CITY OF EL PASO DE ROBLES
"The Pass of the Oaks"
City Council Agenda Addendum
Tuesday, April 18, 2023, 5:30 PM
Tuesday, April 18, 2023, 6:30 PM
Council Chamber 1000 Spring Street, Paso Robles
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Pages
N. CONSENT CALENDAR
*6. Approval of Oak Tree Removal Permit 23-02 (204 18th Street – City Initiated) 3 - 14 Dwayne Brown, Maintenance Services Superintendent
CEQA Determination: The City finds that this action is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, § 15304 for minor alterations to land.
Recommendation: Approve Resolution 23-XXX, approving OTR 23-02, authorizing the removal of a hazardous Coast Live Oak and replacing it with 3 24-inch box Coast Valley Oaks on public property.
P. PUBLIC HEARINGS
*2. Rolling Hills Apartment Project - Request for Approval of 135 Unit Residential Apartment Planned Development (PD22-08) & Oak Tree Removal (OTR 22- 16) at 1025, 1041, 1049 Creston Road (APNs: 009-641-008, -010, -011, and -022)
15 - 343
Darcy Delgado, Associate Planner
CEQA Determination: The City Council is being asked to adopt a mitigated negative declaration (SCH 2023030497) (MND) and Mitigation Monitoring and Reporting Plan (MMRP) for the project, which was circulated between Friday, March 17, 2023 and Tuesday, April 5, 2023.
Recommendation: That the City Council take the following actions:
a. Approve Resolution 23-XXX(A) certifying mitigated negative declaration SCH 2023030497and adopting the Mitigation Monitoring and Reporting Plan; b. Approve Resolution 23-XXX(B) approving Planned Development 22-08 and Oak Tree Removal 22-16.
Council Agenda Report
From: Dwayne Brown, Maintenance Services Superintendent Subject: Approval of Oak Tree Removal Permit 23-02 (204 18th Street – City Initiated) CEQA Determination: The City finds that this action is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, § 15304 for minor alterations to land.
Date: April 18, 2023
Facts
1. The tree removal request is related to a 28-inch diameter at breast height (DBH) Coast Live Oak located in the City right-of-way at 204 18th Street, adjacent to Locust Street (Attachment 1 – Tree Location Map).
2. After a report by a concerned citizen, Nate Wyatt, the City’s Landscape Supervisor, contracted with City Certified Arborist Chris Stier, Greenvale Tree Company, to evaluate the tree. Mr. Stier provided an Arborist Report (Attachment 2) noting the subject tree has several areas of concern, including a large pocket of decay, significant lean, bark beetle damage and potential rot.
3. Because the tree is likely to fall, Mr. Stier recommends the removal of the tree.
4. The City Maintenance Services Division recommends replacing the existing tree with three 24-inch box – 2.5” DBH Coast Live Oaks on public property.
Options
1. Do nothing;
2. Approve Oak Tree Removal Permit 23-02, authorizing the removal of the 28-inch Coast Live Oak and planting three 24-inch box Coast Live Oaks on public property;
3. Deny Oak Tree Removal Permit 23-02 with findings and require the oak tree to remain and be protected;
4. Refer back to staff for additional analysis.
Analysis and Conclusions
Based on the report of a concerned citizen, the City’s Landscape Supervisor contacted the City Certified Arborist to evaluate the tree. The Arborist’s report states that the current condition of the subject Coast Live Oak indicates the decay will become worse and leave the tree vulnerable to structural failure. The Arborist report also indicates the possibility of root or crown rot which leaves the tree vulnerable to further bark beetle infestation. The soil surrounding the tree is highly compacted and is contributing to the decline.
With remediation not a viable option, removal is the only reasonable choice.
According to Municipal Code Section 10.01.050.D, there are several factors that the City Council needs to review when considering the removal of a “healthy” oak tree. Although this tree has been deemed not to be healthy, Section 10.01.030(B) requires permit approval, so for consistency with the application procedures, these factors are considered below:
1. The condition of the oak tree with respect to its general health, status as a public nuisance, danger of falling, proximity to existing or proposed structures, interference with utility services, and its status as host for a plant, pest or disease endangering other species of trees or plants with infection or infestation.
The Arborist Report indicates that the tree is in decline with significant decay, thinning and bark beetle infestation, the tree poses a threat to people, houses, and vehicles, and therefore the tree is a good candidate for removal.
2 The necessity of the requested action to allow construction of improvements or otherwise allow reasonable use of the property for the purpose for which it has been zoned. In this context, it shall be the burden of the person seeking the permit to demonstrate to the satisfaction of the director that there are no reasonable alternatives to the proposed design and use of the property. Every reasonable effort shall be made to avoid impacting oak trees, including but not limited to use of custom-building design and incurring extraordinary costs to save oak trees.
The property in question is in the public right-of-way and is not related to any development project. Further, the staff is proposing to replace the oak tree with three new trees to minimize the loss of the existing oak tree.
3. The topography of land, and the potential effect of the requested tree removal on soil retention, water retention, and diversion or increased flow of surface waters. The director shall consider how either the preservation or removal of the oak tree(s) would relate to grading and drainage. Except as specifically authorized by the planning commission and city council, ravines, stream beds and other natural watercourses that provide a habitat for oak trees shall not be disturbed. The removal of the tree will not result in negative effects on soil retention, water retention or surface water flows in the parkway.
4. The number, species, size, and location of existing trees in the area and the effect of the requested action on shade areas, air pollution, historic values, scenic beauty and the general welfare of the city as a whole. Removal of the existing oak in the public right-of-way will have minimal impact on shade areas, area values and general City welfare. The proposed replacement trees will be planted in appropriate public spaces to provide additional shade and scenic beauty.
5. Good forestry practices such as, but not limited to, the number of healthy trees the subject parcel of land will support.
The removed tree will be replaced by three trees on public property in an appropriate location.
Fiscal Impact
The estimated cost of the tree removal is $3,800. In compliance with Ordinance No. 835, the City collects funds from developers for tree replacement. As such, there are adequate existing appropriations in the Street Trees and Medians maintenance budget to cover removal and replacement costs; no further action is needed.
CEQA Determination
The City finds that this action is not a project under the California Environmental Quality Act pursuant to State Guidelines Section State CEQA Guidelines, § 15304, for minor alterations to land.
Recommendation
Approve Resolution 23-XXX, approving OTR 23-02, authorizing the removal of a hazardous Coast Live Oak and replacing it with 3 24-inch box Coast Valley Oaks on public property.
Attachments
1. Tree Location Map
2. Arborist Report
3. Resolution 23-XXX – OTR 23-02
Attachment 1
Tree Location Map
SUBJECT TREE
March 15, 2023
For: City of Paso Robles
Nate Wyatt
Parks/Landscape
Site 204 18th St. (side of property along Locust)
Plant ID Coast Live Oak (Quercus agrifolia)
Task Check for structure and soundness
Background: This tree has a large pocket of decay in an old wound, some concern of possible failure.
Observed: Canopy – Foliage is dark color. New growth is somewhat uneven through canopy. Top of canopy is especially thin with some thicker areas lower.
Branches – Primary scaffold is well attached and angles of branches are good. Spacing between branches is good. No cankers, galls or lesions noted. Canopy branches are somewhat off centered with weight toward the north.
Trunk – One large wound at about six feet from ground on south side of tree. Wound has large pocket of decay and no wound wood is closing the opening. This wound is below main branches. Area of bark beetle damage near ground level. Damage to cambium in this area.
Trunk has definite lean toward north.
Ground below the tree is highly compacted from parking and activity.
Conclusion: For right now I do not think this tree is an immediate hazard. Areas of concern are extensive decay in the old wound, lack of new foliage, potential rot and bark beetle damage. There is extensive decay in the old wound, especially as there is no wound wood production. Expect this decay to deepen and further weaken the tree. The lack of new foliage and thinning at the top is concerning. It is possible this is drought related but it is also possible the drought, combined with the vascular system compromised in the area of decay, has led to this condition. It is also possible that root or crown rot has limited growth. Lastly the presence of bark beetle damage indicates that drought or a root/crown problem has left a weak point for bark beetle to infest.
Recommendations: Going forward this tree is likely to continue to decline. The decay will get worse and it leaves the tree vulnerable to structural failure. The thinning and bark beetle are related to each other in that the vascular system was compromised either from drought or disease or both. Soil is highly compacted and will contribute to decline. This tree has a somewhat likely to fail hazard value with a high likelihood of striking a target of value such as cars, home, fence or people. Recommending removal.
Please see pictures below for more details.
Attachment 2
Overall view of the tree. Area of concern is the wound with a large pocket of decay – at arrow. Also note the top is thin especially compared to other Coast Live Oak trees.
Attachment 2
This pocket of decay is at least 12
inches deep as the metal probe is 16
inches in length. Horizontally the depth
of decay from bark to solid wood is a
little over half the tree’s diameter.
Two things can be noted in this picture:
1) There is a total consumption of
the wood by the decomposing
fungi. This means that the tree
is becoming structurally weak.
2) There is little wound wood
closing this old cut. Wound
wood not only closes a wound
but lends strength.
Attachment 2
Note at the top of the tree the thin foliage. At this time of year foliage should be produced creating a thick mass of foliage.
There are tufts where the foliage is quite thick but this should be uniform to the tree. I believe that the tree is in decline and likely to get worse in coming years and become hazardous.
Attachment 2
Lean and weight are parallel to the street. As the tree decays further, the off centered weight becomes an issue as there is a lot of leverage put on a structural point that is becoming weaker and weaker.
Attachment 2
At the base of the tree, I found bark beetle damage. This damage suggests that either drought or a diseased crown was present and this created the environment for beetle larvae entry. Note the pupae case at arrow. This area had loose bark due to beetle damage.
Attachment 2
Sincerely
Chris Stier,
ISA Certified Arborist, #WE9262-A
*Assessment was made with observation, history and sound arboricultural and horticultural knowledge. It is always possible that other, or different problems exist that may contribute to the destabilization, decline and death of trees. Sudden failure of a part or the entire tree is possible without being able to see defects or problems during ground inspections. Trees that are large should have periodic inspections and those with defects or problems should be monitored seasonally. Further evaluation may be warranted if the steps above do not work.
Pathology tests and other lab analysis are available.
Attachment 2
Attachment 3
RESOLUTION 23-XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES AUTHORIZING THE REMOVAL OF ONE 28-INCH COAST LIVE OAK ON 18TH STREET (OTR 23-02 – CITY INITIATED)
WHEREAS, the tree removal request is related to a 28-inch Coast Live Oak located at 204 18th Street, and stems from a report by a member of the public concerning damage to the tree; and WHEREAS, Nate Wyatt, on behalf of the Public Works Department, contracted with City Certified Arborist Chris Stier, Greenvale Tree Company, to evaluate the tree; and WHEREAS, Mr. Stier has provided a Report, which is attached hereto, recommending removal indicating the subject oak tree is decayed beyond remediation and presents a hazard; and WHEREAS, the Community Development Director could not make the determination that the tree is “clearly dead or diseased beyond correction,” and therefore, Section 10.01.050.C of the Oak Tree Ordinance would consider the tree “healthy” and require that the City Council make the determination of whether the tree should be removed or not, after consideration of the factors listed in Section
10.01.050.D.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein by reference.
Section 2. Findings. The City Council finds the factors outlined in Section 10.01.050.D, and the information provided by the Arborist, justify the removal request for a 28-inch Coast Live Oak located at 204 18th Street.
Section 3. Mitigation. The City will plant three 24-inch box Coast Live Oak replacement trees in an appropriate location on public property.
Section 4. CEQA. The City finds that this action is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines § 15304 for minor alterations to land.
PASSED AND APPROVED this 18th day of April, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
Oak Tree Removal Permit 23-02 204 18th Street Paso Robles, CA Judy Pollock Hallam
Paso Robles, CA 93446
To Whom it May Concern:
RECEIVED
CITY CLERK'S OFFICE
APR 1 8 2023 April 18, 2023
CllY OF PASO ROBLES
We appreciate the recommendation that the hazardous Coast Live Oak on Locust Street near 18th street be removed.
The removal of this ancient oak tree will dramatically alter the environment of Locust street's landscape.
In recent storms, a large Live Oak tree fell across the street. This has altered the environment of Locust Street.
New Coast Live Oak trees have been recommended to replace the removal of the tree on Locust Street near 18th street.
We kindly ask that the new Coast Live Oak trees be planted on Locust Street near 18th street, near to where the Coast Live Oak tree will be removed.
Thank you.
Judy PoTiock HaTiam
#6.Approval of Oak Tree Removal Permit 23-02 (204 18th Street - City Initiated) Dwayne Brown, Maintenance Services Superintendent
CEQA Determination: The City finds that this action is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, § 15304 for minor alterations to land.
Recommendation: Approve Resolution 23-XXX, approving OTR 23-02, authorizing the removal of a 'hazardous Coast Live Oak and replacing-it with 3 24..:inch box Coast Valley Oaks on public property.
Council Agenda Report
From: Darcy Delgado, Associate Planner
Subject: Rolling Hills Apartment Project - Request for Approval of 135-Unit Residential Apartments - Planned Development (PD22-08) & Oak Tree Removal (OTR 22-16) at 1025, 1041, 1049 Creston Road (APNs: 009-641-008, -009, -010, -011, and -022) CEQA Determination: The City Council is being asked to adopt a mitigated negative declaration (SCH 2023030497) (MND) and Mitigation Monitoring and Reporting Plan (MMRP) for the project, which was circulated between Friday, March 17, 2023 and Tuesday, April 5, 2023.
Date: April 18, 2023
Facts
1. The City of Paso Robles has received an application from Red Tail Land Development, LLC to construct a 135-unit multi-family residential project.
2. The project site is approximately 6.12-acre and is located at the intersection of Creston Road and Rolling Hills Road (See Vicinity Map, Attachment 1).
3. The proposed residential development is a 135-unit apartment project, consisting of seven, three-story buildings, and a one-story clubhouse. Of the 135 units, there are 62 one-bedroom/one-bathroom apartments, 52 two-bedroom/two-bathroom apartments, and 21 three-bedroom/two-bathroom apartments. A total of 267 onsite parking spaces are provided (1.98 spaces per unit). There are numerous on-site trees, including three native oak trees, of which one oak tree is proposed for removal.
4. The subject site has a General Plan land use designation of Residential Multiple Family, High Density 20 units per acre (RMF-20); and is within the R4-20, Multiple-Family Residential zoning district.
5. The applicant is requesting to utilize fractional density for 62 of the 135 total units. Since the 62 units are between 601-1000 square feet, they are able to be counted as 0.66 of a density unit. This results in the 62 regular units being equivalent to 41 fractional units.
6. The project will require Planned Development PD 22-08 and Oak Tree Removal Permit 22-16 entitlements.
7. The Planning Commission held a public hearing on March 28, 2023, and considered the facts as presented in the staff report prepared for this project, and accepted public testimony regarding the project, and by a vote of 7-0 voted to recommend the City Council approve the project and associated environmental documents.
