Planning Commission

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 Tuesday, August 12, 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 6.1 Continued Public Hearing and Consideration by the Winters Planning Commission of the Planning Application for the proposed Farmstead Subdivision, including recommendations to the City Council to certify the Final Environmental Impact Report and make related findings, amend the General Plan amendment to revise land use designations, approve a zoning amendment to revise zoning classifications, approve the Tentative Map, approve the Affordable Housing Plan, and approve the ordinance approving the Development Agreement, for the 61.9 acre parcel located at 29500 Russell Blvd. (APN: 038-050-018-000) The staff recommends the Planning Commission proceed with the continued public hearing and take public testimony on the Farmstead Subdivision Project, and 1. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS, RECOMMENDING THE CITY COUNCIL CERTIFY “THE FARMSTEAD SUBDIVISION PROJECT” ENVIRONMENTAL IMPACT REPORT (STATE CLEARING HOUSE #2021110261) ADOPTING ENVIRONMENTAL FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVING A MITIGATION MONITORING AND REPORTING PROGRAM, FOR THE DEVELOPMENT OF THE FARMSTEAD SUBDIVISION PROJECT, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT” 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. 1 City of Winters

2. Approve “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO THE GENERAL PLAN LAND USE DESIGNATION FOR 33.7 ACRES OF LOW DENSITY RESIDENTIAL (LR), 5 ACRES OF OPEN SPACE (OS) AND 14.7 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) TO 23.3 ACRES OF LOW DENSITY (LR), 16.1 ACRES OF MEDIUM DENSITY RESIDENTIAL (MR), 5.7 ACRES OF MEDIUM HIGH DENSITY RESIDENTIAL (MHR), 4.4 ACRES OF HIGH DENSITY RESIDENTIAL (HR), 3.3 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) AND 9.1 ACRES OF OPEN SPACE (OS) FOR A 61.9 ACRE PARCEL FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 3. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE AMENDING the zoning classifications of 33.7 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 13.5 acres of PUBLIC Open Space (O-S) ZONE and 14.7 acres of Neighborhood Commercial (C-1) ZONE to 23.3 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 16.1 acres of SINGLE Family Residential, 6,000 SQ. FT. AVG. MIN. (R-2-PD) ZONE, 5.7 acres of Multifamily Residential (R-3) ZONE, 4.4 acres of R-4 High Density MULTIFAMILY Residential (R-4) ZONE, 3.3 acres of Neighborhood Commercial (C-1) ZONE, and 9.1 acres of PUBLIC OPEN SPACE (O-S) ZONE, AND ADDING a Planned Development (PD) Overlay zone to, AND APPROVING, A PD PERMIT FOR SAID 16.1 acres of the R-2 ZONE FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 4. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE MAP NO. 5174, THE DEVELOPMENT AGREEMENT, THE AFFORDABLE HOUSING PLAN FOR THE FARMSTEAD SUBDIVISION PROJECT LOCATED AT 29500 RUSSELL BLVD. (APN: 038-050-018-000)” Farmstead Staff Report.doc PC Resolution Recommending Certification of Farmstead EIR.docx Exh. A - Findings of Fact and SOC.docx Exh. B - Draft EIR_pages 1 to 250.pdf Draft EIR_pages 251 to 500.pdf Draft EIR_pages 501 to 750.pdf Draft EIR_pages 751 to 1000.pdf Draft EIR_pages 1001 to 1104.pdf Exh. C - Farmstead Final EIR.pdf 2 City of Winters

PC Resolution General Plan Amendment.docx PC Resolution with Rezoning Ordinance.docx PC Resolution_TM, DA, Affordable Housing Plan.docx Exh. A - Farmstead TM January 10, 2024 Draft EIR.pdf Exh. B (TM Findings) & Exh. C (TM COA) Exh. D - Farmstead Development Agreement.docx Exh. E - Affordable Housing Plan 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. 3 City of Winters

GENERAL NOTES: Meeting facilities are accessible to persons with disabilities. To arrange aid or services to modify or accommodate persons with a disability to participate in a public meeting, contact the City Clerk. 4 City of Winters

