Planning Commission

Minutes of the Special Planning Commission Held on November 19, 2025 Chairperson Lisa Baker called the meeting to order at 6:30 PM Present: Commissioners, Gregory Contreras, Eric Dye, Matt Stone, Chairperson Lisa Baker Absent: Commissioner Ramon Altamirano, Vice Chair Judith Arce Staff: Assistant City Attorney Joanna Gin, Senior Contract Planner Kelly Mumper, Deputy City Clerk Zorina Treat PLEDGE OF ALLEGIANCE Kelly Mumper led the Pledge of Allegiance PUBLIC COMMENTS None CONSENT 2.A. Minutes of the Regular Planning Commission Meeting Held on August 26, 2025 Motion by Commissioner Contreras, seconded by Commissioner Dye, to approve the Consent Calendar as presented. Motion carried with the following vote: AYES: Commissioners, Gregory Contreras, Eric Dye, Matt Stone, Chairperson Lisa Baker NOES: None ABSENT: Commissioner Ramon Altamirano, Vice Chair Judith Arce APPROVAL OF AGENDA Motion by Commissioner Dye, seconded by Commissioner Stone, to approve the agenda as presented. Motion carried by the following vote: AYES: Commissioners, Gregory Contreras, Eric Dye, Matt Stone, Chairperson Lisa Baker NOES: None ABSENT: Commissioner Ramon Altamirano, Vice Chair Judith Arce PUBLIC HEARINGS

4.A. Conduct Public Hearing to consider approving a resolution recommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single-family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. Senior Building Contractor Kelly Mumper presented the subdivision request to divide 3.506 acres into sixteen single family lots at Apricot and Anderson. He explained the project’s prior map had expired but remains consistent with the 2008 mitigated negative declaration. Mumper confirmed the proposal meets all Municipal Code requirements, includes more than forty engineering conditions, and was properly noticed, with late public comments forwarded to the commission. He outlined the Affordable Housing Plan proposing one moderate income duplex unit with accompanying in-lieu fees, reflecting the Affordable Housing Steering Committee’s direction. The public hearing opened at 6:47 PM Applicant John Leonard added brief remarks on neighborhood compatibility, site cleanup, and coordination with staff. The public hearing closed at 6:54 PM The public hearing reopened at 6:56 PM Steven Godden and Joe Bristow made public comment The public hearing closed at 6:58 PM Motion made by Commissioner Stone, seconded by Commissioner Dye, to approve the Resolution recommending pursuant to an adopted mitigated declaration, the City Council approved a tentative subdivision map to subdivide two parcels totaling 3.506 acres into 16 single family residential lots and approve the affordable housing plan for the Olive Grove subdivision project. Motion carried by the following vote: AYES: Commissioners, Gregory Contreras, Eric Dye, Matt Stone, Chairperson Lisa Baker NOES: None ABSENT: Commissioner Ramon Altamirano, Vice Chair Judith Arce STAFF COMMENTS/INFORMATION ITEMS None COMMISSION COMMENTS/REPORTS None

ADJOURNMENT The meeting adjourned at 7:15 PM Minutes of the Special Planning Commission on November 19, 2025

Chairperson: Lisa Baker Vice Chair: Judith Arce Commissioners: Ramon Altamirano Gregory Contreras Eric Dye Jessica Smith Matt Stone AGENDA City Manager: Jeremy Craig City of Winters Special Planning Commission Wednesday, November 19, 2025, 6:30 PM City Council Chambers City Hall 318 1st Street Winters, CA 95694 (accessible via the Abbey ST. side entrance) Community Development Department Contact Phone Number (530) 794-6714 Email: dave.dowswell@cityofwinters.org 1. 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. 2. CONSENT 2.A Minutes of the Regular Planning Commission Meeting Held on August 26, 2025 Approve the Minutes of the Regular Planning Commission Meeting Held on August 26, 2025 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. Call to Order: City of Winters Planning Commission Meeting ROLL CALL PLEDGE OF ALLEGIANCE Minutes of the Regular Planning Commission Meeting on 8.26.2025.docx 1 City of Winters

3. APPROVAL OF AGENDA 4. PUBLIC HEARINGS 4.A Conduct Public Hearing to consider approving a resolution recommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single-family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. 1. Receive Staff Report; 2. Conduct Public Hearing to solicit public comment; and, 3. Consider approving Resolution No. 2025-XX, r ecommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single- family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. 5. STAFF COMMENTS/INFORMATION ITEMS 6. 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. PC__Olive_Grove_Staff_Report-c1.docx Resolution No. 2025-XX Olive Grove.docx Exhibit A - Olive Grove Tentative Map 2025.pdf Exhibit B - COA 2025.docx Exhibit C Affordable_Housing_Plan.Olive_Grove 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 Tuesday, November 18, 2025. ______________________________________ Zorina Treat, Deputy City Clerk APPEALS: Any person dissatisfied with the decision of the Planning Commission may appeal 2 City of Winters

