(Map | Courtesy of NAI Cascade Commercial Real Estate Services)
BPRD Buys Site for $3.9 Million in Fast-Growing Southeast Area — Long-Time Owners Say Will Be “Fitting Legacy” for Founders
A chunk of mostly rural farmland spanning 453 acres, bordering the soon-to-be booming Southeast area, will be preserved for public use after Bend Parks and Recreation District (BPRD) acquired the property in a $3.9 million deal.
The Park Board recently approved the purchase from a group of local families and their descendants, Rose & Associates, who had owned the tract since 1962 and who hailed the anticipated future use as a regional park as a “fitting legacy” honoring the original founders’ commitment to their community.
The two tax lots involved in the transaction, including 91 acres of water rights provided by Arnold Irrigation District, are bounded by Rickard Rd. to the North, Arnold Market Rd. to the East, Back Alley to the South and Bobcat Rd. to the West (see map).
Located just east of the “SE Elbow” — Bend’s master planned development encompassing 479 acres of projected commercial and residential construction — the majority of the site has an Exclusive Farm Use (EFU) designation, along with 92 acres zoned Surface Mining (SM).
A public park is a permitted use in EFU, while the SM portion would require a rezone for the intended purpose.
BPRD took the opportunity to save the land with an eye to the future for community enjoyment after it was put up for sale, as the southern part of town is set to see something of a population explosion thanks to major development plans in the works.
In April 2021, Bend City Council adopted an ordinance approving the Southeast Area Plan with a goal “to encourage the development of a complete community” (a place where people can live, work, shop, and play).
“The Elbow” represents the largest total Urban Growth Boundary (UGB) expansion area encompassing 479 acres, of which roughly half will be used for employment land.
Over 2,274 jobs are expected to be supported there, and with Bend’s bourgeoning hi-tech development sector it is expected that clean industrial/flex space incorporating light manufacturing and office uses will become more prevalent.
Of the 122 acres of residential development land, the City is proposing a mix of 36% single-family detached housing, 17% single-family attached district and 47% multi-family.
Another engine of growth will come in the shape of the Stevens Ranch Master Plan, demonstrating how future development would be capable of meeting the requirements of House Bill (HB) 3318, passed by the Oregon Legislature in 2021.
The statute provides an opportunity for the City to fast-track the planning process for the Stevens Road Tract to help meet Bend’s critical need for more affordable and middle-income housing.
In that master plan, approximately 237 acres has been set aside for housing, with the capacity for 1,565 units. Around 138 acres of land earmarked for employment includes 92.73 acres of industrial development, 50 acres for a large-lot industrial site and some 46 acres of commercial land with scope for an additional 145 housing units. Forty-four acres has been allocated for open spaces.
Considering this activity, BRPD has been on the lookout for opportunities to cater to areas of anticipated population growth, with one of its stated goals to have a public park facility accessible within one mile of every household door in the city.
Once developed, the future SE regional park will be larger than other sizeable projects in the district system, such as the 159-acre Pine Nursery community park in northeast Bend, which includes a sports complex for field sports, or the newer 184-acre Riley Ranch Nature Reserve on the northwest edge of town.
“Generally, BPRD’s interest in the property is part of the organizations’ planning for long-term growth,” said Julie Brown, BPRD communication and community relations manager. “With the goal of finding land suitable for future park development, the district entered into a purchase and sale agreement for the two parcels located less than a half mile from the UGB, directly south of the Knott Landfill. The agreed upon purchase price for the property was $3.9 million, plus associated legal, closing, and due diligence costs.
“The district has no immediate plans or funding identified for development of the site but will be pursuing a zone change for future park-related use. A portion of the property is currently cultivated for hay and this use will remain in place for the foreseeable future.”
The resolution authorizing the acquisition of the Rose and Associates property was approved at the Park Board meeting June 20, and the transaction closed July 5 this year.
A pillar of BPRD’s strategic plan is to strike a balance between caring for existing infrastructure and new development to ensure the district is maintaining its adopted level of service targets.
The planning and development department plans, designs, and constructs BPRD parks, trails, and recreation facilities for Bend’s growing community, guided by a Capital Improvement Plan (CIP) amended each year during the annual budgeting process.
The CIP is a planning tool that guides the implementation of the district’s Comprehensive Plan, focused on the acquisition and development of parks and recreation facilities during the succeeding five-year period.
