# Notes B: Area risks (4) and daily life / commute (5)

Agent B. Research date 2026-10-31. Public sources only.

## 0. Map position used for this section

- [Likely] OSM has no plain "nr. 62" but has two apartment blocks tagged **Str. Valea Gârbăului 62A and 62B**, Florești, at about **46.7413 N, 23.5311-23.5315 E**. Neighbours: 58, 58B, 52, 52A, 54, 56 (apartments) to the north, 64A to the east, an open-air parking area about 35 m south. I use 46.7413, 23.5313 as "the building" below. The other agent (section 1) should confirm which block is nr. 62. — source: https://www.openstreetmap.org/way/717016122 , https://www.openstreetmap.org/way/717016121
- [Verified] OSM spells the street "Strada Valea Gârbăului" (with ă) and places it in Florești; the stream is "Pârâul Gârbău". — source: https://www.openstreetmap.org/way/386550589 , https://www.openstreetmap.org/way/595790829
- [Likely] The building sits on a **slope**, not on the valley floor. EU-DEM 25 m elevation along a west-east line through the block: about 441 m (120 m west, uphill), 422 m (75 m west), 404 m at the block, 396 m (30 m east), 381 m at the stream (about 150 m east). That is a slope of roughly 20-30 % (about 12-17 degrees) at and above the building. The block is about 20 m higher than the stream bed. — source: https://api.opentopodata.org/v1/eudem25m?locations=46.74134,23.5303|46.74134,23.5311|46.74134,23.5315|46.74134,23.5331 (DEM data, 25 m resolution, so treat as approximate)
- [Likely] The hill west of (above) the block is mapped as scrub (natural=scrub) starting about 90 m away; forest further up. — source: https://www.openstreetmap.org/way/694547271

## 4. Area risks

### 4.1 Landslides and the urban plan (PUG)

- [Verified] Florești has **no new PUG in force yet**. The update ("Reactualizare PUG și RLU") was still in the environmental-permit stage: public debate on the final version on 03.02.2026; the environmental permit was **postponed in April 2026** after activists objected (partly to new building land on Valea Gârbăului up to and over the Făgetul Clujului protected area). I found nothing showing approval after April 2026. — source: https://floresticluj.ro/urbanism/strategii-urbane/pug/ , https://actualdecluj.ro/pug-floresti-amanat-la-avizul-de-mediu-dupa-opozitia-activistilor-controverse-legate-de-extinderea-spre-hoia-si-faget-a-zonelor-construibile/ (7 Apr 2026)
- [Likely] So the old PUG (plus PUZs approved over the years) still governs building permits. The other agent / notary should confirm via a certificat de urbanism. — inference from the sources above.
- [Verified] The draft PUG's zoning map (A2.2 "Reglementări urbanistice", UBB Faculty of Geography, dated 9.2023, published Aug 2024) puts the **62A/62B blocks, their neighbours and the whole hill behind them inside a "Zonă cu riscuri naturale – Risc geotehnic, zonă cu interdicție temporară de construire, alunecări de teren"** (geotechnical / landslide risk, temporary building ban). I overlaid the OSM footprints of 58, 58B, 62A, 62B on the map; they line up with the blocks drawn on it. — source: https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf
- [Verified] The earlier "existing situation and dysfunctions" map (A2.1) shows the same striped overlay on the building's plot and the hill; its dysfunctions table lists "risc geografic de intensitate mare/medie/mică – alunecări de teren pe versanții cu panta mai mare de 15%". — source: https://floresticluj.ro/wp-content/uploads/2024/08/A2.1-Situatia-existenta-si-disfunctionalitati-localitatea-Floresti_3.pdf
- [Verified] The draft PUG text (Memoriu, Dec 2025) names **Dealul Gârbăului** (the hill the block is built on) among slopes "frequently affected" by erosion, gullying, landslides, solifluction and creep. It also says that building on vulnerable slopes in Florești has **reactivated old, stable landslides**, and that clay deposits cause water seeping into basements. Rules it proposes: in "stabilised landslide / medium-low risk" areas, temporary ban until a **geotechnical study**, no excavation at the slope base, max P+1. — source: https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip (file "1. MEMORIU REACTUALIZARE PUG F 2025.pdf", pages ~18, 126-128, ~172)
- [Unverified] What the risk overlay means for an **existing** 2017 block: it is a planning restriction on new building, not proof that this block moves. I found no news, ISU or Prefecture report of a landslide at Valea Gârbăului nr. 52-64. — searches: "alunecare de teren Valea Gârbăului Florești", "alunecare Florești" (only other streets came up, e.g. Str. Uliului).
- [Likely] The building sits mid-slope: about 20-30 % gradient (12-17°) at and above it, 20 m above the stream. Slopes over 15 % are exactly what the PUG flags. — source: DEM profile in section 0.
- [Verified] Cluj County is redoing its landslide/earthquake risk maps (contract signed ~2024, about 2 years, ~1 M€). I could not find a published result. — source: https://actualdecluj.ro/harta-actualizata-a-zonelor-de-risc-geotehnic-pentru-judetul-cluj-va-fi-gata-in-2-ani-si-costa-1-milion-de-euro/
- [Likely] In neighbouring Cluj-Napoca, satellite (InSAR) data showed hillside districts with many new blocks (Bună Ziua) creeping up to 12 mm/year. It shows that fast building on Cluj clay slopes does move; it does not cover Florești. — source: https://actualdecluj.ro/cel-mai-haotic-cartier-din-cluj-aluneca-la-vale/ (2020)
- What to do: ask the owners' association (asociația de proprietari) for the **studiu geotehnic** used for the building permit, look at the retaining walls, the underground parking walls and the stairwells for cracks, and ask about any repairs. Ask Primăria Florești for a certificat de urbanism (informativ) for the parcel; it states the risk zone.

