At the Nov. 21 work session, the Planning Commission discussed the Housing Framework and Analysis section of the draft Comprehensive Plan 2050, focusing on neighborhood character, public-notice practices, walkability improvements and incentives for middle-income housing.

Staff reintroduced Goal 4: enhance community character of existing neighborhoods and support quality design of new neighborhoods. Commissioners asked for more-effective public-notice approaches for proposed residential developments: instead of small on-site notices they suggested larger, visible signage at road entry points, letters to homeowners associations and developer-hosted community meetings. Staff said website improvements and PIO outreach are also being considered.

The commission recommended an audit of public-rights-of-way assets in older neighborhoods to catalogue sidewalks and other pedestrian infrastructure, and discussed funding options for neighborhood investments. Commissioners emphasized walkability as part of aging-in-place planning and urged concrete, measurable actions rather than aspirational language.

On design and housing types, staff proposed preparing design guidelines for mixed-use communities and town centers to create a stronger sense of place. Commissioners pressed the team to be precise about incentives: several suggested clarifying what counts as an "enhanced" design and cited potential tools such as lowered transfer-of-development ratios or targeted subsidies to support "missing middle" housing types (townhouses, duplexes and small multiplexes).

Staff agreed to add cross-references across plan elements (health, public safety, infrastructure) and to bring back clearer implementation language, including identification of lead departments for each action.

The Planning Commission recessed and planned follow-up sessions to continue growth-management and other required elements.