A local developer asked CFF and the Greentrees community to comment on their preliminary plans for development of The Village at Town Center, a conventionally designed 116-lot residential development on a 32-acre parcel located between the City Airport and the Greentrees subdivision.  CFF pointed out some concerns that should be addressed during the planning stages, and offered some new ideas for the developer's consideration.

The developer, James Genereaux, sent three letters to CFF.  Two of those letters were put on this web page.  CFF understands that often when information is "interpreted" it can easily be "mis-interpreted", and so whenever possible CFF prefers to provide the actual language contained in documents, rather than summarize.

However, on April 27, 2002, CFF received a letter from Mr. Genereaux's attorney claiming that "publication" of those letters on the web page "constituted infringement" of Mr. Genereaux "copyright in such documents".  The lawyer's letter claimed that reprinting the letters on CFF's web site entitled Mr. Genereaux to "recover his actual damages resulting from the publication as well as receive injunctive relief."   The lawyer also requested "the name of the individual" who took the photographs of the property slated for development, in order to "investigate whether action is warranted."

On June 18, 2002, CFF Directors met with Mr. Genereaux to discuss his development proposal.  Mr. Genereaux presented considerable background material and a revised development plan.  He also offered access to his engineers to CFF supporters who were particularly concerned about the effects of stormwater runoff from the property in question.  As a direct result of comments from CFF and other members of the community, and dialog between CFF and the engineers, the developer has made considerable alterations to the project.  The proposed development plan now provides for more undisturbed native vegetation, more open space, and an improved stormwater management system.

Mr. Genereaux indicated he was "disappointed" by CFF's response to his plans.  He opined that CFF had "missed an opportunity" to improve our "rather tarnished reputation."  Mr. Genereaux indicated that if he thought CFF were using the planning process in an attempt to force him to sell his property, he would "record an irrevocable deed" on the land which would prevent it from ever being sold for use as a public park or nature conservancy.  He also issued a "formal and legal request" that CFF members not trespass on his property, and that if anyone from CFF did so, he would "file a complaint for criminal trespass".  He also indicated he had sent a copy of his letter to the Florence Police Department.

March 29, 2002

James and Susan Genereaux
xxxx
Florence, Oregon 97439

Re:   Your request for CFF’s response to your Development Plan
         for 32 Acre Parcel Located Between Greentrees and the City Airport

Mr. and Mrs. Genereaux:

Thank you for contacting CFF about this proposed development.  We appreciate being given the opportunity to review the project and offer comments and suggestions.

Citizens For Florence is a strong supporter of both redevelopment (Urban Renewal) and building on existing vacant parcels within the city limits before expanding the city boundaries (infill).  We believe that encouraging development that makes Florence better, not bigger, is Smart Growth.  We support development that does not adversely affect neighboring property; development that can be adequately served by city services; development that does not jeopardize the availability of city services to the existing residents; and development that strives to “achieve excellence and originality of design” and strives “to preserve the natural beauty of Florence’s setting”(Page 2, Objective G, Florence City Zoning Codes). In particular, we support the development of ‘Livable Neighborhoods’ (see below).  We would like to point out our concerns about your proposal, as well as our ideas for development on this property.

CFF’s CONCERNS

** WATER  -   As our city population increases,  the need to monitor the present and future demands that are placed on our city services is very important.  Currently the city does not have enough water to service the existing population.  They must purchase water from Heceta Water District to meet the peak demand in the summer.  The future availability of water from Heceta Water District is questionable at this point, and although the city is in the process of obtaining permits and funding for new wells, these are not expected to be on line for several years.   We would expect the city to prove that they can provide adequate water production to serve both this proposal and existing water users.

** STORMWATER  -  The stormwater problems within the city have not been resolved.  The city has finalized a stormwater plan, but the Council has yet to adopt the plan or necessary implementing ordinances.  We would expect the city to formally adopt the plan and ordinances before approving a large development proposal that may have negative impacts on surrounding lands and drainage-ways.

** NATURAL CHARACTER OF FLORENCE   -  Citizens For Florence is not in support of the plan to clear and level the 32 acres.  This particular parcel is a truly unique and beautifully forested piece of property.  Not only does the elevation vary from 40 to 90 feet, it also contains mature Fir trees, large Manzanita, Rhododendrons, and other native vegetation.  It is a unique Coastal Forest in the middle of the city.  “Native vegetation is part of the character of the community.  Retention and enhancement of native vegetation provides for continuation of the unique character of the community.” (Pg. 56, Florence Comprehensive Plan, 2020).   CFF is also concerned about the two proposed ‘greenbelts’ in the middle of the property.  One of the proposed greenbelts is very narrow.  It is commonly observed that small “islands” of vegetation generally do not hold up well in the wind.  The other greenbelt is on a high point.  This greenbelt may not be stable if the area around it is cleared and leveled.

** FLOODING  -  In addition to being concerned about the destruction of so much mature native vegetation, we believe that converting a mature forest to roads and sand could add to the groundwater problems in the Greentrees subdivision to the west of this property.  Trees and vegetation absorb and retain vast quantities of rainwater.  If all the rain falling on this property is free to  percolate through the sand layer, the increased groundwater flow into Greentrees could result in more flooding.  You stated in your presentation to Greentrees residents on March 22nd,  that you can take care of surface run-off, but you cannot
take care of the groundwater flow from this property to Greentrees.  You may not be able to take care of the existing groundwater problems in Greentrees, but careful development plans can prevent adding to the problem.

** TRAFFIC  -  We are also concerned about the traffic patterns.  The city will need to determine whether or not the proposed transportation plan for the 9th Street Zoning Area will be able to handle the increased traffic that will be generated by a 116-lot residential subdivision instead of a light industrial zoning.

