Walnut Creek Planning Commission Meeting – December 11, 2025

The Walnut Creek Planning Commission met on December 11, 2025, to consider three major items: a mixed-use residential and commercial project at 2094 Mount Diablo Boulevard, a conditional use permit (CUP) for a private K‑8 school (LGD Academy) at 2449 Buena Vista Avenue, and a CUP for a bed‐and‐breakfast/short‑term rental at 1002 Hacienda Drive. The meeting lasted from approximately 7:00 PM to 10:15 PM. All six commissioners were present (Chair Anderson phoned in but was absent).

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• No public comments were offered on items not on the agenda.

Discussion Items

1. Mixed‑Use Project at 2094 Mount Diablo Boulevard (Y24‑040)

• Staff presented the project: demolition of an existing single‑story commercial building and construction of a 74‑unit mixed‑use building (72 market‑rate and 8 very low‑income units) with ground‑floor commercial space, a child‑care facility for residents, and an 88‑space mechanical parking system. The project is located in the West Downtown Specific Plan and is being processed under the Housing Accountability Act (HAA) and Senate Bill 330. The applicant requested five density‑bonus waivers (including driveway width, setback reductions, side/rear yard courts) and three concessions (a single building material, retention of existing frontage sidewalk, and waiver of the public‑art requirement). Staff recommended approval, noting that the project meets all objective standards and that the city cannot deny it without specific health/safety findings.
• Commissioner questions centered on the sidewalk waiver (ability to widen future), childcare hours, elevator capacity, the public‑art fee waiver, and fire‑access. Staff confirmed that the 14‑foot sidewalk can be achieved later, that the daycare operates only for residents, and that the fire department approved an alternative means of access.
• The applicant, Ben Johansson of LCA Architects, described design improvements since the Design Review Commission’s September hearing, including enhanced lighting, site‑distance triangles, and fire‑access solutions (dead‑end road up to 200 feet, wet standpipes, two stairs). He noted that the fire marshal approved the plan without requiring an aerial apparatus on site.
• Public comment: One resident spoke in favor, expressing support for the project and acknowledging temporary construction disruption.
• Commission discussion: Commissioners praised the project’s affordable housing component and design. No substantial concerns were raised.
• Vote: Motion to approve the resolution, as amended, carried 6‑0. (Commissioners Quok, Cound, Moran, Strongman, Klopp, and Vice Chair Knighting all voted yes.)

2. Conditional Use Permit for LGD Academy at 2449 Buena Vista Avenue (Y23‑083)

• Staff presented: the applicant, LGD Academy (a nonprofit), seeks a CUP to operate a private K‑8 Islamic school on the site of the Walnut Creek Islamic Center. The school previously operated without permits from fall 2023 to spring 2025, when it was ordered to cease. The facility consists of four one‑story buildings totaling 7,100 sq ft. Maximum enrollment is 90 students (previously 46). Hours are Monday–Thursday 8:00 AM to 3:45 PM, and Friday half‑days until 11:30 AM. The project is exempt from minimum parking under AB 2097 (within ½ mile of BART); a Transportation Demand Management (TDM) plan was approved. The applicant proposes to restripe the parking lot to improve circulation, decrease parking from 53 spaces to 33 spaces, and relocate student play to an interior courtyard to reduce noise. Staff recommended approval, finding the project consistent with the General Plan and not detrimental to public health/safety/welfare.
• Public comment was extensive, with eight speakers in favor and several opposing. Supporters (including parents, students, educators, and community members) highlighted the school’s academic quality, leadership curriculum (Leader in Me), ability to serve neurodivergent learners, and the value of an Islamic school option. Opposing neighbors raised concerns about increased traffic and noise, especially from the mosque’s Friday prayers, and argued that the school’s operations previously caused spillover parking, blocked driveways, and noise. Several noted that the school and mosque share the site, but supporters stressed that school hours do not overlap with Friday prayers. The applicant offered to act as a liaison and committed to addressing any issues.
• Commission debate centered on whether to approve immediately or continue to allow further studies (noise, traffic). Commissioners Moran and Strongman advocated for a continuance to gather more data. Others argued that existing conditions (e.g., compliance with noise ordinance) were sufficient and that the CUP findings could be made. Ultimately, a motion to approve passed 4‑2.
• Vote: Quok yes, Cound yes, Moran no, Strongman no, Klopp yes, Vice Chair Knighting yes. (Motion carried 4‑2.)

3. Conditional Use Permit for Bed & Breakfast at 1002 Hacienda Drive (Y25‑066)

• Staff presented: the applicant, Jennifer Song, proposes to operate a short‑term rental (classified as a bed‑and‑breakfast under the city’s zoning code) at a single‑family home she owns but does not occupy. The property is a 3‑bedroom, 2.5‑bath home with five off‑street parking spaces (three required). The applicant lives in Oakland, 15 minutes away, and plans to be available 24/7. The project meets all CUP findings, including location within 500 feet of an arterial/collector street (Walnut Avenue). The home was previously operated as an Airbnb without a permit; the applicant applied for the CUP after a code enforcement notice in August 2025. The business plan includes a maximum 7‑day stay, quiet hours (10 PM–8 AM), a noise monitor, and no special events. Staff recommended approval.
• Public comment: Eight residents spoke in opposition, describing negative experiences: parties, noise, damage, trespassing, and the presence of commercial vehicles. They argued the applicant’s statements about good faith and compliance were inconsistent (the listing remained active after claiming it was taken down). They emphasized the close‑knit nature of the neighborhood and concerns about an unhosted short‑term rental setting a precedent. Several noted the applicant is a real estate investor with multiple properties, not a resident moving in soon.
• The applicant explained her personal story (safety concerns in Oakland, desire to eventually move in) and offered to accept a 30‑day minimum stay or a sunset clause. She acknowledged the illegal operation but said she corrected it.
• Commission discussion: Commissioner Strongman moved to approve as amended, but there was no second. After further discussion, commissioners agreed to add conditions: (1) a one‑year review hearing to be placed on the commission’s calendar, and (2) modification of Condition 11 to change “may” to “shall”, ensuring that any noncompliance triggers a public hearing for potential revocation or amendment. The applicant accepted these conditions. A new motion was made and seconded.
• Vote: Moran yes, Quok yes, Cound yes, Klopp yes, Vice Chair Knighting yes, Strongman no. (Motion carried 5‑1.)

Key Outcomes

• Project at 2094 Mount Diablo Blvd: Approved 6‑0. The resolution includes all requested density‑bonus waivers and concessions, a Class 32 CEQA exemption, and the conditional use permit for the daycare.
• LGD Academy at 2449 Buena Vista Ave: Approved 4‑2. The CUP allows the private school to operate with up to 90 students. The approved TDM plan (including a shared parking agreement with a nearby property) and conditions on noise and outdoor activities are included.
• Bed & Breakfast at 1002 Hacienda Drive: Approved 5‑1 with added conditions: the commission will hold a review hearing within one year, and Condition 11 is strengthened to require a public hearing upon any verified noncompliance. The permit is subject to all standard findings and the applicant’s business plan.

Adjournment

The meeting adjourned at approximately 10:15 PM. The next scheduled meeting (January 8, 2026) was canceled; the next meeting will be January 22, 2026.