Final Environmental Impact Report

Final EIR

• Village Farms Davis Final EIR (Compiled - 143MB) 

The individual chapters of the FEIR are provided below:

• 0_Cover
• 0_Inside Cover
• 0_TOC
• 1.0_Introduction and List of Commenters
• 2.0a_Responses to Comments (Letters 1 through 74)
• 2.0b_Responses to Comments (Letters 75 through 150)
• 2.0c_Responses to Comments (Letters 151 through 173)
• 2.0d_Responses to Comments (Letters 174 through 195)
• 2.0e_Responses to Comments (Letters 196 through 217)
• 2.0f_Responses to Comments (Letters 218 through 260)
• 3.0_Revisions to the DEIR Text
• 4.0_Mitigation Monitoring and Reporting Program (MMRP)
• Appendix A_Village Farms Davis_Soil Arsenic Characterization
• Appendix B_House Agricultural Report
• Appendix C_Village Farms EIR - CEQA Noise Analysis 11-20-24 REDLINE
• Appendix D_Village Farms Biological Resource Assessment 3.28.2025.pdf
• Appendix E_Village Farms Davis DEIR (Chapter 3)_Updated Project Description_FINAL
• Appendix F_AQ.GHG Modeling Results - Pole Line Undercrossing

Notice of Availability (NOA) of the Final EIR

The Final Environmental Impact Report (FEIR) (SCH #2023110006) for the Village Farms Davis Project is available for public review.

• NOA FEIR and City Council Public Hearing Notice_Village Farms

Recirculated Draft Environmental Impact Report

Recirculated Draft EIR

The recirculated portions of the DEIR are provided below.

• Village Farms Davis_Partially Recirculated DEIR

New Citywide Wastewater Capacity Data Spurs Recirculation of Village Farms Draft EIR to Comply with CEQA

New information has recently come to the attention of the City of Davis Department of Public Works Utilities and Operations related to the City’s overall Wastewater Treatment Plant (WWTP) capacity. Preliminary results from an ongoing study - which is still underway - revealed that the wastewater treatment system is approaching capacity sooner than anticipated, in large part due to the City’s successful water conservation efforts. Simply put, reduced water flow causes a higher concentration of waste. Though the system is performing efficiently, changes to the composition of the wastewater and new assumptions about treatment necessitate modifications to the WWTP to ensure continued reliable service for years to come. Once the study is complete in early 2026, staff will facilitate a discussion with the City Council and community about next steps. It is important to note that there is no immediate concern for current service needs of the existing population. However, this information must be taken into consideration to ensure the WWTP has available capacity to treat our existing customer base while maintaining existing infrastructure.

It is also important to note - to no fault of the applicant - the Village Farms Draft Environmental Impact Report (DEIR), initially circulated in early 2025, requires a revision and recirculation to reflect the new information the City has received regarding wastewater capacity. To be clear, the Village Farms Development Project is not responsible for the capacity concern nor did the project itself trigger recirculation. The California Environmental Quality Act (CEQA) provides a process for handling information that comes to light after a DEIR is circulated for public comment but before it is certified, and for addressing uncertainties in terms of potential impacts. While the City is confident that the newly identified concern regarding the WWTP can be addressed in the coming years, CEQA requires that the City revise the analysis and findings in the DEIR to be consistent with the City’s latest, independent findings and recirculate the relevant portions of the DEIR for public review.

Thus, the City of Davis is recirculating the portions of the Village Farms DEIR that require revisions to reflect this new information. Until January 2, 2026, the public may submit comments on the recirculated portions. The City will prepare a revised “response to comments” document that includes comments on these revised sections of the DEIR, and intends to make the full Final EIR available to the public at least 10 days prior to City Council action to certify the EIR. Comments submitted during the initial circulation in early 2025, and the City’s responses to those comments, will be made available in draft form for public review prior to the Planning Commission consideration of the project.