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. ACCESSIBILITY: 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 City of Winters

Chairperson: Lisa Baker Vice Chair: Judith Arce Commissioners: Ramon Altamirano Gregory Contreras Eric Dye Jessica Smith Matt Stone AGENDA City Manager: Jeremy Craig City of Winters Special Planning Commission Wednesday, November 19, 2025, 6:30 PM City Council Chambers City Hall 318 1st Street Winters, CA 95694 (accessible via the Abbey ST. side entrance) Community Development Department Contact Phone Number (530) 794-6714 Email: dave.dowswell@cityofwinters.org 1. 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. 2. CONSENT 2.A Minutes of the Regular Planning Commission Meeting Held on August 26, 2025 Approve the Minutes of the Regular Planning Commission Meeting Held on August 26, 2025 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. Call to Order: City of Winters Planning Commission Meeting ROLL CALL PLEDGE OF ALLEGIANCE Minutes of the Regular Planning Commission Meeting on 8.26.2025.docx City of Winters 1

3. APPROVAL OF AGENDA 4. PUBLIC HEARINGS 4.A Conduct Public Hearing to consider approving a resolution recommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single-family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. 1. Receive Staff Report; 2. Conduct Public Hearing to solicit public comment; and, 3. Consider approving Resolution No. 2025-XX, r ecommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single- family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. 5. STAFF COMMENTS/INFORMATION ITEMS 6. 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. PC__Olive_Grove_Staff_Report-c1.docx Resolution No. 2025-XX Olive Grove.docx Exhibit A - Olive Grove Tentative Map 2025.pdf Exhibit B - COA 2025.docx Exhibit C Affordable_Housing_Plan.Olive_Grove 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 Tuesday, November 18, 2025. ______________________________________ Zorina Treat, Deputy City Clerk APPEALS: Any person dissatisfied with the decision of the Planning Commission may appeal City of Winters 2

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. ACCESSIBILITY: 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

Minutes of the Special Planning Commission Held on August 26, 2025 Chairperson Lisa Baker called the meeting to order at 6:51 PM Present: Commissioners Ramon Altamirano, Eric Dye, Matt Stone, Vice Chair Judith Arce, Chairperson Lisa Baker Absent: Commissioner Gregory Contreras Staff: Assistant City Attorney Joanna Gin, Senior Contract Planner Kelly Mumper, Deputy City Clerk Zorina Treat PLEDGE OF ALLEGIANCE Mayor Pro Tem Biasi led the Pledge of Allegiance PUBLIC COMMENTS None APPROVAL OF AGENDA Motion by Commissioner Stone, seconded by Commissioner Dye, to approve the agenda as presented. Motion carried by the following vote: AYES: Commissioners Ramon Altamirano, Eric Dye, Matt Stone, Vice Chair Judith Arce, Chairperson Baker NOES: None ABSENT: Commissioner Gregory Contreras CONSENT CALENDAR 7.A. Minutes of the Regular Planning Commission Meeting Held on July 22, 2025 7.B. Minutes of Special Planning Commission Meeting Held on August 12, 2025 Motion by Vice Chair Arce, seconded by Commissioner Dye, to approve the Consent calendar as presented. Motion carried by the following vote: AYES: Commissioners Ramon Altamirano, Eric Dye, Matt Stone, Vice Chair Judith Arce, Chairperson Baker 4

