Walnut Creek Planning Commission Regular Meeting - February 12, 2026

The Walnut Creek Planning Commission met on February 12, 2026, starting at 2:00 PM and concluding at 10:58 PM, to consider two major public hearings: the Mitchell Townhomes project (422 units, 55 low-income) and the Porsche dealership redevelopment. The meeting included extensive public testimony, staff presentations, and commission deliberation. The commission certified the Environmental Impact Report (EIR) for the Mitchell Townhomes and approved the project entitlements unanimously. For the Porsche dealership, the commission recommended approval to the City Council with an amendment to restrict right turns from the Second Avenue exit.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• Mitchell Townhomes: Approximately 30 speakers addressed the commission. Residents of Via Monte Senior Living (across Shadelands Drive) voiced concerns about density (422 units on 22 acres), traffic congestion on Shadelands, loss of 449 trees (including 96 redwoods), air quality during 4.75 years of construction (PM2.5, cancer risk), emergency vehicle access, and insufficient open space/amenities for future residents. Several speakers requested modifications, including reduced density, real-time air monitoring, and enforceable mitigation. Supportive speakers included representatives from the Bay Area Council, Housing Action Coalition, East Bay Leadership Council, building trades unions (IBEW, plumbers, sheet metal), Joybound People & Pets (a nearby employer), and potential future residents who emphasized the need for housing affordability and walkability. Some speakers also argued the project is legally required under the Housing Accountability Act and builders' remedy.
• Porsche Dealership: Nine speakers, primarily residents on Barton Court, Salo Court, and Second Avenue (Keith O'Hara, Jordan Bluestein, Sarah Keller, Lana, Barry Tyrus, Steve Signorelli, and others), raised concerns about noise from 22 service bays facing west, light pollution from rooftop parking and signage, privacy (no glass on west facade, but height overlooking yards), traffic on narrow Second Avenue, and the adequacy of an 8-foot CMU wall for sound and light buffering. They requested physical barriers (curb design) rather than just signs to prevent right turns onto Second Avenue, and asked for extended hours clarity (service hours 7am-10pm vs. 8am-6pm stated later). Some supported the project as an improvement to a blighted site.

Discussion Items

• Mitchell Townhomes (Y24026): Senior Planner Simmer Gill presented the 422-unit townhome project (19 du/ac) on a 22-acre former office park. The project is processed under SB 330 (Housing Accountability Act) and state density bonus law (55 low-income units, 13%). Ten requested waivers from objective standards (e.g., setbacks reduced from 25 ft to 10 ft). Staff recommended certification of the Final EIR and approval of entitlements. Traffic engineer Mark Spencer (W Trans) explained that the project generates fewer daily trips than the existing office (though directional changes) and is in a lower VMT area. Air quality expert Jackie (First Carbon Solutions) detailed mitigation measures (Tier 4 equipment, dust control) that reduce cancer risk below thresholds; no ongoing PM2.5 monitoring is required. The applicant (Jonathan Fern, Signature Development Group) highlighted community benefits: roundabout at Via Monte/Shadelands, bike lane extensions, raised crosswalk, monetary contributions for traffic camera enhancements and median islands. Design changes responsive to Design Review Commission (DRC) comments included Silva cells for stormwater to create usable open space, a playground, and reoriented balconies. Public testimony emphasized tree loss (461 trees removed, 542 new saplings), air quality risks, and emergency access.
• Porsche Dealership (Y25-058): Staff presented a Class 32 CEQA exemption and PD rezone for a three-level Porsche sales/service center on 2.3 acres (corner of North Main and Second Avenue). The project requires a PD ordinance to redefine FAR (excluding accessory spaces to meet 0.3 FAR from gross lot area) and base elevation (measured from highest existing grade to keep height at 30 ft under Measure A). Signage exception needed for a 275 sq ft total (code allows 200). The applicant (Steven Scanlan) emphasized retention of dealership in Walnut Creek, consolidation from multiple leased sites, and brand standard upgrade. Architect James Spence (Ginsler) showed renderings: silver and black metal panels, CMU wall on west property line, shielded/dimmed lighting, and 48 surface customer spaces plus roof/inventory parking. Hours: service 8am-6pm weekdays, 9am-5pm Saturday; showroom 9am-6pm six days, 11am-5pm Sunday. The applicant agreed to a no-right-turn sign at the Second Avenue exit but noted physical curbs are infeasible due to fire apparatus requirements. Commissioners questioned the height measurement rationale and the FAR calculation; staff noted similar approaches used for Hilton Garden Inn and Oakmont.

Key Outcomes

• Mitchell Townhomes: The commission voted unanimously (7-0) to:
  • Certify the Environmental Impact Report and adopt the Mitigation Monitoring and Reporting Program (MMRP).
  • Approve the vesting tentative map, design review, density bonus waivers, tree removal permits, and tree drip line encroachment permits (Resolution as amended). The project must comply with all MMRP measures (construction management plan, Tier 4 equipment, etc.) prior to grading permits.
• Porsche Dealership: The commission voted unanimously (7-0) to:
  • Recommend that the City Council adopt a Class 32 CEQA exemption (infill development) based on technical studies showing less-than-significant impacts.
  • Recommend approval of the PD ordinance rezone, design review, tree removal permits, and sign ordinance exception (Resolution as amended by Commissioner Klopp to remove “vehicle test drives” from the condition restricting right turns onto Second Avenue; the condition now applies to all exiting vehicles). The project will go to the City Council on March 3, 2026 for final action.