Chairperson: Lisa Baker Vice Chair: Judith Arce Commissioners: Ramon Altamirano Gregory Contreras Eric Dye Jessica Smith Matt Stone AGENDA City Manager: Jeremy Craig City of Winters Special Planning Commission Tuesday, August 12, 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 6.1 Continued Public Hearing and Consideration by the Winters Planning Commission of the Planning Application for the proposed Farmstead Subdivision, including recommendations to the City Council to certify the Final Environmental Impact Report and make related findings, amend the General Plan amendment to revise land use designations, approve a zoning amendment to revise zoning classifications, approve the Tentative Map, approve the Affordable Housing Plan, and approve the ordinance approving the Development Agreement, for the 61.9 acre parcel located at 29500 Russell Blvd. (APN: 038-050-018-000) The staff recommends the Planning Commission proceed with the continued public hearing and take public testimony on the Farmstead Subdivision Project, and 1. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS, RECOMMENDING THE CITY COUNCIL CERTIFY “THE FARMSTEAD SUBDIVISION PROJECT” ENVIRONMENTAL IMPACT REPORT (STATE CLEARING HOUSE #2021110261) ADOPTING ENVIRONMENTAL FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVING A MITIGATION MONITORING AND REPORTING PROGRAM, FOR THE DEVELOPMENT OF THE FARMSTEAD SUBDIVISION PROJECT, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT” 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. City of Winters 1

2. Approve “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO THE GENERAL PLAN LAND USE DESIGNATION FOR 33.7 ACRES OF LOW DENSITY RESIDENTIAL (LR), 5 ACRES OF OPEN SPACE (OS) AND 14.7 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) TO 23.3 ACRES OF LOW DENSITY (LR), 16.1 ACRES OF MEDIUM DENSITY RESIDENTIAL (MR), 5.7 ACRES OF MEDIUM HIGH DENSITY RESIDENTIAL (MHR), 4.4 ACRES OF HIGH DENSITY RESIDENTIAL (HR), 3.3 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) AND 9.1 ACRES OF OPEN SPACE (OS) FOR A 61.9 ACRE PARCEL FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 3. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE AMENDING the zoning classifications of 33.7 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 13.5 acres of PUBLIC Open Space (O-S) ZONE and 14.7 acres of Neighborhood Commercial (C-1) ZONE to 23.3 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 16.1 acres of SINGLE Family Residential, 6,000 SQ. FT. AVG. MIN. (R-2-PD) ZONE, 5.7 acres of Multifamily Residential (R-3) ZONE, 4.4 acres of R-4 High Density MULTIFAMILY Residential (R-4) ZONE, 3.3 acres of Neighborhood Commercial (C-1) ZONE, and 9.1 acres of PUBLIC OPEN SPACE (O-S) ZONE, AND ADDING a Planned Development (PD) Overlay zone to, AND APPROVING, A PD PERMIT FOR SAID 16.1 acres of the R-2 ZONE FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 4. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE MAP NO. 5174, THE DEVELOPMENT AGREEMENT, THE AFFORDABLE HOUSING PLAN FOR THE FARMSTEAD SUBDIVISION PROJECT LOCATED AT 29500 RUSSELL BLVD. (APN: 038-050-018-000)” Farmstead Staff Report.doc PC Resolution Recommending Certification of Farmstead EIR.docx Exh. A - Findings of Fact and SOC.docx Exh. B - Draft EIR_pages 1 to 250.pdf Draft EIR_pages 251 to 500.pdf Draft EIR_pages 501 to 750.pdf Draft EIR_pages 751 to 1000.pdf Draft EIR_pages 1001 to 1104.pdf Exh. C - Farmstead Final EIR.pdf City of Winters 2

PC Resolution General Plan Amendment.docx PC Resolution with Rezoning Ordinance.docx PC Resolution_TM, DA, Affordable Housing Plan.docx Exh. A - Farmstead TM January 10, 2024 Draft EIR.pdf Exh. B (TM Findings) & Exh. C (TM COA) Exh. D - Farmstead Development Agreement.docx Exh. E - Affordable Housing Plan 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. City of Winters 3

