1.   Proposal: Implementation ordinances and schedules for adoption of various plans, standards, analyses, and codes must be a policy

Rationale:  Supporting documents and implementation ordinances must be included in a Comprehensive Plan.  See Goal 2, Land Use Planning, Part I - Planning: ... The plans, supporting documents and implementation ordinances shall be filed in a public office or other place easily accessible to the public.

Suggested Language: Page 11,  Policies - 8. [Recommendation - 4.] The City [should] shall [develop and implement a strategy] by the end of Fiscal Year 2002 [for enforcement of the provisions of the] adopt the Zoning Ordinances, applicable development standards  [hearing body approvals] and other appropriate Florence City Codes.

2.   Proposal: Development of methodology re: exceeding capacity of infrastructure must be Policy

Rationale: The City is currently having difficulty providing sufficient water for current
residents, and the supplemental supply from Heceta Water District is scheduled to be
reduced below historic levels in summer 2002.  The Stormwater Management Plan does
not address the area north of Munsel Lake Road, which is currently proposed for
annexation.

Suggested Language: Page 12, Policies - 9. [Recommendation - 8.] By the end of year 2002, the City [should] shall develop a method for determining what measures should be taken, together with a schedule for action, to prevent reaching maximum capacity levels of sewer, water and stormwater services in advance of scheduled phasing.

Residential
Pages 13-17

1. Proposal:  Creation of Four Neighborhood Nodes

Rationale:  By promoting mixed-use neighborhoods throughout the city, we can begin to cut down on the daily traffic on Highway 101 as well as promote more community interaction and busier(safer) neighborhoods.  A Mixed-use neighborhood will give a measure of independence to the elderly and the young who are unable to drive by allowing businesses to be located within walking or bike riding distance from their homes. See Document 2-5, 2-6.

Suggested Language: Page 15, Policies - 12.  The city shall adopt appropriate implementing ordinances to establish at least four Neighborhood Node Mixed-Use Zones.

Suggested Language: Page 15, Policies  - 13.  Implementation of the Neighborhood Nodes at the Heceta Beach Junction/101 and the Heceta Beach/Rhododendron junction shall not occur until 80% of vacant residential lands within the city limits have been developed.

Suggested Language: Page 15, Policies - 14.  The City shall adopt and implement the Neighborhood Node Mixed-Use District Zone - See Document 2-5.

2. Proposal: Preparation of  Residential Land Use Analysis prior to expansion of UGB

Rationale: The most recent analysis available, 1997, is outdated and, according to the

Background, not an adequate basis for expansion of the Urban Growth Boundary.  The
City intends to prepare a current Residential Land Use Analysis immediately following
adoption of the 2020 Comprehensive Plan and may propose post-acknowledgment Plan
amendments.  Expansion of the Urban Growth Boundary before this inventory is
completed is an inefficient use of taxpayer funds, and does not comply with the State
Land Use Goals.

Suggested Language: Page 15, Policies - 15.  The City shall prepare an updated Residential Land Use Analysis prior to proposing expansion of the existing Urban Growth Boundary.

Background
Pages 15-18

1.   Proposal: Add Neighborhood Node concept to Background

Rationale: New background language should be added to maintain consistency with Plan Policies and Recommendations.  See Document 2-3.

Suggested Language: Page 17, Background: [Heceta Beach Neighborhood Cluster ... ...]. Replace with new text:  Neighborhood Nodes, Mixed-Use.   The concept of neighborhood nodes will give direction to plans for future growth of Florence.  Lands [surrounding the junctions of Heceta Beach Road and Highway 101 are designated the Heceta Beach Neighborhood Cluster ... Residential lands designated on the Comprehensive Plan Map within the Heceta Beach Neighborhood Cluster] delineated below are to be designated as Neighborhood Nodes, Mixed-Use, These nodes  will better serve Florence residents by positioning the mixed-use activity away from Highway 101.  This will allow a higher level of livability for residents, while discouraging further northward sprawl of commercial development along the highway.  Mixed-use neighborhood nodes as designated on the Comprehensive Plan Map will be available for the development of small businesses and services with a mix of housing units at densities not exceeding 6000 square feet per unit.  Housing developments may include a mix of duplexes, triplexes, townhouses and multi-family units, as well as single family units, with a mix of owned and rented units.  Also permitted are residential units above commercial uses.  The location of the various types of housing units should be planned around the capability of the land in a manner which allows natural features such as significant wetlands to become an open space feature within the housing complexes.  Access shall be to streets other than Highway 101, and shall be designed to utilize the parallel local collector streets, Oak Street on the west, and Spruce Street on the east.  Sidewalks and bike paths on both sides of the streets will be constructed at the same time the street is constructed.  The commercial uses (existing and proposed) shall not exceed 30% of the total Neighborhood Node area.  Neighborhood Associations may further direct development standards in each neighborhood, but must comply with City requirements.  The Heceta Beach Road intersection with Highway 101 will be signalized when warrants are met, and shall be designed with curb extensions to allow safe pedestrian crossing on all legs of the intersection.  Prior to signalization, request for improvements for pedestrian and bicycle crossing shall be submitted to ODOT.

