HomeMy WebLinkAboutSunriver Amend - Staff Report - BackupDeschutes County Board of Commissioners
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AGENDA REQUEST & STAFF REPORT
For Board Business Meeting of 6-25-08
Please see directions for completing this document on the next page.
DATE: 6-18-08
FROM: Terri Hansen Payne
CDD 385-1404
TITLE OF AGENDA ITEM:
Continuted Public Hearing on PA -07-6 and TA -07-6, amendments to create a Town Center district in
the Sunriver Urban Unincorporated Community
PUBLIC HEARING ON THIS DATE? Yes
BACKGROUND AND POLICY IMPLICATIONS:
These proposed plan and text amendments were prepared in conjunction with the Sunriver Owners
Association Board of Directors. They would permit the redevelopment of the Sunriver Village Mall
area into a mixed use Town Center development. The Planning Commission recommended approval of
this project, but added conditions intended to address some of the potential impacts. The Board held
Public Hearings on April 9, April 30, and June 4. Due to anticipated amendments to the proposal, the
hearing was continued until June 25.
FISCAL IMPLICATIONS:
None
RECOMMENDATION & ACTION REQUESTED:
Listen to public testimony on the revised language and review and discuss the proposal.
ATTENDANCE: Terri Hansen Payne
DISTRIBUTION OF DOCUMENTS:
Terri Hansen Payne
Community Development Department
Planning Division Building Safety Division Environmental Health Division
117 NW Lafayette Avenue Bend Oregon 97701-1925
(541)388-6575 FAX (541)385-1764
http://www.co.deschutes.orusicdd/
STAFF REPORT # 5
To: Deschutes County Board of County Commissioners
Cc: Deschutes County Planning Commission
From: Terri Hansen Payne, Senior Planner
Date: June 18, 2008
Hearing Date: June 25, 2008
Subject: Public Hearing on Sunriver Plan & Text Amendments PA-07-6/TA-07-6
PURPOSE
SilverStar Destinations has proposed plan amendment PA -07-6 and text amendment
TA -07-6 to revise Deschutes County Code (DCC) to create a Town Center district in the
Sunriver Urban Unincorporated Community. The Town Center would accommodate
mixed-use development including retail, commercial, overnight lodging, live/work and
multi -family residential uses.
PROPOSAL
Background and staff reports on the record to date, can be found at the County website
www.deschutes.orq/cdd under pending code amendments.
This proposal has evolved due to the complexity of creating a new set of regulations,
and due to ongoing negotiations between the applicant, the Sunriver Owners
Association (SROA) Board and County staff. The applicant has provided a packet of
information to explain the current amendments to their proposal (Attachment 1).
Ordinance 2008-013, which amends the Deschutes County Comprehensive Plan, DCC
Title 23 (Attachment 2) and Ordinance 2008-015, which amends the Deschutes County
Zoning Code, DCC Title 18 (Attachment 3), contain language agreed to by the applicant
and the County. The SROA has been involved, but the SROA Board has not yet voted
on this specific language. That vote is anticipated to take place before the hearing on
June 25.
Quality Services Performed with Pride
Staff Report # 5 PA -07-6 and TA -07-6
PUBLIC HEARING
Because the recent amendments provide substantially different code language from
what was reviewed by the Planning Commission, the Board of County Commissioners
has invited the Planning Commission to participate in the public hearing and to
individually provide their comments on the current proposal.
ANALYSIS
Staff has been looking at this proposal from two perspectives. First, the code needs to
be technically workable so that it can be implemented. After considerable negotiations,
staff is comfortable that the final language in Attachments 2 and 3 is technically
acceptable.
Second, the policy issues behind the code need to be transparent to the public and the
Board of County Commissioners. While the recent amendments have substantially
altered the details of the proposal, from a staff perspective the basic policy issues have
not changed. So, while each element of the proposal could be debated separately, staff
has been looking at the impacts of the entire proposal.
