New Horizons (Hill-Morgan Hill Devco, LLC)

Project No. ZA2021-0001/SD2021-0003 

The project is a 69.43-acre undeveloped site. The property is zoned Residential Detached Medium (minimum 7,000 square foot lots).  The project includes a Planned Development application that proposes a variety of unit types ranging from single-family detached units to multi-family attached units on a variety of lot sizes. 

Required Project Approvals

  1.  Zoning Amendment for a Planned Development Combining District
  2.  Vesting Tentative Map 
  3. Design Permit
  4. Issuance of Demolition, Grading, Building, and Occupancy Permits
  5. Tree Removal Permits


Northeast quadrant of Hill Road and Barrett Avenue (APN: 817-20-031).


The Preliminary Planned Development with General Plan Amendment proposal was presented at the September 8, 2020, Planning Commission meeting. See more information below under the PRELIMINARY applications listed.  Although not required, the applicant requested the proposal move forward to receive preliminary input from City Council prior to final entitlement submittals. The item was agendized for the February 3, 2021, City Council meeting. The presentation, staff report, and attachments can be found here. Due to a citywide internet outage, the February 3, 2021, meeting was canceled, and all items were pushed to future City Council meetings.  

A Planned Development and General Plan Amendment requires both a recommendation from the Planning Commission and approval by the City Council. It is important to note that under state law, the applicant has a right to build a project that is consistent with the base zoning and General Plan designation of the property - which is approximately 7 units to the acre.  If the applicant moved forward on this project without the Planned Development and General Plan amendment, only a subdivision map, design permit, and environmental review would be required. In that case, the approval authority would be the Planning Commission.

Environmental Review

The applications require an initial study and an Environmental Impact Report will be prepared. The City has finalized the description for the preparation of the environmental document and prepared a Notice of Preparation for the EIR. The Environmental Impact Report (EIR) contains more information.

The next steps for environmental review are as follows: 

  1. Preparation of the EIR 
  2. A Draft EIR will be circulated for public review and comment
  3. A public comment hearing on the EIR will be held with staff


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Planned Development Project Plans and Specifications


The withdrawn Preliminary Plan Review application (SR2020-0006) includes additional information (PDF).