City staff is working diligently and taking all feasible steps to ensure that the recirculation of the DEIR will not impact the overall timeline to have the City Council consider placing the Village Farms development project on the June 2026 ballot.

Notice of Availability (NOA) of the Recirculated DEIR

The Recirculated Draft Environmental Impact Report (RDEIR) (SCH #2023110006) for the Village Farms Davis Project is available for public review. Public comment on this document is invited for a 45-day period extending from November 17, 2025 through January 2, 2026.

• NOA Partially Recirculated Draft EIR Village Farms Davis

All comments on the partially Recirculated Draft EIR must be received by the City no later than 5:00 pm on January 2, 2025 to be considered. Comments submitted regarding the previously circulated DEIR will not be responded to. Pursuant to Section 15088a of the CEQA Guidelines, late comments will be considered only at the City’s discretion. Comments must be directed to: 

Dara Dungworth, Principal Planner
City of Davis Department of Community Development,
23 Russell Boulevard, Davis, CA 95616 

Or via email at: ddungworth@cityofdavis.org  

There will not be a public comment meeting for the partial RDEIR.

Draft Environmental Impact Report (DEIR) Comments

Comments on the DEIR are provided below. The documents are generally sorted chronologically and are searchable by last name and/or agency. 

• Compiled Agency Comments
• Compiled Public Comments
• Reformatted Comments_2 12 25 and 2 25 25

Notice of Availability (NOA)

The Draft Environmental Impact Report (DEIR) (SCH #2023110006) for the Village Farms Davis Project is available for public review. Public comment on this document is invited for a 45-day period extending from January 7, 2025 through February 25, 2025.

• NOA for DEIR Village Farms Davis

All comments on the Draft EIR must be received by the City no later than 5:00 pm on February 25, 2025 to be considered. Pursuant to Section 15088a of the CEQA Guidelines, late comments will be considered only at the City’s discretion. Comments must be directed to: 

Dara Dungworth, Principal Planner
City of Davis Department of Community Development,
23 Russell Boulevard, Davis, CA 95616 

Or via email at: ddungworth@cityofdavis.org  

Public Comment Meeting. Additionally, On February 12, 2025, starting at 7:00 PM, the City of Davis Planning Commission is scheduled to conduct a public meeting to solicit input and comments from public agencies and the general public on the Draft EIR for the Village Farms Davis Project. This meeting will be held at the City of Davis Community Chambers, located at 23 Russell Boulevard, Davis, CA 95616.

There will be no transcription of oral comments at these meetings. Comments received will be summarized by staff for inclusion in the Final EIR.  Those who wish to have their verbatim comments incorporated in the Final EIR must submit their comments in writing.

Environmental Review Materials (January 2025)

The City is preparing an EIR for the Village Farms Davis Project to evaluate whether the Project may result in any significant impacts associate with project description. For general information on the environmental review process, see: How to Participate in the Environmental Review Process.

 Draft EIR Chapters

• Village Farms DEIR_Compiled Chapters

Individual chapters of the DEIR are provided below:

• 0_Cover
• 0_TOC
• 1_Introduction
• 2_Executive Summary
• 3_Project Description
• 4.0_Introduction to the Analysis
• 4.1 _Aesthetics
• 4.2_Agricultural Resources
• 4.3_Air Quality, GHG Emissions, and Energy
• 4.4_Biological Resources
• 4.5_Cultural and Tribal Cultural Resources
• 4.6_Geology and Soils
• 4.7_Hazards and Hazardous Materials
• 4.8_Hydrology and Water Quality
• 4.9_Land Use and Planning
• 4.10_Noise
• 4.11_Population and Housing
• 4.12_Public Services and Recreation
• 4.13_Transportation
• 4.14_Utilities and Service Systems
• 4.15_Wildfire
• 5_Effects Not Found to be Significant
• 6_Statutorily Required Sections
• 7_Alternatives Analysis
• 8_EIR Authors and Persons Consulted
• 9_References