8. In compliance with the California Environmental Quality Act (CEQA), an initial study and mitigated negative declaration (SCH 2023030497) were prepared for the project and circulated between March 17, 2023 and April 5, 2023.
Community Outreach
Before both the Planning Commission and City Council hearings, the City sent notices to all owners and tenants of properties within 300 feet of the property and a notice was published in the San Luis Obispo Tribune.
Options
After consideration of public testimony, the City Council should consider the following options:
1. Approve the project by:
a. Approving Resolution 23-XXX(A) (Attachment 2), certifying mitigated negative declaration SCH 2023030497and adopting the Mitigation Monitoring and Reporting Plan; b. Approving Resolution 23-XXX(B) (Attachment 3), approving Planned Development 22-08 and Oak Tree Removal 22-16;
2. Amend and adopt the draft resolutions; or
3. Refer the project back to staff for additional analysis; or
4. Deny one or both of the draft resolutions, based on a determination that the project does not meet one or more of the required findings.
Analysis and Conclusions
Project Summary
The project is a 135-unit multiple-family residential project including:
7 individual apartment buildings
o 62 one-bedroom/one-bathroom apartments
o 52 two-bedroom/two-bathroom apartments
o 21 three-bedroom/two-bathroom apartments
267 total parking spaces
o 82 single car garages
o 53 carports
o 132 uncovered parking stalls
Fitness/clubhouse building
Swimming pool
Shared recreational open space/tot-lot
General Plan Consistency
The project is within the Residential Multifamily (RMF-20) land use designation. According to the 2003 General Plan Land Use Element, the RMF-20 land use designation is intended to “provide the highest permissible density, located where such density can be accommodated through sensitive site and building design”, “meet the needs of persons seeking rental housing units, at various price levels”, “provide housing
in close proximity to schools, shopping, and other services, including public transit”, and “provide a transition zone between single-family residential neighborhoods and higher-intensity land uses”.
The proposed use is a residential apartment project which is an allowed use at this location. Further, it is in close proximity to nearby schools, the Williams Plaza shopping center, as well as public transit (bus stop located approximately 600 feet east of the site). Because of the proximity to services, the site is ideal for achieving the density level required for this site.
Zoning Ordinance
The site is zoned R-4 20 (Multi-Family Residential, 20 un/ac) which encourages building types that support rental housing. The R4 zoning district is intended to “provide for multiple-family residential development, primarily in the form of apartments and condominiums” (PRMC 21.16I.010). The project is generally consistent with all applicable development standards but is requesting two modifications from the development standards listed under PRMC 21.16I.210 (in accordance with PRMC chapter 21.16I.140), which is the same request the applicant previously requested as part of the project located at 1401 Creston Road (Arrive Apartments). The modifications include:
Modification to allow multi-family buildings to exceed the limit of four to eight dwelling units per building; and
Modification to allow multi-family buildings to exceed the maximum of four dwelling units sharing a common entrance to a multi-family building.
The requested modifications are reasonable as they enable the applicant to design a project that matches the density of the site, and results in fewer buildings and greater setbacks from adjacent residences.
Fractional Density
PRMC Chapter 21.161.060 indicates the purpose of fractional density is to encourage smaller units that are affordable by design. The following density unit values apply to all multifamily residential zoning districts (R-2 through R-5), Uptown/Town Centre zones where multifamily uses are allowed, and in the mixed-use (MU) overlay zone.
• Studio and 1-bedroom dwelling units ≤ 600 square feet = 0.50 density unit • Studio and 1-bedroom dwelling units 601-1,000 square feet = 0.66 density unit • 2-bedrooms and greater dwelling units and all dwelling units > 1,000 square feet = 1 density unit
The proposed Project consists of 135 apartments on 6.21 acres, or 21.7 units per acre. However, accounting for fractional units as illustrated below, the density is 18.4 units per acre, which is consistent with allowed density for this location.
Fractional Density Calculation
41 fractional units (62 units between 601-1,000 square feet x 0.66 density unit + 73 full-size units (73 between 1,001-1,500 square feet x 1.00 density unit = 114 total density units (18.4 density units/acre
Building Height
The maximum height permitted for main buildings in the R4 zoning district is 40 feet (PRMC 21.16I.150).
The apartment buildings have been designed as three-story tuck-under style buildings with a maximum height of 38 feet and 6 inches.
Open Space
Paso Robles Municipal Code 21.16I.180 requires the equivalent of 375 square feet of usable shared open space for each residential unit. Private open space is given 1.5 times the value as shared open space.
As designed, the project site has an average of 504 square feet per unit for common open space, which meets the requirement for having common open space. Additionally, each unit has a private patio or balcony which provides an additional average of 112 square feet of private open space.
Amenities
For developments of this size, Paso Robles Municipal Code 21.16I.185 requires either a shared laundry room or individual laundry hookups in each unit, and enclosed storage of at least 250 cubic feet for each unit. The project is designed with individual laundry hookups in each unit and has assignable enclosed storage areas for each unit ranging in size from about 260 cubic feet to about 500 cubic feet.
Architecture
The architectural style of the project was greatly inspired by the traditional Spanish forms found throughout the City. The typical elements of this style are the strong forms of the gable roofs, the simple geometry of the massing, elegant execution of details. The exteriors of the buildings are stucco with articulation of wall planes and shall have varied roof forms. Two building types in various sizes are plotted on the site with earth tone color schemes applied strategically, playing off each other in pairs or in contrast to each other.
These design considerations give the project a rich village-like quality, blending it with the surrounding neighborhood and broader City context.
Parking
Zoning Ordinance Section 21.22.040 requires 1.5 parking spaces for each multi-family residence with 1 bedroom, 2 parking spaces for each multi-family residence with 2 or more bedrooms, and 1 guest parking space for every 5 dwelling units. Bicycle rack space is required at a rate of 2 spaces for every 10 dwelling units. One motorcycle space is required for every 20 vehicle spaces. Therefore, this project is required to provide 266 car parking spaces, 14 bicycle racks, and 7 motorcycle stalls. The applicant proposes 267 vehicle parking spaces, 27 bicycle racks, and 13 motorcycle stalls, which is more than is required.
Neighborhood Compatibility
In order to address neighborhood compatibility concerns, the applicant has arranged the buildings on the site plan so that the shorter sides of the structures face the existing homes to the north and west. This orientation helps provide more compatible massing and limits the direct line of site into neighboring yards.
Additionally, the maximum building height for the RMF-20 zone is 40 feet, and the maximum height of the buildings is 38-feet, 6-inches. Setbacks from neighboring properties range from approximately 40 feet to over 80 feet, which is over the required 20 foot minimum setback to adjacent single family zoned properties.
Additionally, parking areas and open space with screening trees line the perimeter of the site to help provide a buffer between the project and the existing homes to the north and west.
Development Review Committee
The project was discussed by the Development Review Committee (DRC) on October 10, 2022. Overall, the DRC had concerns regarding the circulation component of the site, questioning if the flow of traffic onto either Creston Road and/or Rolling Hills would create impacts. Since a traffic study was in progress, the DRC was informed that additional information would be forthcoming and would be provided to the Planning Commission. The DRC also suggested the applicant provide more architectural details to the building, to emphasize pedestrian paths, and demonstrate how lighting could impact adjacent residences. In response to the latter comments, the applicant made several changes to their submittal including adding architectural details to the buildings and providing a photometric site plan for the Planning Commission to review.
Neighborhood Meetings
The applicant held two neighborhood meetings, the first on October 10, 2022 and the second on October 27, 2022. At the neighborhood outreach meetings, concerns raised by the residents were generally related to the transition from the project to the existing neighboring residential uses, lighting and glare, noise
generated by the project, and potential for increased traffic. A large number of questions were answered during the meeting and the applicant made various changes to their plans prior to resubmitting to the City.
Ultimately, traffic remained the main concern especially since the traffic study had not yet been released.
The following section discusses traffic impacts in more detail.
View of Rolling Hills Road looking northwest
Traffic/Road Improvements
A Traffic Impact Study (TIS) was prepared for this project by Central Coast Transportation Consulting, dated February 2023 (Study available in Attachment 4). The purpose of the TIS is to provide the City with data that can be used to make decisions regarding potential traffic impacts of a proposed project, and any associated improvements that would be required to mitigate these impacts to a level of insignificance as defined by the City’s General Plan Policies.
According to the study, the project would generate approximately 941 trips per weekday, including 65 trips during the AM peak hour and 79 trips during the PM peak hour. Various intersections in the vicinity of the site were analyzed during the weekday AM and PM peak hour for both existing conditions and with the project. As noted in the study, the Creston Road/Rolling Hills Road intersection during the AM peak hour operates at Level of Service (LOS) E without the project and LOS F with the project. In addition, the southbound right turn queue exceeds the turn pocket length under Existing Conditions with and without the project during the AM peak hour. The study looked at modifying the intersection to a single lane roundabout as included with the project submittal and as proposed by the Creston Road Corridor project.
The roundabout which would improve operations of this intersection to LOS C or better during both peak hours and eliminate queue deficiencies. The City anticipates construction of the roundabout portion of the Creston Corridor Plan to occur approximately Summer 2025-2026. The timing of this construction would most likely be after the project is fully constructed and occupied, based on the applicant’s timeline to be finished with construction by the first quarter of 2025.
Site Access and On-Site Circulation
The project proposes a driveway on Creston Road and a driveway on Rolling Hills Road. The project will have full access at the Rolling Hills Road driveway, but will be limited to left-in, right-in, right-out only at
the Creston Road driveway. To accommodate left turns into the site on Creston Road and reduce conflicts points along this corridor, a short median in the two-way left turn lane will be required. The median will allow left turns into the site and the driveway across Creston Road but would restrict outbound left turns.
Roundabout at Creston Road and Rolling Hills Road
Consistent with the City’s Circulation Element, as well as the recent Creston Road Complete and Sustainable Streets Corridor Plan (Corridor Plan), the north side of Creston Road from the project frontage to Orchard Drive will be improved with curb, gutter, sidewalk, pavement widening, and new striping for travel and bike lanes. The addition of a roundabout is also planned at the intersection of Creston Road and Rolling Hills Road, with construction to occur approximately Summer 2025-2026.
Plan view of roundabout
View of Creston Road looking northwest with proposed roundabout improvements Oak Tree Removal Request
There is one (1) 44-inch native valley oak (Tree # 82) that is proposed for removal. Although the site plan has shown that the tree could be retained, due to the health of the tree being poor, having structural issues and past failures, and the likelihood of future failure once frontage improvements for Rolling Hills Road are made (which is within the tree’s critical root zone), two Arborists recommended the tree be removed.
Mitigation trees (totaling 11-inches in diameter) are being provided with the new landscape plan for the project to mitigate for the loss of the tree proposed for removal.
X
Tree No. 82
to be removed
California Environmental Quality Act
Pursuant to CEQA, the city has prepared an Initial Study/Mitigated Negative Declaration (MND) (SCH No. 2023030497) for the Project. The MND prepared for this project that the City Council is being asked to adopt includes the MMRP, the findings and follow-up contained in this staff report, all attachments, the resolutions and accompanying attachments, and testimony received as a result of the public notice. The MND found that although the proposed project would generate potentially significant impacts to Air Quality, Biological Resources, Cultural Resources, Transportation, and Tribal Cultural Resources, the implementation of mitigation measures would reduce all potentially significant impacts to less than significant. A summary of proposed mitigation measures for the entirety of the project includes preconstruction surveys for special status species, oak tree protection measures, monitoring during ground disturbing activities, and providing frontage improvements for traffic. For a full list of mitigation measures, see Exhibit B, Draft Resolution A. These mitigation measures have been incorporated as conditions of approval for the Project.
The MND was made available for public comment from March 17, 2023 through April 5, 2023 to local agencies, designated Native American Tribes under AB 52, on the city’s website, at Paso Robles Community Development Department, and at the Paso Robles Library. The Notice of Intent to Adopt a Mitigated Negative Declaration was made available by the following methods to indicate the availability of the environmental document during the public comment period: (i) published in the Tribune Newspaper, a newspaper of general circulation; (ii) filed with the San Luis Obispo County Clerk; (iii) filed with the State Clearinghouse; (iv) mailed to various interested persons, agencies, and tribes; and (v) posted on the City’s website.
Since the publishing of the MND, one comment letter from the San Luis Obispo Air Pollution Control District (SLOAPCD) has been received on the MND (Exhibit C of Draft Resolution A). In response to the comment letter, additional analysis is provided below to supplement the MND and changes were made to the required mitigation measures listed in the Mitigation Monitoring and Reporting Plan (Exhibit B of Draft Resolution A). The additional information in this staff report constitutes minor changes and does not result in alterations to the degree of impact or significance conclusions presented in the MND and therefore does not constitute significant new information. Rather, the change serves to merely clarify and strengthen the content of the MND. Therefore, recirculation of the MND is not required under State CEQA Guidelines section 15073.5. The MND and this staff report constitute the Final MND, and are available for review on the City’s website.
SLOAPCD Comments
The San Luis Obispo Air Pollution Control District (SLOAPCD) submitted comments on the Project with recommendations to include additional construction phase conditions, and to elevate fugitive dust measures that were already conditions to the project to be included as mitigation measures in the Mitigation Monitoring and Reporting Plan. Since the majority of these measures were already recommended, staff agrees that these can be included in the MMRP. Additionally, SLOAPCD commented on the operational phase of the project, but did not request any new mitigation measures be applied. For greenhouse gas (GHG) emissions, SLOAPCD recommended additional mitigation measures be applied to the project since they have established an interim guidance document that is intended to supersede the 2012 SLO County APCD Handbook, although no formal adoption of these standards has occurred. These newer guides are generally recommended based on the current trends and best practices and are “in the spirit of SB 32’s 2030 GHG reduction target”. The comments to include additional operational GHG reductions include committing the project to receive 3Cprime power from Central Coast Community Energy and using landscape providers that will use only zero-emission landscape equipment. These recommendations appear appropriate to include in the project’s MMRP, as they will bolster the GHG reduction efforts to be in line with best practices and interim thresholds SLOAPCD is targeting.
Fiscal Impact
There is no direct fiscal impact from approving the recommended actions.
Recommendation
That the City Council take the following actions:
a. Approve Resolution 23-XXX(A) certifying mitigated negative declaration SCH 2023030497and adopting the Mitigation Monitoring and Reporting Plan;
b. Approve Resolution 23-XXX(B) approving Planned Development 22-08 and Oak Tree Removal 22-16.
