Planning Commission

City of Winters 1 City of Winters Planning Commission Tuesday, April 23, 2024, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Chairperson: Gregory Contreras Email: dave.dowswell@cityofwinters.org Vice Chair: Lisa Baker Commissioners: Ramon Altamirano, Judith Arce Jeremy Craig, City Manager Jessica Smith Sterling Thomas, Deputy City Clerk 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. Call to Order: City of Winters Planning Commission Meeting 2. Participation via Zoom: https://us02web.zoom.us/j/85749414958?pwd=U1Y0akhjbDVRM2V2dmh1TlBRZzhoZz09 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 8. PUBLIC HEARINGS 8.1 Public Hearing to consider amending the General Plan Land Use Designation from Neighborhood Commercial (NC) to Central Business District (CBD) and Rezoning

City of Winters 2 from Neighborhood Commercial (C-1) to Central Business Commercial (C-2) with a Planned Development Overlay (PD) for a 6.01 Acre Parcel (APN:038-190-035) Located on the South Side of East Grant Avenue between East Main Street and Morgan Street SR GPA and REZONE APRIL 23 2024 FINAL.docx PC_Resolution_2024-01_GPA_amendment_23_APRIL_2024_FINAL.docx 8.2 Public Hearing to Consider Possible Zoning Code Amendments Regarding Personal Cannabis Cultivation Draft Ordinance re Personal Cannabis Cultivation-FINAL.docx Cannabis_continued_PH_23_April_2024-_FINAL.doc PC_Resolution_2024-02_cannabis_amendments_DAS_Ver_1-FINAL.docx 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. Sterling Thomas, Deputy City Clerk 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

City of Winters 3 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 1 City of Winters Planning Commission Tuesday, April 23, 2024, 6:30 PM AGENDA Community Development Department Contact Phone Number (530) 794-6714 Chairperson: Gregory Contreras Email: dave.dowswell@cityofwinters.org Vice Chair: Lisa Baker Commissioners: Ramon Altamirano, Judith Arce Jeremy Craig, City Manager Jessica Smith Sterling Thomas, Deputy City Clerk 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. Call to Order: City of Winters Planning Commission Meeting 2. Participation via Zoom: https://us02web.zoom.us/j/85749414958?pwd=U1Y0akhjbDVRM2V2dmh1TlBRZzhoZz09 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 8. PUBLIC HEARINGS 8.1 Public Hearing to consider amending the General Plan Land Use Designation from Neighborhood Commercial (NC) to Central Business District (CBD) and Rezoning 1

City of Winters 2 from Neighborhood Commercial (C-1) to Central Business Commercial (C-2) with a Planned Development Overlay (PD) for a 6.01 Acre Parcel (APN:038-190-035) Located on the South Side of East Grant Avenue between East Main Street and Morgan Street SR GPA and REZONE APRIL 23 2024 FINAL.docx PC_Resolution_2024-01_GPA_amendment_23_APRIL_2024_FINAL.docx 8.2 Public Hearing to Consider Possible Zoning Code Amendments Regarding Personal Cannabis Cultivation Draft Ordinance re Personal Cannabis Cultivation-FINAL.docx Cannabis_continued_PH_23_April_2024-_FINAL.doc PC_Resolution_2024-02_cannabis_amendments_DAS_Ver_1-FINAL.docx 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. Sterling Thomas, Deputy City Clerk 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 2

City of Winters 3 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

PLANNING COMMISSION STAFF REPORT TO: Chair and Planning Commissioners DATE: April 23, 2024 FROM: David A. Storer, AICP, Contract Planner SUBJECT: Public Hearing to consider amending the General Plan land use designation from Neighborhood Commercial (NC) to Central Business District (CBD) and rezoning from Neighborhood Commercial (C-1) to Central Business Commercial (C-2) with a Planned Development Overlay (PD) for a 6.01 acre parcel (APN:038-190-035) located on the south side of East Grant Avenue between East Main Street and Morgan Street. ____________________________________________________________________________ This item was continued to this meeting from the March 26, 2024 meeting due to a lack of quorum due to a Commissioner recusal. RECOMMENDATION: Staff recommends that the Planning Commission take the following actions: 1. Receive staff report; 2. Conduct the Public Hearing to solicit public comment; 3. Find the project Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3)of the CEQA Guidelines, because adoption of the General Plan Amendment and Zoning (rezoning) is covered by the general rule that CEQA applies only to projects causing a significant effect on the environment, and this project does not have the potential for causing a significant effect on the environment and the General Plan and Zoning amendments are necessary to implement the certified city of Winters 2012-2029 Housing Element, which includes Implementation Program II.3 Rezone to accommodate the Regional Housing Needs Allocation (RHNA). The property is a 6.01 acre parcel (APN:038-190-035) located on the south side of East Grant Avenue between East Main Street and Morgan Street; 4. Adopt Resolution 2024-01 recommending that the City Council: a) Find no further environmental review is necessary for the Project under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) 4