### 4.2 Flooding

- [Verified] The Gârbău stream is the Florești / Cluj-Napoca border here. It runs about **150 m east** of the 62A/62B blocks and about **20 m lower**. — source: OSM stream https://www.openstreetmap.org/way/595790829 ; PUG memoriu ("limita dintre comuna Florești și municipiul Cluj-Napoca este fixată de-a lungul albiei pârâului Gârbău") in https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip ; DEM profile in section 0.
- [Verified] On the draft PUG zoning map A2.2, the only water-related overlay near the block is the **15 m green protection strip along the stream** (permanent building ban). No "zonă inundabilă" polygon is drawn at the block. — source: https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf
- [Verified] The draft PUG text says the Gârbău valley is 7 km long with "low and fairly constant flow", but that the **valley floors** of Feneș, Gârbău, Tăuți etc. "are vulnerable to flooding" in heavy rain, and that the water table is high (0.8-2 m) on valley floors. This concerns the valley bottom, not a block 20 m up the slope. — source: same Memoriu file in the zip above (pages ~22, ~128).
- [Verified] The Gârbău is **not** one of the official "areas of potential significant flood risk" (APSFR) in the ABA Someș-Tisa flood risk plan; the nearest one is APSFR 20, "r. Someșul Mic aval loc. Florești" (the main river, about 1.5 km north and ~50 m lower). — source: https://rowater.ro/wp-content/uploads/2023/09/1-PMRI-Somes-Tisa.pdf (text search for "Gârbău"/"Florești")
- [Verified] Rain-storm flooding (sewers overwhelmed, not river floods) is a recurring Florești problem: 24 May 2023 a torrential rain flooded the **Vivo surface parking** (about 10 people evacuated by ISU from cars) and the main road into Cluj; 11 June 2026 basements/garages flooded on Tăuțiului, Florilor, Eroilor. Valea Gârbăului was not named in any report I found. — source: https://spotmedia.ro/stiri/eveniment/rupere-de-nori-la-cluj-masinile-au-ramas-blocate-la-mall-din-cauza-revarsarii-de-ape-video , https://actualdecluj.ro/foto-a-fost-inundata-soseaua-de-acces-in-municipiu-dinspre-floresti-si-in-cluj-napoca-au-fost-semnalate-inundatii-in-mai-multe-zone/ , https://actualdecluj.ro/?p=300434
- [Verified] A different storm flooded a ~2,000 m² underground garage of a Florești block with over 1 m of water (block not named). It shows underground parking in Florești can flood in extreme rain. — source: https://actualdecluj.ro/efectele-puhoaielor-care-au-maturat-clujul-ieri-in-floresti-un-garaj-de-mii-de-metri-patrati-a-fost-inundat-2-000-de-tone-de-apa-au-trebuit-evacuate-masini-distruse-in-manastur-au-fost-inundate-ap/
- [Verified] June 2026: the mayor announced a ~12 M lei rainwater retention basin near Parcul Poligon for the south of the commune (Eroilor to Tăuțiului) and a rule forcing new buildings to have retention tanks. Valea Gârbăului is not in the listed problem zones. — source: https://actualdecluj.ro/?p=300821 (17 Jun 2026)
- [Likely] Overall: river flood risk for this block is **low** (on a slope, 20 m above the stream). The real water risks are (a) **runoff from the hill above** after storms and (b) **water in the underground parking** (the PUG notes clay soils and seepage into basements). — inference from the sources above.
- What to do: ask the association and neighbours if the underground parking ever took water, look for water marks / efflorescence on parking walls, check there is a drainage pump and gutters behind the block.

### 4.3 Future construction nearby

- [Verified] The Primăria's official spelling in permits is **"Strada Valea Gârboului"**. Permit lists also show a balcony-closure permit (30.06.2026) for "Str. Valea Gârboului nr. 62B, et. 3, ap. 29", so 62B is a real postal address with at least 29 flats (useful for section 1: is the seller's "nr. 62" actually 62A or 62B?). — source: https://floresticluj.ro/wp-content/uploads/2026/09/AC2026-T1-T2.xlsx (permit no. 150/30.06.2026)
- [Verified] I read the published building-permit lists for 2021 to mid-2026. On Valea Gârboului they show mostly **single-family houses / twin houses (P+E, D+P+M)** further up the valley ("nr. FN", nr. 63A-293), a 9-flat block at **nr. 41** (S+D+P+2E+M, works continued 2021-2025), another collective block at 52M (2021), and roof-terrace closures adding a retreat floor at nr. 1C-1H (2025). **No permit for a new apartment block on the plots right next to 62A/62B** appears up to June 2026. — source: https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/ (files 2021, 2022, 2023, 2024, 2025, 2026 T1-T2)
- [Verified] Public works on the street: street lighting on Valea Gârboului (permit 2023, ~600k lei) and an electricity network extension "în zona Valea Gârboului" (permit 50/03.03.2026, ~2.18 M lei, DEER + Comuna Florești). Expect some trenching. — source: same permit lists (2023 file row 284; 2026 file row 50)
- [Verified] The land around the block, on the draft PUG zoning map (A2.2, 2023): (a) the strip between the blocks and the street, including the **empty plot east/south-east of 62A/62B**, is zone **"LV3/5" = housing with shops/services, up to S+Ds+P+4E+R** (about 6-7 levels); (b) the **hill behind (west of) the blocks** is pink zone **"CSh" = leisure facilities: sport, green space, HORECA, only via PUZ, max 35 % site coverage**; (c) further south along the valley, more LV3/5 and a military firing range (TDS3 "Poligon incintă 2 Valea Gârbăului"). — source: https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf
- [Likely] So, if this draft is approved as drawn, the empty land in front of the block could legally take a 5-7 level building, and the hill behind could take sport/restaurant facilities. The same plot is also under the "geotechnical risk / temporary building ban" overlay, so any project there would first need a geotechnical study. The December 2025 final draft maps are only published as low-resolution scans; I could not read the overlay at the block on them. — source: A2.2 above; https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip ("PIESE DESENATE PUG 12.2025.pdf")
- [Unverified] I could not identify who owns the empty land next to the block or whether a PUZ/PUD is pending for it. The ANCPI geoportal and eTerra are map/JS apps; owner data needs a paid CF extract. — dead end, see Dead ends.
- [Verified] On the **Cluj-Napoca side of the stream** (east bank, reached via Drumul Sfântul Ioan / Cluj's own "Str. Valea Gârbăului", not via the Florești street), Cluj-Napoca approved in early Aug 2026 a ~5 ha PUZ for a **state palliative-care hospital (100+ beds, up to S/D+P+3E, max 18 m)**, a public forest-park and a **pet cemetery**; an addiction-recovery centre "Noi Orizonturi" (10,504 m²) is planned in the same valley, inside a staged concept of ~28 ha of future development. Street to be widened to 11.5-12 m. Exact distance from nr. 62 not confirmed (described as "edge of Mănăștur toward Florești"). — source: https://actualdecluj.ro/emil-boc-anunta-un-spital-de-ingrijiri-paliative-de-50-de-milioane-de-euro-pe-valea-garbaului/ (27 Aug 2026), https://actualdecluj.ro/cimitir-pentru-animale-un-centru-de-ingrijiri-paliative-si-un-parc-padure-pe-terenul-de-50-272-mp-de-pe-valea-garbaului-din-cluj-napoca-ce-prevede-puz-ul-ajuns-pe-masa-consilierilor-locali-in-con/ , https://files.primariaclujnapoca.ro/2024/03/20/1_parte-scrisa-SF.pdf
- [Verified] OSM shows the Florești street and the Cluj-side roads (Drumul Sfântul Ioan, Cluj "Str. Valea Gârbăului") are on opposite banks, about 280-340 m east of the block, with no mapped public road link between them near nr. 62. So hospital traffic should not use the Florești street. — source: https://www.openstreetmap.org/way/386550590 , https://www.openstreetmap.org/way/319382018 , https://www.openstreetmap.org/way/356903352
- [Verified] The draft PUG was criticised for extending building land along Valea Gârbăului up to the Făget protected area; activists asked to remove it. If kept, the upper valley (beyond nr. 62) will keep filling with houses, meaning more cars passing the block. — source: https://actualdecluj.ro/pug-floresti-amanat-la-avizul-de-mediu-dupa-opozitia-activistilor-controverse-legate-de-extinderea-spre-hoia-si-faget-a-zonelor-construibile/