NOES: None ABSENT: Commissioner Gregory Contreras PUBLIC HEARINGS 8.A. Public Hearing: Resolution 2025-09 Approving Tentative Parcel Map # 2025-004 to Subdivide the Parcel Located at 101 1st ST. and 14 Russell St. (APN 003-243- 006-000) into Two Separate Legal Parcels and Finding this Action Exempt from CEQA Contract Planner Kelly Mumper discussed a request by Lacinato Quail LLC to subdivide 101 First Street and 14 Russell Street into two legal parcels for rehabilitation and future sale. Both parcels are zoned R1 and meet zoning standards. No objections were received from city departments, and the project was determined exempt under CEQA Section 15315. The public hearing opened and closed at 6:39 p.m. with no comments. Motion by Commissioner Stone, seconded by Commissioner Altamirano, to adopt Resolution 2025-09 approving Tentative Parcel Map #2025-004 to Subdivide the Parcel Located at 101 1st ST. and 14 Russel St. (APN 003-243-006-000) into Two Separate Legal Parcels and Finding this Action Exempt from CEQA. Motion carried by the following vote: AYES: Commissioners Ramon Altamirano, Eric Dye, Matt Stone, Vice Chair Judith Arce, Chairperson Baker NOES: None ABSENT: Commissioner Gregory Contreras MISCELLANEOUS None PRESENTATIONS None STAFF COMMENTS/INFORMATION ITEMS None 11.A. Upcoming Planning Projects Senior Planner Kelly Mumper gave a brief overview of upcoming planning projects. Minutes of the Planning Commission Held on August 26, 2025 5

COMMISSION COMMENTS/REPORTS None ADJOURNMENT Meeting Adjourned at 6:54 PM ________________________________ Lisa Baker, Chairperson ATTEST: _____________________________________ Jeremy Craig, Planning Commission Secretary Minutes of the Planning Commission Held on August 26, 2025 6

82573.00067\44392126.1 FILE NO. Tentative Subdivision Map #2025-007, Olive Grove Subdivision (2025) PLANNING COMMISSION STAFF REPORT November 19, 2025 APPLICANT John Leonard OWNER Apricot Avenue Winters, LLC REPRESENTATIVE(S) John Leonard REQUEST Public Hearing to consider approving a resolution recommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single-family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. ASSESSOR’S PARCEL NO. 003-391-006 & 003-392-023 PARCEL SIZE 3.506 LOCATION 320 feet south of Anderson Avenue and the intersection of Apricot Avenue. EXISTING ZONING R-2 (Single Family Residential, 6,000 sq. ft. avg. min.) SURROUNDING ZONING North: R-2 (Single Family Residential, 6,000 sq. ft. avg. min.) South: R-2 (Single Family Residential, 6,000 sq. ft. avg. min.) East: PQP (Public Quasi Public District) West: R-2 (Single Family Residential, 6,000 sq. ft. avg. min.) SURROUNDING LAND USE Residential, Cemetery, High School GENERAL PLAN DESIGNATION “Medium Density Residential” ENVIRONMENTAL DETERMINATION Pursuant to State CEQA section 15164, the 2008 MND fully analyzed and mitigated, where feasible, all potentially significant environmental impacts, if any, that would result from the Tentative Map, and therefore, no 7

82573.00067\44392126.1 subsequent EIR or mitigated negative declaration is required. RECOMMENDATION: Staff recommends that the Planning Commission take the following actions: 1) Receive the staff report; 2) Conduct the Public Hearing to solicit public comment; and 3) Consider approving Resolution No. 2025-XX, recommending, pursuant to an adopted Mitigated Declaration, the City Council approve a Tentative Subdivision Map to subdivide two parcels totaling 3.506 acres into 16 single-family residential lots and approve the Affordable Housing Plan for the Olive Grove Subdivision Project. COMMENTS RECEIVED BY CITY DEPARTMENTS: 1. Building Department: No Comments. 2. Fire Department: No Comments. 3. Police Department: No Comments. 4. Public Works Department: No Comments. 5. Engineering: General plan check comments. Conditions related to street improvements, storm drainage and site grading, wastewater and sewer collection system, water infrastructure, and construction have been included into the conditions for approval for this project and are attached as Attachment C (Exhibit B to PC Resolution No. 2025-XX). BACKGROUND: Given the extensive history, number of variables, and various property owners associated with this project, a summary of the project’s history is outlined below and also discusses how the City of Winters housing policies, programs, and ordinances have changed over time. In 2007, the real estate market essentially “crashed” and none of the proposed projects proceeded until the recent construction activity at Winters Ranch (formerly referred to as Hudson Ogando). Additionally, the City lost its primary source of affordable housing funding with the dissolution of Redevelopment Agencies statewide. In 2017, Staff began discussions with SLO Rentals, LLC after their purchase of the Valadez property (aka Olive Grove – 720 Hemenway). Based on their tentative map of 21 lots, under the City of Winters Inclusionary Housing Ordinance, the project would be required to provide 1 very low-income dwelling unit, 1 low-income dwelling unit, and 1 moderate-income unit. In the Olive Grove Affordable Housing Plan (“AHP”) proposal discussions, Staff focused on a number of key elements, which included the following: 1. Acknowledgement of the development of affordable housing consistent with the obligations of the project, pursuant to the existing Inclusionary Housing Ordinance. 2. Allowed for flexibility in proposed project layout and in lieu fee payments. 3. Maintained consistency with the City’s adopted Housing Element Update (2013-2021) and Inclusionary Housing Ordinance (Ord. 2010-18). The AHP proposal is based on an approach to creating a balance between a project which will bring a quality project to the City and one which is financially viable to build for the developer. 8