The proposed text would permit the redevelopment of the village mall area in Sunriver
with a mixed use town center, including a substantial amount of new residential,
substantial increases in height and an overall development pattern unlike any currently
found in the County. From a planning perspective, this type of development has been
successfully built in other locations. The question is whether this proposal is good public
policy for the Sunriver community.
PUBLIC COMMENTS
Hundreds of comments have been received on both sides of the policy question and
have been discussed in previous staff reports. Many people have expressed and
continue to express the view that a town center development will revive the village mall
and increase property values. Others have expressed and continue to express concerns
over whether this type of development is appropriate for Sunriver. Major issues of
concern include the proposed heights, density of development and traffic impacts.
Recently received public comments are attached (Attachment 4).
NEXT STEPS
If the proposed plan and text amendments are approved, before anything can be built,
the applicant would need to rezone specific property to fall under the Town Center
district. If a rezone is completed, the applicant would then need to submit a conceptual
site plan and individual site plans. Only when the conceptual and individual site plans
are approved could redevelopment proceed.
Attachments
1. Packet of information from SilverStar Destinations
2. Proposed Ordinance 2008-013
3. Proposed Ordinance 2008-015
4. Public input received between May 28, 2008 and June 17, 2008
6-25-08 Page 2
VILLAGE AT SUNRIVER
541.593.8704 1 57100 Beaver Drivel village@villageatsunriver.com
Memorandum
To: Terri Payne Hansen (Deschutes County Planning), SROA Board of Directors, Citizens for
Sunriver
Cc:
From: Mark Smuland •
Date: 6/17/08
Topic: Sunriver Town Center Text Amendment Changes
As noted during the 6/4/08 Deschutes County Commission hearing on the Sunriver Town Center District,
testimony at the 6/25/08 hearing will only be allowed on proposed changes to the text amendment
since the 1/10/08 planning commission approval of the text amendment. As such, we have prepared
this document to help focus everyone's attention on what has changed since that time and the reasons
for the proposed changes.
Please note that the code sections noted below were based upon the latest draft of text available at the
time. Minor refinements are currently being completed so it is possible that some code designations
may not match exactly.
BACKGROUND
Since the SROA land sale was narrowly defeated in mid-February 2008, SilverStar Destinations (SSD), the
Deschutes County Planning staff and the SROA have been working together to ensure that the details of
the proposed Sunriver Town Center text amendment will continue to meet the goals for which it was
originally drafted. There are a number of issues that have been addressed in this latest revision
including:
• Implications caused by the zoning of adjacent parcels that were originally envisioned to be
rezoned as Town Center.
• Impacts caused by the potential retention of the existing Beaver Drive in its current location.
• Inclusion of changes made by Deschutes County legal staff.
• Structuring the zone language to contemplate its potential application to other areas of the
county.
• Conforming the zone language to apply to what could be a smaller project site than was
envisioned in the original SROA and SSD approved language.
Since the details of county code can be confusing, we are providing the following summary to help
explain the reasoning for and results of the proposed changes.
CHAPTER 18.04 TITLE. PURPOSE AND DEFINITIONS
The following changes are proposed:
Sunriver Town Center Text Amendment 6/17/08
1. Townhome: Non -mixed-use residential development can take many forms: Single-family
residences, multi -family (attached and stacked residences) and townhomes (single-family
residences that share a common side wall). Each type of residence is very different and needs
to be treated differently in county code. "Townhome" was not defined in county code so a
definition is proposed to address this issue.
2. Below Grade Parking Garage: Below grade parking is excluded from Floor Area Ratio
calculations which are being proposed to control density. This definition is based upon the
current definition of how a "basement" is measured.
3. Hotel/motel unit: This definition was refined to allow hotel units that are owned by private
owners and have deed restrictions which is a current trend in the hotel industry. It also allows
hotel units to be "suites" of multiple rooms.
