Planning Commission

City of Winters Planning Commission Teleconference Meeting Tuesday, March 22, 2022, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Chairperson: Gregory Contreras Email: kirk.skierski@cityofwinters.org Vice Chair: Lisa Baker Commissioners: Ramon Altamirano, Judith Arce Kathleen S. Trepa, City Manager Nancy Northrup Senior Planner, Kirk Skierski Chris Rose Ellena Branson, Deputy City Clerk/ Executive Assistant Jessica Smith 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. Zoom Instructions Join Zoom Meeting https://us02web.zoom.us/j/88184650967? pwd=WktNZXZEdHNuQlVXYkFETTBoVUtxQT09 Meeting ID: 881 8465 0967 Passcode: 892134 1. Call to Order: City of Winters Planning Commission Meeting 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. 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 City of Winters 1

allotted for public comment expire. 5. APPROVAL OF AGENDA 6. CONSENT CALENDAR 6.1 Minutes of the Regular Meeting of the Planning Commission Held October 26, 2021, 6:30pm Via ZOOM 20211026Minutes 6.2 Minutes of the Regular Meeting of the Planning Commission Held February 22, 2022, 6:30pm Via ZOOM 22222022Minutes 7. PUBLIC HEARINGS 7.1 LDS Subdivision Inclusionary Housing Plan PCStaffReport_ LDS_Affordable_Housing_Plan Att1_PC_Resolution_2022_02_LDS_Inclusionary_Housing_Plan Att2_LDS_Inclusionary_Housing_Agreement Att3_LDS_IHP Att4_2019_1217CityCouncilPacket 7.2 Winters Healthcare Backup Generator Design Review (DR-2022-01) PCStaff_Report_Winters_Healthcare_Design_Review Att1_PC_Resolution_2022_03 Att2_Plan_Set Att3_Project_Narrative 8. MISCELLANEOUS 9. PRESENTATIONS 10. STAFF COMMENTS/INFORMATION ITEMS 11. 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. 12. 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. City of Winters 2

______________________________________ Kirk Skierski, Community Development Department Senior Planner 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 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 3

1 City of Winters Planning Commission Teleconference Meeting Tuesday, March 22, 2022, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Chairperson: Gregory Contreras Email: kirk.skierski@cityofwinters.org Vice Chair: Lisa Baker Commissioners: Ramon Altamirano, Judith Arce Kathleen S. Trepa, City Manager Nancy Northrup Senior Planner, Kirk Skierski Chris Rose Ellena Branson, Deputy City Clerk/ Executive Assistant Jessica Smith 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. Zoom Instructions Join Zoom Meeting https://us02web.zoom.us/j/88184650967? pwd=WktNZXZEdHNuQlVXYkFETTBoVUtxQT09 Meeting ID: 881 8465 0967 Passcode: 892134 1. Call to Order: City of Winters Planning Commission Meeting 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. 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 City of Winters 1

2 allotted for public comment expire. 5. APPROVAL OF AGENDA 6. CONSENT CALENDAR 6.1 Minutes of the Regular Meeting of the Planning Commission Held October 26, 2021, 6:30pm Via ZOOM Minutes10_26_2021.docx 6.2 Minutes of the Regular Meeting of the Planning Commission Held February 22, 2022, 6:30pm Via ZOOM 22222022Minutes.docx 7. PUBLIC HEARINGS 7.1 LDS Subdivision Inclusionary Housing Plan PCStaff Report_ LDS_Affordable_Housing_Plan Att1_PC_Resolution_2022_02_LDS_Inclusionary_Housing_Plan Att2_LDS_Inclusionary_Housing_Agreement Att3_LDS_IHP Att4_2019_1217CityCouncilPacket 7.2 Winters Healthcare Backup Generator Design Review (DR-2022-01) PCStaff_Report_Winters_Healthcare_Design_Review Att1_PC_Resolution_2022_03 Att2_Plan_Set Att3_Project_Narrative 8. MISCELLANEOUS 9. PRESENTATIONS 10. STAFF COMMENTS/INFORMATION ITEMS 11. 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. 12. 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. City of Winters 2

