Planning Commission

Chairperson: Lisa Baker Vice Chair: Judith Arce Commissioners: Ramon Altamirano Gregory Contreras Eric Dye Jessica Smith Matt Stone Jeremy Craig, City Manager 1. Meeting Information Winters Planning Commission meetings are conducted in person at City Hall Council Chambers 318 First Street, accessible via the Abbey St side entrance. As a courtesy, and technology permitting, members of the public may continue to participate virtually. However, the City cannot guarantee that the public’s access to teleconferencing technology will be uninterrupted, and technical difficulties may occur from time to time. Unless required by the Brown Act, Planning Commission meetings will continue despite technical difficulties for participants using the teleconferencing option. Z o o m : https://us02web.zoom.us/j/89641957720? pwd=Yj9KWCTDgM7nG6j54CVf2gaXx3EjVy.1 +1 669 444 9171 US Meeting ID: 896 4195 7720 Passcode: 336968 1. If you are joining the meeting via Zoom and wish to make a comment on an item, press the “raise a hand” button. If you are joining the meeting by phone, press *9 to indicate a desire to make a comment. The chair will call you by name or phone number when it is your turn to comment. Speakers will be limited to 3:00 minutes. 2. If you choose not to observe the Planning Commission meeting but wish to make City of Winters Planning Commission Tuesday, March 25, 2025, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Email: dave.dowswell@cityofwinters.org PLEASE NOTE – The numerical order of items on this agenda is for convenience of reference. Items may be taken out of order upon request of the Planning Commission Chair, Commissioners, or City staff. Public comment is limited to 3 minutes, and speakers will be asked to state their name and address. 1 City of Winters

a comment on a specific agenda item, please submit your comment via email by 5:00 p.m. on the Monday prior to the Planning Commission meeting. Please submit your comment to the City Clerk at cityclerk@cityofwinters.org. All public comments submitted to the City Clerk will be summarized and read into record but will not be read verbatim due to time limitations. 2. Call to Order: City of Winters Planning Commission Meeting 3. ROLL CALL 4. PLEDGE OF ALLEGIANCE 5. PUBLIC COMMENTS At this time, any member of the public may address the Planning Commission on matters, which are not listed on this agenda. Citizens should reserve their comments for matters listed on this agenda at the time the item is considered by the Planning Commission. An exception is made for members of the public for whom it would create a hardship to stay until their item is heard. Those individuals may address the item after the public has spoken on issues that are not listed on the agenda. Presentations may be limited to accommodate all speakers within the time available. Public comments may also be continued to later in the meeting should the time allotted for public comment expire. 6. APPROVAL OF AGENDA 7. CONSENT CALENDAR 7.1 Minutes of the Regular Planning Commission Meeting Held on February 25, 2025. Approve the Minutes of the Regular Planning Commission Meeting Held on February 25, 2025. 8. PUBLIC HEARINGS 8.1 Public Hearing to consider Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D-A Zoning District, and finding this Project exempt from CEQA Staff recommends that the Planning Commission take the following actions: 1. Receive staff report; 2. Conduct the Public Hearing to solicit public comment on the proposed ordinance; and, 3. Adopt Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D-A Zoning District, and finding this Project exempt from CEQA. Minutes of the Regular Planning Commission Meeting 2.25.2025.docx Staff Report - 400 Railroad Ave.docx Attachment A - Vicinity Map Attachment B - Site Plan and Proposed Elevations 2 City of Winters

9. MISCELLANEOUS 10. PRESENTATIONS 11. STAFF COMMENTS/INFORMATION ITEMS 12. COMMISSION COMMENTS/REPORTS Under Government Code Section 54952.2, may include: (1) a brief announcement; (2) a question for clarification; (3) a brief report on his or her own activities; (4) request staff to report back to the body at a subsequent meeting concerning any matter, or (5) take action to direct staff to place a matter of business (or issue) on a future agenda. 13. ADJOURNMENT I declare under penalty of perjury that the foregoing agenda for the regular meeting of the Planning Commission was posted on the City of Winters website at www.cityofwinters.org and Commission Members were notified via e-mail of its’ availability. A copy of the foregoing agenda was also posted on the outside public bulletin board at City Hall, 318 First Street , and made available to the public during normal business hours on Friday, March 21, 2025. ______________________________________ Jeremy Craig, City Clerk Attachment C - Public Hearing Notice Attachment D - PC Resolution.docx Attachment E - Conditions of Approval (Attachment A to the Resolution) APPEALS: Any person dissatisfied with the decision of the Planning Commission may appeal this decision by filing a written Notice of Appeal with the City Clerk including payment of the applicable Appeal fee, no later than ten (10) calendar days after the day on which the decision is made. Pursuant to Section 65009 (b) (2), of the State Government Code "If you challenge any of the above projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this notice, or in written correspondence delivered to the City Planning Commission at, or prior to, this public hearing". MINUTES: The City does not transcribe its proceedings. Anyone who desires a verbatim record of this meeting should arrange for attendance by a court reporter or for other acceptable means of recordation. Such arrangements will be at the sole expense of the individual requesting the recordation. PUBLIC REVIEW OF AGENDA, AGENDA REPORTS, AND MATERIALS: Prior to the 3 City of Winters