Appendices

• Appendix A_Village Farms Davis NOP
• Appendix B_NOP Comments
• Appendix C_AQ.GHG Modeling Results
• Appendix D_Biological Resources Assessment
• Appendix E_Prelim Geotechnical Evaluation
• Appendix F_Phase 1 ESA [Urban Development Area]
• Appendix G_Phase 1 ESA [UATA]
• Appendix H_Phase II ESA [Urban Development Area]
• Appendix I_Phase II ESA [UATA]
• Appendix J_Phase II ESA [Nearby Firing Range]
• Appendix K_Village Farms Cunningham Engineering Drainage System and Flood Control Analysis_Proposed Project
• Appendix L_Village Farms Cunningham Engineering Drainage System and Flood Control Analysis_BRPA
• Appendix M_Village Farms Rick Engineering Drainage Report_Proposed Project
• Appendix N_Village Farms Rick Engineering Drainage Report_BRPA
• Appendix O_Drainage Channel Evaluation, Village Farms Davis
• Appendix P_Environmental Noise Assessment
• Appendix Q_Village Farms BRPA Noise Memo
• Appendix R_Village Farms Davis TIS
• Appendix S_Water Supply Assessment
• Appendix T_Davis Wastewater Treatment Plant Capacity Memo for Village Farms
• Appendix U_Collection System Impacts for Village Farms
• Appendix V_Biological Resources Preservation Alternative Sewer and Water Memo

Biological Resource Preservation Alternative

An equal weight alternative was presented to the City Council on November 19, 2024. See staff report below under Project Updates. 

Notice of Preparation and Public Scoping 

• Combined Village Farms Davis Notice Of Preparation Comments 12 08 2023 before 12 PM
• Combined Village Farms Davis Notice Of Preparation Comments 12 08 2023 after 12 PM

Biological Resource Preservation Alternative Project Information and Exhibits (January 2026)
(Applicant's Preferred Project)

Biological Resource Preservation Alternative Project Information and Exhibits. (Applicant's Preferred Project)

• BRPA Project Description

        BRPA Addendum A - Exhibits and Plans

• Sheet 0 Project Data 10-8-25 
• Sheet 1 Location Map 10-8-25
• Sheet 2 Annexation and SOI Map 10-8-25
• Sheet 3 General Plan Amendment 10-8-25
• Sheet 4 Existing and Proposed Prezoning 10-8-25 
• Sheet 5 Context Map 10-8-25
• Sheet 6 Land Use Plan 10-8-25
• Sheet 7 Open Space Map 10-8-25
• Sheet 8 Mobility Bike & Trail 10-8-25
• Sheet 9.1 Vehicular Circulation 10-8-25
• Sheet 9.2 Vehicular Circulation Cross Section 10-8-25
• Sheet 10 Ag Mitigation Plan 10-8-25
• Sheet 11.1 Sewer Infrastructure 10-8-25
• Sheet 11.2 Water Infrastructure 10-8-25
• Sheet 11.3 Drainage Infrastructure 10-8-25
• Sheet 12 Infrastructure Phasing 10-8-25
• Sheet 13.1 Relocated Channel A 10-8-25
• Sheet 13.2 Existing Channel A 10-8-25
• Sheet 13.3 Typical Greenbelt 10-8-25
• Sheet 13.4 Cannery Boundary 10-8-25

• BRPA Addendum B - Preliminary Planned Development 10-13-25
• BRPA Addendum C - Land Use Table 10-16-25
• BRPA Addendum D - House Agricultural Report 8-20-25
• BRPA Addendum E - Economic & Demographic Profile & Peer Review 8-5-25

As directed by the City Council, the project has been reviewed by the following commissions: 