(Common Sense Exemption) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and b) Approve the General Plan Amendment to amend the General Plan land use designation from Neighborhood Commercial (NC) to Central Business District (CBD) for the subject property, a 6.01 acre parcel (APN:038-190-035) located on the south side of East Grant Avenue between East Main Street and Morgan Street; 5. Adopt Resolution 2024-02 recommending that the City Council: a) Find no further environmental review is necessary for the Project under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and b) Approve the Rezone from Neighborhood Commercial (C-1) to Central Business Commercial (C-2) with a Planned Development Overlay permitting owner- occupied and rental multi-family uses by right, pursuant to Government Code 65583.2(I) for developments in which twenty (20) percent or more of the units are affordable to lower income households thereby allowing an increased density from 1 to 10 units per acre to 11-20 units per acre, allowing additional commercial uses and permitting multi-family housing to be located at or above ground level. The property is a 6.01 acre parcel (APN:038-190-035) located on the south side of East Grant Avenue between East Main Street and Morgan Street. BACKGROUND: The City of Winters had its 6th Cycle General Plan 2021-2029 Housing Element “Certified” by the State Dept. of Housing and Community Development (HCD) on May 11, 2022. (See attachment 3). This means that the Housing Element is in substantial compliance with State Housing Element Law (Article 10.6 of the Gov. Code) as determined by HCD. In consideration of its “Certification” approval, HCD recognized the City’s commitment to rezone sufficient lands to provide adequate sites for lower income households in order to meet its Regional Housing Needs Allocation (RHNA). Implementation Program II.3 is provided below: The subject property listed above is one of four sites identified in the Housing Element that could be rezoned and the property owner has consented to the City’s proposed General Plan and Rezoning Amendments. As can be seen above, the City needs to rezone lands to 5

accommodate an additional 70 units to allow for lower income households thereby eliminating its RHNA “shortfall”. See chart below taken from the Housing Element Background Report. Analysis: With the proposed General Plan Amendment and Rezoning Amendment, the City will be providing for the addition of a possible 120 units (six acres @ 20/duac) to its housing inventory (without the need to add more units with a Density Bonus), thereby successfully satisfying its obligation to rezone adequate sites to meet its RHNA for the 6 th Cycle planning period. 6

General Plan: The current General Plan designation for the subject property is Neighborhood Commercial (NC). This designation is described in the General Plan (Part I – Land Use/Circulation Diagrams and Standards) below: To comply with the Housing Element Implementation Measure II.3 above, the General Plan designation must be modified to increase the density to allow 20 dwelling units to the acre which the Central Business District (CBD) designation affords. Figure 1 – Current General Plan Map The proposed new General Plan designation is described in the City General Plan (Part I – Land Use/Circulation Diagrams and Standards) as provided below: 7

Figure 2 – Proposed General Plan Map Following consideration by the Planning Commission and approval by the City Council, the General Plan map will be modified on the subject property to reflect the action taken. Findings for approval of the General Plan Amendment (Staff’s comments supporting the Findings are also provided below): 1) Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. This finding can be made as the site will be developed with commercial uses or residential uses consistent with the current list of allowable uses. 2) Internal General Plan Consistency. The amendment is internally consistent with those goals, objectives, and policies of the general plan which are not being amended. This finding can be made as the property already has a commercial General Plan designation and commercial zoning. 3) Land Use Compatibility. In the case of amendments to the general plan land use policy map, the new designation is compatible with the designations on nearby properties. This finding can be made as nearby properties are commercial and residential in nature. 8

