The Bailey Farm Development concept plan outlined by city staff suggested rezoning the site from B1 to MX3 to accommodate the proposed mixed-use project, which would include 193 residential units and a Quick Trip gas station. The project site spans an 11-acre area on the north side of the city and falls partly under shoreland overlay regulations. Key design considerations discussed included ensuring the development met city standards for lot area, setbacks, and connectivity. However, the zoning change proposal and the project’s potential impact on the environment prompted lively community discussions.

Residents expressed strong opposition to the Quick Trip gas station, citing potential health hazards from volatile organic compounds and the risk of groundwater contamination from fuel spills. Concerns about increased traffic on Bailey Road, already described by residents as a “nightmare,” dominated the discussion. The planned 24-hour operation of the gas station heightened these worries, with residents fearing for pedestrian safety due to increased vehicular activity. Suggestions were made to relocate the gas station to more suitable locations along Highway 61, but these were met with counterpoints regarding zoning limitations.

The commission acknowledged these concerns, emphasizing the importance of community feedback. A traffic study was proposed to evaluate the increased traffic flow and identify necessary improvements, such as installing traffic lights and crosswalks along Bailey Road. Commissioners assured residents that the project’s development would include ongoing public comment periods and environmental assessments.

Additionally, the multifamily residential component of the project had residents worried about parking deficits and infrastructure adequacy. With the proposed building requiring 463 parking stalls but only 315 provided, significant discrepancies raised questions about compliance with city requirements. The developers aimed to offer a mix of one to four-bedroom units, with affordability being a key focus. The proposed rent ranges would cater to families earning 60% of the area median income, potentially alleviating housing cost burdens in Newport.

Public feedback highlighted further apprehensions regarding the environmental and safety implications of the proposed infrastructure. Specific questions were raised about the management of a holding pond associated with the gas station, with residents questioning its design and potential to prevent pollution from affecting groundwater. The pond would be clay-lined, as opposed to concrete, to contain water effectively.

The meeting concluded with discussions about the project’s compatibility with current zoning regulations. The area, currently zoned as a business park, does not permit residential uses, necessitating a rezoning to a mixed-use district. The commission emphasized the need for community engagement and transparency in the planning process, reiterating that no binding decisions had been made at this stage.