GENERAL NOTES: Meeting facilities are accessible to persons with disabilities. To arrange aid or services to modify or accommodate persons with a disability to participate in a public meeting, contact the City Clerk. City of Winters 4

1 PLANNING COMMISSION STAFF REPORT TO: Chairman and Planning Commissioners DATE: August 12, 2025 FROM: David Dowswell, Contract Planner, AICP David Storer, Contract Planner, AICP SUBJECT: Continued Public Hearing and Consideration by the Winters Planning Commission of the Planning Application for the proposed Farmstead Subdivision, including recommendations to the City Council to certify the Final Environmental Impact Report and make related findings, amend the General Plan amendment to revise land use designations, approve a zoning amendment to revise zoning classifications, approve the Tentative Map, approve the Affordable Housing Plan, and approve the ordinance approving the Development Agreement, for the 61.9 acre parcel located at 29500 Russell Blvd. (APN: 038-050-018-000) SUMMARY OF PROJECT The application is for a proposed Farmstead Subdivision located on 61.9-acre parcel (APN: 038- 050-018). Required approvals include:  Environmental Impact Report (EIR)  General Plan Amendments to the City’s Land Use Map  Rezoning Amendments to the City’s Zoning Map  Tentative Subdivision Map  Development Agreement  Affordable Housing Plan SUMMARY OF STAFF RECOMMENDATION The staff recommends the Planning Commission proceed with the continued public hearing and take public testimony on the Farmstead Subdivision Project, including regarding the following recommendations to the City Council: 5

2 1. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS, RECOMMENDING THE CITY COUNCIL CERTIFY “THE FARMSTEAD SUBDIVISION PROJECT” ENVIRONMENTAL IMPACT REPORT (STATE CLEARING HOUSE #2021110261) ADOPTING ENVIRONMENTAL FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVING A MITIGATION MONITORING AND REPORTING PROGRAM, FOR THE DEVELOPMENT OF THE FARMSTEAD SUBDIVISION PROJECT, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT” 2. Approve “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO THE GENERAL PLAN LAND USE DESIGNATION FOR 33.7 ACRES OF LOW DENSITY RESIDENTIAL (LR), 13.5 ACRES OF OPEN SPACE (OS) AND 14.7 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) TO 23.3 ACRES OF LOW DENSITY (LR), 16.1 ACRES OF MEDIUM DENSITY RESIDENTIAL (MR), 5.7 ACRES OF MEDIUM HIGH DENSITY RESIDENTIAL (MHR), 4.4 ACRES OF HIGH DENSITY RESIDENTIAL (HR), 3.3 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) AND 9.1 ACRES OF OPEN SPACE (OS) FOR A 61.9 ACRE PARCEL FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 3. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE AMENDING the zoning classifications of 33.7 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 13.5 acres of PUBLIC Open Space (O-S) ZONE and 14.7 acres of Neighborhood Commercial (C-1) ZONE to 23.3 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 16.1 acres of SINGLE Family Residential, 6,000 SQ. FT. AVG. MIN. (R-2-PD) ZONE, 5.7 acres of Multifamily Residential (R-3) ZONE, 4.4 acres of R-4 High Density MULTIFAMILY Residential (R-4) ZONE, 3.3 acres of Neighborhood Commercial (C-1) ZONE, and 9.1 acres of PUBLIC OPEN SPACE (O-S) ZONE, AND ADDING a Planned Development (PD) Overlay zone to, AND APPROVING, A PD PERMIT FOR SAID 16.1 acres of the R-2 ZONE FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 4. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE MAP NO. 5174, THE DEVELOPMENT AGREEMENT, THE AFFORDABLE HOUSING PLAN FOR THE FARMSTEAD SUBDIVISION PROJECT LOCATED AT 29500 RUSSELL BLVD. (APN: 038-050-018-000)” 6

