One notable issue discussed was the Harris property concept plan, which proposed transforming over 153 acres south of the Mystic Meadows subdivision into a low-medium density residential area. The plan includes the development of 297 homes, which would require changes in the current agricultural zoning through a plan amendment. The proposed development also encompasses a 9.7-acre park, approved by the city’s Park and Recreation Commission, and trails along the eastern boundary.

A significant concern was transportation access, particularly the need for adequate road connections to mitigate traffic congestion and ensure emergency services access. Staff recommended connecting both northernmost and southernmost east-west roads to Diamond Path to prevent isolation of the southern half of the development. The presence of a pipeline, creek, and river on the property further complicated transportation planning. Discussions highlighted the absence of a direct road exit to the east, impeded by land ownership issues and a railroad, which ruled out the construction of a bridge.

Traffic patterns, especially on Deerbrook Path, were scrutinized due to potential safety risks and inconvenience for residents navigating through cul-de-sacs to access main roads. The commission underscored the necessity for additional access points and temporary turnarounds to facilitate emergency vehicle movement. Additionally, soundproofing measures were considered essential due to the proximity of the railroad, with past developments inadequately addressing noise issues.

The commission also analyzed a traffic study required by state law to assess the impact of 297 new homes on local traffic patterns and intersection capacities. The study aims to prevent excessive congestion at key intersections, including 195th and Deerbrook.

Environmental concerns were addressed, particularly regarding wetlands and stormwater management. The plan includes stormwater ponds, with the developer confirming no wetlands would be filled for residential purposes. Zoning issues related to five homes with shoreline access were clarified, with specific buffer requirements outlined.

Commissioners raised concerns about construction traffic routes, emphasizing that once a connection to Diamond Path is established, construction vehicles should not use Deerbrook, a residential street. The feasibility of the project was questioned due to extensive roadwork and the lack of control over adjacent parcels like the Murphy property, complicating road access and planning.

Costs for developing roads, particularly a collector road to Diamond Path, were estimated at approximately $1.5 million, excluding land acquisition. The potential for a secondary access road to the south involves further land negotiations and additional costs, impacting the project’s infrastructure budget.

Discussions also touched on the timeline for the project, with significant earth-moving activities projected to start in 2026, and mass grading in 2027. This extended timeline prompted concerns about keeping residents informed and presenting a clear plan to the city council.