### 4.4 Big projects nearby

**Metro (Magistrala M1)**
- [Verified] Planned Florești stations (west to east): Țara Moților (Florești Vest), Teilor (Florești Centru), Copiilor (Florești Est, by Parcul Poligon), Sănătății (Regional Emergency Hospital), **Prieteniei (at VIVO!)**, then Natura Verde (Colina/Bucium), Mănăștur, ... Piața Unirii ... Cosmos (Iulius Mall), Europa Unită (Sopor). Depot: Sopor (east end). Builder: Gülermak-Alstom-Arcada (contract June 2023). — source: https://ro.wikipedia.org/wiki/Metroul_din_Cluj
- [Likely] **Nearest station to nr. 62: Prieteniei (VIVO!), about 0.8-1.3 km north** (straight line; the draft PUG map places the label "STAȚIA PRIETENIEI (5)" ~0.8 km north, near the bottom of Valea Gârbăului; VIVO! itself is ~1.0 km, its DN1 bus stops ~1.3 km). Exact station box not confirmed. — source: A2.2 map https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf ; OSM Vivo position https://www.openstreetmap.org/way/90136108
- [Verified] Status 2026: works started 5 June 2024 in Florești; in 2026 the launch shaft for the tunnel boring machines at **Teilor** (piles done) and prep at **Copiilor** (April 2026); official progress reported at only ~1-2 %; Phase 1 PNRR deadline (Aug 2026) judged impossible; in June 2026 the deputy mayor could not give a date because design of the first 6 stations was still ongoing. Florești-Sf. Maria section is Phase 2, target **2031**. No TBM tunnelling had started in the reports I found. — source: https://ro.wikipedia.org/wiki/Metroul_din_Cluj , https://actualdecluj.ro/primele-miscari-la-metroul-din-floresti-utilaje-aduse-pentru-saparea-statiei-copiilor-dar-expertii-spun-ca-proiectul-e-departe-de-foraj/ , https://www.monitorulcj.ro/floresti/136617-lucrari-pentru-metroul-cluj-in-zona-parcului-poligon-din-floresti-ce-se-intampla-in-zona , https://www.stiridecluj.ro/politic/cum-sta-metroul-clujului-acum-ca-toti-cei-94-de-piloti-forati-au-fost-introdusi-la-metroul-clujului-cand-trec-la-treaba-cartitele-aduse-din-china
- [Likely] Realistic reading: **no metro service from Vivo before the early 2030s**, possibly later. Do not pay a premium for "metro nearby". Expect years of open-cut station works at Vivo / DN1 (the Prieteniei station site) with traffic disruption at the exact junction this street uses. — inference from the above.

**DN1 / Calea Florești widening ("Centura Metropolitană, Tronson 1")**
- [Likely] DN1 between Cluj-Napoca and Florești was widened from 4 to 6 lanes, with **3.5 km of bus/emergency lanes** (Calvaria, Mănăștur to the Regional Hospital site), bike lanes, a Metro-Vivo pedestrian/bike passage and a 58 m overpass at the hospital roundabout; inaugurated **1 Sept 2026** after missing Dec 2025 and May 2026 deadlines. The mayor claims buses save ~15 min (Oncos to Calvaria: 23 → 8 min). Opening reported by several outlets; not checked against an official CNAIR/Primărie document. — source: https://actualdecluj.ro/video-oficialii-primariei-au-testat-banda-dedicata-dintre-floresti-si-clujs-a-dat-in-folosinta-tronsonul-i-al-centurii-metropolitane-cunoscuta-largire-a-dn1-de-la-4-la-6-benzi-autobuz-filmat-de-dron/ , https://www.monitorulcj.ro/administratie/140021-supralargirea-drumului-dintre-cluj-napoca-si-floresti-este-gata-emil-boc , https://clujtoday.ro/tronsonul-1-al-centurii-metropolitane-cluj-napoca-a-fost-inaugurat-autobuzele-dintre-cluj-si-floresti-economisesc-15-minute-pe-traseu/ , https://gazetadecluj.ro/clujul-a-ratat-termenul-pentru-dn1-iar-administratia-boc-mai-cere-timp-pentru-cei-doi-kilometri-de-drum/ , https://actualdecluj.ro/largirea-dn1-intre-cluj-floresti-rateaza-din-nou-calendarul-anuntat-oficial-de-primarul-boc/
- [Verified] Lot 2 of that project: contract terminated spring 2026, split into 6 sections, new tenders (~1.43 bn lei) under way, so **more road works** around the Cluj-Florești corridor are likely in 2027+. — source: https://clujtoday.ro/tronsonul-1-al-centurii-metropolitane-cluj-napoca-a-fost-inaugurat-autobuzele-dintre-cluj-si-floresti-economisesc-15-minute-pe-traseu/
- [Unverified] Whether the Vivo exit toward Florești was fixed: during works, cars leaving Vivo toward Florești had to turn at the Nod N bridge. — source: search snippet only, see https://actualdecluj.ro/largirea-dn1-intre-cluj-floresti-rateaza-din-nou-calendarul-anuntat-oficial-de-primarul-boc/