3 LOCATION The 61.9 acre parcel located at 29500 Russell Blvd. (APN: 038-050-018-000) and referred to as the “Farmstead Property.” (See “Project Site” in Draft EIR). BACKGROUND On July 22, 2025, the Planning Commission held a public hearing to take comments from the public on the proposed project and related documents (Note: July 22, 2025, staff report can be found on the City’s Planning Commission webpage at https://www.cityofwinters.org/189/Planning-Commission). At the conclusion of the hearing the Planning Commission voted to continue the meeting to a special meeting on August 12, 2025, and gave staff and the applicant direction as to certain documents that were needed and questions to be addressed by the applicant. They included: 1. Provide Resolution with CEQA Findings. 2. Provide updated draft Development Agreement. 3. Explore adding a draft condition requiring “like-for-like” home height, e.g., 1-story homes on the new lots that abut the existing 1-story homes on Almond/Orchard per neighbor preferences and prior precedent. 4. Information on roundabout vs. traffic light: Re-examine feasibility and past analyses, bring additional context. 5. Detail on Safe Routes to School: Map proposed/feasible improvements and funding mechanisms, considering feedback from commissions and public. 6. Bike path on Broadview Lane: Assess feasibility, relevance to this development, and possible inclusion in conditions. 7. Clarity on privacy fencing: Ensure robust buffer between new commercial and residential, confirm masonry wall standard. 7

4 8. Dark Sky/lighting policy: Review and possibly strengthen language for project- specific down-lighting and sky-glow minimization. 9. Closure/remediation plan for agricultural well on Lot 15: To be addressed and confirmed in next documentation. 1. Draft CEQA Findings have been prepared and reviewed by the City Attorney. 2. Development Agreement has been updated. The updated Development Agreement includes a number of key items:  Proposed duration is fifteen (15) years. Rights to develop are vested during this period.  Outlines the obligations of the developer included in the Affordable Housing Plan.  Describes payment of any fees.  Includes a phasing plan for developing the property in Exhibit F.  Describes when flood overlay, sewer and sewer lift-station improvements shall be installed. 3. Explore adding a draft condition requiring “like-for-like” home height, e.g., 1-story homes on the new lots that abut the existing 1-story homes on Almond/Orchard per neighbor preferences and prior precedent. The Conditions of Approval were updated to include a new Condition #48 which would require the lots which abut the Almond Subdivision to have like-for-like homes. 4. Information on roundabout vs. traffic light: Re-examine feasibility and past analyses, bring additional context. Staff reached out to the City’s traffic consultant Fehr & Peers. 5. Staff will review the Safe Routes to School report as it relates to this project. 6. Staff assessed the feasibility of extending the bike path proposed for Broadview Lane onto the portion of Broadview Lane within the Almond Orchard Subdivision. In order to extend the bike lane, Broadview Lane would need to be modified so that cars could not park near the curb to allow a bike lane could be added. The developer of Farmstead cannot be required to pay for the cost to extend the bike lane, the City would have to pay. 7. Condition of Approval #45 states, “A seven (7) foot high masonry split-face wall shall be installed separating Lots 76-82 from Commercial Lots B1-B3. Design to be approved by the Community Development Department”. 8. In the Draft EIR mentions Policy VIII.D.7 which states, “Lighting in new development, include street lighting, should be designed, installed, and maintained to minimize excess light spillage, unnecessary brightness and glare, and degradation of night sky clarity.” Mitigation Measure 4.1-4(a) states,” Prior to approval of Improvement Plans, the project applicant shall submit a photometric and proposed lighting plan for the project to the City of Winters Community 8

