Neighbors around the former Windsor Creek Elementary campus say a massive new housing proposal could turn their quiet streets into a dangerous choke point when the next wildfire comes roaring through. With memories of the 2017 Tubbs Fire still close to the surface, residents warn that adding hundreds of apartments could make it harder to get out when every second counts.
The preliminary application filed this month calls for 368 to 384 four-story apartment flats on the roughly 12-acre parcel at 8955 Conde Lane, with about 20% of units reserved for very-low-income households under state density-bonus rules, according to town filings. Planning materials from the Town of Windsor show the developer is seeking a General Plan amendment, a rezoning from Public/Institutional to Compact Residential, a parcel merger and design review before any construction could move forward.
Neighbors say they have seen plans come and go but feel largely in the dark about the latest version, and they are zeroing in on traffic and emergency access. Melanie Markarian, who lives directly across from the site and evacuated during the Tubbs Fire, told CBS News the proposal is horrific. Another nearby resident, Tim Vallery, told the outlet, “There is really nowhere to go,” and said neighbors were organizing a Tuesday meeting to coordinate their response.
Adjacent Project and Access
Complicating the picture, a separate Gallaher-backed development next door is already greenlit. The town’s major projects list shows a Cora Creek project at 8975 Conde Lane with roughly 106 affordable apartments and a grading permit already in hand. The Town of Windsor listing also describes proposed driveways on Armando Renzullo Way and an emergency vehicle access tying into Oakfield and Conde lanes, details that neighbors say could become pressure points if everyone is trying to flee at once.
School District Deal and Legal Questions
The Windsor Unified School District has signed a purchase agreement with Gallaher for the former school property, a deal the district says would give its employees priority access to affordable rentals there for 55 years, subject to state and federal fair-housing law, according to what the district told CBS News. Earlier school board actions and a legal advisory from the state watchdog lay out how the district declared the land surplus and entered negotiations with the nonprofit developer.
An advisory letter from the FPPC details those steps and the 2024 board votes that launched talks with Gallaher. The letter also concludes that the arrangement does not, on its face, prevent the district from reaching a deal with the developer.
Evacuation Planning in Context
State and local officials say evacuation planning has improved since 2017, though they acknowledge it remains tough in fast-moving wildfires and in neighborhoods with limited road access. A recent legislative hearing on wildfire prevention revisited lessons from the Tubbs Fire, including gaps in warning systems, bottlenecked escape routes and vulnerable infrastructure.
A June session covered by CalMatters underscored the push for coordinated evacuation corridors and more funding for road and communications upgrades in Sonoma County and across the North Bay.
What Comes Next
The Windsor Creek proposal is still in the preliminary phase and will need a formal General Plan amendment, rezoning and full environmental review before any building permits are issued. Local officials are split. Some argue that workforce housing is badly needed, while others stress that the town must be convinced its emergency access and basic infrastructure can handle so many new residents, a tension highlighted in local reporting.
KZST has reported early pushback at informational meetings, along with city leaders raising questions about the project’s overall cost and scale. For now, neighbors say they will keep pressing the town to require detailed traffic and evacuation studies as the district and developer move through hearings and approvals. Town staff have posted informational materials, and the Planning Commission has recently reviewed land-use options. Those meetings will help determine how Windsor balances safety concerns and housing needs, and whether there is a way to satisfy both as the project advances.