82573.00067\44392126.1 The AHP was brought before the Affordable Housing Steering Committee (“AHSC”) on May 22, 2017, for their review and possible amendments to the current Affordable Housing Plan. The AHSC discussion resulted in their recommendation to the Planning Commission and City Council that the Olive Grove AHP be approved. That discussion acknowledged the desirability of smaller in-fill projects like Olive Grove, and also recognized the financial challenges of small in-fill projects. Ultimately, while the AHP and the Public Improvement Agreement (PIA) were approved and the PIA fully executed (curb, gutter, and sidewalks are installed as well as undergrounded utilities) the final map was never recorded and expired due to financial challenges experienced by the owner at the time. AFFORDABLE HOUSING PLAN: In 2025, the expired portion of the two phased subdivision map was purchased by a new developer/owner with intentions of finishing the original proposal with minor alterations. Staff has worked diligently with the new owners to get to this point. The applicant has the responsibility to satisfy the requirements of the Affordable Housing Program for the City of Winters. The affordable housing requirements seek to promote a balance between encouraging the development of market-rate housing and mixed-use development in the City, while at the same time, providing for the creation of affordable housing necessary to meet the needs of individuals of very low, low, and moderate income within the City. Section 17.200.030(A) of the Winters Municipal Code regarding Inclusionary Housing Requirements states: A. Number and Affordability of Units. Except as otherwise provided for in this chapter, all development projects consisting of five or more residential units within the city of Winters shall include inclusionary housing units equal to fifteen (15) percent of the total number of residential units in the development project, excluding density bonus units. The fifteen (15) percent inclusionary housing requirement shall consist of six percent very low income units and nine percent low income or moderate income units in proportion to the unmet needs for each identified in the current housing element. The obligation for Olive Grove Subdivision is one (1) very-low income unit, one (1) low-income unit, and one (1) moderate income unit. While the City prefers and encourages on-site construction of inclusionary units, alternatives to the on-site construction are available and provided for in Section 17.200.050, such as: - Land Dedication - Acquisition, Rehabilitation, and Conversion of Market Rate Units - Accessory Units - Inclusionary Housing Credits - In-Lieu Fees - Cooperative Ventures - Sweat Equity - Combination - Other Alternatives The Affordable Housing Steering Committee met with the developer/project applicant and staff at a regularly scheduled meeting held on October 23, 2025. The applicant provided a draft 9

82573.00067\44392126.1 proposal with two separate options for the committee to consider. The first option proposes an in-lieu payment to be amortized over the 18 vacant lots (16 lots in Phase 2) and (2 lots remaining from Phase 1) and a moderate unit to be built on lot 11 which would be a duplex. Ultimately, the committee decided to recommend option one with some minor adjustments and is attached for the Planning Commissioners review as attachment D (Exhibit C to the PC Resolution). PARK IN-LIEU FEE: Discussion occurred between City staff and the applicant on ways to address the park requirement. There is no park or recreational facility designated in the City’s General Plan to be located in whole or in part within the proposed project. Also in part due to the small size of the subject property, and the small amount of land to be dedicated to park use, staff and the applicant concurred that the use of park in-lieu fees is appropriate and could be put to the best use. The formula used to calculate the park in-lieu fee is based on the value of raw residential land in Winters. Fees will be based on actual appraised land values. The fee is calculated by multiplying the land value per acre by 0.015 (per Resolution 93-47) .If raw residential land is valued at $273,504.00 (example only) per acre, multiplied by 0.015, the result is a fee of $4,102.56 per residential unit. ANALYSIS: The applicant (John Leonard) and property owners (Apricot Avenue Winters, LLC) are proposing to divide two legal parcels into 16 individual. Assessor’s Parcel Number (APN) 003- 391-006 is currently 1.42 acres and (APN) 003-392-023 is currently 2.09 acres. Both subject parcels are zoned R-2 (Single Family Residential (6,000)) and has a General Plan designation of Medium Density Residential pursuant to the City of Winters Genera Plan, 1992. The two parcels are bisected by Apricot Avenue which connects to Anderson Avenue to the north of the project site and to Grant Avenue (U.S. Highway 128) to the south. The project will require that an affordable housing plan be approved by the Planning Commission and ultimately the City Council. Under the City’s Inclusionary Housing Ordinance (Ordinance 2009-18), developers are required to provide that 15% of any new housing developed in the City of Winters must be affordable to very-low, low, and moderate-income households. The configuration of the proposed lots as shown on Attachment B is consistent with the City’s General Plan and standards of the subdivision and zoning ordinances; meeting minimum lot size requirements. Per the Table 3B in 17.56.010 of the Zoning Ordinance, the minimum lot size for an affordable unit is 3,500 square feet. The applicant is proposing to place an affordable unit on Lot 11 which is 5,005 square feet. The proposed density of development is consistent with the Medium Density Residential (MR) land use and Single Family Residential (R-2) zoning. The project site is surrounded by residential uses, the Winters High School Campus, and the Winters Cemetery. Division of the property as proposed would allow for the construction of one single-family residence on each lot. No conflict with easements acquired by the public at large, for access through or use of, property within the proposed project have been identified. Access to proposed lots (6 through 21) is from the existing Apricot Avenue, which will be completed, and the newly created street “Olive Court”. Review by Public Safety was performed during map-check and the configuration of the roadway was determined to be acceptable with the comment that the driveway for the flag lot (10) proximate to the Cemetery be built to accommodate fire apparatus. Dedication of road right-of-ways and the public utility easements (PUE) will be handled by grant deed that must be approved by the City Council before the Final Map is 10