Attachments
1. Vicinity Map
2. Resolution 23-XXX(A)
3. Resolution 23-XXX(B)
4. Traffic Study
5. CEQA - Initial Study/Mitigated Negative Declaration
6. Mail Affidavit
7. Newspaper Affidavit
Attachment 1
Vicinity Map
Attachment 2
RESOLUTION 23-XXX (A)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES ADOPTING A MITIGATED NEGATIVE DECLARATION (SCH 2023030497) AND MITIGATION
MONITORING AND REPORTING PLAN PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR ROLLING HILLS APARTMENT PRJOECT (PLANNED DEVELOMENT 22-08 AND OAK TREE REMOVAL 22-16)
(ROLLING HILLS APARTMENT PRJOECT MITIGATED NEGATIVE DECLARATION) WHEREAS, the City of Paso Robles has received an application from Red Tail Land Development, LLC to construct a 135-unit multi-family residential project; and
WHEREAS, the project site is approximately 6.12-acres and is located at the intersection of Creston Road and Rolling Hills Road; and
WHEREAS, the proposed residential development is a 135-unit apartment project, consisting of seven, three-story buildings, and a one-story clubhouse. Of the 135 units, there are 62 one-bedroom / one-bathroom apartments, 52 twobedroom / two-bathroom apartments, and 21 three-bedroom / two-bathroom apartments. A total of 267 onsite parking spaces are provided. There are numerous on-site trees, including three native oak trees, of which one tree is proposed for removal; and
WHEREAS, the Project will require the following entitlements: Planned Development PD 22-08 and Oak Tree Removal 22-16, which are to be approved by separate action; and WHEREAS, the site has a General Plan land use designation of Residential Multiple Family, High Density 20 units per acre (RMF-20); and is within the R4-20, Multiple-Family Residential zoning district; and WHEREAS, multifamily residential is an allowed use in the R4-20 zoning district; and WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”), and the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the “CEQA Guidelines”), the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2023030497) (“MND”) that analyzed the proposed Project’s environmental impacts. The MND was made available to the public for review from March 17, 2023 through April 5, 2023, and is attached hereto as Exhibit A; and WHEREAS, on March 28, 2023, the Planning Commission conducted a duly noticed public hearing and considered the entire administrative record (as of that date), including staff reports, the MND, MMRP, and oral and written testimony from interested persons, all of whom were given an opportunity to be heard; and WHEREAS, this Resolution No. 2023-__ recommends adoption of the MND and MMRP, and, among other things, properly assesses the environmental impact of the Project in accordance with CEQA, incorporating by reference the environmental findings and analysis of the MND, as if fully set forth herein; and WHEREAS, the MND was made available during the public review period at the Paso Robles Community Development Department and on the City’s web page; and
WHEREAS, mitigation measures have been incorporated into the MND and will be imposed on the project through the adoption of a Mitigation Monitoring and Reporting Plan (MMRP) in compliance with CEQA Guidelines Section 15074(d). These mitigation measures are imposed on the project to address potential environmental effects to: Air Quality, Biological Resources, Cultural Resources, Transportation, and Tribal Cultural Resources. With the implementation of this MMRP, all potential environmental effects will be reduced to a less than significant level.
These mitigation measures are provided and discussed in more detail in the exhibits of this resolution; and
Attachment 2
WHEREAS, mitigation measures set forth in the MMRP are specific and enforceable, and will also be imposed as enforceable conditions of approval for the project. The MMRP adequately describes implementation procedures, monitoring responsibility, reporting actions, compliance schedule, and verification of compliance in order to ensure that the Project complies with the adopted mitigation measures; and WHEREAS, one written comment letter (see Exhibit C) was received on the MND, with response to comment incorporated into the staff report, this Resolution, and its attachments; and WHEREAS, the Planning Commission recommended by unanimous vote of 7-0 that the City Council adopt the MND and approve the proposed Project; and
WHEREAS, based on the information and analysis contained in the MND prepared for this Project, the MMRP, the staff report prepared for this City Council hearing, including all attachments, this Resolution and its attachments, and testimony received as a result of the public notice, the City Council finds there is no substantial evidence supporting a fair argument that there would be a significant impact on the environment with the incorporation of the mitigation measures imposed on the Project; and
WHEREAS, pursuant to CEQA the City Council has independently reviewed the MND and, all comments received regarding the MND, and neither additional information submitted to the City nor other circumstances have produced substantial new information requiring substantial revisions that would trigger recirculation of the MND or additional environmental review of the Project under State CEQA Guidelines section 15073.5, and based on the whole record before it, the City Council find that the MND was prepared in compliance with CEQA and the CEQA Guidelines, that there is no substantial evidence that the Project will have a significant effect on the environment with the incorporation of mitigation measures, and the MND reflects the independent judgment and analysis of the City.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The matters set forth in the recitals to the Resolution are true and correct statements and are incorporated herein as substantive findings of this Resolution.
SECTION 2: The City Council has reviewed and considered the MND and record of proceedings for the Project, including all oral and written comments received during the comment period, the MMRP, the staff report prepared for this City Council hearing, including all attachments, and this Resolution with its attachments. Based on the City’s independent review and analysis, the City Council finds that the MND and the record of proceedings contain a complete and accurate reporting of the environmental impacts associated with the Project, and that the MND has been completed in compliance with CEQA and the State CEQA Guidelines.
SECTION 3: Based on the MND and the record of proceedings, including all written and oral evidence presented to the City Council, the MMRP, the staff report prepared for this City Council hearing including all attachments, and this Resolution with its attachments, the City Council finds that all environmental impacts of the Project are less than significant with the mitigation set forth in the MND and the MMRP. The City Council further finds that there is no substantial evidence in the record of proceedings supporting a fair argument that the Project may result in significant environmental impacts. The City Council finds that the MND, MMRP, the staff report prepared for this City Council hearing with its attachments, and this Resolution with its attachments, all contain a complete, objective and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the City. No new significant environmental effects have been identified in the MND and any changes to the MND in response to comments or otherwise do not constitute substantial revisions requiring recirculation under State CEQA Guidelines section 15073.5. Based on these findings, the City Council approves and adopts the MND for this Project, which is attached to this Resolution as Exhibit “A”, pursuant to Public Resources Code section 21080, subdivision (c)(2).
Attachment 2
SECTION 4: The City Council has also reviewed and considered the MMRP for the Project that has been prepared pursuant to the requirements of Public Resources Code section 21081.6 and finds that such Plan is designed to ensure compliance with the mitigation measures during Project implementation. The City Council therefore approves and adopts the MMRP for the Project, which is attached to this Resolution as Exhibit “B” and made a condition of Project approval.
SECTION 5: The City Council directs Staff to file a Notice of Determination with the County of San Luis Obispo and the State Clearinghouse within five (5) working days of the Project approval.
SECTION 6: The custodian of records for the MND, MMRP, and all other materials that constitute the record of proceedings on which these findings have been based are located at the Paso Robles Community Development Department, located at 1000 Spring Street, Paso Robles, California 93446. The custodian of these documents is the City Clerk of the City of Paso Robles.
APPROVED this 18th day of April 2023, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
Exhibits:
A. Exhibit A – Initial Study and Mitigated Negative Declaration SCH 2023030497 B. Exhibit B – Mitigation Monitoring and Reporting Plan C. Exhibit C – Public Comment Letters Received
T 805.781.5912 F 805.781.1002 W slocleanair.org 3433 Roberto Court, San Luis Obispo, CA 93401 SUBJECT: APCD Comments Regarding the Rolling Hills Apartment Complex Mitigated Negative Declaration
Dear Darcy Delgado:
Thank you for including the San Luis Obispo County Air Pollution Control District (APCD) in the environmental review process. We have completed our review of the Mitigated Negative Declaration (MND) for the proposed project located at 1049 Creston Road in Paso Robles. The project proposes to develop a multifamily apartment site consisting of 135 dwelling units located within seven, three story buildings, a one-story clubhouse (2,804 square-foot), a pool (1,184 square-foot), and 267 onsite parking spaces on 6.2 acres.
Adjacent properties consist of single-family residential properties to the north, west, northeast, and southeast, a preschool located to the east, religious institutions to the south and southwest, and commercial properties to the east. The site has been historically used for agricultural purposes and is currently vacant. The Paso Robles Municipal Airport is located approximately 3.25 miles northeast of the proposed project site. The proposed construction is estimated to be completed in 17 months.
The following comments are formatted into 3 sections. The (1) General Comments section states information pertinent to the applicant, lead agency, and/or public. The (2) Air Quality and (3) Greenhouse Gas Emissions sections may state mitigation measures and/or rules and requirements which the APCD recommends be set as conditions of approval for the project.
The applicant or agent should contact the APCD Engineering & Compliance Division about permitting requirements stated in the (1) General Comments section. The lead agency may contact the APCD Planning Division for questions and comments related to proposed conditions of approval in the (2) Air Quality and (3) Greenhouse Gas Emission sections. Both Divisions can be reached at 805-781-5912.
VIA EMAIL ONLY
March 31, 2023
Darcy Delgado
City of Paso de Robles Community Development Department 1000 Spring Street
Paso Robles, CA 93446
[email protected]
Attachment 2
APCD Comments on the Mitigated Negative Declaration for Rolling Hills Apartment Project March 31, 2023
Please Note: The APCD recently updated the Land Use and CEQA Webpage on the slocleanair.org website.
The information on the webpage displays the most up-to-date guidance from the SLO County APCD, including the 2021 Interim CEQA Greenhouse Gas Guidance, Quick Guide for Construction Mitigation Measures and Quick Guide for Operational Mitigation Measures. (1) General Comments
Infill within Urban Reserve Lines & Village Reserve Lines The APCD encourages balance of residential and commercial infill within the existing urban reserve lines (URLs) and village reserve lines (VRLs), as this is consistent with the land use goals and policies of the APCD’s Clean Air Plan. Increasing density can reduce emissions and vehicle miles traveled (VMT) by minimizing the number of trips and travel distances and encourage active transportation.
The APCD supports the project proponents on their use of infill development, as it is consistent with SLOCOG’s Regional Transportation Plan and Sustainable Communities Strategy.
Construction Permit Requirements
Based on the information provided, we are unsure of the types of equipment that may be present during the project’s construction phase. Portable equipment, 50 horsepower (hp) or greater, used during construction activities may require a California statewide portable equipment registration (issued by the California Air Resources Board) or an APCD permit. The following list is provided as a guide to equipment and operations that may have permitting requirements but should not be viewed as exclusive:
• Power screens, conveyors, diesel engines, and/or crushers; • Portable generators and equipment with engines that are 50 hp or greater; • Electrical generation plants or the use of standby generators; • Internal combustion engines; and
• Tub grinders.
Operational Permit Requirements
Based on the information provided, we are unsure of the types of equipment that may be present at the site. Operational sources may require APCD permits. The following list is provided as a guide to equipment and operations that may have permitting requirements but should not be viewed as exclusive:
• Portable generators and equipment with engines that are 50 hp or greater; Residential Wood Combustion
Residential wood burning devices such as wood or pellet stoves or inserts installed in new dwelling units after May 15, 2020 shall have particulate matter emission rates not exceeding 2.0 g/hr and must be certified by the U.S. Environmental Protection Agency (EPA) “Step 2” New Source Performance Standard. The list of EPA certified wood stoves and inserts can be found at epa.gov/compliance/epa-certified-wood-heater-database. Additionally, residential wood burning devices such as fireplaces must comply with APCD Rule 504 to be eligible for installation in new dwelling units. The APCD encourages the use of lower emission heating alternatives that can be used in place of wood burning devices.
Attachment 2
APCD Comments on the Mitigated Negative Declaration for Rolling Hills Apartment Project March 31, 2023
(2) Air Quality
CONSTRUCTION PHASE
Construction Phase Impacts - Exceeds Threshold(s)
To assess the accuracy of the modeling accomplished by the project's consultant, APCD modeled the project with the current web version of CalEEMod. We found similar construction phase impacts. To adequately mitigate potential ozone precursor emissions in excess of APCD's 2.5 ton per quarter threshold, we recommend only low volatile organic compound (VOC) paint usage that has an VOC content of no more than 50 grams per liter be added as a mitigation measure to the project’s construction phase. Additionally, as the project is located within 1,000 feet of a preschool and single-family residences, the applicant correctly identified APCD’s Fugitive PM10 Mitigation Measure language in the Green House Gas Emission Analysis, but the applicant did not include this air quality mitigation measure in the Mitigation Monitoring and Reporting Plan in Attachment 9 to the MND. APCD recommends the Fugitive Dust Mitigation Measures listed below for inclusion in the Mitigation Monitoring and Reporting Plan.
Fugitive Dust Mitigation Measures: Expanded List
Construction activities can generate fugitive dust, which could be a nuisance to residents and businesses in close proximity to the proposed construction site. Projects with grading areas more than 4 acres and/or within 1,000 feet of any sensitive receptor shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD 20% opacity limit (APCD Rule 401) and minimize nuisance (APCD Rule 402) impacts:
a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder should consider use of a dust suppressant that is effective for the specific site conditions to reduce the amount of water used for dust control. Please refer to the following link from the San Joaquin Valley Air District for a list of potential dust suppressants: Products Available for Controlling Dust;
c. All stockpiled dirt should be sprayed daily and covered with tarps or other dust barriers as needed;
d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding, soil binders or other dust controls are used;
e. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) or otherwise comply with California Vehicle Code (CVC) Section 23114; f. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304. To prevent ‘track out’, designate access points and require all employees, subcontractors, and others to use them. Install and operate a ‘track-out prevention device’ where vehicles enter and exit unpaved roads onto paved streets. The ‘track-out Attachment 2
APCD Comments on the Mitigated Negative Declaration for Rolling Hills Apartment Project March 31, 2023
prevention device’ can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified;
g. All fugitive dust mitigation measures shall be shown on grading and building plans; h. The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact the Compliance Division at 805-781-5912). i. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities;
j. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established;
k. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; l. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site;
m. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible; and n. Take additional measures as needed to ensure dust from the project site is not impacting areas outside the project boundary.
OPERATIONAL PHASE
Operational Phase Impacts - Below Threshold
Based on the APCD’s operational phase emission estimates using the most recent CalEEMod computer model, the operational phase would likely be less than the APCD’s significance threshold values identified in Table 3-2 of the CEQA Air Quality Handbook. Therefore, APCD is not requiring any operational phase criteria pollutant mitigation measures for this project. (3) Greenhouse Gas Emissions
The project proponent evaluated the greenhouse gas (GHG) emissions based on the outdated bright-line and service population GHG thresholds and determined the operational phase emissions and combined construction emissions (1,421 MT CO2e per year) were more than the bright-line threshold and less than the service population threshold. The bright-line and service population GHG thresholds for commercial and residential projects in the 2012 SLO County APCD Handbook are AB 32 based and project horizons are now beyond 2020; SLO County APCD does not Attachment 2
APCD Comments on the Mitigated Negative Declaration for Rolling Hills Apartment Project March 30, 2023
recommend the use of these thresholds in CEQA evaluations. The APCD developed the 2021 Interim CEQA Greenhouse Gas Guidance document to provide administrative clarification on the SLO County APCD Handbook’s thresholds of significance for GHG emissions and to provide information on current trends, best practices, and legislation.
