new development will raise the area to a “critical mass” that will make it better known.  It should raise property values all around.  Robert Norem, a broker at Sunriver Realty, believes the marketing for Caldera Springs will create much more interest in the area, including Vandevert Ranch.  The appeal and pricing of the project will be very different from the ranch and would not seem to compete with the privacy, larger lot sizes, and much larger open space of Vandevert Ranch.