Developers present 'Foothill Orchards' rezoning plan; neighbors raise concerns about density, traffic and open space

A development team presented an early rezone and annexation concept called Foothill Orchards to the North District neighborhood meeting, describing an application to rezone roughly 140–155 acres in the Northeast District to a mix of RA, R1‑20 and R1‑10 zones with a critical‑hillside overlay and a planned PD overlay.

"We wanted to make much larger lots," said the presenter (S12, who introduced himself as Raza), describing geotechnical constraints that led the team to reduce the original footprint and the number of units they expect on the ridge (the presentation indicated roughly 60–70 lots on the upper area, down from earlier, higher‑density concepts). The team said they had spent more than a year meeting with neighbors and planning staff and had engaged geologists and engineers to shape the concept.

The proposal includes dedicating roads to the city, coordinating on additional water infrastructure and adding public trail corridors with open access to the Indian Road trailhead. The presenters said they would prohibit short‑term rentals through deed restrictions and planned deed‑restriction or CC&R language to promote owner‑occupancy where the code permits.

Neighbors asked about wildfire risk on the hillsides, the duration and impacts of construction traffic, whether roads would pass near or through cemetery property, and how the plan supports affordable housing. The presenters said they expect to do traffic and other technical studies after a rezone decision and that they intend to pay for on‑site water and road improvements; they also said they had applied for a regional grant and had acquired some property needed for a possible realignment.

The moderator conducted an informal advisory hand‑raise poll (not a binding vote) to gauge neighborhood preference for keeping the existing OSCR (Open Space Preservation/Recreation) zoning versus supporting the proposal as presented; the moderator emphasized that planning commission and city council hearings are the formal venues for decisions and that the neighborhood meeting’s poll is advisory.

The developer and neighborhood exchange continued with questions about conservation outreach, trail access, irrigation preservation and the percentage of the parcel planned for development; the presenters said they plan to develop less than half of the total acreage because of topographic constraints and that they aim to preserve orchard and irrigation features where possible.

Next steps for the application include department review and formal public hearings at the planning commission and city council; staff and the developer encouraged residents to submit comments to planning commission and city council email addresses and to attend the formal hearings.