Davis Planning Commission Meeting – April 8, 2026

The Planning Commission held its first meeting of 2026 on Wednesday, April 8, 2026, at 7:00 PM. The primary agenda item was a public hearing on the Willowgrove Project, a proposed 1,250-unit residential community on approximately 232 acres northeast of Davis. Prior to the hearing, the commission elected a Chair and Vice Chair for 2026 and approved the consent calendar. After extensive public comment and deliberation, the commission voted to recommend City Council approval of the project’s environmental review, general plan amendment, pre-zoning, development agreement, tentative map, affordable housing plan, and final planned development, subject to several amendments.

Consent Calendar

• Minutes from October 22, 2025 and December 2, 2025 – Approved unanimously by voice vote.

Public Comments & Testimony

• Support for the project (spoken and voicemail): Dozens of community members urged approval, citing the need for housing to retain families, support schools, and provide affordable and inclusive options. Teachers, parents, and UC Davis staff noted that many workers commute from outside Davis due to lack of attainable housing. Supporters highlighted the project’s diverse housing mix, 250 deed‑restricted affordable units (including 10 reserved for individuals with intellectual/developmental disabilities in partnership with Alta Regional Center), the large community park with amenities (indoor gym, lighted softball fields, pickleball courts, inclusive playground), and the commitment to deliver homes by spring 2028 if approved by voters in November.
• Wild Horse Neighborhood representatives (Marjorie Longo, Kelly Safford, others): Asked the commission to preserve the meandering fence line, add the proposed 1.1‑acre western buffer (about one‑third of the 300‑foot buffer originally requested), and retain the 40% single‑story requirement along the buffer to protect the existing wildlife habitat. They urged rejection of staff’s preference for a straight fence line and opposed any further densification of the project.
• Concerns raised (Victoria Link, David Sandino, Dave Hart): Called for an over‑/under‑crossing on the east side for student safety, a comprehensive traffic analysis integrating nearby projects (Village Farms, Palomino Place), affordable for‑sale ownership units instead of only rentals, and questions about the financial viability of the private equity‑backed lender. One speaker noted that the LAFCO sphere of influence does not include this land, raising governance concerns.

Discussion Items

• Chair and Vice Chair Elections (Item 4): Michelle Weiss was re‑elected Chair by unanimous consent. A vote was held for Vice Chair between Alan Bennett (incumbent) and Catherine Brinkley. Brinkley won with a majority (4‑2 or similar, chair did not vote).
• Willowgrove Project (Item 7): Staff (Eric Lee, Nick Papani) and the applicant (Bree Mobius and team) presented the project details, including the General Plan Amendment, Pre‑Zoning, Development Agreement, Vesting Tentative Subdivision Map, Affordable Housing Plan, Final Planned Development, and the Final Environmental Impact Report (EIR). The EIR identified significant unavoidable impacts in aesthetics, agriculture, air quality, greenhouse gases, noise, population/housing, transportation (VMT), and cumulative traffic/capacity. Mitigation measures were included. The applicant emphasized the “shovel‑ready” status, the unprecedented affordable housing commitment (250 units built in one phase without city funds, exceeding the 141‑unit requirement by 177%), and community benefits such as a $20.8 million park, 2,500 new trees, all‑electric design, and solar purchase options.
• Commission Deliberation: Commissioners commended the thoroughness and community engagement. Key points of discussion:
  • Affordable Housing (for‑sale vs. rental): Commissioner Valencia and others expressed a desire for deed‑restricted for‑sale units to address the “missing middle.” Commissioner Fulp‑Cooke echoed this. After debate, Commissioner Valencia made a motion to add 10 deed‑restricted affordable for‑sale units in the MDR1 area (80‑120% AMI) with $20,000 per unit down payment assistance. The motion passed unanimously.
  • Sustainability: Commissioner Brinkley proposed adding two items to the baseline features: (1) optimizing rooftop solar capacity and offering an expanded solar purchase option for homeowners; (2) including edible landscaping on private and HOA‑managed areas where feasible. The first was approved (7‑0). The second was moved as an amendment to the Development Agreement (community benefits) and passed 4‑3.
  • Grade‑Separated Crossing: Several speakers and commissioners supported a potential over‑/under‑crossing at the southeastern corner near Harper Junior High. The commission voted to recommend City Council consider a developer contribution to such a crossing if the upcoming Active Transportation Plan update deems it feasible and desirable.
  • Traffic and Phasing: Commissioners noted the project’s fair‑share contributions to 24 cumulative improvements, with the applicant advancing frontage widening. The city attorney advised against attempting to phase or condition the project relative to Village Farms, given the different stages of entitlement and the need to deliver housing quickly.

Key Outcomes

• Resolution 1 (CEQA): Approved unanimously – recommends City Council certify the Final EIR, adopt findings of fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program.
• Resolution 2 (General Plan Amendment, Pre‑Zoning, Development Agreement): Approved as amended with:
  • Addition of solar capacity optimization and expanded solar purchase option to baseline project features (7‑0).
  • Addition of “edible landscaping on private and HOA‑managed areas where feasible” to the Development Agreement under community benefits (passed 4‑3).
• Resolution 3 (Vesting Tentative Map, Affordable Housing Plan, Final Planned Development): Approved as amended – 10 deed‑restricted affordable for‑sale units in MDR1 (80‑120% AMI) with $20,000 per unit down payment assistance, held in the Housing Trust Fund for these units (unanimous).
• Additional Motion: The commission voted to recommend that City Council, contingent on the Active Transportation Plan study, consider a developer contribution to a future grade‑separated bike/ped crossing at the southeastern edge of Covell Boulevard (approved, voice vote).
• Other: The commission agreed to agendize a discussion on monthly meeting frequency for the April 22, 2026 meeting (approved by voice vote).

The meeting adjourned at approximately 10:30 PM.