Walnut Creek Design Review Commission Meeting - June 18, 2025

The Design Review Commission (DRC) held a regular meeting on June 18, 2025, at 6:00 PM in the Council Chamber. The meeting covered two agenda items: a study session for the Mitchell Townhomes project (422-unit townhouse development under Builder’s Remedy) and approval of a new Master Sign Program for Alpine Square. The Commission reordered the agenda to hear the Alpine Square item first. No consent calendar items were moved; no general public communications were received.

Alpine Square Master Sign Program (Item 4B)

• Presentation: Assistant Planner Steven Cook presented the request for a new Master Sign Program at 1777 Botelho Drive, an existing three-story commercial office building. The program includes two freeway/skyline signs visible from I-680 (reduced from three after Sign Subcommittee review), an updated site identification sign, and redesigned entry door decals. The Sign Subcommittee supported the proposal with minor modifications. Staff recommended CEQA exemption under Section 15301 (Existing Facilities) and adoption of the resolution.
• Public Comment: None.
• Commission Discussion: Commissioners had no questions and noted the applicant had addressed previous subcommittee concerns.
• Motion and Vote: A motion to approve the CEQA exemption and adopt the Master Sign Program passed unanimously (3-0). (Commissioner Riley was absent.)

Mitchell Townhomes Study Session (Item 4A)

• Presentation: Senior Planner Simar Gill provided background on the 22.2-acre project at 2775–2855 Mitchell Drive and adjacent parcels. The applicant (Signature Development Group) proposes 422 townhomes (83 buildings, 3 stories, 38–40 ft height) with 955 parking spaces (111 on-street, rest in garages). The project includes 55 low-income affordable units (13%, nearly double the city’s 7% requirement) and requests 10 density bonus waivers (e.g., reduced setbacks) but no concessions. An Environmental Impact Report (EIR) is underway. The project is processed under the Housing Accountability Act (HAA) and Builder’s Remedy, limiting city review to objective standards. Site will have two phases, two internal loop streets, and no through connection between Mitchell and Shadelands. 510 new trees are proposed, with 8 existing trees preserved; 457 trees will be removed (28 pre-approved by city arborist due to condition, rest requiring Planning Commission action).
• Public Comments:
  • Ed Shepard (Woodlands resident, 40 years): Expressed major concern about traffic congestion on Oak Grove, Shadelands, and Ignacio Valley, predicting 800+ additional cars and stating the traffic circle proposed may not solve the problem.
  • Patty Bittenbender (Via Monte senior community): Raised safety concerns about the easternmost driveway on Shadelands directly opposite Via Monte’s only garage exit; requested the driveway be moved west. Also expressed concern about reduced setback (10 ft vs. 15 ft standard) and density.
  • Wayne Morris (Via Monte resident, speaking for resident council): Opposed the proposed tree removal, noting 103 coast redwoods on site with only 7 preserved; described the trees as 50+ years old and valuable for wildfire mitigation and environment. Also criticized the lack of green space along Shadelands Drive (buildings set back only 15 ft from curb).
  • Jan Warren (Woodlands resident, 39 years): Expressed support for housing and noted the project would help people build wealth. Asked about distribution of affordable units (applicant responded they are dispersed throughout all plan types and bedroom counts). Questioned bicycle parking (2% provided), disability access (10% accessible units), and requested improved bus service (Route 7) to connect residents to BART and downtown.
  • Leora Tanamatko Ross (homeowner): Expressed strong support for the project, citing infill sustainability and walkability. Noted unsafe biking conditions on Ignacio Valley but stated the project’s bike lanes and density would help reduce car dependency.
• Commission Feedback and Recommendations:
  • Commissioners emphasized the need for improved amenities and programming in common open spaces (e.g., playgrounds, more than just lawn and rain gardens).
  • They requested better usability of bioretention/stormwater areas (e.g., boardwalks, butterfly gardens) and exploration of alternatives (e.g., Silva cells) to save more existing trees, especially the coast redwoods.
  • Concerns were raised about the long rows of garage doors and narrow alleys creating an unwelcoming pedestrian scale; suggestions included adding trellises, more materials/colors, and varied building massing to aid wayfinding.
  • The central pedestrian spine should be more prominent and clearly delineated, with consistent width.
  • The planting palette should reconsider the use of ash trees, which the Arborist report indicated are in poor condition.
  • Commission also noted that the project’s connectivity to Oak Grove (via a six-foot neighbor fence) could be re-evaluated for long-term pedestrian links.
  • The proposed raised crosswalk and roundabout on Shadelands were seen as positive, but the crosswalk must be wide enough for buses.
  • No formal action was taken; the feedback will be forwarded to the Planning Commission for consideration alongside the EIR and future entitlements.

Key Outcomes

• Alpine Square Master Sign Program: Approved unanimously (3-0). The project is CEQA exempt (Section 15301).
• Mitchell Townhomes: Study session completed; no vote. The DRC provided design feedback to be incorporated into the project and transmitted to the Planning Commission. The EIR is expected to be released in summer 2025, with Planning Commission and City Council hearings targeted for Q4 2025.
• Next Meeting: The July 2, 2025, regular meeting has been canceled; next meeting is July 16, 2025 (per the chair’s announcement).