Clearwater at Windsor

Clearwater is a mixed-use senior living project located on the approximately 25-acre vacant site at 376 Shiloh Road, APN 059-271-059, (commonly referred to as the “Vicini property”). The project includes: approximately 25,000 square feet of commercial space, distributed among four buildings along Shiloh Road and one building south of the buildings on Shiloh Road; 10 apartments located above ground floor commercial space on Shiloh Road; 34 memory care units, 71 assisted living units, and 141 independent living senior units in a building located on the eastern part of the parcel; and associated parking, landscaping and site improvements. Approximately half of the site is constrained by wetlands and rare plant habitat. In order to avoid and reduce impacts to these areas, development of the site is primarily located on the east of the site.

The project requires approval of a general plan amendment, rezoning, site plan and design review, four-lot minor subdivision, and a reduction in the agricultural buffer. The applicant is also requesting approval of a development agreement. The project requires Planning Commission review and recommendations to Town Council and Town Council approval.

Public Meetings

Town Council Public Hearing:   On February 1, 2023, the Town Council approved the Clearwater at Windsor planning entitlement application. A video of the Town Council hearing is available here.

Planning Commission Recommendations: On December 13, 2022, the Planning Commission reviewed the Clearwater at Windsor entitlement application and made recommendations to the Town Council for approval.  A video of the Planning Commission hearing is available here

A concept review application was submitted in 2019, which was reviewed by the Planning Commission on January 28, 2020, and by the Town Council on March 4, 2020.   

The Town Council meeting can be reviewed here(Agenda Item No. 12.2)

The Town Council presentation can be viewed here.

The Planning Commission meeting can be reviewed here(Agenda Item No. 10.2)

The Planning Commission presentation can be viewed here.

A joint Town Council and Planning Commission meeting was held on October 13, 2021, to discuss the possibility of a development agreement between the developer and the Town and the initial terms of the agreement proposed by the developer.

The joint Town Council and Planning Commission meeting can be reviewed here(Agenda Item 7.1)

The presentation can be viewed here.

The Town Council held a public meeting on August 3, 2022, to discuss the draft terms of the development agreement.

The Town Council meeting can be reviewed here(Agenda Item 13.2)

The presentation can be reviewed here.

Environmental Review

Notice of Determination for Clearwater at Windsor

A Notice of Intent (NOI) to adopt a Mitigated Negative Declaration (MND) was posted and distributed to advise interested parties that the Town has completed a Draft Initial Study for the proposed project and that the IS-MND was available for public review and comment from September 19, 2022, through October 19, 2022 (a 30-day public review period).  

On October 11, 2022, the Planning Commission held a public meeting to receive a staff presentation summarizing the findings of the Initial Study/MND and receive comments. 

The Initial Environmental Study-Mitigated Negative Declaration (IS-MND) is available here. 

The IS-MND Appendices A through D are available here. 

The IS-MND Appendices E through L are available here.  

The traffic study has been completed and can be reviewed here.

For more information or to submit comments, please contact the Community Development Director, Patrick Streeter, at

Clearwater Site Plan

Clearwater Site Plan

Project Rendering from Highway 101 Looking East

Clearwater Rendering from Highway 101

Project Rendering from Shiloh Road/Hembree Lane Looking Southwest

Clearwater Rendering from Shiloh Road/Hembree Lane