4. Live/work residence: This is an allowed use in the TC district but a definition did not exist.
5. Mixed -Use Structure: This definition did not exist prior to this application.
CHAPTER 18.108 URBAN UNINCORPORATED COMMUNITY ZONE-SUNRIVER
18.108.020 (B) Solar Setbacks
Minor changes were requested by county legal counsel. All land outside the TC district and residential
lands that may be surrounded by the TC district (Abbott House) are still protected by this section of
code.
18.108.055 Town Center — TC District
(A) Uses Permitted Outright
Additional uses were added at the request of county counsel. Senior Housing was added at the
request of the community.
(D) Form of Ownership/List of Uses
Changes were requested by county counsel.
(E) Use Limits
Refinements have been made at the request of county counsel, the SROA and SSD. The primary goal
is to ensure that ground floor uses that face public gathering places are activated with commercial
uses while areas that do not face these areas can be used for residential purposes to ensure project
viability. Uses that were allowed include: Recreational (fitnesscenter, etc.),
Community/Governmental (Post Office, etc.) and Hotels (lobbies, etc., not hotel rooms). Residential
units and hotel rooms are allowed to face private plazas such as private pool decks.
(F) Building Height Regulations
No distinction was previously made in the proposed text between townhomes (single-family
attached residences) and multi -family (stacked residences). These were previously, and incorrectly,
lumped together into one group with a 45' height limit. These have now been separated into two
categories: Townhomes with a lower 40' height limit and multi -family residences with a slightly
higher height of 50'.
Sunriver Town Center Text Amendment 6/17/08
(G)Lot Requirements
Changes were made at the request of Deschutes County counsel.
(H) District Setback
When the TC District text was originally crafted, it was anticipated that all land within the area
bordered by Abbott Drive, the original Beaver Drive right of way and the Fremont Crossing
Townhomes to the north would become the Town Center (TC) District. Since the SROA land sale did
not pass in February, we had to ensure that any or all lands in this area could be rezoned as Town
Center and that others might not. These lands that could become rezoned as Town Center are now
bordered by a variety of differently zoned lands including Commercial, Single Family Residential,
Multi -Family and Community General. All of these adjacent land zones needs to be addressed by
the appropriate setbacks. In the future, some lands could be rezoned as "open space" (Community
Limited). While lands in this area are not currently zoned Community Limited, this adjacency may
also apply so it was addressed accordingly. The revised setbacks were written to recreate the
original of the original setbacks on this smaller, but more complex site.
(I) Residential Density
A Floor area ratio (FAR) of 1.0 is being requested in lieu of the originally proposed definition of 22
units of residential density per acre. The ratio is defined as all developed area divided by the area of
the site. The FAR includes all above grade uses including residential, commercial and parking
structures. Since residential units can vary dramatically in size, FAR more completely regulates the
mass of density while allowing flexibility to the developer to develop the size and number of
residential units that the market desires without dramatically changing the overall area that the
developer can sell. As part of this change, previously complex language that assigned .5 density
units to hotel rooms and lock -off units is no longer required.
(K) Conceptual Site Plan
Most changes in this section were made at the request of Deschutes County counsel to make the
text more manageable. The intent of the original code is still intact. Additional text was added to
the requirements for a TIA that will cover all allowed uses that are eventually proposed on a
Conceptual Site Plan. Additional text was added to clarify the process on how to determine whether
a modification to a Conceptual Site Plan is a modification or whether it would require the
submission of a new site plan.
(L) Application and Approval Process
Most changes in this section were made at the request of Deschutes County counsel to make the
text more manageable. The intent of the original code is still intact. Additional text was added to
clarify how bulk FAR based density will be analyzed in a transportation impact study (TIA). A cap of
trips will be made at the time of a CSP submission. At the time of a site plan application that shows
what type and amount of commercial space and residential units will be built, the developer will
need to ensure that the limits of the original TIA are not exceeded.