The 1,421 MT CO2e per year exceeds an interim GHG threshold of 690 metric tons of carbon dioxide equivalent emissions per year the city may find to be applicable for this project. This interim threshold is in the spirt of SB 32’s 2030 GHG reduction target. APCD modeled the project emissions using the most recent CalEEMod computer model and determined that the 2027 unmitigated operational GHG emissions for the proposed project, including amortized construction GHGs (17 MT CO2e per year) would total 740 MT CO2e per year. However, using the following mitigation measures, the project proponent could achieve a 13% reduction in operational GHG emission and achieve operational plus amortized construction emissions of 643 MT CO2e per year:
• The applicant commit to the project receiving 3Cprime power from Central Coast Community Energy; and
• The applicant commits to using a landscape provider that will use only zero-emission landscape equipment for the Rolling Hills Apartment Complex.
Again, thank you for the opportunity to comment on this proposal. If you have any questions or comments, feel free to contact me at 805-781-5912.
Sincerely,
ASHLEY GOLDLIST
Air Quality Specialist
ASG/edc
cc: Kim Berry, Red Tail Land Development, LLC ([email protected]) Attachment 2
Mitigation Monitoring Program – Page 1 of 13
Attachment 2
Exhibit B
Mitigation Monitoring and Reporting Plan
Project File No./Name: Rolling Hills Apartment Project
Approving Resolution No.: by: Planning Commission City Council Date:
The following environmental mitigation measures were either incorporated into the approved plans or will be incorporated into the conditions of approval. Each and every mitigation measure listed below has been found by the approving body indicated above to lessen the level of environmental impact of the project to a level of non-significance. A completed and signed checklist for each mitigation measure indicates that it has been completed.
Explanation of Headings:
Type: .................................................................................Project, ongoing, cumulative Monitoring Department or Agency: ...................Department or Agency responsible for monitoring a particular mitigation measure Shown on Plans: ..........................................................When a mitigation measure is shown on the plans, this column will be initialed and dated.
Verified Implementation: ........................................When a mitigation measure has been implemented, this column will be initialed and dated.
Remarks: .........................................................................Area for describing status of ongoing mitigation measure, or for other information.
Mitigation Measure
PD22-08 / OTR 22-16 Type
Monitoring
Department or
Agency
Shown on
Plans
Verified
Implementation Timing/Remarks
AQ-1. Fugitive Dust. The following measures are
recommended to minimize nuisance impacts associated
with construction-generated fugitive dust emissions:
a. Reduce the amount of the disturbed area where
possible;
b. Use of water trucks or sprinkler systems, in
sufficient quantities to prevent airborne dust from
Project CDD X Notes shown on
construction
documents. Site
inspection as
needed.
Prior to issuance of
grading permit.
Mitigation Monitoring Program – Page 2 of 13
leaving the site and from exceeding the APCD’s limit of 20 percent opacity for greater than 3 minutes in any 60- minute period. Increased watering frequency would be
required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable) water should be used
whenever possible. Please note that during drought
conditions, water use may be a concern and the
contractor or builder shall consider the use of an APCDapproved dust suppressant where feasible to reduce the amount of water used for dust control;
c. All dirt stock pile areas should be sprayed daily
as needed;
d. Permanent dust control measures identified in
the approved project revegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be
reworked at dates greater than one month after initial
grading should be sown with a fast germinating, noninvasive grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to
revegetation should be stabilized using approved
chemical soil binders, jute netting, or other methods
approved in advance by the APCD;
g. All roadways, driveways, sidewalks, etc. to be
paved should be completed as soon as possible. In
addition, building pads should be laid as soon as
Mitigation Monitoring Program – Page 3 of 13
possible after grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall
not exceed 15 mph on any unpaved surface at the
construction site;
i. All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance
with CVC Section 23114;
j. “Track-Out” is defined as sand or soil that
adheres to and/or agglomerates on the exterior
surfaces of motor vehicles and/or equipment (including
tires) that may then fall onto any highway or street as described in California Vehicle Code Section 23113 and
California Water Code 13304. To prevent Track Out,
designate access points and require all employees,
subcontractors, and others to use them. Install and
operate a “track-out prevention device” where vehicles
enter and exit unpaved roads onto paved streets. The
track-out prevention device can be any device or
combination of devices that are effective at preventing track out, located at the point of intersection of an
unpaved area and a paved road. Rumble strips or steel
plate devices require periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the
track-out prevention device may need to be modified;
k. Sweep streets at the end of each day if visible
soil material is carried onto adjacent paved roads.
Mitigation Monitoring Program – Page 4 of 13
Water sweepers with reclaimed water should be used
where feasible;
l. All of these fugitive dust reduction measures
shall be shown on grading and building plans; and
m. The contractor or builder shall designate a
person or persons to monitor the fugitive dust
emissions and enhance the implementation of the
measures as necessary to minimize dust complaints,
reduce visible emissions below 20 percent opacity, and
to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may
not be in progress. The name and telephone number of
such persons shall be provided to the APCD Compliance
Division prior to the start of any grading, earthwork or demolition.
AQ-2. Construction Phase. The project shall use low
volatile organic compound (VOC) paint that has an VOC
content of no more than 50 grams per liter.
Project CDD X Notes shown on
construction
documents. Site
inspection as
needed.
Prior to issuance of
building permit.
BIO-1. Work Timing. All work activities shall be
completed during daylight hours (between sunrise and
sunset) and outside of rain events.
Project CDD /
Qualified
Biologist
X Notes shown on
construction
documents. Site
inspection as
needed.
Prior to issuance of
grading permit.
BIO-2. Work Limits. The Project impact area shall be
clearly marked or delineated with stakes, flagging, tape, or signage prior to work. Areas outside of work limits
shall be considered environmentally sensitive and shall not be disturbed.
Project CDD /
Qualified
Biologist
X Notes shown on
construction
documents. Site
inspection as
needed.
Prior to issuance of
grading permit.
Mitigation Monitoring Program – Page 5 of 13
BIO-3. Vehicles and Equipment. All equipment and
vehicles shall be checked and maintained daily to
prevent spills of fuel, oil, and other hazardous
materials. A designated staging area shall be
established for vehicle/equipment parking and storage
of fuel, lubricants, and solvents. All fueling and
maintenance activities shall take place in the staging
area.
Project CDD x Notes shown on
construction
documents.
Ongoing during
grading and
construction
BIO-4. Pre-Activity Nesting Bird Survey. If vegetation
removal (i.e., tree trimming/removal activities) is
scheduled between February 1 and August 31 (general
nesting bird season), nesting bird surveys shall be
completed by a qualified biologist within 48 hours prior to start of work. If any active nests are discovered
within or adjacent to work limits, an appropriate buffer (i.e., 500 feet for raptors and 250 feet for other birds, or at the discretion of a qualified biologist based on
biological or ecological reasons) shall be established to protect the nest until a qualified biologist has
determined that the nest is no longer active and/or the young have fledged.
Project CDD /
Qualified
Biologist
X Notes shown on
construction
documents.
Verification from
qualified biologist.
Prior to issuance of
grading permit.
BIO-5. Pre-Activity Special-Status Species Survey.
Within 30 days of the start of construction, a qualified biologist shall conduct a pre-activity survey of the
Project Site for signs of San Joaquin kit fox and
American badger, including tracks, scat, or suitable
burrows (burrows four inches or greater in diameter).
Potential dens shall be tracked for a minimum of four
nights with motion-activated cameras to determine if
the burrow is actively being used by San Joaquin kit fox or badger. All potential dens shall be avoided by a
Project CDD /
Qualified
Biologist
X Notes shown on
construction
documents.
Verification from
qualified biologist.
Prior to issuance of
grading permit.
Mitigation Monitoring Program – Page 6 of 13
minimum of 50 feet until they have been determined to
be inactive. In the event San Joaquin kit fox is identified within the Project Site, the USFWS, CDFW, and all other appropriate agencies/government entities shall be
contacted for further consultation.
In conjunction with the badger and San Joaquin kit fox
survey, the qualified biologist will conduct a survey for Northern legless lizard. Hand search methods, including raking, will be used during the survey in areas where
legless lizards are expected to be found (e.g., under
shrubs/leaf litter, other vegetation, or debris). If
observed, the qualified biologist will relocate the lizard to nearby suitable habitat. The qualified biologist will prepare a completion letter-report to document the
pre-activity survey results.
BIO-6. Oak Tree Removal. If oak tree removal and/or
damage is unavoidable due to Project implementation,
the City may require mitigation for impacts to mature
oak trees. Mitigation may require preparation of an oak tree protection and replacement plan that would
provide guidance for onsite and/or offsite oak tree
replacement planting. Mitigation planting replacement
ratio (oak trees removed to oak trees planted) would be determined by the County.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of
grading permit.
BIO-7. To fully mitigate proposed impacts to the native valley oak, the project owner(s) shall implement the
Mitigation Recommendations provided in the
November 2, 2022, Tree Evaluation Letter prepared by
Heritage Tree Arboricultural Consulting.
Project CDD/Project
Arborist
X Notes shown on
construction
documents.
Site inspection
prior to final.
Mitigation Monitoring Program – Page 7 of 13
BIO-7. Tree Protection Zone Restrictions for Trees No.
83 and 84 shall be as follows:
Tree Protection During Construction - Tree
protection shall be provided during the entire
time construction activities occur. A Tree
Protection Zone (TPZ) shall be established and
maintained to ensure protected roots remain
undisturbed.
Tree Protection Fencing - Tree protection
fencing is required to be in place for the
duration of the construction project and shall be
installed before starting any ground disturbing
activities. Do not remove any tree protection
fencing or enter the TPZ without approval of the
project arborist. The fencing shall delineate and
protect the tree protection zone. The fencing
shall be 4 feet tall and made of orange, high
density, polyethylene with 3.5” x 1.5” openings.
It shall be installed on steel posts 8 feet on
center and tightly stretched to prevent sagging.
See Appendix C - Tree Protection Diagrams -
Diagram 1 – Tree Protection Fencing.
Trunk Protection - Tree protection fencing is
required See Appendix C of the Report - Tree
Protection Diagrams - Diagram 2 – Trunk
Protection.
Tree Protection Signage - Weatherproof, tree
protection signs stating “Tree Protection Zone –
Do Not Enter” shall be placed on the fencing and
Project CDD / Project
Arborist
X Notes shown on
construction
documents.
Prior to issuance of
grading permit.
Site inspection as
needed.
Mitigation Monitoring Program – Page 8 of 13
be spaced 10 feet apart. Signs shall also include
the project arborists and the project
forepersons contact information. Signs shall
remain in place until completion of the project
and the city has given a certificate of
occupation. See Appendix C of the Report - Tree
Protection Diagrams - Diagram 1 – Tree
Protection Fencing.
Pre-Construction Meeting - A meeting with all
contractors involved in the project shall occur
with the project arborist before beginning
construction activities. Any new contractors
brought on site shall also meet or communicate
with the project arborist to ensure they are
aware of tree protection measures.
Preparing Tree Protection Zone - If construction
occurs during the months of June through
November, the TPZ’s shall be irrigated to a
depth of 12 inches before construction begins.
This will ensure the trees are properly hydrated.
Additional irrigations during “heat-waves” may
be recommended by the project arborist.
Root Protection - No grading, trenching, paving
or any other soil disturbance shall occur within
or adjacent to the TPZ of the tree without
permission and supervision by the project
arborist. No trenching or excavation for
footings, foundations, utilities or roadways shall
occur within or adjacent to the TPZ without first,
hand trenching the location and exposing roots.
Mitigation Monitoring Program – Page 9 of 13
If possible, conduit or other utilities shall be
“fished” below roots larger than 1-inch
diameter. Any roots 1-inch diameter or larger
that are approved for pruning shall be hand cut
with a clean pruning saw or Sawzall. Once roots
are hand cut, machinery can remove the
severed roots. Cutting any roots 1-inch diameter
or larger requires supervision by the project
arborist.
Root Pruning - If the project arborist determines
that a root over 1-inch diameter needs to be cut,
it shall be cut by hand with a pruning saw or
reciprocating saw “Sawzall”. After cutting a root,
the area shall be backfilled as soon as possible
with moist soil or covered with wet burlap until
backfill can be completed. Burlap shall be kept
wet the entire time it is in use for cut-root
protection.
Dumping, Cleanout or Storage of Materials - No
construction materials, soils, or debris shall be
stored in the TPZ. No concrete, plaster, paint or
chemical washout shall be allowed within the
TPZ or Critical Root Zone (CRZ).
Monitoring - An initial inspection shall be
completed by the project arborist prior to
commencement of construction activities to
ensure that all tree protection measures have
been put in place. Weekly inspections of the TPZ
and associated fencing shall also be completed
Mitigation Monitoring Program – Page 10 of 13
by the project arborist until construction is
complete. Any root pruning, excavation, grading
or filling within 5 feet of the TPZ shall a be
monitored by the project arborist.
CUL-1. A trained and qualified archaeological monitor
and Native American tribal monitor should perform
cultural resources monitoring of initial ground
disturbing activities associated with the Project that has the potential to impact cultural resources (i.e. grading, trenching). Monitoring is not effective during activities where the soil matrix is not visually exposed (i.e. piledriving for installation of solar pylons). The monitors will have the ability to redirect construction activities to ensure avoidance of significant impacts to cultural
resources.
Project CDD / Project
Archaeologist
X Notes on
construction
documents.
Prior to issuance of
grading permit.
CUL-2. Training. Prior to any ground-disturbing
activities, the field archaeologist shall conduct
awareness training for the field crew and supervisors.
This will include a description of the types of artifacts that may be encountered and a discussion of why these
are of importance to the Native American community,
as well as for an understanding of local history.
Pertinent laws and regulations protecting
archaeological sites will be briefly reviewed and any
archaeologists monitoring methods will be explained.
Project CDD /
Archaeologist
X Notes on
construction
documents.
Prior to issuance of
grading permit.
CUL-3. In the event that these resources are
inadvertently discovered during ground-disturbing
activities, work must be halted within 50 feet of the find until it can be evaluated by a qualified archaeologist.
Construction activities could continue in other areas. If the discovery proves to be significant, additional work, Project Project
Archaeologist,
SLO County
Coroner,
Native
American
X As needed Ongoing during
grading and
construction.
Mitigation Monitoring Program – Page 11 of 13
such as data recovery excavation or fossil recovery, may be warranted and would be discussed in consultation
with the appropriate regulatory agency(ies). Any
potentially significant artifacts, sites or features
observed shall be collected and recorded in conjunction with best management practices and professional
standards. Any cultural items recovered during
mitigation should be deposited in an accredited and
permanent scientific institution for the benefit of
current and future generations.
A report documenting the results of the monitoring
efforts, including any data recovery activities and the significance of any cultural resources will be prepared and submitted to the appropriate City and County
personnel.