4) Property Suitability. In the case of amendments to the general plan land use policy map, the new designation is suitable for the location, access, visual character and topography of the subject property. This finding can be made as the proposed commercial (CBD) land use designation is very similar to the existing commercial (NC) land use designation. Zoning: The zoning of the subject property is currently C-1 which allows for a variety of principally permitted (PP) uses that include minor automotive repair, business services, financial institutions, equipment sales and rental repair, nurseries, business and medical offices, personal retail services, restaurants, general retail services, service stations, recycling collection centers and Minor utility services. Uses allowed with a Conditional Use Permit (CUP), issued by the Planning Commission, include major automotive repairs, cocktail bar and lounges, outdoor sales, indoor and outdoor recreation, drive- through restaurants, roadside stands, stationary food vendors, assembly hall/community services, communication equipment facilities, public parks, veterinary kennels and hospitals, convalescence and care services, cultural facilities, religious institutions, safety services, and multi-family dwellings. With the rezoning of the subject property to C-2, the aforementioned uses in the C-1 zone are similarly allowed (by right or upon issuance of a CUP by the Planning Commission) in addition to principally permitting a funeral parlor, veterinary kennels and hospitals, emergency shelters, farmworker housing units and farmworker housing complexes. The additional uses of bed and breakfast inns, hotels and motels, personal storage, single-family dwellings and single room occupancy units are allowed with the issuance of a Conditional Use Permit (CUP). Figure 3 – Current Zoning Map 9

Figure 4 – Proposed Zoning Map In order to allow for multi-family to be developed pursuant to the directives of the Housing Element Implementation measure II.3 provided above, the property needs a Planned Development (P-D) Overlay in order to provide added flexibility in design. Section 17.48.020 of the City’s zoning code provides the following with respect to special design criteria for Planned Development overlays: 17.48.020 Application. Where a special design for land use provides a clear benefit for the city in applying regulations more flexible than those contained elsewhere in this title, a planned development (P-D) overlay zone may be established. The purpose of such overlay zone is to grant or require diversification in the location of structures and other site elements which would be appropriately compatible, while ensuring adequate standards relating to the public health, safety, welfare, comfort and convenience. P-D overlay zones may be established in any area suitable for and of sufficient size to contain a planned development, and may include residential, commercial or industrial uses where appropriate findings can be made. The P-D overlay zone may be applied to any base zone within this title. Uses not otherwise found in this title may be specifically permitted within the P-D overlay zone regardless of what base zone it overlays, subject to making required findings. In order to approve a P-D Overlay, Section 17.48.060 of the zoning code requires the following six findings to be made (Staff’s comments supporting the Findings are also provided below): 10

A. The development proposed is consistent with the general plan and the purposes of this section; This finding can be made as the General Plan map is being amended concurrently with the proposed rezone and will be therefore be consistent with the General Plan. No development of the site is occurring with this amendment project. B. The development proposed either complies with the applicable provisions of the basic zoning district on the property or any deviations from those provisions have been justified as necessary to achieve an improved design for the development and/or the environment; This finding can be made as the provisions of the zoning code will be met when development occurs consistent with the new zoning district. No development of the site is occurring with this amendment project. C. The proposed development is essential or desirable to the public comfort and convenience; This finding can be made as the new land use designations will provide for expanded commercial and residential uses/development in the City. No development of the site is occurring with this amendment project. D. The requested plan will not impair the integrity or character of the neighborhood nor be detrimental to the public health, safety or general welfare; This Finding can be made as the new designations are enhancements to the existing land use designations and consistent in nature. No development of the site is occurring with this amendment project. E. Adequate utilities, access roads, sanitation and/or other necessary facilities and services will be provided or available; This finding can be made as the site is located on a major arterial to the City where urban infrastructure exists. No development of the site is occurring with this amendment project. F. The development will not create an adverse fiscal impact for the city in providing necessary services. This finding can be made as the property will be developed by property owners who will pay their fare-share of 11