At the June 20 board meeting, staff provided some background context, emphasizing planning for long-term growth and the accompanying park and recreation needs as being critical to the future livability of Bend.
The district projects the need for additional land for both active (e.g., athletic fields, sports courts, play areas, etc.) and passive recreation (e.g., trails and natural areas) as the community grows.
Part of the staff recommendation for approval of the Rose and Associates property purchase stated: “It is imperative that the district plans for the future now and acquires property ahead of population growth.”
Finding suitable undeveloped land that is large enough to accommodate active and passive recreation is limited and prohibitively expensive within the current Urban Growth Boundary, and much of the land within the UGB is already identified for residential development to address pressing housing needs.
Land outside of the UGB can generally be used for parks, and offers more latitude for larger, undeveloped parcels, within close proximity to the city boundary, at more affordable prices. Big Sky Park, most of Shevlin Park, and Riley Ranch Nature Reserve are all located outside of the current UGB.
Pine Nursery Park was outside the UGB until it was brought in as part of the boundary expansion in 2016. Urban development is continuing to expand around all of these parks.
With the goal of finding similar land suitable for future park development, the district entered into a purchase and sale agreement (PSA) for the 453 acres off Rickard Road and over several months completed due diligence, including appraisal and a phase 1 environmental site assessment.
The 92 acres of SM land was previously mined for sand and gravel, but such operations ceased more than a decade ago. As that zoning only allows uses in a fairly narrow range related to mining, it will need to be rezoned to allow for park development.
The remaining EFU zoned portion of the property has been used for agriculture purposes. EFU zoning allows for park and recreation uses with a conditional use permit and master plan.
As far as budgetary impact, the 2024-2028 Capital Improvement Plan allocated $4.25 million in property tax funding for the acquisition of regional/community park land.
The agreed upon purchase price for the property was $3.9 million, plus associated legal, closing, and due diligence costs. The district will proceed with the zone change application, requiring additional funds. There is sufficient funding remaining in the CIP following the acquisition to cover proceeding with the zone change application costs.
Listing broker Walt Ramage, a partner with Bend-based NAI Cascade Commercial Real Estate Services and multiple Commercial Transaction of the Year recipient, said: “It was an absolute honor to represent Rose and Associates on the disposition of their property that has been held for more than half a century. “For us to have sold it to Bend Park and Recreation District makes it an ideal legacy, especially as the families involved in the ownership have made such an impact in the Bend community over the years. They are excited about passing the property on to such great stewards of the land.”
The original Rose and Associates partners purchased the property in 1962. The first five members were: Dr. H.M. Kemple, Dr. Richard Ettinger, Dr. Edward Straka, Walt Kittredge, and Bud Rose, all respected members of the community. In 1965, Dr. Neal Goldsmith Joined the partnership and in 1980, Phil Weigand came on board.
As with his fellow partners, Dr. Kemple was a beloved figure in Bend, who devoted his career and retirement years working toward a better community. In 1998, he founded the Kemple Children’s Clinic, a free dental clinic for children of low-income families, and he was one of the founders of Volunteers in Medicine Clinic of the Cascades. Dr. Ettinger was also a lifelong Central Oregon resident. He joined Bend Memorial Clinic as its seventh physician and was Chief of Medicine at St. Charles Hospital for most of his career. Dr. Straka was a prominent dentist and among his many community contributions was proud of the work he did as a dental examiner for graduating dental students. Bud Rose was an esteemed pharmacist known throughout Oregon; Dr Neal Goldsmith was a long-time Bend Surgeon, and local farmer and rancher Phil Weigand owned Weigand Ranches.
“We are very happy with this transition — the legacy of our families and their love of community will live on,” Family descendant Kristina Rose said. “This is the perfect buyer for the property and all second-generation partners are happy with the outcome, which will serve to benefit the growing Southeast area.
“The founding partners were very dedicated occupants who wanted a place for families to enjoy a healthy lifestyle. “We feel good about who acquired the land — BPRD is known for having the community’s best interests at heart with programs for all members of the population.
“The sale of the Rose and Associates property to Bend Parks and Recreation District is a wonderful way to honor the legacy of the founding partners for their service and dedication to the community. Mrs. Josephine Weigand and Mrs. Marcia Rose are the two surviving original partners.”
Ramage’s colleague at NAI Cascade, Jeff Reed, referred the buyer in the transaction.