Procedures of conduct following the discovery of
human remains on non-federal lands have been
mandated by California Health and Safety Code
§7050.5, PRC §5097.98 and the California Code of
Regulations (CCR) §15064.5(e). According to the
provisions in CEQA, should human remains be
encountered, all work in the immediate vicinity of the
burial must cease, and any necessary steps to
insure the integrity of the immediate area must be
taken. The Orange County Coroner will be immediately
notified. The Coroner must then determine whether
the remains are Native American. If the Coroner
determines the remains are Native American, the
Coroner has 24 hours to notify the NAHC, who will, in
turn, notify the person they identify as the most likely descendent (MLD) of any human remains. Further
Heritage
Commission
Mitigation Monitoring Program – Page 12 of 13
actions will be determined, in part, by the desires of the MLD. The MLD has 48 hours to make recommendations
regarding the disposition of the remains following
notification from the NAHC of the discovery. If the MLD does not make recommendations within 48 hours, the
owner shall, with appropriate dignity, reinter the
remains in an area of the property secure from further
disturbance. Alternatively, if the owner does not accept the MLD’s recommendations, the owner or the
descendent may request mediation by the NAHC.
GHG-1. The applicant shall commit to the project
receiving 3Cprime power from Central Coast
Community Energy.
Project CDD Shown on building
plans.
Before building
permit issuance.
GHG-2. The applicant shall commit to using a
landscape provider that will use only zero-emission
landscape equipment for the Rolling Hills Apartment
Complex.
Project CDD Shown on building
plans.
Before building
permit issuance.
TR-1. The Creston Road driveway shall be limited to
left-in, right-in, right-out only.
Project CDD / City
Engineer
Shown on building
plans.
Before building
permit issuance.
TR-2. The project shall include a small median in the
two-way left turn lane to allow left turns into the site and the driveway across Creston Road but restrict
outbound left turns on to Creston Road.
Project CDD / City
Engineer
Shown on building
plans.
Before building
permit issuance.
TR-3. The project shall construct the following
improvements consistent with the Creston Road
Complete and Sustainable Streets Study:
1. Extend curb, gutter, and sidewalk improvements
on the north side of Creston Road from project
frontage to Orchard Drive.
Project CDD / City
Engineer
Shown on building
plans.
Before building
permit issuance.
Mitigation Monitoring Program – Page 13 of 13
2. Install curb ramps and bulbouts on the north
and south side of Creston Road at the existing
Orchard Drive crosswalk.
3. Replace existing school crossing signage at
Orchard Drive with CAMUTCD compliant signage.
Replace overhead sign with S1-1 sign, replace pole
mounted sign with SW24-2(CA) sign, and install SW24-3 (CA) sign in advance of the crosswalk.
4. Replace existing overhead flashing beacons with
overhead and pole mounted rectangular rapid
flashing beacons (RRFB).
TR-4. The City’s Pedestrian and Bicycle Master Plan
includes buffered Class II bike lanes on Creston Road
and Class II bike lanes on Rolling Hills Road adjacent to the project site. The project frontage improvements
shall incorporate the width to accommodate the future
Class II facilities.
Project CDD / City
Engineer
Shown on building
plans.
Before building
permit issuance.
Explanation of Headings:
Type: .................................................................................Project, ongoing, cumulative Monitoring Department or Agency: ...................Department or Agency responsible for monitoring a particular mitigation measure Shown on Plans: ..........................................................When a mitigation measure is shown on the plans, this column will be initialed and dated.
Verified Implementation: ........................................When a mitigation measure has been implemented, this column will be initialed and dated.
Remarks: .........................................................................Area for describing status of ongoing mitigation measure, or for other information.
Attachment 3
RESOLUTION 23-XXX (B)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING THE 135-UNIT ROLLING HILLS APARTMENT PROJECT (PLANNED DEVELOPMENT 22-08 AND OAK TREE REMOVAL PERMIT 22-16)
(ROLLING HILLS APARTMENT PROJECT DEVELOPMENT PLAN)
WHEREAS, the City of Paso Robles has received an application from Red Tail Land Development, LLC to construct a 135-unit multi-family residential project; and WHEREAS, the project site is approximately 6.12-acres and is located at the intersection of Creston Road and Rolling Hills Road; and
WHEREAS, the proposed residential development is a 135-unit apartment project, consisting of seven, three-story buildings, and a one-story clubhouse. Of the 135 units, there are 62 one-bedroom / one-bathroom apartments, 52 two-bedroom / two-bathroom apartments, and 21 three-bedroom / two-bathroom apartments. A total of 267 onsite parking spaces are provided. There are numerous on-site trees, including three native oak trees, of which one tree is proposed for removal.; and
WHEREAS, the Project will require the following entitlements: Planned Development PD 22-08 and Oak Tree Removal Permit 22-16; and
WHEREAS, the site has a General Plan land use designation of Residential Multiple Family, High Density 20 units per acre (RMF-20); and is within the R4-20, Multiple-Family Residential zoning district; and WHEREAS, multifamily residential is an allowed use in the R4-20 zoning district; and WHEREAS, as part of the Planned Development approval and in accordance with PRMC chapter 21.16I.140, the applicant has requested modifications to the Zoning Code, Section 21.16I.210, General Architectural Requirements, which include the following:
a. Modification to allow multi-family buildings to exceed the limit of four to eight dwelling units per building; and
b. Modification to allow multi-family buildings to exceed the maximum of four dwelling units sharing a common entrance to a multi-family building.
WHEREAS, the Development Review Committee (DRC) reviewed the design of the project at their meeting on December 10, 2022, where they were in favor of the project and recommended that the project be scheduled before the Planning Commission for review; and
WHEREAS, in compliance with the California Environmental Quality Act (CEQA), an initial study and mitigated negative declaration (SCH 2023030497) were prepared for the project and were circulated between March 17, 2023 and April 5, 2023.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein by reference.
Attachment 3
Section 2. Based upon the facts and analysis presented in the staff report, public testimony received, and subject to the conditions listed below, the City Council makes the following findings:
Development Plan Findings
1. The project is consistent with the goals and policies established by the General Plan and Zoning Ordinance, since the project would provide multi-family housing at an appropriate density on an infill lot near school, services, and transit; and
2. The project is consistent with the zoning code, and the purpose and intent of the R4-20 zoning district, since the project is a high-density multi-family project; and
3. The proposed development plan will not be detrimental to the health, safety, morals, comfort, convenience and general welfare of the residents or businesses in the surrounding area, or be injurious or detrimental to property and improvements in the neighborhood or to the general welfare of the City, as the project is a well-designed residential project; and
4. The proposed development plan accommodates the aesthetic quality of the City as a whole, especially where development will be visible from the gateways to the City, scenic corridors; and the public right-of-way; because it uses a mixture of quality materials and landscaping; and
5. The proposed development plan is compatible with, and is not detrimental to, surrounding land uses and improvements, provides an appropriate visual appearance, and contributes to the mitigation of any environmental and social impacts, as it is a compatible use for an infill site, is substantially set back from the public right-of-way and neighboring residential uses to the north and west, and is designed so line of sight from the three-story buildings is limited based on the setbacks and prominent landscaping; and
6. The proposed development plan is compatible with existing scenic and environmental resources such as hillsides, oak trees and vistas, as it proposes to mitigate impacts to the oak tree if the tree removal request is approved; and
7. The proposed development plan contributes to the orderly development of the city as a whole by providing a well-designed project that includes needed housing.
8. With the granting of modifications to Section 21.16I.210, General Architectural Requirements, the project will not create a physical hazard or negative visual impact when viewed from a street or neighboring property, because it enables the applicant to design a project that matches the density of the site, and results in fewer buildings and greater setbacks from adjacent residences, mitigating potential negative visual impacts from neighboring properties.
Oak Tree Removal Permit Finding
1. The condition of the oak tree with respect to its general health, status as a public nuisance, danger of falling, proximity to existing or proposed structures, interference with utility services, and its status as host for a plant, pest or disease endangering other species of trees or plants with infection or infestation: One oak tree is proposed for removal due to it being in poor condition, having structural issues, past failures, and the likelihood of future failure once frontage improvements for Rolling Hills Road are made which is within the tree’s critical root zone.
Attachment 3
2. The necessity of the requested action to allow construction of improvements or otherwise allow reasonable use of the property for the purpose for which it has been zoned. In this context, it shall be the burden of the person seeking the permit to demonstrate to the satisfaction of the director that there are no reasonable alternatives to the proposed design and use of the property. Every reasonable effort shall he made to avoid impacting oak trees, including but not limited to use of custom building design and incurring extraordinary costs to save oak trees: The site plan shows the tree could be retained since the apartment buildings have been designed around the tree. Based on the condition of the tree, it is recommend for removal.
3. The topography of land, and the potential effect of the requested tree removal on soil retention, water retention, and diversion or increased flow of surface waters. The director shall consider how either the preservation or removal of the oak tree(s) would relate to grading and drainage. Except as specifically authorized by the planning commission and city council, ravines, stream beds and other natural water-courses that provide a habitat for oak trees shall not be disturbed: The tree removal will not affect the soil or water retention of the site.
4. The number, species, size and location of existing trees in the area and the effect of the requested action on shade areas, air pollution, historic values, scenic beauty and the general welfare of the city as a whole: Mitigation trees (totaling 11-inches in diameter) are being provided with the new landscape plan for the project to mitigate for the loss of the tree proposed for removal.
5. Good forestry practices such as, but not limited to, the number of healthy trees the subject parcel of land will support: Two other oak trees will be retained, and new trees will be planted on the property.
Section 3. In accordance with the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”), and the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the “CEQA Guidelines,”) the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2023030497) (“MND”) that analyzed the proposed Project’s environmental impacts. The MND was made available to the public for review from March 17, 2023 through April 5, 2023. On March 28, 2023, the Planning Commission recommended City Council approval of the Project and adoption of the MND, subject to the City Council’s consideration of additional comments that could be made until the end of the circulation period. On April 18, 2023, City Council conducted a duly noticed public hearing and considered the entire record of proceedings, including staff reports and their attachments, the MND, MMRP, and oral and written testimony from interested persons, all of whom were given an opportunity to be heard. Resolution No. 2023-__ recommends adoption of the MND and MMRP, and, among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in Resolution No. 2023-__, including the MND, as if fully set forth herein.
Section 4. The City Council hereby approves Planned Development 22-08 and Oak Tree Removal Permit 22- 16, subject to the following:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Project Plans
APPROVED this 18th day of April 2023, by the following vote:
Attachment 3
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
Exhibits: A-C (attached)
Attachment 3
Exhibit A
Site Specific Conditions of Approval – PD22-08
Planning Division Conditions:
1. The applicant/developer shall comply with the checked standard Conditions of Approval, “Exhibit B” of Resolution 23-_____.
NOTE: In the event of conflict or duplication between standard and site-specific conditions, the sitespecific condition shall supersede the standard condition.
2. The project shall be constructed in substantial conformance with the Conditions of Approval established by Resolution 23-______and it shall be constructed in substantial conformance with the following Exhibits:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Project Plans
3. Approval of this project is valid for a period of two (2) years from date of approval. Unless construction permits have been issued and site work has begun, the approval of Planned Development 22-08 shall expire on April 18, 2025 (as measured from final decision by City Council). The Planning Commission may extend this expiration date if a Time Extension application has been filed with the City along with the fees before the expiration date.
4. Prior to issuance of building permits, staff shall review the following:
a. Final location of backflow preventer device and screening (if necessary) b. Building and/or Monument Signs
c. Tot lot equipment
d. Final light fixtures
5. Prior to issuance of building permits, a landscape and irrigation plan prepared by a landscape architect that conforms to the water efficiency requirements of the City Landscape and Irrigation Ordinance (Zoning Ordinance Chapter 21.22B or successor) shall be submitted to the Planning Department. As part of this submittal, the applicant shall include a Landscape Documentation Package including a Water Efficient Landscape Worksheet.
6. Prior to final inspection, the application shall submit a Certificate of Completion for the landscaping and irrigation installed.
7. Prior to issuance of a grading or building permit, the applicant shall provide evidence showing the lot merger has been recorded merging all the lots.
8. An oak tree removal permit shall be issued prior to removal of an oak tree.
9. Dust Control Measures:
The following measures are recommended to minimize nuisance impacts associated with construction-generated fugitive dust emissions:
a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems, in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20 percent opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. Please note that during drought conditions, water use may be a concern and the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114;
j. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in California Vehicle Code Section 23113 and California Water Code 13304. To prevent Track Out, designate access points and require all employees, subcontractors, and others to use them. Install and operate a “track-out prevention device” where vehicles enter and exit unpaved roads onto paved streets. The track-out prevention device can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices require periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust reduction measures shall be shown on grading and building plans; and
m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition.
10. Prior to issuance of certificates of use and occupancy, the property owner or authorized agent is required to pay the City’s Development Impact Fees.
Engineering Division Conditions:
11. Prior to issuance of a Certificate of Occupancy for the first building, Rolling Hills Road shall be improved with curb, gutter, sidewalk, pavement widening in coordination with the City’s Phase 1 and 2 Creston Road Corridor Project and as approved by the City Engineer. The Traffic Index for Creston Road is 9 and a minimum asphalt section of 4 inches.
12. All existing overhead utility lines along Creston Road shall be relocated underground.
13. Prior to issuance of building permits, the applicant shall dedicate a 6-foot wide P.U.E. behind the sidewalk along the property line fronting Creston Road and Rolling Hills Road.
14. Low impact development best management practices as outlined in the project submittals shall be incorporated into the project grading plans and shall meet design criteria adopted by the City in effect at the time of development of the project. The project shall comply with stormwater detention requirements in the City Engineering Standards.
15. Street trees shall be provided in the public right-of-way along Creston Road. The project owners shall maintain the frontage landscaping in good condition in perpetuity. The project applicant must sign a maintenance agreement prior to final of the encroachment permit.
16. The applicant shall install street lighting to the City Engineer’s satisfaction along Creston Road and Rolling Hills Road.
17. Stormwater shall be detained to predevelopment levels in accordance with the City Standard Details and Specification and shall leave the site in the manner and locations as what occurred prior to development to the City Engineer’s satisfaction.
18. The applicant will pay a fair share for the 36-inch CMP storm drain connecting to the Creston Road storm drain infrastructure.
19. Facilities to park 27 bicycles shall be provided onsite.
20. The owner shall petition to annex residential into the City of Paso Robles Community Facilities District No. 2005-1 for the purposes of mitigation of impacts on the City’s Police and Emergency Services Departments.
21. The following areas shall be permanently maintained by the property owner, Homeowners’ Association, or other means acceptable to the City:
Frontage landscaping including street trees.
22. The Creston Road driveway will be limited to left-in, right-in, right-out only. A median in the two-way left turn lane will be required to allow left turn lanes into the site and the driveway across Creston Road but restrict outbound left turns onto Creston Road.
23. The applicant shall extend curb, gutter, and sidewalk improvements on the north side of Creston Road from project frontage to Orchard Drive.
24. Curb ramps and bulb outs on the north and south side of Creston Road at the existing Orchard Drive crosswalk will be installed unless installed by another party previously.
25. The project will replace existing school crossing signage at Orchard Drive with CAMUTCD compliant signage and replace the overhead sign with an S1-1 sign, replace the pole mounted sign with SW24- 2(CA) sign, and install SW-24-3(CA) sign in advance of the crosswalk unless installed by another party previously.
26. The project will replace the existing overhead flashing beacons with overhead and pole mounted rectangular rapid flashing beacons (RRFB) unless installed by another party previously.
