Commission declines to recommend approval of Davila Lakes PUD amendment amid unresolved traffic and access concerns

The Planning, Development & Zoning Commission on Aug. 11 voted 0-6 not to forward a proposed planned-unit development amendment for the Davila Lakes expansion to city council, after extended public and commissioner questioning about access, traffic and timing of related roadwork.

Catherine Parker, principal with Meta Planning and Design, presented a revised plan for a roughly 106-acre expansion tract west of the existing Davila Lakes development. Parker said the proposal reduced lot count to 296, added two parks (1.8 acres and 2.9 acres), and included a roughly 25-acre detention area designed with trails and amenity access. Builders named for the tract are Toll Brothers and Shea Homes, and the applicant described proposals for a rec‑center expansion and connection to existing Davila Lakes amenities.

Catherine Parker said the developer plans to construct the second full length of Manville Parkway up to the proposed Phase 1 entrance, including a crossing over an irrigation canal, with that work included in Phase 1 of the project. “As part of this expansion tract, the developer has said they would provide the second full length of Manville Parkway up to the entrance that we're proposing here for phase 1,” Parker told commissioners.

Despite the revisions, planning staff and multiple commissioners said outstanding questions remained. Staff noted that the current plan presents effectively only two existing access points and that one of the three shown connections relies on future development; the commission must consider whether a boulevard entrance will count as a required third access under the ordinance. Staff also reported outstanding items in the traffic impact analysis (TIA) that require clarification, particularly how the development affects level of service at nearby intersections and whether the proposed turn lanes and other mitigations shown in the TIA will deliver the modeled outcomes.

Commissioners and residents raised safety and traffic-capacity concerns about Croix Road and other nearby streets. One commissioner said the proposal would “push roughly 600 cars out of two entrances and exits” and expressed discomfort with granting variances without firm commitments for road realignments. Residents in the meeting repeatedly raised concerns that the project would change the character of surrounding neighborhoods and overload local streets that are not yet improved.

Staff told the commission the MUD annexation process for the tract is underway and that the developer has submitted materials requested by staff, including a preliminary drainage analysis and the TIA, but that staff still required clarifications on access, timing of roadway work and final detention requirements. Staff said they could be prepared to recommend approval if those outstanding questions are resolved prior to council consideration.

After extended public comment and staff discussion, Commissioner Ryan Miller summarized his position: “Too many concerns and not enough positive answers,” and moved to forward a recommendation of approval with the staff report notes; the motion failed on a 0-6 vote to oppose forwarding the item.

Outcome: The commission did not forward the PUD amendment to city council. The applicant and staff said they will continue to refine the TIA, drainage documents and the MUD annexation materials and may return with additional clarifications for future consideration.