5 Development Department for review and approval, demonstrating that the proposed lighting will not adversely affect adjacent areas. The lighting plan shall include, but not necessarily be limited to, the following provisions:  Shield or screen lighting fixtures to direct the light downward and prevent light spill on adjacent properties;  Place and shield or screen flood and area lighting needed for construction activities and/or security so as not to disturb adjacent residential areas and passing motorists; and  For public lighting, prohibit the use of light fixtures that are of unusually high intensity or brightness (e.g., harsh mercury vapor, low-pressure sodium, metal halide lamps, or fluorescent bulbs) or that blink or flash.” This Mitigation Measure is included as Conditional of Approval #16. 9. In response to this question Condition #90 was added, which states “All agricultural water wells and septic tank systems found on the site shall be destroyed in accordance with Yolo County Health Department standards. The contractor shall obtain all required permits from the county. Rezoning The applicant is requesting the current zoning classifications of 33.7 acres of Single Family Residential, 7,000 sq. ft. avg. min. (R-1), 13.5 acres of Public Open Space (O-S) and 14.7 acres of Neighborhood Commercial (C-1) for the Subject Property, be amended to 23.3 acres of Single Family Residential, 7,000 sq. ft. avg. min (R-1), 16.1 acres of Single Family Residential, 6,000 sq. ft. avg. min. with a planned development overlay (R-2-PD), 5.7 acres of Multifamily Residential (R-3), 4.4 acres of High Density Multifamily Residential (R-4), 3.3 acres of Neighborhood Commercial (C-1) and 9.1 acres of Public Open Space (O-S). a Planned Development (PD) Overlay zone would be added to 16.1 acres of Single Family Residential, 6,000 sq. ft. avg. min. to make it a R-2-PD zone that allows lots that are a minimum of 5,000 square feet, have reduced front side and rear yard setbacks. 9

6 STAFF ANALYSIS Environmental Impact Report (EIR)/CEQA Through the EIR process the applicant has designed the project to mitigate most of the impacts to a level of less than significant. Three significant unavoidable impacts were identified where either mitigation is not feasible or only partial mitigation is feasible, they are: 1. loss of prime farmland to non-agricultural use, 2. generate greenhouse gas emissions (GHG) that are associated with climate change and, 3. exceed a level of 15 percent below existing regional Vehicle Miles Travelled (VMT) per capita. The final determination of the significance of these impacts and the feasibility of mitigation measures will be made by the City Council as part of the certification of the EIR. It should be noted that the applicant has indicated all the homes will be fully electric. A condition stating all the homes will be fully electric has been included in the Tentative Map conditions of approval. General Plan Land Use and Zoning The amendments to the existing General Plan land use designations will allow for Medium and High Density Residential uses. The Medium Density site will be developed with townhomes/detached patio homes. The applicant is proposing to dedicate the High Density Residential site to the City which will be developed with affordable housing. As mentioned above, the applicant is requesting a PD, Planned Development Overlay zone for the R-2, Single-Family (6,000) lots to allow a minimum lot size of 5,000 square feet, reductions in the side yard and rear setbacks and an increase in the lot coverage. Staff recommends the Commission recommend the City Council include adding a PD Overlay zone to the R-2 zoned properties to allow the reduction in the lot sizes, side, and rear yard setbacks and an increase in 10

7 lot coverage. Tentative Map Park and Recreation Dedication and Fees Section 16.08.020 Standards and formula for dedication of land of the Winters Municipal Code requires 5 acres of land be dedicated for park purposes for every 1,000 population. According to the most recent US Census information the average household size in Winters is 2.97 persons per household multiplied by 329 units or 977 persons or 4.88 acres. The applicant is proposing to meet the park land dedication requirement by dedicating a 2-acre parcel (Lot D) and a 4-acre parcel (Lot E). Lot E will serve a dual purpose of being used as a detention basin during the rainy season and as a park the rest of the year. A portion of Lot D will be developed as a parking lot. All park improvements shall be installed by the applicant/developer prior to issuance of 100th residential building permit. Future homeowners located on the west side of East Main Street will need to safely cross East Main Street to get to the park (Lots D and E). A lighted/signed pedestrian crosswalk across East Main Street to Lot D shall be provided as approved by the Public Works Manager. Future Home Designs The applicant is proposing to have design guidelines. Staff recommends the design guidelines include the following:  At least fifty (50) percent of the homes have either porches or balconies or both.  Twenty-five (25) percent of the all the homes shall be wrapped on all four sides with horizontal siding.  The sides of all homes facing a public street shall be enhanced to help break up the mass.  All homes shall include stone or other masonry veneer as an accent feature and have a mixture of concrete tile or composition shingled roofs.  Garage doors shall have a row of windows across the top to allow in natural light, shall be compatible architecturally with the design of the home and shall be painted to match the main body color.  Roofs shall be a minimum of 5 and 12 pitch.  At least one design element used on the front elevations of each model of homes shall be used on the other three sides of a home. Design guidelines shall be prepared and approved by the Community Development Department prior to the designing any of the model homes. Affordable Housing Plan As mentioned above, the Affordable Housing Steering Committee (AHSC) met on April 25, 2025, to consider a revised Affordable Housing Plan (AHP). At the meeting the AHSC recommended the applicant amend the revised plan. The AHP has been revised to include the changes recommended by the AHSC. Staff recommends the Planning Commission recommend the City Council approve the amended AHP. 11