Neighborhoods will typically have a smaller mixed-use commercial core area.  The Neighborhood Node areas are defined as:

Heceta East Neighborhood - Neighborhood Commercial area generally centered on proposed northward extension of Spruce Street between Munsel Lake Road and south of proposed eastward extension of Heceta Beach Road.
Heceta West Neighborhood - Neighborhood Commercial area generally centered on proposed northward extension of Oak Street between proposed westward extension of Munsel Lake Road and existing Heceta Beach Road.
Rhododendron Neighborhood - Neighborhood  Commercial area generally centered on intersection of Rhododendron Drive and 35th Street.
Beach Area Neighborhood - Neighborhood Commercial generally centered on intersection of Heceta Beach Road and Rhododendron.

Neighborhood Node Map

Commercial
Pages 18-24

1.   Proposal:  Develop incentive program(s) for redevelopment of older commercial areas within the city limits

Rationale:  The success of the Downtown Plan will be partially determined by the City’s ability to persuade developers to redevelop some of the older commercial buildings within the city.  Vacant parcels several miles north of the city center will continue to be the primary attraction to developers unless incentives are given to encourage development closer to the downtown core.

Suggested Language: Page 19, Policies - 5. The City shall [consider] develop and implement landowner and merchant incentive[s] programs for revitalizing older commercial areas within city limits, employing adaptive reuse techniques, and reintroducing stores and services where supporting infrastructure, compatible uses, and vehicular and pedestrian access exists.

2.   Proposal:  Complete a market analysis of the need for more big-box commercial stores in Florence

Rationale:  Now that a new 127,000-square-foot Fred Meyer store and adjacent retail complex has been built in Florence, the city needs to complete a detailed market analysis to determine the need for more big-box retail.  A careful analysis is crucial to maintaining economic stability and preventing degradation of existing businesses. CFF has prepared an analysis of Commercial Land Use. See Document 2-2.

Suggested Language: Page 20, Policy - 12. Until the city has completed a detailed market
analysis to determine the need for, and the potential negative impacts of, another large retail facility on the community, existing retail businesses and the Florence Downtown Plan, no new large-footprint development in the North Commercial Node shall be approved.

3.   Proposal:  Protect existing residential areas from encroachment of land uses with characteristics that are distinctly incompatible with a residential environment

Rationale:  The  ‘17 acres’ being proposed for Big-Box Commercial within the North Commercial Node will have a number of very negative effects that could significantly reduce property values for the existing residential development (Florentine Estates) that lies to the east of this parcel.  These negative effects include stormwater runoff (causing flooding), noise, bright lights, and wind due to the removal of protective dune buffer area adjacent to Hwy 101, trees and vegetation.  See Document 2-3, Topographical Illustration of 17 acre parcel. A more compatible zoning for this property would be mixed-use. See Document 2-4, Medium Density Mixed-Use Commercial District.

Suggested Language:   Page 21, Policies - 14.  The City shall adopt the Mixed-Use     Overlay/PUD Zone for the large parcel on the southeast corner of the intersection of Hwy 101 and Munsel Lake.

Suggested Language: Page 23, North Commercial Node - Paragraph 1 - A new area within
city limits has also been designated Commercial on the Land Use Map.  The North
Commercial Node (NCN) has been established to address recent interest in regional
commercial development where opportunities exist for large single parcels of consolidation of vacant parcels.  Although available parcels in existing commercial districts are less conducive for such large retail developments due to parcel size, multiple ownerships, and existing viable developments, as is evidenced by the consolidation of lots to accommodate Fred Meyer, that it is possible.

Suggested Language: Page 23, North Commercial Node - Paragraph 2 - Large retail and
service commercial uses are appropriate for lands designated NCN, as are professional
offices and motels.  Residential use of lands designated NCN should be discouraged
except in conjunction with commercial uses and as a part of the Mixed-Use         Overlay/PUD Zone described in more detail under Specific Plans in this section. Highway commercial uses are typically more auto-oriented due to their proximity to Highway 101.  Existing and proposed heavy commercial uses not dependent on Highway 101 frontage should be encouraged to utilize land designated Industrial rather than occupying lands designated NCN.

4.   Proposal: Don’t add to existing commercial land inventory

Rationale: There is no need for more commercial land through this planning period.  See Document 2-4, CFF Commercial Land Use Analysis.

Suggested Language: Delete references in Plan which create additional commercial land during this planning period.

