City of Davis Planning Commission Meeting - February 13, 2025\n\nThe Planning Commission convened to receive public and commissioner comments on the Draft Environmental Impact Report (DEIR) for the Village Farms Davis project, a proposed mixed-use development of 1,800 units on approximately 500 acres north of Covell Boulevard. No action was taken; the meeting served as a formal comment period on the DEIR. Note: The agenda listed the meeting date as February 12, 2025, but the provided information states the meeting took place on February 13, 2025.\n\n### Consent Calendar\n- The agenda was approved by unanimous consent.\n\n### Public Comments & Testimony\n- Approximately 40 minutes of recorded comments and numerous in-person speakers addressed the commission. Key themes included:\n\n Opposition\n - Several speakers (e.g., Jim Flanagan, David McLaughlin, Eileen Sammits, Nancy Price) argued the DEIR lacks a reduced-footprint alternative that avoids the floodplain, the old landfill, and sensitive habitat. They cited concerns about toxics (PFAS, arsenic, manganese) from the unlined landfill, removal of 952 trees, impacts on Swainson's hawks and vernal pool tadpole shrimp, and flood risks to downstream neighborhoods like Wildhorse.\n - Speakers from the Davis Citizens Planning Group (Alex Accamore, Anthony Palmier, Tim Keller, Gabriel Ehrlich, Richard McCann) urged a transit-oriented, higher-density design with fewer single-family homes, more attached units, and grade-separated bike/pedestrian crossings. They argued the project as planned would not reduce vehicle miles traveled (VMT) or provide affordable housing for the missing middle.\n - Residents of Cannery (Andrew McElroone, Elizabeth Colbrigh) and Wildhorse (Chris Carter, Nicholas Pinter) warned of traffic safety, flooding, and liability issues, noting the Cannery’s unfulfilled promises and the city’s inability to oversee large projects.\n - Other speakers (e.g., Sharon Montooth, Juliet Beck, Dave McKay) emphasized traffic congestion at Covell and Pole Line, lack of safe bike routes, and the need for a comprehensive traffic plan before adding 1,800 units.\n\n Support\n - Several callers (Edith Diegel, Rudy, Lauren Gary, Sherry, Laura Macdonald) supported the project for providing much-needed housing, especially for young families and first-time buyers. They cited the 20% affordable housing commitment, down payment assistance, and thoughtful planning including greenbelts and parks.\n - One speaker (Alan Pryor) challenged toxicity claims, citing Water Board letters stating no risk if the development uses city water, and noted that monitoring wells show contaminants migrating away from the site.\n - Others (e.g., Kara, Jessica Chapman) highlighted potential benefits for school enrollment and community vitality.\n\n### Discussion Items\nVillage Farms Davis Draft Environmental Impact Report (DEIR)\n- Staff (Principal Planner Dara Dungworth) and consultant (Nick Papani of Rainey Planning) presented an overview: the project includes a pre-General Plan amendment, pre-zoning, and a development agreement. The DEIR analyzes the proposed project and a Biological Resource Preservation Alternative (BRPA) that preserves 47 acres of habitat. Significant unavoidable impacts include scenic vistas, agricultural land conversion, air quality (criteria pollutants and GHGs), and VMT.\n- Five alternatives were studied: No Project, Lower Number of Units (1,395 units), Agricultural Resource Preservation (1,330 units), Higher Number of Units (2,700 units), and Off-Site (Aggie Research Campus site). The Higher Units alternative would meet regional VMT targets.\n- The 45-day public review period ends February 25, 2025. Written comments can be emailed to Dungworth.\n\nCommissioner Comments\n- Vince McLaughlin: Requested a reduced-footprint alternative south of the drainage channel, better analysis of ingress/egress on F Street, and elaboration on groundwater monitoring and liability.\n- Georgina Valencia: Emphasized the need for a stormwater control plan, guaranteed bike/pedestrian undercrossings, and realistic planning for the educational farm.\n- Greg Rowe: Criticized the alternatives analysis as “corrupted,” noting that increasing density to 2,700 units solely to meet VMT thresholds is unprecedented. Called for a reduced-acreage alternative similar to the 2004 Covell Village EIR. Stated that grade-separated crossings must be a baseline feature on the ballot.\n- Catherine Brinkley: Agreed that the DEIR lacked a viable reduced-footprint alternative but noted VMT is a valuable metric. Recommended combining higher density with a smaller footprint to protect critical habitat. Surprised water quality was not deemed significant.\n- Johannes Troost: Focused on traffic impacts, arguing that the project would worsen already-congested intersections at Covell and Pole Line. Stated a comprehensive traffic plan for the entire north corridor is needed before proceeding.\n- Michelle Weiss (Chair): Stressed that grade-separated crossings are non-negotiable, called for a solution at F Street/railroad, and raised concerns about storm drainage, tree removal, and forever chemicals. Noted that the environment’s effect on the project (e.g., toxics) must be addressed even if CEQA does not require it.\n- Additional commissioner requests: Cannery residents’ concerns must be addressed with a detailed mitigation discussion (Vince), and the potential for rising groundwater intersecting with reconstructed Channel A should be studied (Greg).\n\n### Key Outcomes\n- No vote was taken. The commission will submit written comments on the DEIR by the February 25 deadline.\n- The final EIR will respond to all comments and include a mitigation monitoring program.\n- The project will return to the Planning Commission for a public hearing on certification of the final EIR and recommendation to City Council, tentatively in May 2025.\n- The City Council would then consider certification and entitlements; if approved, the project would go to voters in November 2025 under Measure J/R.\n- Future meetings (February 26, March 12 and 26) will include general plan update updates and a new commission task process.