8 Development Agreement The applicant/developer has requested there be a development agreement for the Farmstead Subdivision. Section 65864 of the Government Code and Chapter 15.72 of the Winters Municipal Code allow for development agreements. Development agreements are adopted by ordinance at the sole discretion of the City Council. The Development Agreement includes a number of key items: 1. Proposed duration is fifteen (15) years. Rights to develop are vested during this period. 2. Outlines the obligations of the developer included in the Affordable Housing Plan. 3. Describes payment of any fees. 4. Requires installation of park and improvements prior to issuance of 100th residential unit. 5. Includes a phasing plan for developing the property in Exhibit F. 6. Describes when flood overlay, sewer and sewer lift-station improvements shall be installed. Lighting Section 17.72.050(F) of the Zoning Ordinance requires that outdoor lighting in a parking area shall not employ a light source higher than sixteen (16) feet from final grade unless approved by the planning commission and found consistent with the Winters Design Guidelines. The Design Guidelines recommend that night lighting along both I-505 and East Grant Avenue be consistent with the small-town character but should be of an adequate level to ensure public safety and create a sense of security. PLANNING COMMISSION ACTION The staff recommends that the Planning Commission proceed with the continued hearing and take the following actions: 1. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS, RECOMMENDING THE CITY COUNCIL CERTIFY “THE FARMSTEAD SUBDIVISION PROJECT” ENVIRONMENTAL IMPACT REPORT (STATE CLEARING HOUSE #2021110261) ADOPTING ENVIRONMENTAL FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVING A MITIGATION MONITORING AND REPORTING PROGRAM, FOR THE DEVELOPMENT OF THE FARMSTEAD SUBDIVISION PROJECT, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT” 2. Approve “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO THE GENERAL PLAN LAND USE DESIGNATION FOR 33.7 ACRES OF LOW DENSITY RESIDENTIAL (LR), 13.5 ACRES OF OPEN SPACE (OS) AND 14.7 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) TO 23.3 ACRES OF LOW DENSITY (LR), 16.1 ACRES OF MEDIUM DENSITY RESIDENTIAL (MR), 5.7 ACRES OF MEDIUM HIGH DENSITY RESIDENTIAL (MHR), 4.4 ACRES OF HIGH 12

9 DENSITY RESIDENTIAL (HR), 3.3 ACRES OF NEIGHBORHOOD COMMERCIAL (NC) AND 9.1 ACRES OF OPEN SPACE (OS) FOR A 61.9 ACRE PARCEL FOR THE PROPERTY LOCATED AT 29500 RUSSELL BLVD. (APN:038-050-018-000)” 3. Approve “RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WINTERS RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE AMENDING the zoning classifications of 33.7 acres of Single Family Residential, 7,000 SQ. FT. AVG. MIN. ( R-1) ZONE, 13.5 acres of PUBLIC Open Space (O-S) ZONE and 14.7 acres of Neighborhood Commercial (C-1) ZONE to 23.3 acres of Single Family