impact fees necessary to provide necessary services. No development of the site is occurring with this amendment project. ENVIRONMENTAL ASESSMENT: Staff has reviewed the Project to determine the required level of review under CEQA. The proposed Project is exempt from CEQA under State CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption). Section 15061(b)(3) of the State CEQA Guidelines states that an activity is covered by the “common sense” exemption that CEQA only applies to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA review. If property is to be developed, staff will conduct a subsequent analysis/review pursuant to CEQA, or verify the applicability of a CEQA exemption, prior to any discretionary action to approve or move forward with any recommendation. STAFF RECOMMENDATION: Should the Planning Commission concur with staff’s recommendation, the following two motions are provided: 1. Adopt Resolution 2024-01 recommending that the City Council: a) Find no further environmental review is necessary for the Project under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and b) Approve the General Plan Amendment to amend the General Plan land use designation from Neighborhood Commercial (NC) to Central Business District (CBD) for the subject property, a 6.01 acre parcel (APN:038-190- 035) located on the south side of East Grant Avenue between East Main Street and Morgan Street. 2. Adopt Resolution 2024-02 recommending that the City Council: a) Find no further environmental review is necessary for the Project under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and b) Approve the rezone from Neighborhood Commercial (C-1) to Central Business Commercial (C-2) with a Planned Development Overlay permitting owner-occupied and rental multi-family uses by right, pursuant to Government Code 65583.2(I) for developments in which twenty (20) percent or more of the units are affordable to lower income households, thereby allowing an increased density from 1 to 10 units per acre to 11-20 units per acre, allowing additional commercial uses and permitting multi- family housing to be located at ground level. The property is a 6.01 acre parcel (APN:038-190-035) located on the south side of East Grant Avenue between East Main Street and Morgan Street. 12

ALTERNATIVES: Actions that the Planning Commission may take as an alternative to the recommended action include the following: 1) Direct staff to return with additional information at a later meeting. 2) Recommend to the City Council that the General Plan and Rezoning Amendments not be adopted. ATTACHMENTS: 1. General Plan Amendment - Draft Resolution of the Planning Commission, No. 2024-01. 2. Rezoning Amendment – Draft Resolution of the Planning Commission, No. 2024- 02. 3. Letter dated May 11, 2022, from HCD 13

PLANNING COMMISSION RESOLUTION NO. 2024-01 RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO THE GENERAL PLAN LAND USE DESIGNATION FROM NEIGHBORHOOD COMMERCIAL (NC) TO CENTRAL BUSINESS DISTRICT (CBD) FOR A 6.01 ACRE PARCEL (APN:038-190-035) LOCATED ON THE SOUTH SIDE OF EAST GRANT AVENUE BETWEEN EAST MAIN STREET AND MORGAN STREET AND FINDING THAT NO FURTHER ENVIRONMENTAL REVIEW IS NECESSARY FOR THE PROJECT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15061(B)(3) (COMMON SENSE EXEMPTION) OF TITLE 14 OF THE CALIFORNIA CODE OF REGULATIONS (STATE CEQA GUIDELINES). Whereas, the City of Winters General Plan was adopted on May 19, 1992, by City Council Resolution No. 1992-13; and Whereas, General Plan Housing Element updates must be prepared in accordance with the provisions set forth in Section 65583 et seq. of the Government Code; and Whereas, on May 11, 2022, the State Department of Housing and Community Development (HCD) found that the City prepared (and adopted) 6 th Cycle Housing Element in substantial compliance with State Housing Element Law (Article 10.6 of the Gov. Code); and Whereas, the “Certified” Housing Element contained several Implementation policies that required action on the part of the City related to the ability of the City to provide adequate sites for all economic segments of the community; and Whereas, Implementation Policy II.3 requires the City to rezone a minimum of 4.25 acres to accommodate 70 units for lower income households; and Whereas, the aforementioned rezoned lands (with a P-D overlay) will allow the addition of higher density residential uses at a minimum of 17.5 dwelling units per acre up to a maximum of 22 dwelling units to the acre, allowing expanded commercial uses from C-1 to C-2 and multi-family units at or above ground level; and Whereas, a General Plan amendment is necessary in order to rezone the subject property in order to implement Policy II.3 of the City’s Housing Element; and Whereas, the property owner of Assessor’s Parcel Number 038-190-035 is desirous to have the subject property have a new General Plan designation and be within a new zoning district in order for the City to implement the policies of its Housing Element; and Whereas, a notice of public hearing for the General Plan amendment was published in the Winters Express on March 14, 2024; and 14

Whereas, in accordance with Winters Municipal Code Section 17.36.030.B and Section 17.16.040, an affected property owners notice was mailed to adjacent property owners within 300 feet of the project location on March 15, 2024; and Whereas, the City of Winters Planning Commission continued the duly noticed public hearing on March 26, 2024 without discussion due to lack of quorum due to a Commissioner recusal; and Whereas, the Planning Division staff presented its oral and written staf