Sunland Division 17/Sunland North “Future-Scoping” Workshop— Open Space (The “Greenbelt”)
Location: SLOA Offices/Meeting Place Building, 2nd floor Conference Room
Wednesday, March 20, 2019
1:00-2:00 PM
Introduction
This was the first of a proposed series of “future-scoping” workshops for Sunland North owners to begin exploring a range of options as part of the long-range planning for Sunland North. These proposed workshops are a starting point for discussions, no decisions are being made at this time; but we need owners’ ideas and the issues out there for further exploration and evaluation as part of our future as a community. An action timeframe is probably 3-5 years away.
There were 20 participants in this first session representing 15 units. For this first session the topic was the Open Space (“Greenbelt”) that surrounds and is a part of the Sunland North development.
To Start, What Are The Basic Facts We Know About the Greenbelt?
The group pooled their collective information, as follows:
- Even though it is specifically labeled “Open Space” on the Division 17 schematic map (see below), an earlier board adopted the term “Greenbelt” for the undeveloped open space that surrounds Sunland North (in part because the word “undeveloped” implied it might someday be developed); furthermore, it was pointed out that some workshop participants assumed the term “open space” included the open lawns that surround our homes; therefore, it was recommended we use the term “Greenbelt” in our discussions;
- The Greenbelt is part of the Common Space within Sunland North, along with our lawns, landscaping and current “pocket parks,” which per the CC&Rs are for the shared enjoyment of all owners;
- All owners pay for the Greenbelt (property tax on the greenbelt and lawns is apportioned by county equally as part of our individual property taxes, plus any mowing or other Greenbelt expenses come out of annual assessments);
- Greenbelt came about because the county required dedicated open space to offset the density of construction in Sunland North;
- Greenbelt encompasses 33.8 acres (per original site plan);
- Greenbelt is not just the flat grassy area surrounding Division 17; it also includes some hillside property (runs north of Mt. Baker all the way to the foot of the hill (Division 11 condos own hillside itself), and about three-quarters up the wooded hillside behind Cascadia Loop (Division 7 condo association owns the top 25% of the hillside);
- Developer/Declarant, acting for HOA, purchased the Greenbelt property September 2011, before turning the Association over to the owners;
- Declarant’s original CC&Rs anticipated the Greenbelt property would be developed as a 9-hole “executive golf course” to supplement Sunland Golf and Country Club’s 18-hole course, once there was sufficient demand (but demand never grew to justify proceeding with that development);
- With the Greenbelt we inherited a Poison Hemlock problem; turns out in 2012 the Clallam County Noxious Weed Board had identified Poison Hemlock infestation in the Greenbelt which requires on-going mitigation (current spot treatment and regular mowing help contain it, goal of complete eradication within 3-5 years);
- The Association Feb-March 2013 debated a farmer’s proposal to mow the field for hay and pay us, but owners were divided over the pro’s and con’s (cost savings vs. anticipated plowing dust, hay fever, farm equipment in people’s views, etc.) ;
- An earlier SLOA president once proposed building a walking trail with exercise stops in the Sunland North Greenbelt, which was not well-received by owners.
What Are Some Possible Opportunities & Ideas for the “Greenbelt”?
The group then went around the room and collected everyone’s ideas on what, if anything, should be done with the Greenbelt (it was noted that doing nothing, i.e., not changing anything, is always an option—this session is just to explore ideas):
- Many people indicated they like the natural openness and the wildlife, believe they paid a premium for their houses in order to have that view; love the privacy;
- Important to keep in mind that homes that do not border the open space also help support it (with their assessments and property taxes), and have needs, too;
- Wouldn’t want anything we do with the Greenbelt to increase our taxes;
- Suggestion to add low-rise solar panel along Woodcock, could be done in such a way as to not affect views, to generate electricity for Sunland North;
- Suggestion to put “caps” on our security lights to reduce light pollution, allow people to better enjoy the night sky;
- Suggestion to add a small building and stock it with emergency supplies and equipment, like community of Joyce has done in preparation for earthquake risk;
- Suggestion to add trees to break up the flatness and provide more habitat for birds, etc.; countervailing comments that addition of trees would increase mowing cost, also, that trees grow up and can end up blocking someone’s view; suggestion that if added, they should be natural trees and shrubs, things that could survive without needing irrigation; concern that “singleton trees” (trees that need other trees for support, like on hillside and near some of our homes) are particularly vulnerable to falling and causing damage; prefer no herbicide use;
- Discussion whether addition of trees would reduce traffic noise;
- Comment that more and larger berms in the Greenbelt could help with traffic noise; discussion of possible water run-off issues that could result;
- Concern that proposed traffic circle at corner of Woodcock and Sequim-Dungeness would “eat up” a chunk of the Greenbelt in that area. Will a traffic circle help decrease traffic noise or add to it? Concern that traffic circle will shift more traffic to Blakely;
- Suggestion to create a walking path thru the greenbelt; could be done incrementally to manage costs; would require some maintenance, but give owners a safe place to walk for exercise; comment that some non-residents use the Greenbelt for walking and dogs already, improving it could attract more non-resident use and invite vandalism;
- Suggestion to create a few “Pocket Parks” in Greenbelt, maybe in or near the water retention “ponds,” with benches and using native, low-maintenance trees and shrubs that don’t require irrigation; short discussion of whether people use the existing pocket parks, and if not, why not;
- Suggestion to dedicate a portion of the Greenbelt to community garden-type activity; apparently years ago (before Division 17 was developed) there were individual planting patches on eastern border of what is now Division 17 open space, next to Sunland Golf and Country Club 11th hole.
- Biggest issue if we were to do a trail or other Greenbelt enhancements is how to protect the privacy of owners whose homes would be close to it;
- What if we mowed less often? Save money that way, or could divert some of those current funds to doing something more in the Greenbelt? Declarant only mowed 100 feet out from perimeter fence and left the rest of the grass high; if mow less often grass gets higher and takes longer to mow, so works out to same cost; three times a year ear seems about right; mowings are also necessary to help control the Poison Hemlock, as well as the Canada Thistle we had a big problem with earlier; is the current grass a fire hazard? since current mowing leaves the cut grass on the ground, is that even more of a fire hazard?;
- Participants did not appear concerned that the Greenbelt causes pest problem; eagles already “patrol” the area; increased rodents only noted when hay field on the other side of Sequim-Dungeness is mowed; if perceived as problem could add “owl boxes” to help control naturally;
- Suggestion that a county agricultural agent be brought in to provide advice; especially re: idea of having one-time complete plowing of Greenbelt and then plant with clover or Timothy hay; concern that would first require “sterilization” of entire field (large amounts of herbicide) and application of fertilizer;
- Question of whether we should be talking about potential enhancements when the Association already has significant financial obligations with exterior maintenance, the lawsuit, and needed Reserves; discussion that we still need to look ahead to what kind of a community we want to be and to keep it an attractive place for people to live.
NOTE: After a story about the Greenbelt workshop ran in the March 2019 Div 17 newsletter, another resident suggested Bocce Ball courts be installed.