Planning Commission meetings, copies of the Agenda, Agenda Reports, and other material are available during normal working hours for public review at the Community Development Department. In addition, a limited supply of copies of the Agenda will be available for the public at the meeting. Copies of Agenda, Reports and other material will be provided upon request submitted to the Community Development Department. A copy fee of 25 cents per page will be charged. Any member of the public may submit a written request for a copy of Planning Commission Agendas to be mailed to them. Requests must be accompanied by a check in the amount of $25.00 for a single packet and $250.00 for a yearly subscription. OPPORTUNITY TO SPEAK, AGENDA ITEMS: The Planning Commission will provide an opportunity for members of the public to address the Commission on items of business on the Agenda; however, comments are limited to three minutes. REVIEW OF TAPE RECORDING OF MEETING: Planning Commission Meetings are recorded. Recordings are available for public review on the City of Winters website. GENERAL NOTES: Meeting facilities are accessible to persons with disabilities. To arrange aid or services to modify or accommodate persons with a disability to participate in a public meeting, contact the City Clerk. 4 City of Winters

Chairperson: Lisa Baker Vice Chair: Judith Arce Commissioners: Ramon Altamirano Gregory Contreras Eric Dye Jessica Smith Matt Stone Jeremy Craig, City Manager 1. Meeting Information Winters Planning Commission meetings are conducted in person at City Hall Council Chambers 318 First Street, accessible via the Abbey St side entrance. As a courtesy, and technology permitting, members of the public may continue to participate virtually. However, the City cannot guarantee that the public’s access to teleconferencing technology will be uninterrupted, and technical difficulties may occur from time to time. Unless required by the Brown Act, Planning Commission meetings will continue despite technical difficulties for participants using the teleconferencing option. Z o o m : https://us02web.zoom.us/j/89641957720? pwd=Yj9KWCTDgM7nG6j54CVf2gaXx3EjVy.1 +1 669 444 9171 US Meeting ID: 896 4195 7720 Passcode: 336968 1. If you are joining the meeting via Zoom and wish to make a comment on an item, press the “raise a hand” button. If you are joining the meeting by phone, press *9 to indicate a desire to make a comment. The chair will call you by name or phone number when it is your turn to comment. Speakers will be limited to 3:00 minutes. 2. If you choose not to observe the Planning Commission meeting but wish to make City of Winters Planning Commission Tuesday, March 25, 2025, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Email: dave.dowswell@cityofwinters.org PLEASE NOTE – The numerical order of items on this agenda is for convenience of reference. Items may be taken out of order upon request of the Planning Commission Chair, Commissioners, or City staff. Public comment is limited to 3 minutes, and speakers will be asked to state their name and address. City of Winters 1

a comment on a specific agenda item, please submit your comment via email by 5:00 p.m. on the Monday prior to the Planning Commission meeting. Please submit your comment to the City Clerk at cityclerk@cityofwinters.org. All public comments submitted to the City Clerk will be summarized and read into record but will not be read verbatim due to time limitations. 2. Call to Order: City of Winters Planning Commission Meeting 3. ROLL CALL 4. PLEDGE OF ALLEGIANCE 5. PUBLIC COMMENTS At this time, any member of the public may address the Planning Commission on matters, which are not listed on this agenda. Citizens should reserve their comments for matters listed on this agenda at the time the item is considered by the Planning Commission. An exception is made for members of the public for whom it would create a hardship to stay until their item is heard. Those individuals may address the item after the public has spoken on issues that are not listed on the agenda. Presentations may be limited to accommodate all speakers within the time available. Public comments may also be continued to later in the meeting should the time allotted for public comment expire. 6. APPROVAL OF AGENDA 7. CONSENT CALENDAR 7.1 Minutes of the Regular Planning Commission Meeting Held on February 25, 2025. Approve the Minutes of the Regular Planning Commission Meeting Held on February 25, 2025. 8. PUBLIC HEARINGS 8.1 Public Hearing to consider Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D-A Zoning District, and finding this Project exempt from CEQA Staff recommends that the Planning Commission take the following actions: 1. Receive staff report; 2. Conduct the Public Hearing to solicit public comment on the proposed ordinance; and, 3. Adopt Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D-A Zoning District, and finding this Project exempt from CEQA. Minutes of the Regular Planning Commission Meeting 2.25.2025.docx Staff Report - 400 Railroad Ave.docx Attachment A - Vicinity Map Attachment B - Site Plan and Proposed Elevations City of Winters 2