One element that did change was how "landscaping" would be treated in the TC District. Deschutes
County typically manages the more rural, unincorporated areas of the county that are subject to
smaller scale development than the Sunriver commercial core. As such, the County's definition of
landscaping is primarily directed to be areas that are 'maintained by a lawnmower'. In the case of
the Sunriver Town Center zone, the community is looking for a community gathering place. As such,
Sunriver Town Center Text Amendment 6/17/08
the public areas at the center of this zone are envisioned to be a combination of plantings, plazas
and amenities to support community activities. These plaza areas that combine plantings,
hardscape and amenities are proposed to count towards the 15% county landscape requirement.
Only land included in a Conceptual Site Plan application (owned by or agreed to by an adjacent land
owner can be included in this calculation) can apply to the landscaping requirement.
Platting within the TC District will be unique as land outside of individual buildings will be deeded to
a Master Association. Thus, landscaping will be addressed over the range of all lots and not on a lot
by lot basis. Language was added, at the request of County staff, to discuss how district -wide
requirements are to be met as development progresses. In addition, each site plan will need to
meet these requirements. These requirements can be met with a combination of new development
and existing conditions within the land covered by a Conceptual Site Plan.
CHAPTER 18.116 SUPPLEMENTARY PROVISIONS
18.116.036 Special Parking Provisions for the Sunriver Town Center (TC) District
A new section for parking requirements in the TC District was created at the request of Deschutes
County staff.
(A) Required Motor Vehicle Parking
As noted in the building height section above, townhomes and multi -family residences should be
treated differently. In the original text, multi -family residences were envisioned as townhomes or
"walk-up" stacked residences in buildings that would not have common interior corridors, elevator
service and structured parking. Multi -family buildings with condominium residences that had these
common features were described as mixed-use buildings.
However, there are opportunities for multi -family buildings that have common features to be
located away from the commercial core. These residences will function like the mixed-use
residences with the only difference being that the buildings will not have commercial space on the
first floor and thus are not technically "mixed-use". Thus, we are proposing the same parking
standards for this building type as the mixed-use building type. One example would be Senior
Housing where stairs are not desirable but common features such as a lounge and elevator service
are.
Stacked multi -family residences without these common features are far less expensive to build than
their counterparts. Thus, these residences are often larger than residences with common features
since they can be sold to families or those that anticipate more guests. Hence, these residences
have the higher parking standards as noted in the parking table.
Multi -family residences without common features are always wood framed which typically limits
their development to buildings of (8) residential units or less. As we have all seen over the past few
months, it is often difficult to describe a seemingly simple topic such as this in a manner that works
in a zoning code. Hence, we have used the limit on the number of residences in a particular building
as the determining factor in delineating parking requirements for these two residential building
types.
Other Changes in Section 18.116.036
Sunriver Town Center Text Amendment 6/17/08
The remaining changes in this section are either clerical or seek to clarify details of bicycle parking
and Transportation Demand Management policies. The details of an actual plan will be submitted
with future development applications.
CHAPTER 18.124 SITE PLAN REVIEW
18.124.070 (A)(3) Required Minimum Standards, Shared Areas
In order to more closely comply with current Deschutes County code, SSD has voluntarily added the
requirement of a minimum of (100) sf of outdoor recreation space per multi -family residence. As
previously noted above, platting within the TC District will be unique as land outside of individual
buildings will be master planned to serve the entire community and deeded to a Master Association.
Thus, shared areas will be reviewed over the range of all lots in the district and not on a lot by lot basis.
At the request of the county, a recreation area for children must be included in the district.
COUNTY COMPREHENSIVE PLAN, CHAPTER 23.40.025 URBAN UNINCORPORATED COMMUNITY-
SUNRIVER
These are changes intended to clarify where the Sunriver Town Center zone can be applied. These
changes were made at the request of the Sunriver Owners Association.
