When Cheney High School alum and local developer Steve Emtman laid out his plans for a 280-acre residential development to the Cheney Parks Board two weeks ago, it sent up a few red flags.
There are a few potential pitfalls, and a few well-justified concerns, about the proposed Terra Vista development, which could eventually put over 1,300 housing units on a large parcel south of Cheney-Spangle Road.
It is the Free Press editorial board's belief, however, that Emtman should be allowed to move forward with the project—with the caveat that he addresses these concerns in a prompt and straightforward manner.
The biggest question mark, because of the development's size and location, is access. How will emergency crews respond to residents there if a train just happens to be passing by on Burlington Northern Santa Fe's tracks at the same time?
One way to solve that dilemma is to build an overpass or underpass on Cheney-Spangle Road.
Two problems, however, pop up when you discuss that—cost and traffic. Who pays for it, and how do you keep traffic at the Cheney-Spangle and First Street intersection from snarling every day at rush hour?
While Cheney's police and fire departments conducted an access study that found little impact on the city's insurance rates to service such a development, it seems these questions haven't been properly addressed.
Another area of concern is utilities—specifically water usage.
A new city well, along with the potential to recycle water for irrigation and drinking purposes, would help solve that concern, but again there is nothing set in stone.
If the development reaches its full potential and brings in an expected 3,000 more residents, how will everyone be properly serviced?
The environmental impact also needs to be further addressed. The development closely borders Turnbull Wildlife Refuge, a haven for certain species.
What happens to those creatures when 1,300 homes are built nearby?
The Cheney Planning Commission, along with the state's Department of Fish and Wildlife, Department of Ecology, and even the Department of Transportation, will have their say before all is said and done, but we call on developers to talk with Turnbull officials as well.
Along the same lines are the proposed wetlands inside the development. We like where the developers are headed with this, including plans for a berm between the homes and railroad tracks.
Unlike recent residential additions like Golden Hills, there's little impact to farmland; Terra Vista would be located on scablands (though there are a couple of hay fields) that have little to no ecological impact.
When you're talking about a possible 30 percent increase in the city's population over the next 10-15 years, you also have to look at the effect on the business community and schools.
A development the size of Terra Vista would have a huge impact on the dynamics of Cheney's downtown.
Recent commercial growth has been mainly on the city's north side, but that many residents in one area would cause a sea change in the business climate.
It would only make good sense for a business to move into such an area, but how does the city go about supporting that growth?
Cheney School District officials also have their eyes on Terra Vista. As one of only three growing districts in Spokane County, CSD is rapidly running out of room to house its students.
A 30 percent increase—even if it comes over a decade—has a huge impact. The district will have to look at building new schools or expanding existing ones.
The corresponding concern is, how do they fund such projects and will the community support them in those endeavors?
There's a lot to think about here, and we hope Emtman, his partners, and our local officials take the time to make sure this development is done properly.
If not, then it shouldn't be done at all.
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