Masson Estates · Pierce Road
The vote is over. The public-safety questions remain.
The Planning Commission denied the project 5–0. On August 19, 2026, the City Council approved the applicant’s appeal 5–0. CRED is reviewing the decision, monitoring implementation, and evaluating lawful next steps.
Why CRED remains concerned
Approval does not erase the impacts documented in the city’s environmental record. CRED’s focus is whether emergency access, evacuation, wildfire safety, environmental mitigation, and public accountability are adequately protected as the project proceeds. We support responsible housing and meaningful affordability; we insist that documented wildfire, evacuation, and emergency-access impacts be addressed.
- 25
- proposed homes, including five lower-income homes
- 72.45
- acre hillside site; about 18 acres developed, 54 undeveloped except a 20-ft EVA road
- 367
- trees proposed for removal
The city’s EIR identified significant and unavoidable impacts involving emergency response, evacuation, wildland fire, and emergency access. Numbers are from city materials. Official vote record: August 19 Council minutes and meeting video. The city project page may lag that vote.
Five dates
- Jul 20, 2023SB 330 preliminary application filed
- 2024–2026Environmental review, including Final EIR published June 17, 2026
- Jul 8, 2026Planning Commission denied the project 5–0 (emergency access, response, evacuation)
- Aug 19, 2026City Council granted the applicant’s appeal 5–0 (minutes and video of item APCC26-0003)
- Aug 21, 2026CRED reviewing the record, monitoring implementation, evaluating lawful next steps
City packets last checked September 7, 2026.
Key documents
Essential sources only. Packets live on the city site; CRED does not re-host applicant files.
- City project page
Status, plans, and staff documents
- Final EIR (Volume II)
Certified environmental record, including significant and unavoidable emergency / fire impacts
- Draft EIR (Volume I)
Public-review draft
- Updated wildfire appendix
Wildfire supporting information
- Updated transportation study
VMT and access analysis
- August 19 Council minutes
Official record of the Council action and vote
- August 19 Council meeting video
Recording of the hearing and vote (about 5 hours)
- August 19 Council agenda
Item APCC26-0003 and supporting materials
- Planning Commission July 8, 2026
Denial hearing materials
- Notice of Preparation
CEQA scoping notice
What CRED is doing
- Preserving and explaining the public record
- Monitoring conditions, mitigation measures, and implementation
- Coordinating residents and evaluating lawful next steps with professional advice
Other hillside files are still moving, including Quito Road (Planning Commission Sept 9), Oak Place (Council appeal scheduled Sept 16), and the county Mountain Winery / Encore Estates file next door on Pierce Road.
Urgent first-stage goal
Public Safety & Accountability Campaign
$50,000
The Masson vote is in. Two more hillside hearings sit on this month’s calendar. Independent review of the record cannot wait for the next packet.
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Citizens for Responsible & Equitable Development
20665 4th Street, Suite 201, Saratoga, CA 95070
Memo: CRED
Donation disclosure: Citizens for Responsible & Equitable Development, 20665 4th Street, Suite 201, Saratoga, CA 95070, is a California nonprofit public benefit corporation recognized by the IRS as tax-exempt under IRC §501(c)(3), EIN 33-2882295. Donations support CRED’s charitable mission, including public education, public-records work, expert review, mapping, translation, community outreach, and related legal evaluation. Gifts are unrestricted and may be used wherever the board determines they will best advance CRED’s charitable purposes. No goods or services are provided in exchange; accordingly, 100% of the gift is intended to be deductible as a charitable contribution, subject to applicable law and the donor’s circumstances. Information about CRED’s revenues and expenses is available upon request at the address above or saratogacred@gmail.com. California charity information is available at oag.ca.gov/charities; registration does not imply endorsement. We use a permission-based supporter list. Email subscribers and donors are not statutory members. Do not send privileged legal material or sensitive evidence through these forms.