Industrial - Service Industrial
Pages 27-28

1.   Proposal:  Prevent further northward commercial sprawl along Highway 101

Rationale:  Citizens for Florence is strongly opposed to this proposed zone change because:

A.  This proposal is intended to provide a place for the relocation of large-lot industrial/commercial uses associated with the building industry that are currently in the city limits.  This idea was to encourage these businesses to move from their present location so that the properties could then be used of more conventional commercial infill and redevelopment.  There are five businesses that the city would hope for relocation; a concrete batch plant, two building supply stores and an excavation company.  Together, their total acreage now occupies about 9 acres.  The amount of land being proposed for the SI Zone is approximately 40 acres.  There has been no evidence presented during public meetings or hearings that any of the businesses are now, or have ever been interested in moving from their present location.  The city has no ordinances planned for offering incentive for their relocation.

B. The city is ignoring the 40 acres of Limited Industrial land that is owned by the Port of Siuslaw, which is located adjacent to the County Transfer and Recycling Station and adjacent to the Kingwood Industrial Park.  This is an ideal location for the concrete batch plant.  It is highly unlikely that the two building supply stores would move within the next 10-20 years.  Even so, there are still expansion possibilities with lot consolidations within the existing city limits.  Two consolidated parcels fronting Highway 101 would result in 8.41 acres and 12.41 acres. See Document 2-5.

C.  Although semi-veiled, the uses being proposed for this zone are for the most part
commercial.  In fact, some allowed uses could be considered big-box commercial.  There      is nothing to prevent a business such as a Home Depot, which sells “sand, gravel, aggregate, building materials,” etc.  from locating in this zone.  The size and nature of this type of  business would mean full visibility from the highway.  The idea of having a small office, such as one serving a concrete batch plant, fronting highway 101, with the unsightly equipment, such as gravel, trucks, etc. being screened from the highway with a 15’ vegetated berm does not apply to a Home Depot.  Once again, we will see the continuation of commercial sprawl, and increased traffic and congestion along Highway 101 if this zone is permitted.  The fact that the City intends to locate another stop light at Heceta Beach junction shows the true intent of this zoning.

D.  CFF would rather see the land between Munsel Lake Road and Heceta Beach Road stay
residential.  The lots are narrow and long.  Homes can be placed closer to the future extensions of Oak and Spruce, which would allow for berms, screening and plantings to shield the residences from the highway.  We would recommend that the property on either side of the future extensions of Oak and Spruce Streets remain residential.  A mix of housing opportunities could occur that would be designed to blend with the Neighborhood Commercial Nodes to the north, as well as the large commercial businesses to the south.  (The existing Fred Meyer on the Oak Street side and a new commercial center on the existing auto wrecking yard on the Spruce Street side.)  These two residential centers will also take into consideration transit drop-off areas, bike and pedestrian facilities and courtyards/open plaza or small parks for community interactions.

E. The previous version of the Plan contained a “Limited Industrial/Commercial”designation, which has been changed to “Service Industrial”.  The documents available to the public at the Siuslaw Public Library did not contain any ordinances for implementation of a “Service Industrial” zone.

F. Creation of the “Service Industrial” zone will not deal with the potential pollution problems possible from these uses.  For example, pollution of the groundwater and North Florence Dunal Aquifer from the  auto junk yard (proposed to be re-zoned SI) will not be addressed.

Suggested Language: Page 26, [Service Industrial (SI) ...]  Delete Service Industrial Zone
(SI).  Maintain the current zoning.

Specific Plans
Page 28

1.   Proposal: Creation of Four Neighborhood Nodes

Rationale: See Land Use, Background rationale for creation of Neighborhood Nodes

Suggested Language: Page 28, Specific Plans - Add: Neighborhood Nodes

Land Use Plan - North Commercial Node
Pages 28-32

1.   Proposal: Revise description of North Commercial Node

Rationale: See Document 2-2.

Suggested Language: Page 29, Land Use Plan - North Commercial Node, paragraph 1 - The North Commercial Node (NCN) is located around the four corners of the intersection of Highway 101 and Munsel Lake Road with an extension to the east accessing to Munsel Lake Road. [The area is bounded on the north by two “gateway” ... both of which are part of the Downtown Implementation Plan.]

Suggested Language: Page 29, Land Use Plan - North Commercial Node, paragraph 3 -      [Residential development at urban densities has already occurred generally in the area north of 30th Street.  This development is anticipated to continue at higher densities over the 20-year planning period as public sewer is extended and annexations occur.]  The City is attempting to distribute business and commercial activity as well as mixed-use neighborhood nodes in discrete areas around the community in locations which will reduce travel time on state and local roadways by locating those areas near concentrations of housing.  Several areas have been so designated, such as the West 9th Street Professional Office/Institutional Mixed Use area, the Florence Downtown Mixed Use Area, the Pacific View Business Park, [and now the North Commercial Node] the Mixed-Use PUD within the North Commercial Node, the Four Neighborhood Nodes and the North Commercial Area.

