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Developer and staff discuss geotechnical testing, trails and density in North Mountain Road rezone work session
Summary
The commission held a work session on a proposed rezone of hillside land on North Mountain Road; staff said no recommendation would be made tonight because the applicant has not mailed notices and geotechnical studies (fault/alluvial fan analysis) remain incomplete.
The planning commission held a work session and public hearing on a proposed rezone of a large hillside parcel on North Mountain Road, but took no formal action because the applicant requested no mailers and staff says additional geotechnical information is required. Scott Hess explained the property sits near historic alluvial-fan and landslide features that led the city to adopt Hillside Protection Zone 3 decades ago; staff said state-mapped hazard layers and new tests must be reconciled before a recommendation.
Developer representative Hunter Murray (Holland Group) said the applicant has retained geotechnical firm CMT and is conducting numerous test pits and trenching; initial mapping suggests the site lies outside state-mapped high-risk polygons but the applicant acknowledged more targeted testing is needed. Commissioners and residents pressed for trail connectivity, preservation of vegetation, water/well-radius constraints and how public access or pocket parks might be folded into a future subdivision design. Staff and the applicant agreed to exchange geotechnical findings with city engineers and return to the commission once technical reports are complete.