**Florești southern bypass (Varianta Ocolitoare Sud / "Centura de Sud")**
- [Verified] Draft PUG: a ~4.3 km southern link road from DJ 107M (Luna de Sus) "behind the Metro store" to Mănăștur (Drumul Sfântul Ioan, by the tram depot), with links at Metro and Polus/Vivo. On the A2.2 map it crosses Valea Gârbăului roughly **0.6-0.8 km north of nr. 62** (around Răzoare / Tabla Grofului). — source: Memoriu in https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip (p. ~90) ; https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf
- [Likely] It is not funded or under construction. The earlier "Centura de Sud" contract was abandoned (2020) and its 2nd section was blocked by houses built on the route; a later plan restarted the feasibility study. If ever built, it would give a second exit toward Mănăștur that avoids DN1 (good) and a construction site near the bottom of the street (bad, temporary). — source: https://actualdecluj.ro/al-doilea-tronson-al-centurii-de-sud-a-florestiului-blocat-din-pricina-constructiilor-de-pe-traseu/ , https://actualdecluj.ro/tag/centura-de-sud/

**TransRegio TR35 / Centura metropolitană (express road), tren metropolitan**
- [Verified] The draft PUG lists the TR35 express road (Gilău - south of Cluj - Apahida) as the key project to relieve DN1 through Florești. — source: Memoriu (p. ~89) in the zip above.
- [Unverified] TR35 route distance from nr. 62 and timeline: not confirmed; I found no construction start.
- [Likely] The metropolitan train uses the existing CFR line north of the Someș (Halta Gârbău - Cluj - Apahida etc.); SRCF Cluj launched a ~227 M lei works tender in autumn 2026. It does **not** serve the Valea Gârbăului area directly. — source: https://actualdecluj.ro/?p=282553 , https://www.g4media.ro/clujul-pregateste-trenul-metropolitan-parteneriat-intre-primarie-si-cfr-va-circula-pe-relatia-gilau-floresti-cluj-napoca-baciu-apahida-jucu.html

### 4.5 Noise, air, wildlife, crime

**Noise**
- [Verified] DN1 / Calea Florești is about **1.3-1.4 km north** of the block (VIVO! bus stops at ~1.3 km straight line). Main-road noise should not reach the flat. — source: OSM stops https://www.openstreetmap.org/node/432875589 (VIVO! Cluj-Napoca Sos) and https://www.openstreetmap.org/node/3896971088 (VIVO! Cluj-Napoca Sud); distance computed from 46.7413, 23.5313.
- [Likely] The street is a dead-end valley road (it ends in tracks and paths south of nr. 62), so traffic past the block is mainly residents of the upper valley, plus construction trucks for the many new houses being permitted up the valley (see 4.3). The M27 bus does not pass nr. 62 (it turns into Str. Răzoare ~0.5 km north). — source: OSM roads https://www.openstreetmap.org/way/356903352 ; M27 route https://actualdecluj.ro/oficial-se-va-circula-din-aceasta-saptamana-pe-linia-noua-m27-din-floresti-care-deserveste-zona-razoare-si-valea-garbaului/
- [Verified] The army owns a **firing range "Poligon trageri Est Valea Gârbăului" (7.8 ha, CF 58175)**; on the draft PUG map (zone TDS3 "Poligon incintă 2 Valea Gârbăului") it lies about **0.6-1.1 km south** of the block in the same valley. A separate military training area is ~1.5 km away (OSM). — source: Memoriu (inventory of public land) in https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip ; A2.2 map https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf ; https://www.openstreetmap.org/way/669995438
- [Unverified] Whether the range is still used and how loud it is: I found no news or complaints. Ask neighbours and the association.
- [Verified] A 110 kV power line (LEA 110 kV) crosses the valley about 0.4 km north of the block. Minor. — source: A2.1/A2.2 maps above.

**Air quality**
- [Verified] There is no official air station in Florești. Cluj-Napoca has 4 official stations (CJ-1..CJ-4) plus the citizen network "Strop de aer"; its 2025 analysis found PM2.5 above the WHO guideline on **222 days** in Cluj-Napoca. — source: https://actualdecluj.ro/clujenii-au-respirat-aer-poluat-in-peste-60-din-zilele-lui-2025/ , https://www.romania-insider.com/index%2Ephp/cluj-napoca-polluted-air-2025
- [Verified] Florești's own PUG strategy says DN1 through Florești "generates high pollution". — source: https://floresticluj.ro/wp-content/uploads/2025/09/STRATEGIA-PUG-FLORESTI.pdf (SWOT, p. ~29)
- [Likely] The block, 1.3 km from DN1, uphill and next to scrub/forest, should have cleaner air than flats on DN1, but winter smog from wood/gas heating in the valley houses is possible. Not measured. — inference.