Suggested Language: Page 29, Land Use Plan - North Commercial Node, paragraph 4 - Delete paragraph 4.

Suggested Language: Page 29, Land Use Plan - North Commercial Node, paragraph 4 - add
new text:  During the Downtown Plan public meetings, studies showed that “Florence has sufficient traffic to support a more intensive level of retail development, and yet this has not occurred.” (Page 10, Florence Downtown Plan, April 1999, TGM, City of Florence, ODOT/DLCD).  Several reasons for this include highway speed patterns, past land use decisions, and habits of driving to Eugene for purchases.  “Due to the recent influx and growth in the Florence market, greater potential now exists for infill, redevelopment and intensification of the retail market in Florence.” (Page 10, 11 Florence Downtown Plan, 1999).

The City has adopted the Downtown Plan and is currently working with ODOT and property owners along Highway 101 between Hwy 126 and the Siuslaw River to implement the Downtown Pilot Project.  Since the 127,000 square foot Fred Meyer store has opened, there has not been a strong community push for more large big-box retail to locate in Florence.  The City has not done a detailed market analysis to determine the exact need for such facilities, but did analyze lands available which provided a reasonable selection of sites for the planning period.

Suggested Language: Page 29, Land Use Plan - North Commercial Node, paragraph 5 -
Analysis of available commercial lands for larger lot commercial development has determined that large tracts of vacant and underutilized land with suitable highway access are, for the most part, located in the NCN.  The approval of the Fred Meyer development also set the framework for traffic improvements at the Highway 101/Munsel Lake intersection which support additional commercial development, as well as for extension of parallel local roads (Oak and Spruce Streets) for local access.  These extensions, however, have many obstacles, and will not be done easily.  Lands identified in the NCN total approximately 85 acres, of which approximately 57 acres are available for development.

Suggested Language: Page30, Land Use Plan - North Commercial Node, paragraph 2 - Add
new text: Until the City has done a detailed market analysis to determine the exact need for and the potential negative impacts of another large retail facility on existing businesses, as well as the Florence Downtown Plan, no new development  in this proposed node shall take place.
-  Within the NCN the southeast quadrant (commonly known as the ’17 acres’, directly across the highway from Fred Meyer) shall be given a Mixed-Use Overlay/PUD Zone as described in Appendix xx  .  The development of this parcel will be very sensitive to the potential negative impacts upon the abutting residential zone to the east.  Impacts that include noise, stormwater run-off, and wind.  A mix of uses will make better use of the natural environment and topography to address these concerns.
-  The Northeast 20+  acre parcel of the North Commercial Node could be a future site for a larger retail store.  This property is currently an auto wrecking yard.  It is highly probable that the toxic substances on this property and in the ground will require a major “clean-up” (with Federal funds or corporate dollars), before anything could be built there.  This site is also located in the southern portion of a larger drainage system of surface and ground water from the north that flows toward Munsel Creek.  It is this vast drainage area, (along with the flow of water from the 17 acres), that has caused major flooding problems in Florentine Estates.
-  No development shall take place here or on properties to the north of this site until toxic waste and stormwater problems have been resolved.
-  Placing a larger commercial center in the northeast section would integrate well with the Neighborhood Node Mixed-Use Zone north of this site. (See map).  This would allow for a wide range of needs of everyday living that include a variety of housing choices, that invite walking to gathering places, services and conveniences. It will also provide for attractive walking and bike paths that will invite residents to enjoy the commercial center as well as small neighborhood parks.
-  Appropriate uses in the NCN are large retail stores that may incorporate restaurants, banks, health clubs, movie theaters, professional offices, services such as dry cleaners and photomats, and lodging facilities.  Service stations, car washes, fast food restaurants and other auto-oriented uses should be integrated into larger commercial centers.  Due to the limited large lot commercial land base and the need to carefully plan for traffic circulation, these auto-oriented uses will be limited to those included as part of a master plan for the entire parcel. [Mixed use development is encouraged in the NCN where impacts of noise, light and traffic can be buffered from residential uses.]

Suggested Language: Add new paragraph, page 31:  Construction of the section of Oak Street that abuts the Cannery Dune will not take place until a Dune Stabilization Plan is developed that will eliminate or substantially minimize the use of European Beach Grass, maximize the use of native species, develop an interpretive trail, and secure a site for an interpretive sign.

Suggested Language: Page 32, last paragraph:  There has been considerable local interest in preservation and appropriate utilization of the Cannery Dune area, located on BLM land west of the Fred Meyer retail complex.  Implementation of the Dune Transition Plan should provide for development of educational and tourist amenities while protecting adjacent private property from blowing and/or moving sand.

Document List