27. The applicant shall install “KEEP CLEAR” pavement markings on Creston Road at the intersection of Orchard Drive.
28. The project will install a vault for the 3-inch water meter that is compatible with Automatic Meter Infrastructure (AMI) meter reading that meets City Water Department requirements and pay the fees associated with installation of AMI compatible metering.
29. The project will offer to dedicate right-of way along Rolling Hills Road and Creston Road to the City Engineer’s satisfaction prior to first building occupancy.
Mitigation Measures
AQ-1.Fugitive Dust. The following measures are recommended to minimize nuisance impacts associated with construction-generated fugitive dust emissions:
a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems, in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20 percent opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. Please note that during drought conditions, water use may be a concern and the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control;
c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114;
j. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in California Vehicle Code Section 23113 and California Water Code 13304. To prevent Track Out, designate access points and require all employees, subcontractors, and others to use them. Install and operate a “track-out prevention device” where vehicles enter and exit unpaved roads onto paved streets. The track-out prevention device can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices require periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust reduction measures shall be shown on grading and building plans; and m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress.
The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition.
AQ-2. Construction Phase. The project shall use low volatile organic compound (VOC) paint that has an VOC content of no more than 50 grams per liter.
BIO-1. Work Timing. All work activities shall be completed during daylight hours (between sunrise and sunset) and outside of rain events.
BIO-2. Work Limits. The Project impact area shall be clearly marked or delineated with stakes, flagging, tape, or signage prior to work. Areas outside of work limits shall be considered environmentally sensitive and shall not be disturbed.
BIO-3. Vehicles and Equipment. All equipment and vehicles shall be checked and maintained daily to prevent spills of fuel, oil, and other hazardous materials. A designated staging area shall be established for vehicle/equipment parking and storage of fuel, lubricants, and solvents. All fueling and maintenance activities shall take place in the staging area.
BIO-4. Pre-Activity Nesting Bird Survey. If vegetation removal (i.e., tree trimming/removal activities) is scheduled between February 1 and August 31 (general nesting bird season), nesting bird surveys shall be completed by a qualified biologist within 48 hours prior to start of work. If any active nests are discovered within or adjacent to work limits, an appropriate buffer (i.e., 500 feet for raptors and 250 feet for other birds, or at the discretion of a qualified biologist based on biological or ecological reasons) shall be established to protect the nest until a qualified biologist has determined that the nest is no longer active and/or the young have fledged.
BIO-5. Pre-Activity Special-Status Species Survey. Within 30 days of the start of construction, a qualified biologist shall conduct a pre-activity survey of the Project Site for signs of San Joaquin kit fox and American badger, including tracks, scat, or suitable burrows (burrows four inches or greater in diameter). Potential dens shall be tracked for a minimum of four nights with motionactivated cameras to determine if the burrow is actively being used by San Joaquin kit fox or badger. All potential dens shall be avoided by a minimum of 50 feet until they have been determined to be inactive. In the event San Joaquin kit fox is identified within the Project Site, the USFWS, CDFW, and all other appropriate agencies/government entities shall be contacted for further consultation. In conjunction with the badger and San Joaquin kit fox survey, the qualified biologist will conduct a survey for Northern legless lizard. Hand search methods, including raking, will be used during the survey in areas where legless lizards are expected to be found (e.g., under shrubs/leaf litter, other vegetation, or debris). If observed, the qualified biologist will relocate the lizard to nearby suitable habitat. The qualified biologist will prepare a completion letter-report to document the pre-activity survey results.
BIO-6. Oak Tree Removal. If oak tree removal and/or damage is unavoidable due to Project implementation, the City may require mitigation for impacts to mature oak trees. Mitigation may require preparation of an oak tree protection and replacement plan that would provide guidance for onsite and/or offsite oak tree replacement planting. Mitigation planting replacement ratio (oak trees removed to oak trees planted) would be determined by the County.
BIO-7. To fully mitigate proposed impacts to the native valley oak, the project owner(s) shall implement the Mitigation Recommendations provided in the November 2, 2022, Tree Evaluation Letter prepared by Heritage Tree Arboricultural Consulting.
BIO-8. Tree Protection Zone Restrictions for Trees No. 83 and 84 shall be as follows:
• Tree Protection During Construction - Tree protection shall be provided during the entire time construction activities occur. A Tree Protection Zone (TPZ) shall be established and maintained to ensure protected roots remain undisturbed.
• Tree Protection Fencing - Tree protection fencing is required to be in place for the duration of the construction project and shall be installed before starting any ground disturbing activities. Do not remove any tree protection fencing or enter the TPZ without approval of the project arborist. The fencing shall delineate and protect the tree protection zone. The fencing shall be 4 feet tall and made of orange, high density, polyethylene with 3.5” x 1.5” openings. It shall be installed on steel posts 8 feet on center and tightly stretched to prevent sagging. See Appendix C - Tree Protection Diagrams - Diagram 1 – Tree Protection Fencing.
• Trunk Protection - Tree protection fencing is required See Appendix C of the Report - Tree Protection Diagrams - Diagram 2 – Trunk Protection.
• Tree Protection Signage - Weatherproof, tree protection signs stating “Tree Protection Zone – Do Not Enter” shall be placed on the fencing and be spaced 10 feet apart. Signs shall also include the project arborists and the project forepersons contact information. Signs shall remain in place until completion of the project and the city has given a certificate of occupation. See Appendix C of the Report - Tree Protection Diagrams - Diagram 1 – Tree Protection Fencing. • Pre-Construction Meeting - A meeting with all contractors involved in the project shall occur with the project arborist before beginning construction activities. Any new contractors brought on site shall also meet or communicate with the project arborist to ensure they are aware of tree protection measures.
• Preparing Tree Protection Zone - If construction occurs during the months of June through November, the TPZ’s shall be irrigated to a depth of 12 inches before construction begins. This will ensure the trees are properly hydrated. Additional irrigations during “heat-waves” may be recommended by the project arborist.
• Root Protection - No grading, trenching, paving or any other soil disturbance shall occur within or adjacent to the TPZ of the tree without permission and supervision by the project arborist. No trenching or excavation for footings, foundations, utilities or roadways shall occur within or adjacent to the TPZ without first, hand trenching the location and exposing roots.
If possible, conduit or other utilities shall be “fished” below roots larger than 1-inch diameter. Any roots 1-inch diameter or larger that are approved for pruning shall be hand cut with a clean pruning saw or Sawzall. Once roots are hand cut, machinery can remove the severed roots. Cutting any roots 1-inch diameter or larger requires supervision by the project arborist.
• Root Pruning - If the project arborist determines that a root over 1-inch diameter needs to be cut, it shall be cut by hand with a pruning saw or reciprocating saw “Sawzall”. After cutting a root, the area shall be backfilled as soon as possible with moist soil or covered with wet burlap until backfill can be completed. Burlap shall be kept wet the entire time it is in use for cut-root protection. • Dumping, Cleanout or Storage of Materials - No construction materials, soils, or debris shall be stored in the TPZ. No concrete, plaster, paint or chemical washout shall be allowed within the TPZ or Critical Root Zone (CRZ).
• Monitoring - An initial inspection shall be completed by the project arborist prior to commencement of construction activities to ensure that all tree protection measures have been put in place. Weekly inspections of the TPZ and associated fencing shall also be completed by the project arborist until construction is complete. Any root pruning, excavation, grading or filling within 5 feet of the TPZ shall a be monitored by the project arborist.
CUL-1. A trained and qualified archaeological monitor and Native American tribal monitor should perform cultural resources monitoring of initial ground disturbing activities associated with the Project that has the potential to impact cultural resources (i.e. grading, trenching). Monitoring is not effective during activities where the soil matrix is not visually exposed (i.e. pile-driving for installation of solar pylons). The monitors will have the ability to redirect construction activities to ensure avoidance of significant impacts to cultural resources.
CUL-2. Training. Prior to any ground-disturbing activities, the field archaeologist shall conduct awareness training for the field crew and supervisors. This will include a description of the types of artifacts that may be encountered and a discussion of why these are of importance to the Native American community, as well as for an understanding of local history. Pertinent laws and
regulations protecting archaeological sites will be briefly reviewed and any archaeologists monitoring methods will be explained.
CUL-3. In the event that these resources are inadvertently discovered during ground-disturbing activities, work must be halted within 50 feet of the find until it can be evaluated by a qualified archaeologist. Construction activities could continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or fossil recovery, may be warranted and would be discussed in consultation with the appropriate regulatory agency(ies). Any potentially significant artifacts, sites or features observed shall be collected and recorded in conjunction with best management practices and professional standards. Any cultural items recovered during mitigation should be deposited in an accredited and permanent scientific institution for the benefit of current and future generations.
A report documenting the results of the monitoring efforts, including any data recovery activities and the significance of any cultural resources will be prepared and submitted to the appropriate City and County personnel.
Procedures of conduct following the discovery of human remains on non-federal lands have been mandated by California Health and Safety Code §7050.5, PRC §5097.98 and the California Code of Regulations (CCR) §15064.5(e). According to the provisions in CEQA, should human remains be encountered, all work in the immediate vicinity of the burial must cease, and any necessary steps to ensure the integrity of the immediate area must be taken. The Orange County Coroner will be immediately notified. The Coroner must then determine whether the remains are Native American.
If the Coroner determines the remains are Native American, the Coroner has 24 hours to notify the NAHC, who will, in turn, notify the person they identify as the most likely descendent (MLD) of any human remains. Further actions will be determined, in part, by the desires of the MLD. The MLD has 48 hours to make recommendations regarding the disposition of the remains following notification from the NAHC of the discovery. If the MLD does not make recommendations within 48 hours, the owner shall, with appropriate dignity, reinter the remains in an area of the property secure from further disturbance. Alternatively, if the owner does not accept the MLD’s recommendations, the owner or the descendent may request mediation by the NAHC.
GHG-1. The applicant shall commit to the project receiving 3Cprime power from Central Coast Community Energy.
GHG-2. The applicant shall commit to using a landscape provider that will use only zero-emission landscape equipment for the Rolling Hills Apartment Complex.
TR-1. The Creston Road driveway shall be limited to left-in, right-in, right-out only.
TR-2. The project shall include a small median in the two-way left turn lane to allow left turns into the site and the driveway across Creston Road but restrict outbound left turns on to Creston Road.
TR-3. The project shall construct the following improvements consistent with the Creston Road Complete and Sustainable Streets Study:
1. Extend curb, gutter, and sidewalk improvements on the north side of Creston Road from project frontage to Orchard Drive.
2. Install curb ramps and bulbouts on the north and south side of Creston Road at the existing Orchard Drive crosswalk.
3. Replace existing school crossing signage at Orchard Drive with CAMUTCD compliant signage. Replace overhead sign with S1-1 sign, replace pole mounted sign with SW24- 2(CA) sign, and install SW-24-3 (CA) sign in advance of the crosswalk.
4. Replace existing overhead flashing beacons with overhead and pole mounted rectangular rapid flashing beacons (RRFB).
TR-4. The City’s Pedestrian and Bicycle Master Plan includes buffered Class II bike lanes on Creston Road and Class II bike lanes on Rolling Hills Road adjacent to the project site. The project frontage improvements shall incorporate the width to accommodate the future Class II facilities.
Attachment 3
Exhibit B
CITY OF EL PASO DE ROBLES
STANDARD DEVELOPMENT CONDITIONS
Planned Development 22-08 Conditional Use Permit
Tentative Parcel Map Tentative Tract Map
Final Approval Body: City Council Final Date of Approval: April 18, 2023 Applicant: Red Tail Land Development, LLC Location: 1025, 1041, 1049 Creston Road APN: 009-641-008, -009, -010, -011, and -022
The following conditions that have been checked are standard conditions of approval for the above referenced project. The checked conditions shall be complied with in their entirety before the project can be finalized, unless otherwise specifically indicated. In addition, there may be site specific conditions of approval that apply to this project in the resolution.
COMMUNITY DEVELOPMENT DEPARTMENT - The applicant shall contact the Community Development Department, (805) 237-3970, for compliance with the following conditions:
A. GENERAL CONDITIONS – PD/CUP:
1. This project approval shall expire on April 18, 2025 unless a time extension request is filed with the Community Development Department, or a State mandated automatic time extension is applied prior to expiration.
2. The site shall be developed and maintained in accordance with the approved plans, and unless specifically provided for through the Planned Development process, the approval shall not waive compliance with any sections of the Zoning Code, all other applicable City Ordinances, and applicable Specific Plans.
3. To the extent allowable by law, the Owner agrees to hold the City harmless from costs and expenses, including attorney’s fees, incurred by the City or held to be the liability of the City in connection with the City’s defense of its actions in any proceeding brought in any State or Federal court challenging the City’s actions with respect to the project. The Owner understands and acknowledges that the City is under no obligation to defend any legal actions challenging the City’s actions with respect to the project. The Owner further agrees to indemnify, defend, and hold harmless the City, its officials, officers, agents, and employees from any and all liability, claims, actions, or proceedings that may be brought arising out of its
Attachment 3
approval of this project including without limitation any CEQA review or approval.
4. Any site specific condition imposed by the Planning Commission in approving this project (Planned Development 22-08) may be modified or eliminated, or new conditions may be added, provided that the Planning Commission shall first conduct a public hearing in the same manner as required for the approval of this project. No such modification shall be made unless the Commission finds that such modification is necessary to protect the public interest and/or neighboring properties, or, in the case of deletion of an existing condition, that such action is necessary to permit reasonable operation and use for this approval.
5. The site shall be kept in a neat manner at all times and the landscaping shall be continuously maintained in a healthy and thriving condition.
6. All signs shall be subject to review and approval as required by Municipal Code Section 21.19 and shall require a separate application and approval prior to installation of any sign.
7. All walls/fences and exposed retaining walls shall be constructed of decorative materials which include but are not limited to splitface block, slumpstone, stuccoed block, brick, wood, crib walls or other similar materials as determined by the Development Review Committee, but specifically excluding precision block.
8. Prior to the issuance of a Building Permit, a landscape and irrigation plan consistent with the Landscape and Irrigation Ordinance, shall be submitted for City review and approval. The plan shall be designed in a manner that utilizes drought tolerant plants, trees and ground covers and minimizes, if not eliminates the use of turf. The irrigation plan shall utilize drip irrigation and limit the use of spray irrigation. All existing and/or new landscaping shall be installed with automatic irrigation systems.
9. A reciprocal parking and access easement and agreement for site access, parking, and maintenance of all project entrances, parking areas, landscaping, hardscape, common open space, areas and site lighting standards and fixtures, shall be recorded prior to or in conjunction with the issuance of building permits. Said easement and agreement shall apply to all properties, and be referenced in any site Covenants, Conditions and Restrictions (CC&Rs).
10. All outdoor storage shall be screened from public view by landscaping and walls or fences per Section 21.21.110 of the Municipal Code.