**Wildlife**
- [Unverified] I found **no news of bears or wild boar** on Valea Gârbăului or in Florești 2024-2026 (searched RO terms "urs", "mistreți" + Florești / Făget / Mănăștur). Forest is ~0.5-0.7 km away (Pădurea Manelui, Făget direction). Expect foxes, maybe boar at the forest edge; treat as low risk. — searches only.
- [Verified] Făget forest had a ~10 ha litter fire in April 2024. — source: https://actualdecluj.ro/au-fost-suplimentate-fortele-de-stingere-a-incendiului-din-faget-unde-ieri-litiera-padurii-s-a-aprins-cu-zece-hectare-afectate/

**Crime**
- [Verified] Police news 2026 for Florești is ordinary property crime: a series of 3 house burglaries (Feb 2026), thefts from vans (Sept 2026), a Florești burglar arrested (Oct 2026). Cluj County reported a considerable rise in crime in Q1 2026, about a quarter thefts. Nothing specific to Valea Gârbăului. — source: https://actualdecluj.ro/au-jefuit-doua-case-din-floresti-in-mai-putin-de-zece-minute-dupa-care-au-numarat-banii-pe-strada-unul-dintre-ei-va-face-14-ani-de-inchisoare-banii-furati-mii-de-euro-nu-au-fost-recuperati-ni/ , https://actualdecluj.ro/barbat-de-25-de-ani-retinut-dupa-doua-furturi-din-autoutilitare-la-floresti-prejudiciul-ajunge-la-peste-25-000-de-lei/ , https://actualdecluj.ro/barbatul-din-floresti-prins-cand-voia-sa-iasa-din-tara-dupa-mai-multe-spargeri-in-cluj-a-fost-arestat-preventiv/ , https://actualdecluj.ro/raport-ce-vrea-politia-din-cluj-pentru-2026-mentinerea-criminalitatii-stradale-si-din-mediul-rural-si-a-furturilor/
- [Unverified] No public crime statistics per street or neighbourhood exist for Florești. Ask the association about bike/storage-room thefts in the underground parking.

## 5. Daily life and commute

### 5.1 Rush-hour commute (weekday 7:30-9:00)

Route facts first, then estimates.
- [Verified] By car the only real exit is **north along Str. Valea Gârbăului (~1.8 km) to DN1 at VIVO!**, then Calea Florești → Mănăștur → centre. Road distances (OSRM routing on OSM, free-flow, no traffic): **Piața Unirii 6.7 km / ~11 min; Gara Cluj-Napoca 8.5 km / ~14 min; Iulius Mall 10.0 km / ~18 min**. — source: https://router.project-osrm.org/route/v1/driving/23.5316,46.7413;23.5899,46.7695?overview=false (change the end point for the others: Gara 23.5862,46.7845; Iulius 23.6258,46.7716)
- [Verified] Florești's own traffic study (Nov 2021) rated DN1/Avram Iancu "str. Plopilor - zona Metro" (the stretch next to VIVO!, where this street joins) at **level of service F** (forced flow, long congestion), worst **mornings eastbound** toward Cluj. — source: https://floresticluj.ro/wp-content/uploads/2024/08/2021.12.08_Studiu-trafic-Floresti-v02-raport.pdf (Tab. 11, p. 23; findings p. 27)
- [Verified] Resident reports Jan 2026 (before the DN1 widening opened): ~1 hour from inside Florești (Str. Someșului) to Cluj (Avram Iancu/Denver); a normal 25-35 min run took 50+ min on a bad morning; on the snow day of 8/13 Jan 2026, 10-15 km took close to 2 hours. — source: https://actualdecluj.ro/o-ora-din-floresti-pana-in-cluj-napoca-traficul-de-dimineata-starneste-reactii-pe-retelele-sociale/ , https://actualdecluj.ro/foto-video-florestiul-a-blocat-tot-clujul-intr-o-zi-cu-ninsoare-doua-ore-cu-autobuzul-din-piata-cipariu-pana-in-grigorescu-capat-de-linie-ce-explicatii-a-oferit-boc/
- [Likely] Since 1 Sept 2026 DN1 has 3 lanes per direction, one reserved for buses over 3.5 km (hospital site → Calvaria bridge). City test run: bus SRU → Piața Flora ~8 min vs ~24 min before. No independent before/after data for cars yet. — source: https://clujtoday.ro/tronsonul-1-al-centurii-metropolitane-cluj-napoca-a-fost-inaugurat-autobuzele-dintre-cluj-si-floresti-economisesc-15-minute-pe-traseu/ , https://actualdecluj.ro/video-oficialii-primariei-au-testat-banda-dedicata-dintre-floresti-si-clujs-a-dat-in-folosinta-tronsonul-i-al-centurii-metropolitane-cunoscuta-largire-a-dn1-de-la-4-la-6-benzi-autobuz-filmat-de-dron/
- [Likely] Advantage of this address: it joins DN1 at VIVO!, i.e. **east of the worst Florești bottlenecks** (Eroilor/Cetății/Tăuțiului), so it skips most of the Florești queue. Disadvantage: turning out of Valea Gârbăului into peak DN1 traffic. — inference from the 2021 study and OSM.

**Estimated door-to-door times, weekday 7:30-9:00 (my estimates; test them yourself):**

| Destination | Car (peak) | Public transport (peak) | How (PT) |
|---|---|---|---|
| Piața Unirii | 25-45 min, plus parking in the centre | 45-65 min | walk ~1.5 km (18-22 min, downhill) to VIVO! Sud → M26 to Piața Mihai Viteazul, walk 5-8 min; or line 29 from Roata (see 5.2) to "Central" |
| Gara Cluj-Napoca | 30-50 min | 55-75 min | walk to VIVO! → 24B to Memorandumului, change to 9/101 or walk; or M21/M22 to Bucium → line 9 to Piața Gării |
| Iulius Town / Iulius Mall | 35-60 min (crosses the whole city west → east) | 65-85 min | walk to VIVO! Sos → **24B direct** to "Iulius Mall Vest" (18 stops) |

- [Unverified] All ranges above are estimates from: free-flow distances, the 2021 LOS-F rating, 2026 resident reports, the new bus lane, and the CTP timetables (5.2). Not measured.
- How to test: Google Maps → Directions → "Depart at" a weekday 7:45 (shows typical traffic for that time, as a range); do the same in Waze ("Plan drive"). Then **drive it once at 7:45 on a Tuesday-Thursday in term time** (schools change traffic a lot) and take the bus once (walk to VIVO! Sud, M26/24B). Also try the return at 17:30, when the queue is toward Florești.