VILLAGE AT SUNRIVER
541.593.87041 57100 Beaver Drivel village@villageatsunriver.com
Memorandum
To: Terri Hansen Payne, Will Groves, Peter Russell (Deschutes County Planning)
Cc: Catherine Morrow, Laurie Craghead, Liz Fancher
From: Mark Smuland
Date: 5/20/08
Topic: Sunriver Town Center, Floor Area Ratio Request
1. INTRODUCTION
Over the past 18 months, SilverStar Destinations, the Sunriver Owner's Association and Deschutes
County have worked together to create the language for the Sunriver Town Center District zone within
the Deschutes County Code. The code is envisioned to ultimately be applied to the Sunriver commercial
core to allow its redevelopment into a mixed-use Town Center that will serve as the commercial and
social center of the Sunriver Community and south Deschutes County.
In creating the new code, all parties have worked together to make the code as simple as possible by
using as many of the concepts currently used in the Deschutes County Code as possible. As such, the
code was originally written to regulate residential density by the method currently used in Deschutes
County, which is by the number of residential density units per acre. Since most of the areas governed
by the Deschutes County Code are more rural, low density and of a single use, this measuring system
has typically worked fine. The Sunriver Town Center District is the first area in Deschutes County that is
envisioned to fully address the complex conditions of a higher density, mixed-use development.
In the past few weeks, the risks and limitations of regulating residential density by a fixed number of
residential density units (22 units per acre) has fully been realized by the various parties, and identified
as a significant risk to the ultimate viability of the redevelopment. The fundamental flaw of the current
density measuring system is that it does not account for the variable size of a residence. Residential
density is limited, and the code views a 500 square foot studio as equivalent to a 2,500 sq ft, 4 -bedroom
residence.
A mixed-use Town Center requires the successful sale of residential units to be viable. This is required
for both financial reasons, as well as to create a higher base of on-site residents to drive the commercial
businesses that bring life to the Village. Successfully selling the residential component means
developing residential product that is accepted by and responsive to the demands of residential buyers
over a multi-year period. As such, it is imperative that the code that governs this type of project has a
degree of flexibility for the developer in choosing what to develop, while giving the community certain
assurances as to how much will be developed, and that any impacts will be properly addressed. In many
areas of the country, the concept that has been created to accomplish this balance of flexibility and
assurances is a Floor Area Ratio (FAR).
2. WHAT IS A FLOOR AREA RATIO (FAR)?
Quite simply, a FAR is a density measuring system that regulates the total square footage of
development on a site, no matter what the use. All above -grade uses, including commercial and
residential uses, are combined and divided by the square footage of the project site. For example, a
40,000 square feet site with a FAR of 1.0 would allow an above -ground gross development area of
1
Sunriver Town Center FAR 5/20/08
40,000 square feet. This developable area could include 40,000 square feet of space on 1 floor covering
all of the site, or it could include a two-story building of 20,000 square feet per floor. See attached
Exhibit A (Floor Area Ratio Defined) for a graphic representation. See Exhibit B for the proposed text for
the Deschutes County Code.
3. WHY IS FAR APPROPRIATE FOR THE SUNRIVER TOWN CENTER ZONING?
There are many reasons why the use of a Floor Area Ratio is appropriate for the Sunriver Town Center
including the following:
a. Simplicity: All development uses and their corresponding areas are accounted for in one control
mechanism. In the case of the specific code that has been proposed, it will eliminate the need
for partial units of density for hotel rooms and lock -off units which are more difficult for the
county to administer.
b. Comprehensive: An FAR, unlike a fixed number of residences per acre, gives an absolute cap on
the number of square feet of development that can be built on a site. This will give a more
accurate measure of the overall impacts including lot coverage and the mass of a development.
c. Product Flexibility: An FAR allows the developer to respond to changes in consumer
preferences over time to ensure the ability to meet buyer preferences while not negatively
impacting the feasibility of the project. An analogy would be that the size of the pie remains the
same. The pie can just be cut into more (or less) pieces as is needed.
d. Site Flexibility: Since the amount of developable area under an FAR is proportionally related to
the size of the site, additional land can be added to the Sunriver Town Center District in the
future and the allowed amount of density would increase proportionally.
e. Proven Concept: The FAR concept has been adopted by many planning departments
throughout the country and has a long track record of successful use.
f. Accuracy: As is stated in the code for the city of Breckenridge, CO: "the town has determined
that the impacts of a development are more closely related to the total square footage of the
project than the number of units". This will be the case in Sunriver as well.
g Complementary: The FAR can easily be combined with other development control tools such as
height limits, parking ratios, private design guidelines and private development agreements to
create customized solutions for any specific project.