9. MISCELLANEOUS 10. PRESENTATIONS 11. STAFF COMMENTS/INFORMATION ITEMS 12. COMMISSION COMMENTS/REPORTS Under Government Code Section 54952.2, may include: (1) a brief announcement; (2) a question for clarification; (3) a brief report on his or her own activities; (4) request staff to report back to the body at a subsequent meeting concerning any matter, or (5) take action to direct staff to place a matter of business (or issue) on a future agenda. 13. ADJOURNMENT I declare under penalty of perjury that the foregoing agenda for the regular meeting of the Planning Commission was posted on the City of Winters website at www.cityofwinters.org and Commission Members were notified via e-mail of its’ availability. A copy of the foregoing agenda was also posted on the outside public bulletin board at City Hall, 318 First Street , and made available to the public during normal business hours on Friday, March 21, 2025. ______________________________________ Jeremy Craig, City Clerk Attachment C - Public Hearing Notice Attachment D - PC Resolution.docx Attachment E - Conditions of Approval (Attachment A to the Resolution) APPEALS: Any person dissatisfied with the decision of the Planning Commission may appeal this decision by filing a written Notice of Appeal with the City Clerk including payment of the applicable Appeal fee, no later than ten (10) calendar days after the day on which the decision is made. Pursuant to Section 65009 (b) (2), of the State Government Code "If you challenge any of the above projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this notice, or in written correspondence delivered to the City Planning Commission at, or prior to, this public hearing". MINUTES: The City does not transcribe its proceedings. Anyone who desires a verbatim record of this meeting should arrange for attendance by a court reporter or for other acceptable means of recordation. Such arrangements will be at the sole expense of the individual requesting the recordation. PUBLIC REVIEW OF AGENDA, AGENDA REPORTS, AND MATERIALS: Prior to the City of Winters 3

Planning Commission meetings, copies of the Agenda, Agenda Reports, and other material are available during normal working hours for public review at the Community Development Department. In addition, a limited supply of copies of the Agenda will be available for the public at the meeting. Copies of Agenda, Reports and other material will be provided upon request submitted to the Community Development Department. A copy fee of 25 cents per page will be charged. Any member of the public may submit a written request for a copy of Planning Commission Agendas to be mailed to them. Requests must be accompanied by a check in the amount of $25.00 for a single packet and $250.00 for a yearly subscription. OPPORTUNITY TO SPEAK, AGENDA ITEMS: The Planning Commission will provide an opportunity for members of the public to address the Commission on items of business on the Agenda; however, comments are limited to three minutes. REVIEW OF TAPE RECORDING OF MEETING: Planning Commission Meetings are recorded. Recordings are available for public review on the City of Winters website. GENERAL NOTES: Meeting facilities are accessible to persons with disabilities. To arrange aid or services to modify or accommodate persons with a disability to participate in a public meeting, contact the City Clerk. City of Winters 4

Minutes of the Regular Planning Commission Meeting Held February 25, 2025 Chairperson Greg Contreras called the meeting to order at 6:00 PM Present: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras Absent: None Staff: Assistant City Attorney Joanna Gin, Contract Planner Dave Dowswell, Deputy City Clerk Zorina Treat PLEDGE OF ALLEGIANCE Eric Dye led the pledge of Allegiance. PUBLIC COMMENTS Kate Laddish made Public Comment. APPROVAL OF AGENDA Motion by Commissioner Dye, seconded by Altamirano, to approve the agenda as presented. The motion carried unanimously by the following vote. AYES: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras. NOES: None ABSENT: None ABSTAIN: None CONSENT CALENDAR 7.1. Minutes of the Regular Planning Commission Meeting Held on January 28, 2025. Motion by Commissioner Altamirano, seconded by Stone, to approve the Consent Calendar as presented. Motion carried unanimously by the following vote: AYES: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras. NOES: None ABSENT: None ABSTAIN: None 5