### 5.2 Public transport near the address

- [Verified] Nearest stop by distance: **"Roata"** (terminus of **CTP line 29**, Drumul Sfântul Ioan, on the Cluj-Napoca bank), ~335 m straight line. Line 29 route: Roata → Bucium → Piața Flora → Calea Moților → Memorandumului → **Central** → Piața Mihai Viteazul → Piața Abator → Henri Barbusse. Weekday timetable (valid from 12.10.2026): only **9 runs a day**; departures from Roata in the peak at about **07:00, 07:20, 08:15**; last run from Henri Barbusse 16:40. — source: https://ctpcj.ro/orare/csv/orar_29_lv.csv ; OSM route https://www.openstreetmap.org/node/9388053730
- [Likely] Walking link to Roata: OSM maps a small road bridge over the Gârbău at the south end of the Florești street (~46.7397, 23.5332) and footpaths to the Cluj-side road, ~0.6-0.75 km walk. Not checked on the ground; may be unlit/unpaved. — source: https://www.openstreetmap.org/way/1464309129 , https://www.openstreetmap.org/way/1051595065
- [Verified] Main option: **VIVO! stops on DN1, ~1.3 km straight line (~1.5 km walk, 18-22 min; uphill on the way back)**. Lines there, weekday peak 06:30-09:00 (CTP timetables valid Oct/Nov 2026):
  - **M26** Florești Cetate → VIVO! Sud → Piața Flora → Cluj Arena → Parcul Central → **Piața Mihai Viteazul**: every ~10-12 min. — https://ctpcj.ro/orare/csv/orar_M26_lv.csv
  - **24B** VIVO! → Piața Flora → Memorandumului → Mărăști → Campus → **Iulius Mall** → Str. Unirii: every ~7-10 min. — https://ctpcj.ro/orare/csv/orar_24B_lv.csv
  - **M21, M22** (Florești → VIVO! Sud → Bucium): each every ~10-15 min; change at Bucium. — https://ctpcj.ro/orare/csv/orar_M21_lv.csv , https://ctpcj.ro/orare/csv/orar_M22_lv.csv
  - **28B** VIVO! → Piața 14 Iulie → Parcul Central → Piața Mihai Viteazul: ~every 30 min. **43P** VIVO! → Zorilor: ~every 20-30 min. — https://ctpcj.ro/orare/csv/orar_28B_lv.csv , https://ctpcj.ro/orare/csv/orar_43P_lv.csv
  - Stop sequences from OSM route relations (checked 2026-10-31): 24B https://www.openstreetmap.org/relation/4272517 , M26 https://www.openstreetmap.org/relation/13314991 , 29 https://www.openstreetmap.org/relation/4288297 , 28B https://www.openstreetmap.org/relation/4288296 , M21 https://www.openstreetmap.org/relation/5749433 , M22 https://www.openstreetmap.org/relation/5749506
- [Verified] **M27** (since 15 July 2025): Bucium → Nodul N → Avram Iancu (Metro, Polus/VIVO) → **Str. Valea Gârbăului (stop "Valea Gârbăului")** → Str. Răzoare (Biserica Răzoare, Răzoare Vest); back via Răzoare/Amethyst → Avram Iancu. It serves only the lower end of the street, not nr. 62. Weekday departures from Răzoare Vest in the peak: 06:35, 07:15, 07:55, 08:30 (**every ~40 min**). — source: https://actualdecluj.ro/oficial-se-va-circula-din-aceasta-saptamana-pe-linia-noua-m27-din-floresti-care-deserveste-zona-razoare-si-valea-garbaului/ , https://ctpcj.ro/orare/csv/orar_M27_lv.csv
- [Unverified] Exact position of the "Valea Gârbăului" M27 stop and of the M27 stops on Răzoare: not in OSM. Check the line map on ctpcj.ro (JS page) or the CTP app "Tranzy"/"24pay".

### 5.3 Shops, health, kindergartens, schools

- [Likely] From OSM (may be incomplete): **Profi supermarket ~130 m**; Shop&Go (Mega Image) ~540 m and Mega Image ~810 m on Str. Răzoare; **VIVO! mall (Carrefour hypermarket, banks, Dr. Max pharmacy) ~1.0-1.1 km**; Lidl (Str. Colinei, Cluj) ~1.4 km; pharmacies Dr. Max ~1.0 km, Bebepharm ~1.3 km; playground ~300 m, small parks ~650-850 m; Orthodox church on the street ~680 m. — source: Overpass query around 46.7413, 23.5313 (radius 2 km), e.g. https://www.openstreetmap.org/node/9990624174 (Profi), https://www.openstreetmap.org/way/90136108 (VIVO!)
- [Unverified] **Family doctor:** none mapped within 2 km in OSM. Florești has family doctors and private clinics but **no public hospital and no "centru de permanență"** (out-of-hours care); urgent cases go to Cluj-Napoca. A permanence centre (~1.9 M lei, near SMURD) was approved for design/tender. — source: https://romania.rferl.org/a/satele-dormitor-ale-marilor-orase-fara-spitale/32890918.html . The CAS Cluj list of contracted family doctors could not be loaded (site not reachable from here).
- [Likely] Nearest kindergartens/crèches by OSM: private "Castelul Vieții" (Str. Tăuțiului, ~1.7 km); Cluj-Napoca public "Grădinița Dumbrava Minunată" and "Creșa Cenușăreasa" (Str. Grigore Alexandrescu, Mănăștur, ~1.8 km; a Florești resident is not their priority group — check rules). Florești public units: Sclipiri de stele, Gheorghe Șincai, Lumea Culorilor, Floarea Soarelui (all in central/west Florești, 2-4 km). A private "SOLIS School of Life" is mapped at Str. Valea Gârbăului 2 (~630 m); I found nothing else about it. — source: OSM (as above); https://actualdecluj.ro/?p=301331
- [Verified] Capacity: June 2026, **681 children admitted** to Florești crèches/kindergartens; the mayor says places doubled in 5 years and all max-score files were accepted, but admits pressure "remains high"; admission favours parents who both work (a parent on parental leave was refused). — source: https://actualdecluj.ro/?p=301331 (22 Jun 2026)
- [Verified] Schools: Liceul "Dumitru Tăuțan" ran **three shifts for about a month** during its extension (9 new classrooms); a new 1,000-pupil single-shift school on Str. Cătanelor is under construction (54+ M lei, completion estimated 2027); the commune expects ~3,000 new places when projects finish. Earlier 2026 reporting: some pupils study in modular units or commute to other localities for lack of space. — source: https://actualdecluj.ro/?p=298445 (22 May 2026), https://actualdecluj.ro/?p=300918 (18 Jun 2026), https://actualdecluj.ro/video-extinderea-liceului-dumitru-tautan-din-floresti-se-apropie-de-final-primarul-spune-ca-vor-fi-9-sali-de-clasa-noi-parintii-intreaba-cand-se-termina-lucrarile/
- [Verified] The draft PUG's needs study says Florești needs **11 crèches, 7 kindergartens, 3 primary/secondary schools, 1 high school** by 2035 (service radius: crèche 500 m, kindergarten 1,000 m). — source: https://floresticluj.ro/wp-content/uploads/2025/09/STRATEGIA-PUG-FLORESTI.pdf (pp. ~53, ~60)
- [Likely] Many families on this edge of Florești use Cluj-Napoca schools/kindergartens (Mănăștur is ~1.5-2 km). That adds to the morning drive. — inference.

