HomeMy WebLinkAbout03-30-23 Public Comment - A. Wymore - Canyon Gate comments #22-264From:Andrea Wymore
To:Agenda
Subject:Canyon Gate comments #22-264
Date:Thursday, March 30, 2023 5:50:51 PM
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Hello,
I'm writing to express my concern over the Canyon Gate development plans. I've broken down my
main points below and I sincerely hope the planning board will take the concerns of the neighbors to
heart.
Traffic
The traffic that this development is adding to the Legends neighborhood is bothersome.
According to the plans, "At full buildout, the Canyon Gate development is projected to generate
4,606 gross average weekday trips". Two of the three streets leading into the development exit
directly into the Legends neighborhood. One of those specifically, Spirit Crossing, has been designed
as the main exit for the apartments in lots 1 and 2 of block 4. The current design pushes residents of
the apartments to exit directly into the Legends neighborhood which is not built for the traffic. With
the added commuters, Spirit Crossing Lane and Maiden Spirit Street will be overloaded in a way they
were not built or planned for. These roads were not planned as residential feeders for anything
other than another single-family neighborhood. This development should be designed in a way that
any traffic exiting through the Legends neighborhood be in alignment with the current traffic plan.
I'm concerned about the safety of the neighborhood's residents, especially the children that play
daily in the streets after school. These designs should be adjusted.
I suggest the parking lot exits for lots 1 and 2 be redesigned to encourage exit directly onto Story Mill
or Northview Street. One exit for the two directly to Story Mill would be the best option to mitigate
traffic. I also suggest roundabouts at the intersections of Maiden Street/Spirit Crossing and Maiden
Street/Lucy Lane with raised center islands to slow vehicles in the area. .Finally, speed humps along
Maiden Street and Spirit Crossing will slow vehicles as they enter Legends.
In-Lieu Improvements Calculation
The In-Lieu improvements calculations are off. As of 3/29/23 .1 acres of land in the Legends is listed
for $310,000. The subdivision sitting between the Canyon Gate community and Bridger Drive has 8-9
lots selling, all approximately .1 acres (approx 5000 sq ft) ranging between $255,000 and $275,000.
Using that math, the city should be receiving quite a bit more than $250,000 in-lieu of parkland and
should reject this offer. Canyon Gate should redesign and add the parkland that is required based on
residential density. Assuming they do not want to redesign, they should at least invest the market
value of the land.
Flooding
Every flood study in the Flood Hazard Evaluation is outdated. The Flood Insurance Study was based
on work completed in 2007. In 2006 a study was completed by Morrison Maierle Inc. (MMI) but the
report uses the 1988 effective FEMA FIS and FIRM as the basis for defining the 100-year
floodplain – also outdated. The 1D hydraulic model was completed over 15 years ago. Given the
amount of precipitation received this year, I suggest another study be done to confirm that this
division will not lead to potentially hazardous conditions for the future residents or the surrounding
neighborhoods.
Thank you.