The primary agenda item was the Cedar Avenue land use and market analysis. Led by Miss Goodro, the commission explored the implications of the area’s development since it was initially highlighted in the 2040 comprehensive plan for a now-defunct BRT expansion. With the BRT no longer part of future transportation projects, a market study was initiated to reassess the area’s potential land use. Samantha Kennedy McKini from consulting group TKDA presented the study’s findings, which aimed to establish a market-supported development vision. The analysis included a review of existing conditions, demographic and economic factors, and discussions with property owners.

The study emphasized the importance of improving transportation connectivity, particularly the need for an east-west county road connection, which has been in planning stages but not yet realized. The existing infrastructure, including limited utilities and topographical features, was identified as both a challenge and an opportunity for development. The surrounding developments, such as Voyager Farms and Glacier Creek, underscore the area’s potential, although no formal actions have been taken within the project area itself aside from Amelia Meadows.

McKini’s presentation highlighted the strengths of the area, such as the availability of large parcels and strong housing demand. However, the lack of east-west connections and existing retail competition north of the project area were noted as potential obstacles for commercial growth. The study’s recommendations, projected until 2040, offer various development scenarios, acknowledging that market conditions are subject to change.

The commission further discussed the desired density and types of residential and commercial developments within the project area. Proposed densities included single-family homes and detached townhomes at approximately three units per acre, while attached townhomes and twin homes were suggested at six units per acre. Apartments could reach a density of 25 units per acre. The commission noted the limited acreage for restaurants and retail might not meet future demand, stressing the importance of strategic parcel allocation for retail development, especially near Cedar Avenue.

Flexibility in housing options was emphasized, considering affordability trends and the need for both for-sale and rental properties. The commission discussed the impact of the planned 185th Street extension and the need to incorporate such infrastructure developments into long-term planning. A design framework was developed to balance community needs and ensure a well-connected neighborhood, promoting multimodal connectivity and preserving green space corridors.

The meeting also addressed the integration of Farmington’s future comprehensive plan, given the proximity of the project area to Farmington. While there had been no formal discussions between the cities, connections with Farmington are anticipated through the 185th Street connection.

In another significant agenda item, the commission reviewed amendments to Title 11 of the city code concerning short-term rentals. The city council’s decision to create a new centralized ordinance for short-term rentals was discussed. This new ordinance will establish annual permits with specific occupancy standards, parking requirements, and will limit the number of permits per individual or entity.

A public hearing was held to discuss removing references to room rentals from the current zoning ordinance, facilitating the new ordinance’s implementation. Clarifications were provided that while the specifics of room rentals would be moved to the city code, the planning commission’s role would not be diminished since the prior administrative permit system fell outside their advisory scope.

The ordinance aims to streamline regulations and provide clarity, with appreciation expressed for city staff’s efforts in consolidating the information. The commission unanimously recommended the city council approve the ordinance amendment.