### 5.4 Utilities

- [Verified] Water/sewer: Compania de Apă Someș. Planned outages hit Valea Gârbăului: 18-20 Nov 2024 (3 days, several Florești streets, street closed near nr. 3). Big main failures elsewhere in Florești (DN 1000 main, July 2026; water back ~midnight). No report of chronic low pressure on Valea Gârbăului found. — source: https://actualdecluj.ro/?p=253567 , https://actualdecluj.ro/?p=302783 , https://actualdecluj.ro/se-intrerupe-furnizarea-apei-pe-mai-multe-strazi-din-floresti/
- [Verified] Permits show the blocks area is on the public networks (sewer extension, water and sewer connections for nr. 61A in 2022; water/sewer connection "pt. 2 imobile" for 62A/62B, AC 195/27.04.2017, found by agent A). **Higher up the valley** new houses are permitted with septic tanks, wells or micro treatment plants, so the networks end not far south of the blocks. — source: https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc , https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii-de-construire-2022.xls (row 149), 2023-2026 lists (e.g. 2026 permit 146 "fosă septică ecologică, forare puț apă")
- [Verified] The PUG strategy admits water and sewer networks "do not cover the whole street network" and Florești's **storm-water drainage** is inadequate. — source: https://floresticluj.ro/wp-content/uploads/2025/09/STRATEGIA-PUG-FLORESTI.pdf (SWOT p. ~30, p. ~53)
- [Likely] Gas: Delgaz Grid network exists on the street (many gas connection permits on Valea Gârboului 2021-2025). Radiators in the photos fit an own gas boiler (centrală proprie), typical for these blocks; confirm with the seller and the last Delgaz/gas supplier bill. A planned gas cut-off hit Florești/Cluj streets in March 2025. — source: permit lists above; https://www.monitorulcj.ro/actualitate/127546-sistare-temporara-a-distributie-a-gazelor-natuale-joi-pe-mai-multe-strazi-din-floresti-si-cluj-napoca
- [Verified] Electricity: DEER + Comuna Florești got a permit (03.03.2026, ~2.18 M lei) to **extend the distribution network "în zona Valea Gârboului"** (with Str. Crizantemelor, Magnoliei); street lighting was installed in 2023. — source: https://floresticluj.ro/wp-content/uploads/2026/09/AC2026-T1-T2.xlsx (permit 50) ; 2023 list (permit 284)
- [Unverified] Fiber internet: no public address-level data. Digi, Orange, Vodafone checkers need a form/address. Most 2016-2018 blocks in Florești have Digi fiber; ask neighbours or the association which providers are in the building's riser. — see Dead ends.

### 5.5 Street reputation

- [Verified] 2019-2020: Valea Gârbăului/Răzoare residents petitioned the council over a potholed, unpaved road ("the perfect place to wreck your car"). — source: https://www.monitorulcj.ro/actualitate/69659-petitie-pentru-asfaltarea-strazilor-razoare-si-valea-garbaului , https://www.monitorulcj.ro/actualitate/77568-florestenii-de-pe-valea-garbaului-si-razoare-ignorati-in-continuare-de-autoritati
- [Verified] Since then: ~300 m of asphalt + sidewalks on Valea Gârboului (May 2022), sidewalks listed by the Primăria among 12.9 km built, street lighting (2023). OSM tags the street asphalt from DN1 to past nr. 62; only a short side spur ~0.4 km north is tagged "unpaved". — source: https://actualdecluj.ro/se-fac-trotuare-in-floresti-si-se-toarna-asflat-pe-mai-multe-artere-cu-probleme/ ; Memoriu PUG 2025 (p. ~160) in the zip; https://www.openstreetmap.org/way/356903352 , https://www.openstreetmap.org/way/356903350
- [Verified] Disruptions: a segment "in the Epinvest area" was closed 6-7 Feb 2025 (9-17h) for Centura Metropolitană works (detour via Str. Colinei or the VIVO! parking); closed again 19 Nov 2024 for water works. — source: https://actualdecluj.ro/se-inchide-din-nou-un-segment-din-strada-valea-garbaului/ , https://actualdecluj.ro/?p=253567
- [Verified] Snow: Florești winter clearing is a repeat complaint (Jan 2026); the mayor said steep streets and bus routes get priority; contractor Lukacom Invest. — source: https://actualdecluj.ro/nemultumiri-in-floresti-dupa-ninsorile-din-ultima-noapte-acuzatii-privind-deszapezirea/ , https://actualdecluj.ro/florestiul-in-alerta-pe-timpul-noptii-peste-70-de-tone-de-material-antiderapant-folosite-ce-recomanda-primarul-bogdan-pivariu-oamenilor/
- [Likely] Mud and construction dust: dozens of houses are being built up the valley (permits 2023-2026), so construction trucks pass the block; expect mud on the road in wet months. — inference from permit lists.
- [Unverified] Parking: the block has underground spaces (sold separately) and a surface lot; on-street parking on a 2-lane valley road is limited. Ask how many surface spaces are free at night.
- [Unverified] Facebook groups (login needed, not read; names are what to search for, I could not confirm exact group titles): "InfoTrafic Cluj-Napoca" (cited by the press for the May 2023 VIVO! flood), the big Florești residents' groups (search Facebook for "Florești Cluj" / "Comunitatea Florești"), the mayor's page (Bogdan Pivariu, used for road-closure notices), and any Valea Gârbăului / Răzoare residents' group. Inside them search "Valea Gârbăului", "Gârboului", "62A", "62B", "Roata". — source for InfoTrafic: https://actualdecluj.ro/foto-a-fost-inundata-soseaua-de-acces-in-municipiu-dinspre-floresti-si-in-cluj-napoca-au-fost-semnalate-inundatii-in-mai-multe-zone/ ; mayor's Facebook notice: https://actualdecluj.ro/se-inchide-din-nou-un-segment-din-strada-valea-garbaului/