11. For commercial, industrial, office or multi-family projects, all refuse enclosures are required to provide adequate space for recycling bins. The enclosure shall be architecturally compatible with the primary building. Gates shall be view obscuring and constructed of durable materials. Confirm with Paso Robles Waste Disposal,
Attachment 3
the adequate size of enclosure based on the number and size of containers to be stored in the enclosure.
12. For commercial, industrial, office or multi-family projects, all existing and/or new ground-mounted appurtenances such as air-conditioning condensers, electrical transformers, backflow devices etc., shall be screened from public view through the use of decorative walls and/or landscaping subject to approval by the Community Development Director or his designee. Details shall be included in the building plans.
13. All existing and/or new roof appurtenances such as air-conditioning units, grease hoods, etc. shall be screened from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or his designee. Details shall be included in the building plans.
14. All existing and/or new lighting shall be shielded so as to be directed downward in such a manner as to not create off-site glare or adversely impact adjacent properties.
The style, location and height of the lighting fixtures shall be submitted with the building plans and shall be subject to approval by the Community Development Director or his designee.
15. It is the property owner's responsibility to ensure that all construction of private property improvements occur on private property. It is the owner's responsibility to identify the property lines and ensure compliance by the owner's agents.
16. Any existing oak trees located on the project site shall be protected and preserved as required in City Ordinance No.835 N.S., Municipal Code No. 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An Oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an oak tree is designated for removal, an approved oak Tree Removal Permit must be obtained from the City, prior to removal.
17. No storage of trash cans or recycling bins shall be permitted within the public rightof-way.
18. Prior to recordation of the map or prior to occupancy of a project, all conditions of approval shall be completed to the satisfaction of the City Engineer and Community Developer Director or his designee.
19. Two sets of the revised Planning Commission approved plans incorporating all Conditions of Approval, standard and site specific, shall be submitted to the Community Development Department prior to the issuance of building permits.
20. Prior to the issuance of building permits, the
Attachment 3
Development Review Committee shall approve the following:
Planning Division Staff shall approve the following:
a. A detailed site plan indicating the location of all structures, parking layout, outdoor storage areas, walls, fences, light fixtures and trash enclosures;
b. A detailed landscape plan;
c. Detailed building elevations of all structures indicating materials, colors, and architectural treatments;
d. Other: See Site Specific Conditions
****************************************************************************** ENGINEERING DIVISION- The applicant shall contact the Engineering Division, (805) 237- 3860, for compliance with the following conditions:
All conditions marked are applicable to the above referenced project for the phase indicated.
C. PRIOR TO ANY PLAN CHECK:
1. The applicant shall enter into an Engineering Plan Check and Inspection Services Agreement with the City.
D. PRIOR TO ISSUANCE OF A GRADING PERMIT:
1. Prior to approval of a grading plan, the developer shall apply through the City, to FEMA and receive a Letter of Map Amendment (LOMA) issued from FEMA. The developer's engineer shall provide the required supporting data to justify the application.
2. Any existing oak trees located on the project site shall be protected and preserved as required in City Ordinance No. 553, Municipal Code No. 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an Oak tree is designated for removal, an approved oak Tree Removal Permit must be obtained from the City, prior to its removal.
3. A complete grading and drainage plan shall be prepared for the project by a registered civil engineer and subject to approval by the City Engineer. The project shall conform to the City’s Storm Water Discharge Ordinance.
4. A Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.
Attachment 3
5. A Storm Water Pollution Prevention Plan per the State General Permit for Strom Water Discharges Associated with Construction Activity shall be provided for any site that disturbs greater than or equal to one acre, including projects that are less than one acre that are part of a larger plan of development or sale that would disturb more than one acre.
6. A Storm Water LID Plan per the City Engineering Standards shall be submitted.
E. PRIOR TO ISSUANCE OF A BUILDING PERMIT:
1. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and approval. The improvements shall be designed and placed to the Public Works Department Standards and Specifications.
2. The applicant shall submit a composite utility plan signed as approved by a representative of each public utility.
3. Landscape and irrigation plans for the public right-of-way shall be incorporated into the improvement plans and shall require approval by the and the Community Development Department.
4. In a special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM) the owner shall provide an Elevation Certificate in accordance with the National Flood Insurance program. This form must be completed by a land surveyor or civil engineer licensed in the State of California.
F. PRIOR TO ISSUANCE OF CERTIFICATE OF FIRST OCCUPANCY OR RECORDATION OF THE FINAL MAP:
The City Council has made a finding that the fulfillment of the construction requirements listed below are a necessary prerequisite to the orderly development of the surrounding area.
1. The applicant shall pay any current and outstanding fees for Engineering Plan Checking and Construction Inspection services.
2. All public improvements are completed and approved by the City Engineer, and accepted by the City Council for maintenance.
3. The owner shall offer to dedicate and improve the following street(s) to the standard indicated:
Street Name City Standard Standard Drawing No.
Attachment 3
4. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act.
Bonds required and the amount shall be as follows:
Performance Bond...............100% of improvement costs.
Labor and Materials Bond........50% of performance bond.
5. If the existing City street adjacent to the frontage of the project is inadequate for the traffic generated by the project, or will be severely damaged by the construction, the applicant shall excavate the entire structural section and replace it with a standard half-width street plus a 12' wide travel lane and 8' wide graded shoulder adequate to provide for two-way traffic.
6. If the existing pavement and structural section of the City street adjacent to the frontage of the project is adequate, the applicant shall provide a new structural section from the proposed curb to the edge of pavement and shall overlay the existing paving to centerline for a smooth transition.
7. Due to the number of utility trenches required for this project, the City Council adopted Pavement Management Program requires a pavement overlay on _________________ along the frontage of the project.
8. The applicant shall install all utilities. Street lights shall be installed at locations as required by the City Engineer. All utilities shall be extended to the boundaries of the project. *See Site Specific Conditions for undergrounding requirements.
9. The owner shall offer to dedicate to the City the following easement(s). The location and alignment of the easement(s) shall be to the description and satisfaction of the City Engineer:
a. Public Utilities Easement on Creston Road, 6 feet wide; b. Water Line Easement;
c. Sewer Facilities Easement;
d. Landscape Easement;
e. Storm Drain Easement.
10. The developer shall annex to the City's Landscape and Lighting District for payment of the operating and maintenance costs of the following:
a. Street lights;
b. Parkway/open space landscaping;
c. Wall maintenance in conjunction with landscaping;
Attachment 3
d. Graffiti abatement;
e. Maintenance of open space areas.
11. For a building with a Special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM), the developer shall provide an Elevation Certificate in accordance with the National Flood Insurance Program. This form must be completed by a lands surveyor or civil engineer licensed in the State of California.
12. All final property corners shall be installed.
13. All areas of the project shall be protected against erosion by hydro seeding or landscaping.
14. All construction refuse shall be separated (i.e. concrete, asphalt concrete, wood gypsum board, etc.) and removed from the project in accordance with the City's Source Reduction and Recycling Element.
15. Clear blackline mylars and paper prints of record drawings, signed by the engineer of record, shall be provided to the City Engineer prior to the final inspection. An electronic autocad drawing file registered to the California State Plane – Zone 5 / NAD83 projected coordinate system, units in survey feet, shall be provided. ****************************************************************************** PASO ROBLES DEPARTMENT OF EMERGENCY SERVICES- The applicant shall contact the Department of Emergency Services, (805) 227-7560, for compliance with the following conditions:
G. GENERAL CONDITIONS
1. Prior to the start of construction:
Plans shall be reviewed, approved and permits issued by Emergency Services for underground fire lines.
Applicant shall provide documentation to Emergency Services that required fire flows can be provided to meet project demands.
Fire hydrants shall be installed and operative to current, adopted edition of the California Fire Code.
A based access road sufficient to support the department’s fire apparatus (HS20 truck loading) shall be constructed and maintained for the duration of the construction phase of the project.
Access road shall be at least twenty (20) feet in width with at least thirteen (13) feet, six (6) inches of vertical clearance.
2. Provide central station monitored fire sprinkler system for all residential, commercial and industrial buildings that require fire sprinklers in current, adopted edition of the California Building Code, California Fire Code and Paso Robles Municipal Code.
Attachment 3
Plans shall be reviewed, approved and permits issued by Emergency Services for the installation of fire sprinkler systems.
3. Provide central station monitored fire alarm system for all residential, commercial and industrial buildings that require fire alarm system in current, adopted edition of the California Building Code, California Fire Code and Paso Robles Municipal Code.
4. If required by the Fire Chief, provide on the address side of the building if applicable:
Fire alarm annunciator panel in weatherproof case.
Knox box key entry box or system.
Fire department connection to fire sprinkler system.
Minimum 6” high, contrasting background address numbers with location, size, and contrast to be approved by PRFES.
For buildings or group of buildings (five units or more) served by an alley or interior driveway, the numbers or alphabetical designation shall be displayed on a directory or annunciator board, approved by the Fire Marshal, at each driveway or alley entrance. Senior housing, retirement villas, hotel and motel annunciator boards shall be of a Graphic type. The property owner, Homeowner's Association or individual in charge of the property shall be responsible for maintaining the directory.
5. Provide temporary turn-around to current City Engineering Standard for phased construction streets that exceed 150 feet in length.
6. Fire extinguisher placement shall be approved by PRFES.
7. Project shall comply with all requirements in current, adopted edition of California Fire Code and Paso Robles Municipal Code.
8. Prior to the issuance of Certificate of Occupancy:
Final inspections shall be completed on all underground fire lines, fire sprinkler systems, fire alarm systems and chemical hood fire suppression systems.
A site pre-fire plan shall be submitted and approved by the Fire Marshal.
Contact the Paso Robles Fire Prevention Office for the exact requirements.
Final inspections shall be completed on all buildings.
Project Team
Thursday, August 11, 2022 8:59:26 AM
R:\2021\2021-561 RED TAIL CRESTON & ROLLING HILLS PASO ROBLES\03 DESIGN\SCHEMATIC\CAD\21-561_G1.0 COVER SHEET.DWG G1.0
ROLLING HILLSPASO ROBLES, CALIFORNIA
AUGUST 12, 2022
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 Contact: Contact:RESIDENTIAL ARCHITECT
ARCHITECTS ORANGE
144 N. Orange Street
Orange, CA 92866
(714) 639-9860
SERAFIN [email protected]
Contact: Contact:
CIVIL ENGINEERNORTH COAST ENGINEERING
725 CRESTON ROAD, SUITE CPASO ROBLES, CA 93446
(805) 239-3127
EDITH [email protected]
Contact: Contact:
APPLICANT / OWNERRED TAIL LAND DEVELOPMENT, LLC
2082 MICHELSON, 4TH FLOORIRVINE, CA 92612
RON [email protected]
SHEET DESCRIPTION
ARCHITECTURE
G1.0 COVER SHEET
G1.1 PROJECT INFORMATION
A1.0 ARCHITECTURAL SITE PLAN
A1.1 FIRE EXHIBIT
A1.2 PATH OF TRAVEL
A1.3 OPEN SPACE EXHIBIT
A1.4 SITE SECTIONS
A1.5 SITE SECTIONSA1.6 CONCEPTUAL PERSPECTIVEA1.7 CONCEPTUAL PERSPECTIVEA1.8 CONCEPTUAL PERSPECTIVEA1.9 CONCEPTUAL PERSPECTIVE A1.10 CONCEPTUAL PERSPECTIVE
A1.11 CONCEPTUAL PERSPECTIVE
A1.12 CONCEPTUAL PERSPECTIVEA1.13 CONCEPTUAL PERSPECTIVE A2.0 BLDG TYPE A - 1ST & 2ND LEVEL
A2.1 BLDG TYPE A - 3RD & ROOF LEVEL
A2.2 BLDG TYPE A COLOR SCHEME 1 PERSPECTIVE
A2.3 BLDG TYPE A COLOR SCHEME 1- FRONT & LEFT ELEV.
A2.4 BLDG TYPE A COLOR SCHEME 1- REAR & RIGHT ELEV.
A2.5 BLDG TYPE A COLOR SCHEME 2 PERSPECTIVEA2.6 BLDG TYPE A COLOR SCHEME 2- FRONT & LEFT ELEV.A2.7 BLDG TYPE A COLOR SCHEME 2- REAR & RIGHT ELEV.
A3.0 BLDG TYPE B - 1ST & 2ND LEVEL
A3.1 BLDG TYPE B - 3RD & ROOF LEVEL
A3.2 BLDG TYPE B COLOR SCHEME 1 PERSPECTIVE
A3.3 BLDG TYPE B COLOR SCHEME 1- FRONT & LEFT ELEV.
A3.4 BLDG TYPE B COLOR SCHEME 1 REAR & RIGHT ELEV.A4.0 CLUBHOUSE FLOOR PLAN & ROOF PLAN A4.1 CLUBHOUSE PERSPECTIVE
A4.2 CLUBHOUSE FRONT & RIGHT ELEVATIONS
A4.3 CLUBHOUSE REAR AND LEFT ELEVATIONS
A5.0 UNIT PLANS
A5.1 UNIT PLANS
A6.0 CARPORTS & TRASH ENCLOSUREA7.0 COLOR & MATERIALS SCHEME 1 A7.1 COLOR & MATERIALS SCHEME 2
CIVIL
C1 OVERALL SITE
C2 PRELIMINARY GRADING PLANC3 PRELIMINARY UNDERGROUND PLAN
LANDSCAPE
L1 PRELIMINARY LANDSCAPE PLAN
L2 DESIGN INSPIRATION / PLANT PALETTEL3 REC. AREA ENLARGEMENTL4 PRELIMINARY HYDROZONE PLAN L5 PRELIMINARY SHADE STUDY
L6 PRELIMINARY PROPERTY LINE SECTIONSL7 PRELIMINARY FENCE & WALL PLAN
SHEET INDEX
Contact: Contact:
LANDSCAPE ARCHITECTSITESCAPES
3190-B2 AIRPORT LOOP DRIVECOSTA MESA, CA 92626
949-644-9370
RICHARD [email protected]
SITE
VICINITY MAP
Exhibit C
Attachment 3
Attachment 3 Page 67 of 343
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 PROJECT INFORMATION G1.1
Exhibit C
Attachment 3
Attachment 3 Page 68 of 343
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24'-0"
20'-0"
31'-0"
EV EV
50'-5"
EV
USPS
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
MC
MC
MC MC
MC MC MC
MC
MC
MC
MC
MC
MC
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV
OPE
18'-0"
9'-0"
6'-0"
10'-0"
SET BACK LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
24'-0"
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 ARCHITECTURAL SITE PLAN A1.0
1"=40'-0"
0 20' 40' 80' 120'
NORTH
Exhibit C
Attachment 3
Attachment 3 Page 69 of 343
H
UB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
131'-0"
H
UB
EP
HUB EP
HUB
EP
HUB
EP
25'-0"
10'-0"
26'-0"
24'-0"
24'-0"
24'-0"
24'-0"
VAN
20'-0"
126'-9"
PROPERTY LINE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
ROW
SETBACK LINE
ROW SETBACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD DR.
