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Talking Points | Myth vs. Fact | Top 10 Reasons | Fact Sheet

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RESIDENTIAL DENSITY

Myth: The Village at Sunriver will allow too much density.

Facts

  • The original proposed density for the Village at Sunriver was 22 units per acre. While the density per acre will likely stay the same, the overall density will be reduced through smaller alternative schemes. SilverStar Destinations believes that unlike comparable mixed-use resort communities with densities approaching 30 to 40 units per acre, Sunriver’s commercial core can achieve economic stability with relatively lower density.
  • The overriding impact of density is the gross amount of area being built. SilverStar Destinations is focusing construction on existing developed areas and infrastructure. At an average of less than 1,000 square feet, residences will be smaller than average Sunriver homes, reducing the impact of the number of allowable residential units.

Myth: A destination hotel with up to 100 hotel rooms will allow more density in the Village.

Facts

  • A destination hotel with conference facilities will attract more off-season guests to Sunriver to support the community and commercial core.
  • Allowing smaller hotel suites will allow flexibility to attract a hotel to the Village and will ultimately decrease the amount of developed residential space.

 

BUILDING HEIGHT

Myth: Proposed building heights are too tall to fit into the Sunriver community.

Facts

  • The proposed building heights—75, 60 and 45 feet—fit below the current tree canopy of 80 feet, as shown through height balloon testing.
  • The proposed 75-foot height would apply to a portion of one building on the main public square to give it a more prominent appearance, much like the effect of a cathedral in a historic European town. Variable heights will also allow more architectural variety within the Village.
  • Building heights are measured to the top of the roof ridge. The buildings in the Village will have gabled roofs that step back from the front plane of the building, reducing the impact of the proposed heights.
  • All buildings will be required to meet county solar setback standards as they relate to surrounding non-commercial properties.

 

COMMERCIAL SPACE

Myth: The proposed Village at Sunriver reduces the amount of available commercial space and does not support merchants and the community’s retail needs.

Facts

  • Commercial space is reduced in the proposed plan. Currently, the mall is 30 percent vacant, in disrepair, and home to tenants struggling to maintain profitability due to low rates of occupancy in the off season.
  • Without revitalization, the Sunriver mall will continue to lose out to increased retail competition in Bend, and the community will lose out to new resorts under development in central Oregon.

 

AMENITIES

Myth: The Village at Sunriver will overtax existing amenities and infrastructure.

Facts

  • The Village will include new public facilities—such as an ice skating rink that will be open to all.
  • By providing its own amenities such as a pool and fitness facility, the Village will be reducing the impact on existing community features.

 

PARKING

Myth: A parking structure near the grocery store will negatively impact the Village and adjacent residences.

Fact

  • The parking structure was previously located to provide the most convenient access to the highest parking generator in the Village, the Country Store. Alternate schemes may allow for its relocation or elimination.

Myth: The proposed residential parking standards will mean a parking shortage in the Village.

Facts

  • Residences in the Village will be much smaller than typical Sunriver residences and will typically be used by one family with one car.
  • Parking regulations will be written into the covenants, codes and restrictions (CC&Rs) of the property and will be enforced by property management.
  • Tandem parking would be adopted for multifamily residences (townhomes) only where a single resident controls both cars, allowing more enclosed parking for residential uses.
  • Overflow parking for special events and activities can be provided off-site and is already in use at Sunriver for Pacific Crest Triathlons and the Jeld Wen Tradition golf tournament.

Myth: Using transportation demand management (TDM) to reduce demand for commercial parking will hurt the village.

Facts

  • TDM is a proven concept that promotes the efficient utilization of land in mixed-use environments.
  • TDM allows shared parking for commercial uses with complementary use patterns, such as daytime use for retail and offices and evening use for restaurants.

 

ENVIRONMENTAL IMPACT & OPEN AREAS

Myth: The proposed development means virtually every tree in the commercial zone will be cut down.

Facts

  • New alternate development plans will save many mature trees in the commercial core.
  • Street trees will be added throughout the community.
  • The current mall has approximately 69 percent impervious surfaces; the new Village will not significantly change this statistic, while simultaneously adding trees and amenities to the areas of hardscape.

Myth: The Village will not provide enough open space.

Facts

  • The proposed plan exceeds the county standard for shared space: it calls for approximately 75,000 square feet of common space in the form of urban plazas. Additional existing green ways and bike paths will be maintained in alternate plans that will soon be unveiled.
  • The Village is not zoned “Destination Resort” as defined in county code and therefore does not have a 50 percent open space requirement.
  • The Village will provide open areas, many of which may be used by the entire community while being maintained and paid for by Village residents and commercial tenants.

 

BEAVER DRIVE RELOCATION

Myth: The relocation of Beaver Drive will generate unacceptable and/or unmanageable impacts to adjacent residences.

Facts

  • Alternate development options will be unveiled soon which will not include the relocation of Beaver Drive or the inclusion of a new roundabout.
  • The relocation of Beaver Drive is an initiative of the SROA to improve traffic and safety.
  • The current Abbott/Beaver Drive intersection is already failing and can be enhanced with alternative development options.
  • Most residences are set back far from the proposed Beaver Drive relocation. The small number of residences near the intersection of Abbot Drive and the proposed Beaver Drive that are closer to the street can have impacts mitigated through burming and landscape buffers.

 

VISION FOR SUNRIVER

Myth: The proposed Village is not compatible with the original vision of Sunriver.

Facts

  • The old model without “warm beds” in commercial district no longer works financially.
  • The existing Sunriver mall cannot compete in a new environment that includes competing retail in Bend and new resort communities under development in central Oregon.
  • Existing Sunriver community designs have resulted in only 12 percent full-time occupancy, far lower than originally desired and too low to support the commercial core.
  • Residential development is allowed under current commercial zoning.
  • New design variations will retain numerous smaller structures and mature trees.
  • Sunriver’s conditions have changed and the commercial design must change in order to remain viable and sustainable.