Council approves hillside development and zone change for Jones Hill area allowing 30 units with design constraints

The City Council approved a hillside development permit and a zoning map amendment changing approximately 9.49 acres at 1923 South River Road (Jones Hill) from single-family R-1-10 to Plan Development Residential (PDR), allowing a plan with about 30 dwelling units in a mix of duplexes, fourplexes and single-family pads.

Planning staff described the site's steep slopes: color-coded mapping showed areas over 40% slope (red), 31–40% (orange) and 21–30% (yellow). Under code calculations and allowable disturbance percentages (yellow: up to 30% disturbance; orange: up to 5%; red: generally to be left undisturbed), the proposed plan yields about 30 units. Staff noted the road through the development is proposed as a modified public street (37 feet wide) with sidewalk on one side due to hillside constraints.

The planning commission recommended approval and asked that single-family units adjacent to existing homes remain single-story when viewed from the street to reduce privacy and visual impacts; the developer removed proposed detached garages following commission feedback. Applicant Bob Hermanson clarified the single-story requirement refers to the street side because units will be walkout basements on the downhill side.

Council voted to approve the hillside development permit (item 11) and the zone change to PDR (Ordinance 2025-033) in separate motions and unanimous roll-call votes. Conditions from the hillside review board and planning commission apply; staff will proceed with standard design-review and permitting.