• March 19 Recreation and Parks Commission Staff Report (PDF) Parks Proposal (PDF) Minutes (PDF)
• March 31 Climate and Environmental Justice Commission  Staff Report (PDF) Minutes coming soon (PDF)
• April 2 Fiscal Commission  Staff Report (PDF) Presentation (PDF) Minutes (PDF)
• August 18 Social Services Commission  Staff Report (PDF) Affordable Housing (PDF) Minutes (PDF)
• September 8 Open Space and Habitat Commission  Staff Report (PDF) Minutes (PDF)
• October 13 Transportation Commission  Staff Report (PDF) Minutes (PDF)

Project Updates Archives

• November 17, 2025

  New Citywide Wastewater Capacity Data Spurs Recirculation of Village Farms Draft EIR to Comply with CEQA

  New information has recently come to the attention of the City of Davis Department of Public Works Utilities and Operations related to the City’s overall Wastewater Treatment Plant (WWTP) capacity. Preliminary results from an ongoing study - which is still underway - revealed that the wastewater treatment system is approaching capacity sooner than anticipated, in large part due to the City’s successful water conservation efforts. Simply put, reduced water flow causes a higher concentration of waste. Though the system is performing efficiently, changes to the composition of the wastewater and new assumptions about treatment necessitate modifications to the WWTP to ensure continued reliable service for years to come. Once the study is complete in early 2026, staff will facilitate a discussion with the City Council and community about next steps. It is important to note that there is no immediate concern for current service needs of the existing population. However, this information must be taken into consideration to ensure the WWTP has available capacity to treat our existing customer base while maintaining existing infrastructure.

  It is also important to note - to no fault of the applicant - the Village Farms Draft Environmental Impact Report (DEIR), initially circulated in early 2025, requires a revision and recirculation to reflect the new information the City has received regarding wastewater capacity. To be clear, the Village Farms Development Project is not responsible for the capacity concern nor did the project itself trigger recirculation. The California Environmental Quality Act (CEQA) provides a process for handling information that comes to light after a DEIR is circulated for public comment but before it is certified, and for addressing uncertainties in terms of potential impacts. While the City is confident that the newly identified concern regarding the WWTP can be addressed in the coming years, CEQA requires that the City revise the analysis and findings in the DEIR to be consistent with the City’s latest, independent findings and recirculate the relevant portions of the DEIR for public review. 
  
  Thus, the City of Davis is recirculating the portions of the Village Farms DEIR that require revisions to reflect this new information. Until January 2, 2026, the public may submit comments on the recirculated portions. The City will prepare a revised “response to comments” document that includes comments on these revised sections of the DEIR, and intends to make the full Final EIR available to the public at least 10 days prior to City Council action to certify the EIR. Comments submitted during the initial circulation in early 2025, and the City’s responses to those comments, will be made available in draft form for public review prior to the Planning Commission consideration of the project.
  
  City staff is working diligently and taking all feasible steps to ensure that the recirculation of the DEIR will not impact the overall timeline to have the City Council consider placing the Village Farms development project on the June 2026 ballot.

• October / November 2025 - The Council held a workshop to receive a staff presentation, receive public comments and conduct an initial discussion of the project at a public meeting on Tuesday, November 4, 2025.

The Planning Commission held a workshop to receive a staff presentation, receive public comments and conduct an initial discussion of the project at a public meeting on Wednesday, October 22, 2025.

In the coming months, public hearings will be scheduled for the Planning Commission and the City Council to take action on the project entitlements.

• September 2025 - Review and processing the BRPA project; negotiation of the Development Agreement; preparation of the final EIR.

• April 2025 - The project hearings anticipated to be in May and June were shifted to allow the City to follow the required process to re-designate land from agricultural/open space to urban use, including compliance with the City's General Plan, current development standards and environmental review prior to sending the project to the voters. This process can be complex and require careful adherence to state law and the City’s code as well as receiving meaningful feedback from City commissions. The developer and the City agreed to adjust the timeline of the project to better align with the delivery of key milestones while continuing to appropriately advance the project.

• March-October 2025 - Commission Review.

• February 12, 2025 - The Planning Commission will hold a public meeting to discuss the Draft EIR. Further information regarding the meeting and the staff report will be available under the Planning Commission's meeting agendas tab.  