82573.00067\44392126.1 recorded. Sidewalks are already constructed within the PUE along existing Apricot Avenue which were completed under the previous owner and PIA and the newly created “Olive Court”. Staff and the applicant concurred that continuation of the existing monolithic sidewalk configuration is acceptable and will continue the same layout and aesthetic along this stretch of Apricot Avenue. There are a few areas where the property owner intends to repair the existing sidewalk prior to final map recording. MUNICIPAL CODE REQUIREMENTS & JUSTIFICATION FOR APPLICATION: Section 16.01 of the Winters Municipal Code requires that a tentative and final map shall be required for all divisions of land when determined by the community development director that such land is proposed to be divided into five or more parcels, five or more condominiums, a community apartment project containing five or more parcels, or for the conversion of a dwelling to a stock cooperative containing five or more dwelling units. LANDSCAPING: The project’s landscaping shall be evaluated as part of the Design Review process and through separate applications if the tentative map is approved through all entitlement phases. SITE DESIGN & ARCHITECTURAL STANDARDS: This application does not include a design review component. If approved, the applicant and owners intend to sell the finished lots to a qualified home developer. When said developer intends to develop the lots, the City of Winters will require Design Review approval for each lot individually or cumulatively based on the qualified builders’ intentions. This requirement is reflected in the conditions of approval found in Exhibit B to the PC Resolution. WINTERS MUNCIPAL CODE & GENERAL PLAN FINDINGS: As proposed, the tentative subdivision map application complies with the Winters Municipal Code Title 16 (Subdivisions) Sections 16.01.040 and Section 16.01.050 and was deemed complete by the Community Development Director on October 20, 2025. The Project also complies with Title 17 (Zoning). Specifically, the proposed tentative subdivision map is consistent with the density and lot development performance standards outlined in Section 17.56 and complies with Section 17.200 pertaining to Affordable Housing requirements.  The project is consistent with the goals and policies of the General Plan. The General Plan designates the project site as Medium Density Residential (MR) and this designation provides for residential uses such as single-family dwellings, and two-family or duplex dwellings. The applicant anticipates developing the newly created parcels for residential use.  The project is consistent with the provisions of the Zoning Ordinance. The property is zoned Single-Family Residential (R-2) and this zone provides for residential use. The applicant anticipates developing the newly created parcels for residential use.  The proposed project is consistent with the City of Winters General Plan,1992, as the proposal does not conflict with any identified goals, policies, or objectives outlined within the General Plan. Furthermore, the project is consistent with Chapter 18.12, and no further review is required because the Environmental Document prepared for the project was conducted, certified, and approved prior to the Ordinance and formulation of the Yolo Habitat Conservancy. The Biological 11

82573.00067\44392126.1 Resources Discussion Section (f) of the (MND) found on page 15 and 16 states the following: “No habitat conservation plan natural community conservation plan, or other approved local, regional, or state habitat conservation plan has been adopted for the project site. The Yolo County and four cities located within it are in the process of developing such a document, but it is not complete. This project would have no effect on the plan and is not subject to it. For this reason,