Measure W: Willowgrove · November 3, 2026 Ballot

Designed
by Davis.
Ready Now.

Willowgrove is the first project in Davis history to invest in an approved subdivision map prior to a public vote - providing voters certainty about the community we'll build.

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Measure W: Willowgrove at a Glance
1,250
Homes on 232 acres
20%
Affordable - built in a single phase
43%
Attainable housing
70+
Acres of open space, parks, and trails
Next to Wildhorse and Mace Ranch On your November 3, 2026 ballot
About Measure W: Willowgrove

Designed by Davis, for Davis.

Measure W: Willowgrove makes unprecedented commitments to our community: a full affordable-housing phase delivered upfront with no City funding, an approved subdivision map offering the public a transparent look at what will be built, and exceptional developer-funded amenities that will benefit everyone.

Under Davis' Measure J/R/D rule, voters get the final say on projects like this. Through four years of community input and refinements, our community designed this project and shaped it around our values. It earned widespread community support and a unanimous City Council approval. Now for the final step, Measure W is on the November 3, 2026 ballot. Willowgrove is shovel-ready and with your support we can deliver on this vision.

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5-0
Approved by Davis City Council - Unanimously Ready for your vote: November 3, 2026 general election ballot
Measure W: Willowgrove at a Glance

Yes on Measure W: Willowgrove

The numbers behind Davis' most committed housing measure.

43%
Affordable or attainable homes
1,250
Homes on 232 acres
$20M+
In developer-funded park improvements
70+
Acres of open space, parks & trails
2028
First homes occupied
5-0
Davis City Council vote
Affordable Housing
An Unprecedented
Affordable Commitment
250 deed-restricted affordable homes — 177% of what Davis requires — built in a single phase without City funding, by The Pacific Companies: ranked #1 affordable housing developer in the nation (2018 & 2022), with a 100% completion rate across 265+ developments.
  • 20% deed-restricted affordable, built in a single phase alongside first market-rate homes
  • 23% attainable condos and townhomes for the workforce and missing middle — starting at ~$480,000
  • At least 20 dedicated units for adults with intellectual and developmental disabilities (I/DD) — the first time in Davis history
  • $6.8 million in additional developer contributions to affordable housing efforts
  • $1.8 million to the City Housing Trust Fund for affordable ownership
Parks & Amenities
Setting a New Standard
of Amenities for Davis
Willowgrove delivers $20M+ in park improvements — exceeding the City baseline by more than $15 million. 100% developer-funded, bound to the approved subdivision map.
  • 9,500 sq ft indoor gymnasium — flexible community recreation, enrichment, and emergency resilience hub
  • 70+ acres of open space, greenbelts, parks, and trails connected to existing Davis trail systems
  • Lighted athletic fields for soccer, lacrosse, softball, and basketball
  • City's largest inclusive playground
  • Potential for competitive integrated employment for adults with I/DD — first of its kind in Davis history
  • 2,500+ new trees; all-electric, water-neutral community
Schools & Safety
Built Around
Davis Families
Willowgrove benefits from an existing grade-separated undercrossing of East Covell Boulevard, providing direct non-vehicular access to schools — no busy roads to cross.
  • Fully off-street routes to Korematsu Elementary, Harper Jr High, and Davis Senior High
  • New at-grade crossing at Harper Jr High entrance for added safety
  • 700+ new students filling seats and strengthening Davis schools
  • Safe Routes to School built into the plan from day one
  • 44 acres of agricultural buffers with habitat integration along Wildhorse
Fiscal Impact & Timeline
Delivering Real Results
on Real Timelines
Shovel-ready Spring 2027. First homes occupied 2028. Willowgrove carries real carrying costs — this team is motivated to build, not sit on entitled land.
  • $5 million fiscal surplus for the City over 15 years
  • ~$1.24 billion added to Davis property tax base
  • $11 million in currently unfunded traffic improvements along East Covell, Mace Corridor & I-80
  • $3.5 million public safety contribution, accelerated to a lump sum
  • New walkable neighborhood retail — supporting small businesses and generating sales tax revenue
  • Approved subdivision map: what you see is exactly what Davis gets
Three Unprecedented Commitments

A shared vision. Built-in accountability. Shovel ready and committed to deliver.

Voters have been asked to trust future promises on housing. Measure W: Willowgrove asks something different: a vote on a plan that's already locked in. This project is bound to an approved subdivision map, so what voters see today is what can be built tomorrow — no surprises, no renegotiation, no do-overs. No future promises. Just a plan.

Residential home with autumn trees and garden
01

An Unmatched Affordable Housing Commitment

43% of the homes at Willowgrove will be affordable or attainable to current Davis families - giving opportunities for the missing middle to live and work in Davis and adding 700+ students to local schools.

  • 250 deed-restricted affordable homes (20%) built in a single phase - without city funding, not deferred, not an in-lieu fee
  • 43% affordable or attainable: condos and townhomes for the workforce, missing middle, and first-time buyers
  • Opportunities for the missing middle to live and work in Davis
  • At least 20 units designed and built for adults with intellectual and developmental disabilities in partnership with Alta California Regional Center
  • $6.8 million in additional developer contributions to affordable housing efforts
Kids on the playground climbing wall
02

Precedent Setting Amenities for All of Davis

100% developer-funded $20+ million community park at no cost to taxpayers - designed through 70+ community meetings, bound to an approved subdivision map. Setting a new standard of amenities for Davis.