• February 7, 2025 - As directed by the City Council, the project will be heard by six Commissions between the months of February and April: Climate and Environmental Justice, Fiscal, Open Space, Parks and Recreation, Social Services, and Transportation. The commissions will not review the Draft EIR, but the actual project baseline features. For more information, see the 12/17 City Council Staff Report.

• January 7, 2025 - The Draft EIR (SCH #2023110006) is now available for public review. Public comment on this document is invited for a 45-day period extending from January 7, 2025 through February 25, 2025. For more information, refer to the CEQA tab to find the Notice of Availability and Draft EIR materials.

• November 18, 2024 - Project update and equal weight alternative presented to the City Council. See the Staff Report here

• November 14, 2024 - Applicant submitted revised graphic materials reflecting revisions to the originally proposed project and new graphic materials for the Biological Resource Preservation Alternative (BRPA). The BRPA is analyzed in the EIR as an Equal Weight Alternative (EWA) and is the applicant’s preferred project for which City approvals are being sought.

• November 2024 - Based on how the project was initially submitted to the City of Davis in 2023, staff were required to follow certain steps to be consistent with the City's General Plan, current development standards and environmental review, which have resulted in a California Environmental Quality Act (CEQA) document that was released in November 2024.

  The Davis City Council were provided an update on this development project, including the results from CEQA, during the November 19, 2024 City Council meeting. The update included the analysis of the project as submitted in 2023 under CEQA, along with five reasonable alternatives, that are part of the Environmental Impact Report (EIR). The alternatives that are provided must be considered feasible and capable of meeting the project's objectives while avoiding or reducing the project's significant environmental impacts.

  From those five alternatives, City staff recommended the biological resource preservation alternative, above the other four, as this alternative would preserve the current wetlands that are located on the property.

• October 30, 2023 - December 8, 2023 - Environmental Impact Report Notice of Preparation (NOP) comment period.

• July 26, 2023 - Applicant submitted revised materials reflecting the updated project incorporating additional housing types and a higher project density with 1,800 total units.

• June 20, 2023 - City Council directed staff to begin processing and reviewing this project and to initiate preparation of an EIR. 

• April 7, 2023 - City received a planning application submittal for the Village Farms Davis project with 1,395 residential units.

Transportation Studies

Transportation studies for the project include both an operations analysis and an impact study. The Local Transportation Analysis (LTA) examines traffic operations and level of service (LOS) on roadway facilities potentially impacted by the project. The LTA analyzes roadway capacity and traffic flow for consistency with General Plan policies, more specifically, LOS measures vehicle capacity expressed as delay at intersections (A through F grades). The Transportation Impact Study (TIS) analyzes the project's transportation impact on the environment for CEQA purposes by examining vehicle miles traveled (VMT). VMT is an air quality metric that measures greenhouse gas impacts.

• Village Farms Davis Local Transportation Analysis FINAL with Appendix
• Vehicle Miles Traveled Study (Appendix R of EIR_Village Farms Davis Transportation Impact Study)

 
Click on image to enlarge the Biological Resource Preservation Alterative

Biological Resource Preservation Alternative Project Information and Exhibits. (Applicant's Preferred Project)