3 Kirk Skierski, Community Development Department Senior Planner 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 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. 3

Minutes of the Regular Meeting of the Planning Commission Held October 26, 2021, 6:30pm Via ZOOM ________________________________________________________________ Chairman Gregory Contreras called the meeting to order at 6:35pm. Roll Call Present: Commission Members Contreras, Baker, Rose, Altamirano, Smith Absent: Commission Members Arce, and Northrup Staff: City Manager Kathleen Salguero Trepa City Planner Kirk Skierski Contract Planner Dave Dowswell Assistant City Attorney Joanna Gin Approval of Agenda: Motion by Commission Member Altamirano, second by Commission Member Baker. The motion carried with the following roll call vote: AYES: Commission Members Contreras, Baker, Rose, Altamirano, Smith NOES: None ABSENT: Commission Members Arce, and Northrup ABSTAIN: None PLEDGE OF ALLEGIANCE: Led by Commission Member Altamirano. PUBLIC COMMENTS: Lisa Dennis – Brought attention to the flooding that occurred due to Meritage project. Asked what studies were done to remove the Highlands canal and the elevation and grade of the homes behind them. Noted homes sit six feet higher than the existing homes. Experienced back yard flooding by 9 a.m. in the morning. Knows will be a wall 6’ and then a fence. Asked what happens if something floods above them, where will the water go. Would like the Planning Commission to investigate this, and would like to see the reports and studies, asked where they are published online. 4

Minutes of the Regular Meeting of the Winters Hispanic Advisory Committee October 26, 2021 ________________________________________________________________________ City of Winters Caroline Nicholson – Also located behind Meritage project, 1015 Roosevelt, next to Lisa. Echoed concerns of Lisa. Experienced pretty significant flooding and mess as a result. Noted that this is just the first storm. Same questions. Never had flooding before. Being at a low point, husband is in soil stabilization, for 30 years, never seen this before. Really taken above and not sure what the long-term plan is. City Manager Trepa closed the public comment section and noted she will follow up with the speakers. CONSENT CALENDAR A. Minutes of the July 27, 2021, meeting of the Planning Commission (hold over to November meeting) Motion by Commission Member Baker, second by Commission Member Altamirano. The motion carried with the following roll call vote: AYES:Commission Members Contreras, Baker, Rose, Altamirano, Smith NOES: None ABSENT: Commission Members Arce, and Northrup ABSTAIN: None STAFF/COMMISSION REPORTS None PRESENTATIONS DISCUSSION ITEMS Commission Member Baker recused herself out of an abundance of item, - read JG language into the minutes. A. Public Hearing and Consideration of an application by Homes by Towne for Site Plan/Design Review 2021-04 for new model homes for Phases IV and V (52 lots) of the Winters Highlands/Stones Throw Subdivision located northwest corner of the city, off the extension of Main Street. Presentation by Dave Dowswell. Commented many of the elevations still need side and rear treatments, comments re: visibility, universal design. Some effort to do that, partly due to grade differentials not always able to be done. Need proper signage to prohibit parking in the alleys. Lastly, looking at other alley loaded homes, there is an extension of the front sidewalk through the parkway to access street side parking – will require that improvement – developer intends to provide. Did update planned development permit – some reductions in planned setbacks, small not significant reductions. On side setbacks, typically don’t allow reduction; however, 5