4. WHY SHOULD AN FAR OF 1.0 BE SUPPORTED FOR SUNRIVER?
a. Lower Than Other Comparable Communities: FARs have been calculated or pulled from the
codes of other comparable communities and the 1.0 ratio recommended for Sunriver is equal to
or lower than these communities including the following:
• Village at Mammoth: 1.24 FAR
• River Run at Keystone: 1.09 FAR
• Village at Squaw Valley: 1.11 FAR
• Cohasset, MA: 1.3 FAR
• Fairview, OR: 1.0 FAR
• Snowmass, CO: 1.0 FAR
b. Allows Diversity of Product Types: Many desired residential product types such as Senior and
or Affordable Housing do not require large size residential units. If a developer is capped by a
2
Sunriver Town Center FAR 5/20/08
fixed number of residential units, there is a disincentive to provide smaller residences as they
will consume precious density and negatively impact a project's feasibility. FARs allow a
developer to provide diversity within their project to meet the needs of the community.
c. Overall Occupants Do Not Increase As A Residential Product Mix Changes: Exhibit D
(Maximum Occupant Load for 17 acre site at FAR of 1.0) shows how the total number of
"pillows" (occupant sleeping capacity) would change under four different residential mix
scenarios. The analysis is based upon an assumed 480,000 net sellable square feet (ssf) of
residential space that would be available under a FAR of 1.0 on a 17 acre site. See Option #1 on
Exhibit C (FAR 1.0 vs 22 Residences per Acre Density Analysis) to see how this number was
generated. It is also assumed that 2 people can occupy each bedroom, living room (sofa bed)
and loft.
In each residential product mix (average residence sizes of approximately 1,500, 1,250, 1,000
and 850 ssf), the maximum number of occupants varies by only 5% under all scenarios. What is
enlightening to understand is that the lowest maximum number of occupants is actually
generated by the mix with the highest number of residential units. Thus, the flexibility of
residential unit sizes and counts allowed under FAR will NOT affect the number of occupants in
the Town Center and a residential cap is not required.
Overall Buildable Density Does Not Increase Under FAR: Exhibit C (FAR 1.0 vs 22
Residents/Acre Density Analysis) shows how the amount of residential area (ssf) can vary under
a fixed residential unit cap if residence size and the overall project site size varies. In this
analysis, 3 potential site sizes are analyzed, 17 acres (currently owned by SilverStar), 21 acres
and 26.5 acres (maximum size of the district as described in the proposed Deschutes County
Comprehensive Plan Amendment). Under each site size, the total amount of residential area
(ssf) generated from 3 average residence sizes (1,500, 1,285 and 1,000 ssf) at 22 residences per
acre is compared to what is allowed under an FAR density control system.
Under each site scenario, an average residential unit size of approximately 1,290 ssf at 22
residential units per acre generates the equivalent residential density as an FAR. While the
1,290 average residence size is feasible, it is not in the best interest of any project stakeholder if
the market ultimately wants smaller residences. A density cap of 22 density units/acre that
creates an incentive for a developer to build larger residences will ultimately hurt the project. In
light of the fact that residence size does not generate more occupants and impacts on the
community as shown in item "c" above, the FAR is the proper density control mechanism for the
proposed Sunriver Town Center zone.
5. SUNRIVER RESIDENT CONCERNS/COMPLEMENTARY CONTROL MECHANISMS
Over the course of this text amendment process, SilverStar Destinations, SROA and/or Deschutes County
have held numerous community meetings, listened to public testimony and reached out to Sunriver
owners and others to gauge acceptance the zone language and redevelopment proposal, and to respond
to their issues and concern. Many of the more common concerns expressed are either addressed
directly by the proposed FAR text or will be addressed by complementary control mechanisms that are
alreadyin the proposed code language or will be addressed by a private development agreement.