## Red flags

- **negotiate (deal-breaker if defects show up):** The block sits on a 20-30 % slope of Dealul Gârbăului, inside the draft PUG's "geotechnical risk / landslide, temporary building ban" overlay; the PUG text names this hill as landslide-prone. No reported landslide at the block. Get the geotechnical study and look for cracks before signing; walk away if there is active movement or cracking. (4.1)
- **negotiate:** The empty plot between the blocks and the street is zoned in the draft PUG for housing up to S+Ds+P+4E+R (6-7 levels), and the hill behind for sport/HORECA via PUZ. View and quiet are not protected. (4.3)
- **negotiate:** Commute. One road out (to DN1 at VIVO!, rated level-of-service F in the morning); estimated 25-60 min by car at peak depending on destination; public transport needs a ~1.5 km walk or a 3-buses-per-peak line from Roata. (5.1, 5.2)
- **minor:** Metro is not a near-term benefit: Florești-centre section targeted for 2031 and behind schedule; expect years of station works at VIVO!. (4.4)
- **minor:** Underground parking flood risk in cloudbursts (recurring in Florești, a 2,000 m² garage flooded >1 m once; VIVO! parking flooded 2023). Ask if this garage ever took water. (4.2)
- **minor:** Army firing range 0.6-1.1 km south in the same valley; activity and noise unknown. (4.5)
- **minor:** Construction traffic, mud and dust from many new houses permitted up the valley; electricity network works permitted 2026. (4.3, 5.5)
- **minor:** Florești has no hospital or out-of-hours medical centre; schools and kindergartens are under pressure (three shifts for a month at Liceul Tăuțan in 2026); nearest public kindergartens 1.7 km+. (5.3)
- **minor:** Planning uncertainty: the new PUG is stalled (environmental permit postponed April 2026); zoning near the block could still change either way. (4.1)

## Dead ends

- **Live peak-hour routing (Google Maps / Waze):** not usable from here. Buyer: Google Maps → Directions → "Depart at" weekday 07:45 for each destination; Waze "Plan drive"; then drive it once on a Tuesday-Thursday in term time.
- **TomTom Traffic Index city page for Cluj-Napoca:** URLs return 404 / JS-only. Buyer: open tomtom.com/traffic-index and search "Cluj-Napoca" in a browser.
- **Final PUG maps (Dec 2025):** only low-resolution scans in https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip; the overlay at the block is unreadable. I used the 2024 vector maps instead. Buyer: ask Primăria Florești (Avram Iancu 170) for a **certificat de urbanism (informativ)** for the parcel, or consult the full-size sheets at DJM Cluj (Dorobanților 99) / Primăria.
- **Owner and plans for the empty land next to the block:** ANCPI geoportal / eTerra are JS map apps; owner data needs a paid CF extract (extras CF pentru informare via ANCPI ePay, needs an account and a small fee). Buyer: get the cadastral number from the geoportal map, order the extras, and ask Primăria whether a PUZ/PUD or permit application exists for it.
- **ABA Someș-Tisa / inundatii.ro flood hazard viewer:** map viewer not loadable here; I used the PMRI text (Gârbău is not an APSFR). Buyer: open the flood hazard maps on inundatii.ro / rowater.ro and zoom to Florești.
- **County landslide risk map update:** not published (or not findable). Buyer: ask Consiliul Județean Cluj / ISU Cluj whether Valea Gârbăului is in a declared landslide risk zone.
- **Scanned PUG studies** (environmental report RM-1, water-course study): image-only PDFs, not searched. Buyer can read them on https://floresticluj.ro/urbanism/strategii-urbane/pug/.
- **Air quality maps (calitateaer.ro, Strop de aer):** JS maps, no station in Florești. Buyer: open the Strop de aer map and look for the sensor nearest Valea Gârbăului / Mănăștur in winter.
- **CAS Cluj family doctor list:** casan.ro did not resolve from here. Buyer: CAS Cluj website or phone, or ask neighbours which family doctor in Florești/Mănăștur still takes patients.
- **Fiber availability:** Digi / Orange / Vodafone checkers are address forms. Buyer: enter "Str. Valea Gârboului 62A/62B, Florești" on each site, or ask the association.
- **CTP line maps:** ctpcj.ro route pages are JS; I used the official CSV timetables and OSM route data instead. Buyer: CTP site/app for the exact "Valea Gârbăului" M27 stop.
- **Firing range use and noise, wildlife sightings, street-level complaints:** no public data; Facebook groups need login. Buyer: ask neighbours on the visit; read the Florești Facebook groups listed in 5.5.