Minutes of the Regular Meeting of the Winters Hispanic Advisory Committee October 26, 2021 ________________________________________________________________________ City of Winters additional parking space in the back, the PC can decide to allow 5’ because of the parking pad. Consistent with what was done with the Heartland project. Public hearing opened at 7:04pm. Kate Laddish – universal design, highlight that incorporating universal design allows for aging in place and being able to visit within the community. Request that staff track prospective buyers ask for universal design features and whether that method is working. Do all the options have bedrooms on the first floor? Please clarify. Do all have options on first floor that large enough and configured so that they can be used with the door closed. Are the hallways wide enough – can’t see the dimensions. Do all of the elevations have steps into the house and to cross into the garage. Really important for accessibility so that someone doesn’t have to ask to pick you up. Likewise – some have wooden fence right up to the house, not currently recommended – request commission to direct applicant to use wrought iron within 5’ of house and covered eaves and fine gauge grates for roof vents, check vegetation. Last question – don’t see the solar panels that are required under state law. Public hearing closed at 7:09pm. Chris Dickenson – applicant land development manager, introduced a couple others. Re: universal design check list – offer to every home buyer. Able to accommodate to complete universal design, is up to the purchaser. Is it presented along with other information? Greg- Yes, presented with other information and options. Dave – re: solar, it is the law. Brett Deschamps – new building code, didn’t have it on the exhibits, but every house will have rooftop per Title 24. Chris – haven’t set up a tracking methodology, would have to discuss with management. Brett – have not received a single request for universal design. Chris – these are homes on small lots so 2 story, but designed for large open circulating floor plans, with first floor bedrooms and bath. Will incorporate those walkways with no step. Brett – re: fire, currently specifying wood fence that abuts the house, does meet the building code, Stones Throw not in WUI zone, changing will be a cost consideration. Vegetation – trying to be as xeriscape as possible, so cautious about what do include, no Eucs. Fiber cement sided homes. Attic grates / vents – not in WUI zone so no mandate for ember resistant eave grates. COMMISSION/STAFF COMMENTS Commission Member Smith – if homebuyer requested universal design, are those additional cost? Chris – depends on feature selected. If nominal cost, no added cost, but if significant, yes would be additional cost. Commission Member Contreras – was there a pre-approved design? Was this part intentionally left without designs? 6

Minutes of the Regular Meeting of the Winters Hispanic Advisory Committee October 26, 2021 ________________________________________________________________________ City of Winters Dave – suspected these were going to be sold, but don’t know. Didn’t previously approve anything that would fit, so had to bring forward now. Chris – want to be in Winters, so held on to these. Commission Member Contreras – are all of the DRC comments incorporated into the COAs? Dave – all of the design /façade will be incorporated. Dave added the requirement that missed, stone veneer. That has been added since DRC. Some other items, such as universal design, have not been mandated but the developer is trying to incorporate options upon request, also trying to include flush entry so no step, if can. Chris – missing shutters on side elevation a mistake and will definitely incorporate. Dave – will need to include the amendments he mentioned during the presentation. Commission Member Contreras – if commissioner were to move, PLUS the amendments noted during the presentation. Chris – noticed going through setbacks, requested a rear set back variance. Did Dave miss one? Not more than 1’ at the corners at the throats. Joanna questioned – LM has an exhibit. Dave – this is reasonable given the taper, which the city requested for large vehicles in the alley. Commission Member Contreras – lots of moving parts to this motion. Motion by Commission Member Contreras to approve the design site plan review for Phs 4& 5, also approve the rear setbacks as modified as presented in this meeting, attachment 3 as amended to approve those changes. Second by Commission Member Altamirano The motion carried with the following roll call vote: AYES: Commission Members Contreras, Rose, Altamirano, Smith NOES: None ABSENT: Commission Members Arce, and Northrup ABSTAIN: None RECUSE: Commission Member Baker ADJOURNMENT Meeting end time 7:31pm ________________________________ Kathleen Salguero Trepa, City Manager 7