  • City's largest inclusive playground and a lighted soccer/lacrosse field
  • Indoor gymnasium, community gathering spaces, and inclusive park
  • 70+ acres of open space, greenbelts, parks, and trails
  • Potential for competitive integrated employment for adults with IDD - first of its kind in Davis history
  • Two lighted softball fields - expanding women's and girls' sports opportunities
  • Walkable small-scale retail: small business opportunities and additional sales tax revenue for Davis
  • Over 2,500 new trees and environmental uplift
School campus with brick walkway and green lawn
03

Schools, Traffic & Economic Vitality

Not a paper solution. 700+ new students in school seats, families supporting local businesses, and $11 million in traffic improvements that Davis needs - funded by Willowgrove.

  • 700+ new students filling seats and strengthening Davis schools
  • Safe routes to school built into the plan from day one
  • $11 million in traffic improvements along East Covell Blvd, the Mace Corridor, and I-80 interchanges - currently unfunded
  • Signal coordination to improve flow and reduce travel times across Davis
  • New families supporting downtown businesses and generating additional sales tax revenue
See the Site

Location & Site Plan

Next to Wildhorse and north of Mace Ranch. 232 acres thoughtfully planned through four years of community input.

Illustrative land use plan for Willowgrove
Illustrative Land Use Plan 1,250 homes across a range of densities - from single-family to townhomes and condos - with parks, greenways, transit, and retail built in from day one.
Project site location map - northeast of Davis
Project Location Next to Wildhorse and north of Mace Ranch. Next to Harper Junior High and connected to existing greenbelt and bike trail systems.
Detailed plan of the 17-acre community park
17-Acre Community Park Ballfields, pickleball courts, inclusive playground, indoor gymnasium, dog park, and neighborhood retail - all within walking distance of every home.
Why Willowgrove Is Different

A First for Davis.

Willowgrove is designed and engineered to deliver built and occupied homes in Davis at unprecedented speed with unprecedented community investments while upholding Davis sustainability values. The project integrates cleanly with existing General Plan policies, CEQA thresholds, and infrastructure frameworks. For Commissions, Council, staff, and voters alike, Willowgrove offers a credible, and high-confidence pathway to effectively address the Davis housing crisis while preserving the values and character of Davis.

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  • 01
    Affordable housing built first The first Davis project to build its full affordable commitment in a single phase - alongside the first market-rate homes. Not deferred to a later phase. Not an in-lieu payment.
  • 02
    Fiscal surplus to Davis. Willowgrove will provide a $5 million fiscal surplus over 15 years. The Project will add ~$1.24 billion to the real property tax base and an additional ~$2.7 million in property tax base and retail sales tax opportunities from the neighborhood retail.
  • 03
    Smaller scope, bigger commitments Fewer homes than past measures, with more binding affordability and developer-funded amenities than anything Davis has seen before on a ballot.
  • 04
    Traffic: built to improve, not just mitigate Willowgrove pays $11 million in improvements along East Covell Blvd, the Mace Corridor, and I-80 interchanges - currently unfunded improvements Davis needs. Plus signal coordination to improve flow and reduce travel times.
Community Voices

What Davis Leaders Are Saying

“

Willowgrove is the rare project that delivers what Davis needs on many fronts, because it was designed through four years of community feedback. It's the right location and the right size, and most importantly the right time for Davis. They have an approved transparent plan from the start, and a clear timeline to open doors.

Davis Community Leader
“

I began evaluating Environmental Impact Reports for large residential projects in 1984, both in my jobs and on city commissions. In my experience, Willowgrove is the most exceptional project I have ever encountered.

Greg Rowe
Davis Planning Commissioner
“

Locating affordable housing is the number one goal for people with developmental disabilities building their independent life. Willowgrove is creating a partnership with Alta Regional to create dedicated housing for people with developmental disabilities. This is an exciting partnership bringing equity to a marginalized community.

Cynthia True
True Connections
“

Housing is an essential need for our community, this project provide much needed amenities as well as community space as well to help this part of our City.

Adam Mayberry
“

As the president of DYSA I personally support Willowgrove because it brings much needed housing for our families. It will also bring additional sports fields for the young women of Davis and surrounding communities.

Chris Sinclair
Davis Youth Softball Association President
“

Davis needs to attract a new generation of families to keep our City vibrant and diverse into the future. Willowgrove will help stabilize schools and make it easier for people who already work here to live here as well.

Chris Theg
“

As a teacher at Patwin Elementary, I see firsthand why Davis needs affordable and family-friendly housing like Willowgrove to keep our schools vibrant and healthy. Many of my students and coworkers love Davis but have to live somewhere else. People should be able to live where they work and go to school.

Brooke Agee
Davis teacher and parent

November 3, 2026.

Vote Yes on Measure W: Willowgrove. Davis shaped this plan. City Council voted 5-0. Now Davis finishes it.

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Built Green from Day One

Sustainable Design

Willowgrove isn't just designed for Davis - it's designed for the future. Every element reflects a commitment to environmental responsibility, clean energy, and a community where people can live, work, and move without depending on a car.

☀️
Rooftop Solar

Every home in Willowgrove is built solar-ready - supporting clean energy generation from day one and reducing long-term energy costs for residents.

⚡
All-Electric & EV-Ready

No natural gas. Willowgrove is fully electric with EV charging infrastructure built into the plan - setting a new standard for sustainable residential development in Davis.

🚲
Bike-First & Walkable

Willowgrove is designed around people, not cars. Wide protected bike lanes, pedestrian paths, and a connected street network make cycling and walking the easy choice.

🚌
Transit Station

A dedicated transit station is built into the plan from day one - connecting Willowgrove residents to the broader Davis community and reducing vehicle trips on Day 1.

🌳
Urban Forest

Over 2,500 new trees across Willowgrove create a thriving urban forest - reducing heat island effects, improving air quality, and making every block a greener, cooler place to live.

🏡
Live Where You Work

By creating homes near Davis jobs, Willowgrove reduces vehicle-miles traveled across the region - a meaningful contribution to California's climate goals.