Planning Commission opposes Blackhawk Ridge

CHENEY – After discussing a proposed housing develpment March 14, the Planning Commission is recommending against Blackhawk Ridge.

The proposed single-family home development would cover 9.11 acres between Irene Place and Summit Drive.

SynTier Energy, on behalf of Steve Emtman, are seeking approval of the project.

“Concerns were geology/soil, steep slopes, drainage, traffic, water density, public interest, vehicle emissions and green space,” Senior City Planner Brett Lucas said.

Public comments discussing faults of the potential development revolved around two major points - geological instability and the development density.

“Density is at the core of our concerns,” resident Barry Hicks said during the meeting. “Allowing maximum permissible density results in overcrowding and congestion, negatively impacts traffic, transportation, public health, public safety, water demand and supply, drainage and runoff and increases owner versus renter occupied homes.”

The development is contradictory to that of the Planning Commission’s duties, officials said, noting the commission’s goals include protecting open spaces, increasing the number of living-wage jobs and growing home ownership rates.

“You have to look a little deeper here,” Lucas said. “Obviously, you have the construction side of the project, building the utilities, building the houses, that provides jobs, that’s one piece of the action.”

The other side of the development equation is allowing population growth, and as a result, ecomonic growth.

But pre-developmental steps must be addressed before developments are approved.

This particular development will require geo-tech and drainage reports, an archeological survey and an electric-load study.

Lucas estimated pre-development costs would be “over $200,000, probably.”

“That’s on the developer,” he said.

Resident Krissan Hatch thanked the commission for pre-development screening.

“I was really pleased to hear the city’s recommendations to have numerous surveys done because it is a really geographically unique area and a difficult one at best to develop given its topography, current soil issues, and existing clay foundation,” Hatch said, noting she’s lived it two houses on Irene Place. “Many of us along Summit (Drive) and Irene Place have experienced significant settling of our homes.”

Emtman provided the commission with a trip generation letter showing the potential traffic increases from development.

Using information in the Institution of Transportation Engineers Trip Manual, the Blackhawk Ridge development would produce an additional 570 weekday daily trips on Washington, North Sixth and Elm Streets, he said.

While the report says the area can absorb these trips without causing issues, the commission is still requiring a traffic analysis for the blind hill near North Eleventh and Oakland Streets.