Minutes of the Regular Meeting of the Planning Commission Held February 22, 2022, 6:30pm Via ZOOM ________________________________________________________________ Chairman Gregory Contreras called the meeting to order at 6:30pm. Roll Call Present: Commission Members Altamirano, Arce, Vice Chair Baker, Chair Contreras Absent: Commission Members Northrup, Rose, Smith Staff: City Manager Trepa, Senior Planner Kirk Skierski, Executive Assistant/Deputy City Clerk Ellena Branson *Commissioner Northrup joined the meeting at 6:33pm* PLEDGE OF ALLEGIANCE: Led by City Manager Trepa PUBLIC COMMENTS: Vice Chair Baker commented that the Winters Fruit Tree sale supporting Library will be hosted Saturday March 5,2022 starting at 9am in Downtown Winters. Chair Contreras closed public comment at 6:33pm APPROVAL OF AGENDA: Motion by Commission Member Commissioner Baker to approve the agenda as is, second by Commission Member Altamirano. The motion carried with the following roll call vote: AYES: Commission Members Altamirano, Arce, Northrup, Vice Chair Baker, Chair Contreras NOES: None ABSENT: Commission Member Rose, Smith ABSTAIN: None PUBLIC HEARINGS: Vice Chair Baker recused herself from the item out of abundance of caution, due to previous work on the City of Winters housing element. 8

Minutes of the Regular Meeting of the Winters Hispanic Advisory Committee February 22, 2022 ________________________________________________________________________ City of Winters Senior Planner Kirk Skierski provided overview of the item. Chair Contreras opened public hearing at 6:40pm Chair Contreras closed public hearing at 6:42pm. Motion by Commission Member Northrup that the Planning Commission conduct a public hearing on the revised Housing Element Update and adopt Resolution 2022-01 to: 1. Recommend the City Council determine the proposed Housing Element amendments to the Implementation Programs section of the Housing Element’s “Housing Plan” to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines; and 2. Recommend the City Council approve the revised Housing Element Update, which includes amendments to the Implementation Programs section of the Housing Element’s “Housing Plan” as outlined in Resolution 2022-01. Second by Commission Member Arce. The motion carried with the following roll call vote: AYES:Commission Members Altamirano, Arce, Northrup, Chair Contreras NOES: None ABSENT: Commission Member Rose, Smith RECUSED: Vice Chair Baker MISCELLANEOUS None PRESENTATIONS None STAFF COMMENTS/INFORMATION ITEMS City Manager noted the Planning Commissioner training lead by the League of California Cities. Senior Commissioner Kirk Skierski noted that the October 2021 Minutes and February 2022 minutes to be brough to the commission in the March 2022 COMMISSION COMMENTS/ REPORTS None ADJOURNMENT Meeting end time 6:46pm Ellena Branson ________________________________ Deputy City Clerk/Executive Assistant 9

Planning Commission Staff Report To: Chair and Planning Commissioners Date: March 22, 2022 From: Kirk Skierski, Senior Planner Subject: LDS Subdivision Inclusionary Housing Plan Recommendation: That the Planning Commission conduct a public hearing on the LDS Subdivision Inclusionary Housing Plan and adopt Resolution 2022-02 thereby taking the following actions: 1. Recommend the City Council determine the proposed LDS Subdivision’s Inclusionary Housing Plan to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines; 2. Recommend the City Council approve the LDS Subdivision’s Inclusionary Housing Plan as amended and described in the LDS Subdivision Inclusionary Housing Plan Planning Commission staff report dated March 22, 2022, referenced hereto and incorporated herein; and 3. Recommend the City Council execute an Inclusionary Housing Agreement consistent with the LDS Subdivision’s Inclusionary Housing Plan. Background: The LDS Subdivision project was initially processed and approved back in 2019. The LDS Subdivision project proposed to subdivide a 3.29-acre parcel into 18 single-family lots. The project also received approval for Planned Development overlay to the existing Single-Family Residential (R-1) zoning district to allow for reduced lot sizes and reduced setbacks. The LDS Subdivision property is located on the west end of Anderson Avenue and wraps around the existing LDS Church located at 435 Anderson Avenue. The LDS Subdivision property is located at APN 030-220-069. The LDS Subdivision project was reviewed by the Design Review Committee (DRC) on October 3, 2019, considered by the Planning Commission on November 12, 2019, and approved by the City Council on December 17, 2019. The previous project review and approval did not include an Inclusionary Housing Plan. Winters Municipal Code Section 17.200.030.C (Inclusionary Housing Requirements) requires residential subdivision projects consisting of five or more residential units to receive approval for an 10

