Davis Planning Commission Meeting - December 10, 2025: Willow Grove Draft EIR Review and Updates

The Davis Planning Commission met on Wednesday, December 10, 2025, at 3:00 PM. The meeting included staff announcements, a consent calendar, public comment, and a detailed review of the Willow Grove Draft Environmental Impact Report (EIR). The commission also discussed the long-range calendar for early 2026.

Consent Calendar

• The commission unanimously approved the minutes from the September 24, 2025 meeting.

Public Comments & Testimony

• General Public Comment (Non-Agenda): Speaker Nin One made comments regarding sanctuary city policies, communism, and alleged robot infiltration. The comments were not directly related to agenda items.
• Public Comment on Willow Grove Draft EIR:
  • Mark Housing, Vice Chair of Transportation and Patwin Bike Coordinator, expressed support for the project but criticized the EIR's reliance on national averages for VMT mode shift. He urged planning for higher bike/pedestrian use and requested a grade-separated crossing at the southeast corner (Covell Boulevard near Harper Junior High) instead of an at-grade crossing.
  • Margie Longo (voicemail), Vice Chair of North Central Wild Horse Neighborhood Association, submitted comments on behalf of herself. She raised concerns about future vehicle connections to Wild Horse/Palomillo (requesting recirculation if added), the urban agricultural transition area (UATA) lacking a conservation easement, proximity of lots to the ag buffer, wastewater treatment capacity, and the need for analysis of the drinking water system.

Discussion Items

• Staff Announcements: Principal Planner Dare Dunworth outlined upcoming work: a housing package ordinance (ADU, SB6, SB9) in spring 2026, an SB6 project on Research Park converting commercial to residential, and the General Plan update. Commissioner Palooza 2 is targeted for April 13, 2026, focusing on land use concepts. Commissioner Roe and McLaughlin reported a productive subcommittee meeting on the general plan.
• Willow Grove Draft EIR Presentation:
  • Eric Lee (Senior Planner) and Nick Papani (Raimi Planning and Management) presented the project: 232 acres, 1,250 residential units (20% affordable), open space, parks, and circulation improvements. The EIR identified significant unavoidable impacts in aesthetics (visual character), agricultural land conversion, air quality (ROG), construction noise, population/housing, VMT, transit, and wastewater capacity. Alternatives were analyzed; Alternative 4 (same units, smallest footprint, all high-density apartments) was deemed environmentally superior due to reduced VMT and farmland conversion.
  • Applicant Brie (representative) commented that Alternative 4 would not meet project objectives (no housing diversity, reduced affordable units, less community benefit) and may not pass a Measure J/R vote.
• Commission Discussion and Clarifying Questions:
  • Commissioners questioned the environmentally superior alternative, the fire station site (two acres along Covell, not reducing unit count), the rationale for a right-in/right-out east entrance, and the relationship between the Local Transportation Analysis (LOS) and CEQA (VMT). Sherry Metzger clarified that LOS is not a CEQA issue.
  • Commissioner Rowe asked about floodplain (FEMA zone: 28 acres mapped, but only ~7 acres below elevation 31; mitigated by digging a basin north of Channel A, creating 33 acre-feet of storage).
  • Commissioner McLaughlin raised concerns about wastewater capacity (long-standing issue, contradictory West Yost memos) and high VMT in nearby developments (Wild Horse, Mace Ranch). Staff explained VMT was modeled using SACOG’s travel demand model and is conservative.
  • Commissioner Bennett praised the EIR’s clarity but noted the need for concrete conservation easement acreage and better pedestrian/bicycle facility mapping. Commissioner Husing commended the affordable housing plan and traffic calming, but noted uncertainty in cumulative impact mitigation.
  • Commissioner Weiss questioned project objectives (e.g., “encourage people to live in Davis”) and suggested they be more objective. Commissioner Roe asked about learning from past projects and the fire station need given modern building codes.
  • Commissioner Lee noted the MMRP (Mitigation Monitoring and Reporting Program) will be enforced by staff through conditions of approval and ongoing inspections.
• Long Range Calendar: Staff presented tentative 2026 calendar. The Child’s Road Paint Booth may be delayed to February. The housing package (ADU/SB6/SB9) is expected in spring. General Plan community engagement report expected after the holidays.

Key Outcomes

• No vote was taken on the Willow Grove Draft EIR. The commission will submit written comments before the January 2, 2026 deadline. The EIR comment period remains open.
• The consent calendar was approved unanimously.
• The next special meeting on December 17, 2025 will address the Village Farms project. Staff expects to publish the staff report (including draft development agreement) by end of day Friday, December 12.
• A workshop on the Willow Grove project may be scheduled before the public hearing to address design issues (e.g., connections to Wild Horse).