PUBLIC HEARINGS 8.1. Public Hearing to consider Resolution 2025-01 recommending the City Council amend Sections 17.52.020 and 17.200.120 of, and add Section 17.200.130 to, Title 17 of the Winters Municipal Code relating to ministerial review of affordable housing projects, and find the ordinance exempt from the California Environmental Quality Act Contract Planner Dave Dowswell presented the Resolution, amending specific sections of the zoning code to align with state affordable housing obligations. Kate Laddish made Public Comment. Motion by Vice Chair Baker, seconded by Dye, to adopt Resolution 2025-01 recommending that the City Council amend Sections 17.52.020 and 17.200.120 of, and add Section 17.200.130 to, Title 17 of the Winters Municipal Code relating to ministerial review of affordable housing projects, and find the ordinance exempt from the California Environmental Quality Act. Motion carried unanimously by the following vote: AYES: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras. NOES: None ABSENT: None ABSTAIN: None MISCELLANEOUS 9.1. Election of Chair and Vice-Chair of the Planning Commission Kate Laddish made Public Comment. Commissioners made nominations for Chair and Vice Chair positions. Motion by Altamirano, seconded by Arce to elect Baker as Chair. Motion carried unanimously by the following vote: AYES: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras. NOES: None ABSENT: None ABSTAIN: None Motion by Contreras, seconded by Smith to elect Arce as Vice Chair. Motion carried unanimously by the following vote: 6

AYES: Commissioners Ramon Altamirano, Judith Arce, Eric Dye, Jessica Smith, Matt Stone, Vice Chair Baker, Chairperson Gregory Contreras. NOES: None ABSENT: None ABSTAIN: None Ceremonial passing of the gavel. PRESENTATIONS None. STAFF COMMENTS/INFORMATION ITEMS Contract Planner Dave Dowswell requested all Commissioners to review the executive summary of the draft EIR for Farmstead project on the City of Winters’ website. COMMISSION COMMENTS/REPORTS Chairperson Baker announced that the Winters Spring Library Annual Fruit Tree Sale is set for Saturday, March 1, 2025. ADJOURNMENT Meeting Adjourned at 7:00 PM. ________________________________ Lisa Baker, Chairperson ATTEST: ________________________________ Joe Gorton, Acting Planning Commission Secretary Minutes of the Planning Commission Held on February 25, 2025 7

1 PLANNING COMMISSION STAFF REPORT TO: Chair and Planning Commissioners DATE: March 25, 2025 FROM: Kelly Mumper, Contract Planner SUBJECT: Public Hearing to consider Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D-A Zoning District, and finding this Project exempt from CEQA ______________________________________________________________________ RECOMMENDATION: Staff recommends that the Planning Commission take the following actions: 1. Receive staff report; 2. Conduct the Public Hearing to solicit public comment on the proposed ordinance; and, 3. Adopt Resolution 2025-02 approving a Design Review, and a Conditional Use Permit to allow a Stationary Food Vendor to operate two food trucks in two parking spaces and to allow a neighborhood market, at 400 Railroad Avenue within the D- A Zoning District, and finding this Project exempt from CEQA. BACKGROUND: FILE NO. C.U.P. #2025-002, Yolo Fill Station: Farm to Table Retail & Food Trucks Thaddeus Barsotti CITY OF WINTERS PLANNING COMMISSION STAFF REPORT March 25, 2025 APPLICANT Thaddeus Barsotti OWNER Thaddeus Barsotti REPRESENTATIVE Thaddeus Barsotti 8

2 REQUEST C.U.P. for Stationary Food Vendors and Farm to Table Retail, and Alcohol Sales for On- and Off-Site Consumption. ASSESSOR’S PARCEL NO 003-155-005 PARCEL SIZE .25 Acres LOCATION 400 Railroad Avenue EXISTING ZONING D-A (Downtown Business District-Form Based Code) SURROUNDING ZONING D-A (Downtown Business District-Form Based Code) SURROUNDING LAND USE “Downtown A” GENERAL PLAN DESIGNATION “Downtown A” ENVIRONMENTAL DETERMINATION The proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332. COMMENTS RECEIVED BY CITY DEPARTMENTS: 1. Building Department:  Building and electrical permits shall be required for the relocation of the electrical panel and for any other work which requires a building or electrical permit as determined by the City of Winters Building Official. 2. Fire Department: No Comments. 3. Police Department: The police department is concerned with the height of the proposed perimeter fence specifically where the fence meets the corner of Abbey Street and Railroad as it pertains to line of sight safety. The Police Department will be comfortable with the proposed fence as long as the applicant agrees to alter the fencing from horizontal slats to vertical slats providing at least six inches between slats. 4. Public Works Department: No Comments. 5. Engineering:  Engineering will review the exterior improvement plans to ensure City and state design requirements are met for grading and drainage, utilities, and stormwater management (if required).  Accessible path of travel and parking requirements shall be maintained to meet CBC Chapter 11B.  Confirm traffic study needed to implement traffic calming measures at this 9