• BRPA Project Description

• Addendum A - Exhibits and Plans

• 00 Summary and Exhibit Index BRPA VFD 11 14 24
• 01 Location Map BRPA VFD 11 14 24
• 02 Annexation and Sphere of Influence Exhibit BRPA VFD 11 14 24
• 03 General Plan Amendment Exhibit BRPA VFD 11 14 24
• 04 Prezoning Exhibit BRPA VFD 11 14 24
• 05 Context Map BRPA VFD 11 14 24
• 06 Land Use Exhibit BRPA VFD 11 14 24
• 07 Open Space BRPA VFD 11 14 24
• 08 Mobility Bike and Trail Exhibit BRPA VFD 11 14 24
• 09.1 Vehicular Circulation BRPA VFD 11 14 24
• 09.2 Street Cross Sections BRPA VFD 11 14 24
• 10 Agriculture Mitigation BRPA VFD 11 14 24
• 11.1 Sewer Infrastructure BRPA VFD 11 14 24
• 11.2 Water Infrastructure BRPA VFD 11 14 24
• 11.3 Drainage Infrastructure BRPA VFD 11 14 24
• 12 Phasing Plan BRPA VFD 11 14 24
• 13.1 Channel A Cross Section BRPA VFD 11 14 24
• 13.2 Greenbelt Section B BRPA VFD 11 14 24
• 13.3 Greenbelt Section C BRPA VFD 11 14 24

• BRPA Addendum B Preliminary Planned Development
• BRPA Addendum C Land Use Table
• BRPA Environmental Additional Information

 
Click on image to enlarge the Proposed Project Land Use Plan

Planned Project Information and Exhibits

• Proposed Project Project Description

• Addendum A - Exhibits and Plans

• 00 Summary and Exhibit Index PP VFD 11 14 24
• 01 Location Map PP VFD 11 14 24
• 02 Annexation SOI Map PP VFD 11 14 24
• 03 General Plan Amendment Exhibit PP VFD 11 14 24
• 04 Prezoning Exhibit PP VFD 11 14 24
• 05 Context map PP VFD 11 14 24
• 06 Land Use Plan Exhibit PP VFD 11 14 24
• 07 Open Space PP VFD 11 14 24
• 08 Mobility, Bike, and Trail Circulation PP VFD 11 14 24
• 09.1 Vehicular Circulation PP VFD 11 14 24
• 09.2 Street Cross Sections PP VFD 11 14 24
• 10 Agriculture Mitigation Plan PP VFD 11 14 24
• 11.1 Sewer Infrastructure PP VFD 11 14 24
• 11.2 Water Infrastructure PP VFD 11 14 24
• 11.3 Drainage Infrastructure PP VFD 11 14 24
• 12 Phasing Plan PP VFD 11 14 24
• 13.1 Channel A Cross Section PP VFD 11 14 24
• 13.2 Greenbelt Section B PP VFD 11 14 24
• 13.3 Greenbelt Section C PP VFD 11 14 24

• Proposed Project Addendum B Preliminary Planned Development   11 14 24
• Proposed Project Addendum C Land Use Table 11 14 24
• Proposed Project Environmental Additional Information 11 14 24

Original Land Use Concept

Original Project Information and Exhibits

• Project Description - Village Farms Davis 20230719

• Addendum A - Exhibits and Plans

• 01 Summary and Exhibit Index - Village Farms Davis 20230720
• 02 Location Map - Village Farms Davis 20230720
• 03 Annexation and Sphere of Influence Exhibit - Village Farms Davis 20230720
• 04 General Plan Amendment Exhibit - Village Farms Davis 20230720
• 05 Prezoning Exhibit - Village Farms Davis 20230720
• 06 Context Map - Village Farms Davis 20230720
• 07 Land Use Plan Exhibit - Village Farms Davis 20230720
• 08 Open Space - Village Farms Davis 20230720
• 09 Mobility Bike Trail Circulation - Village Farms Davis 20230720
• 10 Vehicular Circulation - Village Farms Davis 20230720
• 11 Street Cross Sections - Village Farms Davis 20230720
• 12 Agricultural Mitigation - Village Farms Davis 20230720
• 13 Sewer Infrastructure - Village Farms Davis 20230720
• 14 Water Infrastructure - Village Farms Davis 20230720
• 15 Drainage Infrastructure - Village Farms Davis 20230720
• 16 Phasing Plan - Village Farms Davis 20230720 
• 17 Greenbelt Sections - Village Farms Davis 20230720

• Addendum B - Preliminary Planned Development
• Addendum C - Land Use Summary 20230724
• Additional Environmental Form Information - Village Farms Davis 20230724