CFF’S VISION

** PRESERVE AS A PARK  -  CFF believes that this property is most suitable as a public park.  We envision a park that is retained mostly as undeveloped green space with a walking trail that is wheelchair accessible.  The residents (and family visitors) of Spruce Point would be able to walk to this park.   This  trail could also serve as an educational nature trail for school children.  By preserving this property as a park, the residents of Greentrees will have better protection from the noise of the airport.  The City of Florence has a goal “To provide a variety of recreational opportunities and to provide open space and protect unique areas of the City.”(Page 87, Florence Comprehensive Plan 2020).  Citizens For Florence agrees.  We are discussing the feasibility of preserving this property as a park with various public agencies.  We understand that timely, appropriate public funding would be a prerequisite to maintaining this parcel as green space.

CFF’S DEVELOPMENT IDEAS

If the property cannot be developed as a public park, Citizens For Florence envisions a different kind of development than that presented in your preliminary design.

** HIGH QUALITY, INNOVATIVE DESIGN  -  Citizens For Florence is in complete agreement with the City on how residential developments should be encouraged to be designed. (Pg. 13, Florence Comprehensive Plan 2020).

We both believe that developments should strive to achieve:
 

•             high quality, innovative residential lot and building design,
•             incorporation of unique land forms into the final subdivision design,
•             significant open space not otherwise achievable through a conventional design,
•             on-site amenities reflecting the need for both active and passive

            recreational facilities,
•             natural resource protection,
•             a mix of dwelling unit types and densities, and a mix of residential,

            commercial and recreational uses, where appropriate.

** DO NOT CLEAR AND LEVEL -  RETAIN UNIQUE LAND FORMS   -  We believe that the existing lands forms, native vegetation and large trees should be retained as much as possible.  In addition to the flooding and groundwater problem discussed above, we agree with the City of Florence when they say, “Due to the difficult physical environment (sandy soils, wind and heavy rainfall) and the desire of the citizens of Florence to retain an aesthetically pleasing community, the importance of retaining as much as possible of the native vegetation such as the shore pines, wax myrtles, huckleberry, and native rhododendrons cannot be overemphasized.  Florence is ‘The City of Rhododendrons’.” (Page 57, Florence Comprehensive Plan, 2020).   “… the natural vegetation that has adapted to the environment acts as a windbreak, a soil stabilizer to prevent erosion, and a noise and visual buffer between various land uses. Replacing vegetation destroyed during construction is an expensive substitute not easy to achieve in this environment.” (Pg. 58, Florence Comprehensive Plan, 2020.)   Not only will the native vegetation add to the value of the lot, it will require less irrigation, and it will save the buyer from having to spend so much on landscape materials that take years to get established and provide any privacy screening.  We believe that a better plan would be to cut-in the roads, striving to work with the existing topography, and let the buyers clear out a space for their home.

**LIVABLE NEIGHBORHOOD -  Mixed-Use   -  Neighborhoods that include a mix of uses such as corner markets, barbershops, and small retail shops provide more opportunities for people to walk or ride on bikes, thus easing car pollution and encouraging community interaction. Bike Paths -  The over-all plan should also include bike paths that can accommodate motorized golf carts and wheelchairs.  Planning for a future small-scale transportation system (for example, golf-cart type shuttles) between this development and the medical service area on 9th Street could also be considered. Green/Open Space  - A small, centrally located neighborhood park, accessible to all, would provide a place for relaxation, recreation, music or art events and other community interactions.

**CONSIDER 9TH STREET PLAN  -  The City of Florence has a plan for the Ninth Street area. “Public space in the form of government buildings, parks for passive recreation, and pedestrian trails, is key to the mix within this professional office/institutional designation.”  “The City should undertake a master planning process for this campus, and should encourage adjoining properties to enhance rather than detract from that campus master plan.”  (Pg. 33, Florence Comprehensive Plan, 2020)  Citizens For Florence believes that this ‘adjoining property’ could enhance the 9th Street Plan.  We believe that a mix of housing types on this property could be placed in such a way that preserves the integrity of the land and vegetation, and that conforms with the 9th Street Plan.  Townhouses combined with single-family homes are one example.  Many types of townhouses are now being designed and built that can accommodate the special needs of seniors.  Other ideas that CFF and the City agree on for this area include; “Natural contours should be observed in site design, and protection of significant vegetative stands should be encouraged through the City’s design review process and vegetation clearing permit requirements.  Paved trails and sidewalks should provide convenient access between office, commercial, residential and public uses.”(Pg. 34, Florence Comprehensive Plan, 2020).

CONCLUSION

First and foremost, Citizens For Florence would prefer that this property be preserved as a park.  Our second vision would be a mixed-use, livable neighborhood with the features and design considerations outlined above.  This kind of creative, innovative development would truly be a ‘village’ that preserves and enhances the character of Florence.

Again, we would like to thank you for this opportunity to contribute our ideas for your proposed development.

(signed)
Zane Ziemer, President

The developers, James and Susan Genereaux, presented CFF with a number of copies of a letter and a "preliminary" plot plan for a 116-lot development project.  The Generauxs asked CFF to review the plans, and indicated they would be happy to meet with CFF to go over the plans.  They asked CFF to consider:

a.  Did CFF oppose development of affordable homes
b.  Did CFF oppose rezoning of industrial land
c.  Did CFF oppose "a quality residential subdivision plan"

The Genereaux's detailed several amenities they planned to include in the development, and indicated they would provide CFF with engineering plans for various infrastructure elements (stormwater, utilities, roads).