3 intersection.  Fire Access and protection shall be considered to maintain code requirements. ANALYSIS: The applicant is proposing a Conditional Use Permit to allow a stationary food vendor to operate two food trucks. Two food truck parking spaces will be provided (with available seating for 20 patrons), farm to table retail (including beer and wine sales), seasonal farm products, meats, picnic fixings, garden items, and local preserves at 400 Railroad Avenue. The subject parcel is assigned Assessor’s Parcel Number 003-155-005, pursuant to the Official Records of Yolo County, California and is approximately a quarter of an acre. The proposed project location has a Zoning Designation of D-A FBC (Downtown Business District-Form Based Code) and a Land Use Designation of “Downtown A” pursuant to the City of Winters General Plan, 1992. The project site is located at the corner of Abbey Street and Railroad Avenue at 400 Railroad Avenue, directly across the street from Hotel Winters in Downtown Winters. The applicant’s vision is to renovate the building while preserving its original gas station charm, as well as enhancing the surrounding space. The goal is to transform the property into a dynamic venue for retail and a community hub that connects people to local farm products. The space will offer a family-friendly environment where visitors can purchase local farm products, garden supplies, picnic essentials, and food truck offerings. The applicant proposes two building suites. Suite A would be retail and Suite B would be a warehouse. SUITE A: Retail (Original Gas Station Space with the Rock Siding) This area will feature a retail store showcasing regional wines, beers, olive oils, seasonal farm products, meats, picnic fixings, garden items, and preserves. Yolo County and its neighboring regions are home to many talented winemakers, brewers, and artisans who create high-quality beverages, jams, sauces, olive oils, and condiments. Additionally, the applicant will offer an online wine club, giving members access to curated selections of the area's best wines. Suite A will be open to the public. SUITE B: Office and Warehouse (Northern Part of the Building with Metal Siding) This space, currently a metal structure, will be transformed into a stucco building with a matching roof. It will house an office for managing the retail and wine club operations, while the warehouse will be used for fulfilling wine club orders. Suite B will not be open to the public. BUILDING MATERIALS AND FEEL: Suite A, the original gas station will retain its rock (cleaned up and repaired). Antique replica gas pumps and signage will be installed as a nod to the original era of the building's construction. The metal roll up doors will be replaced with tasteful garage doors. Suite B, the current metal building will be adjusted to a tasteful stucco material. Both Suite A and B will have the metal roof (facade) that tie the two spaces together (similar to what Hotel Winters has done). The fencing and planter boxes will be created with raw metal and redwood materials. OUTDOOR SPACE: The expansive outdoor area will serve several purposes, including providing one ADA compliant parking spot. It will also be designed to accommodate up to two food trucks (though not at all times), with a rotating food truck schedule aimed at 10