2 Inclusionary Housing Plan and execute an Inclusionary Housing Agreement. During the previous project review and approval, the City Council included Condition of Approval #22 and Condition of Approval #23, which required the following:  Condition of Approval #22: An Affordable Housing Plan/Inclusionary Housing Agreement shall be reviewed by the Planning Commission and Affordable Housing Steering Committee and approved by the City Council.  Condition of Approval #23: Prior to recordation of the Final Map, an Inclusionary Housing Agreement shall be prepared and executed by the applicants. As required by the above conditions, the applicants prepared an Inclusionary Housing Plan. The Inclusionary Housing Plan was reviewed by the City’s Affordable Housing Steering Committee (AHSC) on September 1, 2021. The last remaining items required for the LDS Subdivision project is:  Approval of an Inclusionary Housing Plan and Council approval of an Inclusionary Housing Agreement; and  City Council approval of the LDS Subdivision Final Map, which is anticipated to be brought forward in April or May of this year (2022). The LDS Subdivision Inclusionary Housing Plan is currently under consideration by the Planning Commission. Project Description The LDS Subdivision Project was approved to subdivide a 3.29-acre parcel into 18 single-family lots. Winters Municipal Code Section 17.200.030 (Inclusionary Housing Requirements) requires residential subdivision projects consisting of five or more residential units within the City of Winters include inclusionary housing units equal to 15 percent of the total number of residential units in the development project, which would require 2.7 affordable units for the 18-unit subdivision. The LDS Subdivision project Inclusionary Housing Plan proposes to construct one moderate-income restricted unit and pay an affordable housing in-lieu fee of $82,000.00 for the remaining affordable units required by Winters Municipal Code Section 17.200.030 (Inclusionary Housing Requirements). Under the proposed Inclusionary Housing Plan, the applicant requests to pay two equal payments of $41,000.00 for the $82,000.00 affordable housing in-lieu fee. The applicant would pay $41,000.00 upon recordation of the Final Map and would pay the remaining $41,000.00 at issuance of Certificate of Occupancy (building permit final). Affordable Housing Steering Committee As previously identified, the LDS Subdivision’s Inclusionary Housing Plan proposes to construct one moderate-income restricted unit and pay an affordable housing in-lieu fee of $82,000.00 for the remaining affordable units. The City’s Affordable Housing Steering Committee considered the LDS Subdivision’s Inclusionary Housing Plan on September 1, 2021, and forwarded a recommendation of approval, as proposed, to the Planning 11

3 Commission. Affordable Housing Requirements Winters Municipal Code Section 17.200.040 (Inclusionary Housing Plan) requires Inclusionary Housing Plans to include the following: 1. A detailed description of the method by which the developer will comply with the requirements of this chapter. 2. The location of the inclusionary units within the development project, if applicable, the size of the inclusionary units, and any incentives requested by the developer in accordance with Section 17.200.060. 3. Where an alternative to constructing inclusionary units on-site is intended, the developer shall provide detailed information regarding the alternative selected for meeting the inclusionary housing requirement, including a written statement that the proposed parcel(s), site, or existing market rate units, if applicable, are available and capable of being dedicated to the city by the developer and that the affordable units shall be restricted as affordable housing, by way of contractual restrictions, recorded covenants or other legal mechanisms to assure that the units remain affordable housing units, as determined by the city. 4. A phasing plan that provides a schedule for the timely development of the inclusionary units as the development project is built out. 5. Any other information deemed necessary by the community development director. It should be noted that Municipal Code Section 17.200.050.G (Payment of In-Lieu Fees) allows for residential subdivision projects to pay an affordable housing in-lieu fee instead of constructing affordable units to meet the inclusionary housing requirements. The applicant agrees to pay an $82,000.00 affordable housing in-lieu fee, in line with affordable housing in-lieu fees that other residential subdivision projects