Planning Commission Meeting Summary – May 28, 2025
Planning Commission Meeting Summary – May 28, 2025
The Davis Planning Commission met on Wednesday, May 28, 2025, at 7:00 PM in Community Chambers. The meeting included approval of previous minutes, a public hearing for a Starbucks Conditional Use Permit and Design Review at 4525 Fermi Place, and a detailed review of the Commission’s initiated task list. Key outcomes included unanimous approval of the Starbucks project with an added condition for a signal timing study, and prioritization of several tasks for future council consideration.
Consent Calendar
- Approved minutes from the February 12 and February 26, 2025 Planning Commission meetings by unanimous vote.
Public Comments & Testimony
- One speaker opposed the Starbucks project, citing concerns about the company’s labor practices (union busting) and the presence of multiple existing Starbucks in Davis. No other public comments were received on non-agenda items.
Discussion Items
- Starbucks CUP & Design Review (PA #24-52, CUP #03-24, DR #12-24): The applicant (Green River Holdings LLC) seeks to convert a vacant Chase bank building into a Starbucks with a drive-thru, outdoor seating, and site improvements. Staff recommended approval subject to conditions. Commissioners discussed traffic queuing, potential impacts on the existing Starbucks on Mace Blvd., bike access, and the need for a left-turn lane study. The applicant clarified that Starbucks is a tenant, not a franchisee, and stated the existing Mace store is the highest-performing in the region and will remain open. The commission voted unanimously to approve the Conditional Use Permit and, with an added condition for a signal timing study at the intersections of Second Street & Mace Blvd. and Second Street & Fermi Place, the Design Review. Both resolutions included CEQA exemptions.
- Commission Initiated Task List Update: Principal Planner Dara Dungworth reviewed each item on the task list. Key outcomes:
- AB 1033 (Commissioner McLaughlin): Tabled to next available meeting (likely August/September).
- City/County Agreements (Commissioner Brinkley): Information item; staff to bring back by next available meeting.
- Annexation of UC Davis Campus (Commissioner Brinkley): Action-oriented task to be elevated to City Council; staff will prepare a report and aim for the June 17 council meeting. Commissioners raised concerns about property tax impacts and student housing.
- Cannery Design (Commissioner Rowe): Information item; staff to provide a “quick and dirty” report on lessons learned from Cannery density for upcoming projects (Village Farms, Willow Grove). Subcommittee possibility to be explored.
- Cannery Farm (Commissioner Valencia): Information item; staff working with Tracy Reynolds to produce an FAQ document; expected next available meeting.
- Citizens Planning Academy (renamed “Planning Academy”): Action-oriented task; staff directed to prioritize Annexation first, then this item. Subcommittee formation to be discussed.
- Removal of Single Family Zoning (Commissioner Brinkley): Information item; tabled and referred to the General Plan Update process. Staff will report back on how to incorporate into the GP update.
- Onboarding (Commissioner Troost): Staff and Commissioner Troost to meet with City Clerk to refine a best-practices document; comments to be routed through staff.
- Schools Enrollment Presentation: Presentation already given to City Council on April 1; links provided in packet.
- CFD Tutorial (new item #10): Added to the task list by consensus; formal vote to be agendized at next meeting.
Key Outcomes
- Starbucks Project: Unanimous approval (7-0) of both the Conditional Use Permit and Design Review, with the Design Review conditioned on a signal timing study to be paid for by the applicant.
- Task Prioritization: The commission directed staff to:
- Elevate the UC Davis Annexation task to City Council (staff report by June 17).
- Prepare an information report on Cannery Design lessons for upcoming projects.
- Continue developing the Planning Academy task as a second priority.
- Table AB 1033 and Single Family Zoning removal to future meetings.
- Future Meetings: June 11 agenda includes the Omnibus Zoning Ordinance Amendment, Traffic Impact Study update (by City Engineer), appointment of General Plan Update committee reps, and task updates. No meetings scheduled for June 25 or July; August 13 meeting replaced by a General Plan public feedback workshop.
Meeting Transcript
Yeah. So it's seven o'clock. I think uh we're all in our places. So we can start the uh meeting, the public hearing. Um I see that all the commissioners are here except for Michelle Weiss, who's having fun somewhere, I guess. Um Pardon me. Oh okay. Uh so first order of business uh is to approve the agenda. Anyone want to make a motion for that? All in favor? Aye. Aye, great. Um, so we're now to brief announcements. Shall we start with the council liaison? Linda? We're glad to hear that. Dara? Yes, thank you, Mr. Chair. Good evening, everyone. Dara Dunworth, Principal Planner. Um I would like to ask the commission's pleasure on this. I can give several project updates now as brief announcements, or we could defer those until we talk about the long range calendar, but these are project updates, it's not really calendaring. So didn't know if you want to take some time now for some project updates or do it later. Sure, now it'd be fine. Okay, great. Well, um, the first project that I want to give you an update on is the um vault food trailers, the permanent C UP that you all um reviewed uh earlier this year. Um they are currently working with their contractor to get it scheduled. Um as you may remember, they have until July 31st under their improvement agreement to complete that sidewalk work. And so we believe given the timing at the end of May, they've got plenty of time to get that two or three day job done. So we'll keep you apprised of that as we have meetings in the next couple of months. Um if you I don't know how much everyone uh is able to pay attention to what's going on at City Council, but City Council recently um directed staff to create a facade grant improvement program. Um it's CDBG funded. There's a hundred thousand dollars in it at least to start. And um Thomas and Katie Ansi have been working on that. And um we actually I think we launched it last week, and we have two applications already. So we're just just got them and we're just starting to process those. So um, but we feel like that's pretty good initial response, and I imagine we'll keep doing some marketing if if we still have money left after a few months, we'll make sure we get the word out to everyone. So that's just getting going. Um an update on Palomino I may be the only one, but facade for what businesses? Yeah, sorry, for commercial, yeah, for commercial businesses. Um those that are in the um Davis Opportunity Zone for basically facade improvements or enhancements. Um the program materials are on um the city's website under economic development pages. I yeah, so welcome to to check that out. If and if you have any other questions, either I or Thomas or Katie could um answer any questions for you offline. Palomino Place is working on maps, working on improvement plans. Um so that's they are actively moving forward. Uh poll the poll line uh subdivision map has recorded, that's so that's good news. Um that project is moving forward. An update on Child's Ranch.
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