4 enriching the local dining scene and complementing existing downtown restaurant options. Two restrooms will be available for visitors. The southwest corner of the property, near the sign, will feature a cozy seating area with garden beds that offer a buffer from traffic while maintaining visibility for drivers. The outdoor retail section will feature seasonal farm and garden items, while the area near the office and warehouse will be dedicated to those functions. Suitable barriers will be installed to create a safe seating area, protecting guests from potential traffic incidents. A few Valley Oak Trees will be added to the south side of the space. FOOD TRUCKS: There will be two designated spaces for food trucks, available on a rotating schedule during operating hours and for special City events. These trucks will not be present at all times but will be part of a planned schedule aimed at enhancing the community dining experience. The exterior of the building will be landscaped to create comfortable seating areas for visitors. Electrical hook-ups will be provided for both locations, eliminating the need for the food trucks to use generators. Two restrooms and trash will be made available to staff and customers of the food trucks. PROPOSED OPERATING HOURS: •Open year-round •Six days a week •Summer hours: 10:00 AM -8:00 PM •Winter hours: 10:00 AM -6:00 PM *Staff has provided a site plan, aerial map, and renderings of the proposed remodel in the Planning Commission project packet. All attachments are also listed at the end of this staff report* CITY OF WINTERS MUNICIPAL CODE REQUIREMENTS AND FINDINGS: The uses that need to be evaluated for code conformity are the two food trucks, on and off site alcohol sales, and neighborhood commercial local markets within a D-A Zoning District. Since the Project fronts both Railroad Avenue and Abbey Street, the permitted uses specific to “Railroad Avenue” and “Secondary Streets” for the “D-A” District in the Downtown Form Based Code Zoning Matrix (Table 17.58-2 below) are applicable. The Food Trucks will be evaluated first. The Food Trucks are the primary trigger point for the project requiring a Conditional Use Permit. The Downtown Form Based Code Zoning Matrix allows Stationary Food Vendors (which includes Food Trucks) in all Downtown Business Districts on private property by first securing a Conditional Use Permit through the Planning Commission. Table 17.58-2: Permitted Uses The symbols in the table are defined as: P—Permitted Use C—Conditionally Permitted Use N—Not Permitted Uses Main Street Railroad Avenue Secondary Streets Grant Avenue D-A D-B D-A D-B D-A D-B D-A D-B 11

5 Attached Single-Family Residential N N N N N P N N Banks and Financial Institutions P P P P P C P P Bars, Pubs and Cocktail Lounges C C C C N N C C Bed and Breakfast Inns P1 P1 P1 P P P P1 P Businesses and Uses Prohibited by State or Federal Law N N N N N N N N Child Day Care N N N N C C N C Commercial Recreation and Entertainment C C C C N N C C Detached Single-Family Residential N C N N C P N N Farmworker Housing Unit C1,3 C1,3 C1,3 C1,3 C1,3 P C1,3 C1,3 Farmworker Housing Complex P3 Government/Institutional P P P P P C P P Hotels or Motels P1 P1 P1 P1 P P P1 P Live/Work Units C P P P P C N C Mixed-Uses P P P P P C C P Multifamily Residential C1 P1 P1 P1 P1 P N P1 *Neighborhood Commercial* P P P P P C C N Offices P P P P P C P P Personal Services P P P P P C C P Religious Institutions C C C C N N C C Retail Commercial P P P P P N P P Service Stations N C C C N N C C Single Room Occupancy C1 C1 C1 C1 C1 C1 C1 C1 Sit-Down Restaurants P P P P C C P P Specialized Agriculture and Processing C C C C C C C C *Stationary Food Vendor* C C C C C C C C The project proposal also requires an analysis of the Form Based Code and how it regulates alcohol sales, consumption, and local markets within the neighborhood commercial zoning district. The City of Winters Form Based Code for the D-A Zoning District allows for alcohol sales in conjunction with a restaurant, off site sales in conjunction with retail, and within Neighborhood Commercial local markets which are 8,000 square feet in size or less. Lastly, the Neighborhood Commercial local market component of the project is another justification for staff requiring a Conditional Use Permit. The sale of on and off site alcohol sales of local wines and craft beers will require an Alcohol License from the Department of Alcoholic Beverage Control (ABC). ABC will determine the appropriate alcohol license type. The applicant will be required to provide 12

6 the proper documentation from ABC that shows the subject parcel has been approved for the desired type or types of alcohol sale license or licenses required by ABC. In summary, the project requests to combine the three aforementioned uses above. Each use can be clearly identified as a permitted use or use allowed by first securing a Use Permit based on the Downtown Form Based Code. The project is consistent with the City of Winters Municipal and Formed Based Codes and would comply with all applicable City ordinances as they relate to the project if ultimately approved. GENERAL PLAN FINDINGS: The proposed project is consistent with the City of Winters General Plan,1992, as it relates to harmonious design to adjacent buildings with a similar automotive and industrial historical nostalgia. PARKING: The project offers one ADA parking stall and two parking locations for Stationary Food Vendors. Parking for the business shall be provided via city street and city parking lots in the immediate vicinity of the project. No additional onsite parking shall be required unless the proposed use substantially changes. FENCING: The project proposes a 3.5-foot redwood horizontally sided perimeter fence. In consultation with various departments, staff has determined that to preserve line of sight safety at the intersection of Abbey Street and Railroad Avenue, the perimeter fence shall be conditioned to only allow vertical siding and at least 6 inches of space between each fence slat to preserve line of sight safety. Landscap