These concerns and their control mechanisms are as follows:
a. Height Restriction: This is already addressed in the proposed code language.
3
Sunriver Town Center FAR 5/20/08
b. Parking: This is already addressed in the proposed code language.
c. Site Coverage: This is already addressed in the proposed code language.
d. Design Details: These will be addressed in future entitlement applications that are required in
the current code language.
e. Residential Mix: While the proposed FAR text provides flexibility, the exact mix is best left up to
market forces and not be dictated by private individuals or entities.
f. Amount of Commercial Space: A minimum amount of new commercial space (85,000 sf) is
required in a private agreement between the SROA and SilverStar. Minimum commercial space
is also tied to development of residential units in the proposed code language.
Design Quality: The Town Center will be subject to the current Sunriver design guidelines.
Specific Town Center guidelines have already been proposed by SilverStar Destinations.
Traffic Control and Emergency Egress: These are already addressed in our Transportation
Impact Analysis and a more localized transportation analysis will be required during the
Conceptual Site Plan process as outlined in the current code text.
i. Amenity Usage: In order to sell Town Center residences, a private amenity package is planned
within the Town Center. Exact details of market based initiatives such as this are best left to
private agreements. In addition, the SROA currently has the lowest HOA dues of any resort
community in the region. An amenity study is currently being undertaken by the SROA to
analyze community needs and to plan for expanded facilities in the future.
g.
6. CONCLUSIONS AND REQUESTED ACTION
Mixed-use town centers and extremely complex projects and, according to Dave Leland of Leland
Consulting Group, approximately 60% of these projects either fail or under -perform financially. Thus,
while the Sunriver Town Center has the opportunity to provide a wide array of financial and community
benefits to Deschutes County and Sunriver, it is imperative that we create code language that gives a
subsequent project the highest likelihood of success.
The commercial spaces, parking and amenities that make up a Town Center are extremely expensive
and they can only be paid for through the sale of residential units. The residential units also provide the
additional people in the Town Center that feed the commercial tenants, provide the sense of vitality
that makes a Town Center a place to gather, and turn the Sunriver commercial core into positive,
successful place to do business.
in order for the Sunriver Town Center to be successful, SilverStar Destinations or any developer must be
able to deliver what the market wants — including commercial, retail, residential and community
offerings. To that end, we hereby submit the attached alternate code text to establish a floor area ratio
of 1.0 to control density in the proposed Sunriver Town Center District in lieu of the current proposal of
22 residential density units per acre.
On 5/20/08, the attached text changes were unanimously approved by the Sunriver Owners Association
Board of Directors. We hereby urge the Deschutes County Planning and Legal staffs to thoroughly
review the attached text and make a similar recommendation. We look forward to reviewing this
request with you over the next couple of weeks and again at our hearing with the Deschutes County
Commission on 6/4/08.
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INet Sellable Residential Area 479,436
Gross Residential Area 599,295
Reduce for Res. Efficiency 80%
Gross Developable Area 740,520
less Ground Floor Parking (56,225)
less Commercial Program (85,000)
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OPTION 1: Site Area (Acres) 17 BELOW FAR DENSITY EQUAL TO FAR DENSITY EXCEEDS FAR DENSITY
Net Sellable Res'I Area 374,000
VARIANCE FROM FAR 105,436
Max. Residential Units 374
Avg. Residence Size 1,000
122, UNITS /ACRE -1,000 SF/UNIT
Net Sellable Res'I Area 479,094
VARIANCE FROM FAR 342
Max. Residential Units 374
Avg. Residence Size 1,281
122 UNITS /ACRE - 1,281 SF/UNIT
Net Sellable Res'I Area 561,000
VARIANCE FROM FAR (81,564)
Max. Residential Units 374
Avg. Residence Size 1,500
22- UNITS /ACRE -i 1,500 SF/UNIT
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