THIS
ENTRANCE NEED TO BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
25'-0"
10'-0"
10'-0"
25'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0" 10'-0"
15'-0"
15'-0"
24'-0"
24'-0"
24'-0"
24'-0"
24'-0"
20'-0"
9'-0"
24'-0"
20'-0"
31'-0"
EV EV
50'-5"
EV
USPS
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
MC
MC
MC MC
MC MC MC
MC
MC
MC
MC
MC
MC
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV
OPE
18'-0"
9'-0"
6'-0"
10'-0"
SET BACK LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
24'-0"
24'-0"
R42'-0"
R29'-0"
13'-0"
150' FT.
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 FIRE EXHIBIT A1.1
1"=40'-0"
0 20' 40' 80' 120'
NORTH
LEGEND
Exhibit C
Attachment 3
Attachment 3 Page 70 of 343
H
UB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
131'-0"
H
UB
EP
HUB EP
HUB
EP
HUB
EP
25'-0"
10'-0"
26'-0"
24'-0"
24'-0"
24'-0"
24'-0"
VAN
20'-0"
126'-9"
PROPERTY LINE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
ROW
SETBACK LINE
ROW SETBACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD DR.
THIS
ENTRANCE NEED TO BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
25'-0"
10'-0"
10'-0"
25'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0" 10'-0"
15'-0"
15'-0"
24'-0"
24'-0"
24'-0"
24'-0"
24'-0"
20'-0"
9'-0"
24'-0"
20'-0"
31'-0"
EV EV
50'-5"
EV
USPS
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
MC
MC
MC MC
MC MC MC
MC
MC
MC
MC
MC
MC
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV
OPE
18'-0"
9'-0"
6'-0"
10'-0"
SET BACK LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
24'-0"
PATH OF TRAVEL
ACCESSIBLE PARKING
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 PATH OF TRAVEL A1.2
1"=40'-0"
0 20' 40' 80' 120'
NORTH
LEGEND
Exhibit C
Attachment 3
Attachment 3 Page 71 of 343
H
UB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
131'-0"
H
UB
EP
HUB EP
HUB
EP
HUB
EP
25'-0"
10'-0"
26'-0"
24'-0"
24'-0"
24'-0"
24'-0"
VAN
20'-0"
126'-9"
PROPERTY LINE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
ROW
SETBACK LINE
ROW SETBACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD DR.
THIS
ENTRANCE NEED TO BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
25'-0"
10'-0"
10'-0"
25'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0" 10'-0"
15'-0"
15'-0"
24'-0"
24'-0"
24'-0"
24'-0"
24'-0"
20'-0"
9'-0"
24'-0"
20'-0"
31'-0"
EV EV
50'-5"
EV
USPS
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
MC
MC
MC MC
MC MC MC
MC
MC
MC
MC
MC
MC
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV
OPE
18'-0"
9'-0"
6'-0"
10'-0"
SET BACK LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
24'-0"
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 OPEN SPACE EXHIBIT A1.3
1"=40'-0"
0 20' 40' 80' 120'
NORTH
OPEN SPACE PROVIDED
LEGEND
Exhibit C
Attachment 3
Attachment 3 Page 72 of 343
± 819.20
SITE SECTION-A
± 820.00
± 822.6 PROPERTY LINE ± 824.50
SITE SECTION-B
± 820.70
PROPERTY LINE ± 837.6
± 824.50
SITE SECTION-C
± 829.50
PROPERTY LINE
± 838.5
± 824.50
SITE SECTION-D
± 823.7
PROPERTY LINE ± 839.3 ± 831.5
± 822.0
SITE SECTION-E
± 821.5
PROPERTY LINE
± 824.0
± 821.8
SITE SECTION-F
± 823.7
± 832.0 PROPERTY LINE ± 829.7
± 821.8
SITE SECTION-G
± 823.5
PROPERTY LINE
± 831.0
± 821.8
SITE SECTION-H
± 823.5 PROPERTY LINE
± 819.0
SITE SECTION-J
PROPERTY LINE
± 816.0 ± 818.0 PL
ROLLING HILLS
ROAD
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 SITE SECTIONS A1.4
HUB
EP
HUBEP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB EP HUB EP HUB EP HUB EP HUB EP HUB EP HUB EP CRESTON RD ROLLING HILLS RD HUB EP HUB EP CARPET 8RO' 0"OCLGM LIVINGCARPET 8RO'-0" CLG. OM LIVING CARPET 8'-0" CLG. LIROVI OM NG CARPET 8' 0" CLG ROOM LIVING CARPET 8' 0" CLG. ROOM LIVING CARPET 8'-0" CLG ROOM LIVING C8'-ARPET 0" CLG. ROOM LIVING CARPET 8' 0" CLG ROOM LIVING CARPET 8'-0" CLG ROOM LIVING CARPET 8RO'-0" OMCLG. LIVING CARPET 8RO'-0" CL OMG. LIVING CARPET 8'-0" CLG ROOM LIVING CARPET 8'-0" CLG ROOM LIVING CARPET 8'-0" C ROOLGM LIVING A B
C D E F G
HJ
K L
KEY MAP (N.T.S.)
Exhibit C
Attachment 3
Attachment 3 Page 73 of 343
± 819.0
SITE SECTION-K
PROPERTY LINE
± 816.0 ± 818.0 PL
ROLLING HILLS
ROAD
SITE SECTION-L
PROPERTY LINE ± 817.8 ± 817.5 816.5 PL
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 SITE SECTIONS A1.5
HUB
EP
HUBEP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB EP HUB EP HUB EP HUB EP HUB EP HUB EP HUB EP CRESTON RD ROLLING HILLS RD HUB EP HUB EP CARPET 8RO'-0"OMCLG LIVINGCARPET 8' 0" CLG. ROOM LIVING CARPET 8' 0" CLG. LIROO VINGM CA8'-0RPET " CLG. ROOM LIVING CARPET 8'-0" CLG ROOM LIVING CARPET 8RO'-0" CLG OM LIVING C8'A-0RPET " CLG ROOM LIVING CARPET 8'-0" CLG ROOM LIVING CARPET 8'-0" CLG. ROOM LIVING CARPET 8RO'-0" OCLGM LIVING CARPET 8RO' 0" COMLG. LIVING CARPET 8' 0" CLG. ROOM LIVING CARPET 8'-0" CLG RLIVIN OOMG CARPET R8' OO0" CLGM LIVING A B
C D E F G
HJ
K L
KEY MAP (N.T.S.)
Exhibit C
Attachment 3
Attachment 3 Page 74 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.6
1 VIEW OF CRESTON ROAD LOOKING NORTHEAST 1
NORTH
Exhibit C
Attachment 3
Attachment 3 Page 75 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.7
2 VIEW OF CRESTON ROAD LOOKING NORTHWEST 2
NORTH
Exhibit C
Attachment 3
Attachment 3 Page 76 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.8
3 VIEW OF ROLLING HILLS ROAD LOOKING NORTHWEST 3
NORTH
Exhibit C
Attachment 3
Attachment 3 Page 77 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.9
4 BIRD EYE VIEW LOOKING NORTHWEST AT LEASING / CLUBHOUSE VIEW 4 NORTH
Exhibit C
Attachment 3
Attachment 3 Page 78 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.10
5 BIRD EYE VIEW LOOKING SOUTHEAST AT LEASING / CLUBHOUSE VIEW 5 NORTH
Exhibit C
Attachment 3
Attachment 3 Page 79 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.11
BIRD EYE VIEW LOOKING NORTHWEST AT CORNER OF CRESTON AND ROLLING HILLS ROAD VIEW 6 NORTH
6 Exhibit C
Attachment 3
Attachment 3 Page 80 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.12
VIEW LEASING/CLUB AREA VIEW 8
NORTH
8 Exhibit C
Attachment 3
Attachment 3 Page 81 of 343
HUB
EP HUB EP
HUB
EP HUB EP
HUB
EP
HUB EP
HUB
EP
HUB EP HUB EP HUB
EP HUB
EP HUB EP HUBEP HUB EP HUB
EP
HUB
EP HUB EP
HUB
EP
HUB EP VAN
PRO
P
ERTY L
INE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY L SET INE BACK LINE
ROW
SETBACK LINE
RO SET W BACK LINE
CRESTON RD
ROLLING HILLS RD
ORCHARD
DR. THIS
ENTRANCE NEED TO
BE LINE UP WITH
OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
EV EV EV
USPS
HUB
EP
HUB EP
HUB
EP HUB EP HUB EP HUB
EP HUB EP HUB
EP HUB
EP HUB EP HUBEP MC MC MC MC MC MC MC MC MC MC MC MC MC EV EV EV EV EV EV EV EV EV EV
EV
EV
EV
EV
EV EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV OPENING SPACE AREA ############# S
ET BACK
LINE
BLDG 3
TYPE A
BLDG 4
TYPE A
BLDG 5
TYPE A BLDG 6
TYPE A
BLDG 7
TYPE B
BLDG 1
BLDG 2 TYPE A
TYPE A
LEASING/CLUB HOUSE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CONCEPTUAL PERSPECTIVES A1.13
BIRD EYE VIEW LOOKING SOUTHWEST VIEW 7
NORTH
7 Exhibit C
Attachment 3
Attachment 3 Page 82 of 343
HUB
EP
HUB
EP
HUB
EP
HUB
EP
157'-8"
24'-10" 24'-0" 9'-6"
26'-11" 23'-3" 5'-8" C1 B2 A2-ALT A2-ALT B1 ABOVE B1 ABOVE A1 ABOVE A1 ABOVE G4 S1 G1 G5 G6 G7 G8 G9 G10 G11 G12 G2 G3
S2S3
S4S5S6
S7
S8
WATER HEATER
ROOM
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
154'-6"
24'-10" 33'-6"
26'-11" 23'-3" 5'-8" C1-ALT B2-ALT 1 A2 A2 B1 B1 A1 A1
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" FLOOR PLANS A 2.0
1ST LEVEL
2ND LEVEL
Exhibit C
Attachment 3
Attachment 3 Page 83 of 343
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
154'-6"
24'-10" 33'-6"
26'-11" 23'-3" 5'-8" C1-ALT B2-ALT 1 A2 A2 B1 A1 A1 B1
1/2:12
SLOPE
LIVING
UNIT
LIVING
UNIT
CORRIDORCORRIDOR
9'-1" 9'-1"
T.O. PLATE
T.O. SHEATHINGT.O. SLAB
T.O. PLATET.O. PLATE
8'-2"
T.O. SHEATHING
8'-2"
T.O. WINDOWT.O. WINDOW
2'-0" 1'-1" MIN. TRUSS
TYP CRICKET
3'-6"
MIN. FALL PROTECTION
40' MAX
GRADE
29'-11 75/256"
CORRIDOR 9'-1"
7'-0"
8"
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 3RD LEVEL BUILDING "TYPE A" FLOOR PLANS A 2.1
ROOF LEVEL
TYPICAL SECTION
Exhibit C
Attachment 3
Attachment 3 Page 84 of 343
HUB
EP
HUB EP
HUB EP
HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" COLOR SCHEME 1 PERSPECTIVE A2.2
2 1 4
3 VIEW 3 VIEW 4
VIEW 1 VIEW 2
Exhibit C
Attachment 3
Attachment 3 Page 85 of 343
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
6" 4" 8" 8"
HUB
EP
3 BR / 3 BA UNIT C1:
*NET LEASABLE AREA: 1355 SQ. FT.DECK AREA: 105 SQ. FT.STORAGE:HUD NET AREA:HUD GROSS AREAINCL. GARAGE @ BLDG 2:QUANTITY: 7 = 5% 1692 SQ. FT.
1273 SQ. FT.
* NET LEASABLE AREA PER FPA DEFINITION
1421 SQ. FT.
10 SQ. FT.
3 BR / 3 BA UNIT C1:
*NET LEASABLE AREA: 1355 SQ. FT.DECK AREA: 105 SQ. FT.STORAGE:QUANTITY: 7 = 5% * NET LEASABLE AREA PER FPA DEFINITION
10 SQ. FT.
HUB EP 2 BR / 2 BA UNIT B2:
*NET LEASABLE AREA: 1024 SQ. FT.
DECK AREA: 118 SQ. FT.
STORAGE:
HUD NET AREA:HUD GROSS AREAINCL. GARAGE @ BLDG 1:
QUANTITY: 6 = 4%
1403 SQ. FT.
956 SQ. FT.
* NET LEASABLE AREA PER FPA DEFINITION
18 SQ. FT.
1132 SQ. FT.
2 BR / 2 BA UNIT B2:
*NET LEASABLE AREA: 1024 SQ. FT.
DECK AREA: 118 SQ. FT.
STORAGE:QUANTITY: 6 = 4%
* NET LEASABLE AREA PER FPA DEFINITION
HUB EP
HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" ELEVATIONS COLOR SCHEME 1 A2.3
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
BLEFT
FRONT A
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
LINTEL 2X6
SILL 2X4
EAVE 1'-6" OVERHANG
RAKE 1'-0" OVERHANG
Exhibit C
Attachment 3
Attachment 3 Page 86 of 343
HUB
EP
HUB EP
HUB EP
HUB EP
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" ELEVATIONS COLOR SCHEME 1 A2.4
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
DRIGHT
REAR C
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
Exhibit C
Attachment 3
Attachment 3 Page 87 of 343
HUB
EP
HUB EP
HUB EP
HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" COLOR SCHEME 2 PERSPECTIVE A2.5
2 1 4
3 VIEW 3 VIEW 4
VIEW 1 VIEW 2
Exhibit C
Attachment 3
Attachment 3 Page 88 of 343
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
HUB
EP
HUB EP
HUB EP
HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" ELEVATIONS COLOR SCHEME 2 A2.6
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
LEFT B
FRONT A
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
Exhibit C
Attachment 3
Attachment 3 Page 89 of 343
HUB
EP
HUB EP
HUB EP
HUB EP
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE A" ELEVATIONS COLOR SCHEME 2 A2.7
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
DRIGHT
REAR C
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
Exhibit C
Attachment 3
Attachment 3 Page 90 of 343
HUB
EP
HUB
EP
HUB
EP
124'-8" 11'-4"
25'-0" 33'-4"
27'-1" 23'-9" 5'-0"B2-ALT 3 A1 ALT ABOVE C1 B2-ALT 2 B1 ALT ABOVE B1 ABOVE G1 G2 G3 G4 G5 G6 G7 G8 G9 S1
S2
S3
S4 S5
G10
WATER HEATER
ROOM
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
121'-6" 11'-4"
25'-0" 33'-4"
27'-1" 23'-9" 5'-0"
3'-2"
B2-ALT 5
A1 ALT
B2-ALT 4 C1-ALT
B1 B1 ALT
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE B" FLOOR PLANS A 3.0
1ST LEVEL
2ND LEVEL
Exhibit C
Attachment 3
Attachment 3 Page 91 of 343
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
121'-6" 11'-4"
33'-4"
27'-1" 23'-9" 5'-0"
25'-0"
B2-ALT 5
A1 ALT
B2-ALT 4 C1-ALT
B1 B1 ALT
1/2:12
SLOPE
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 3RD LEVEL BUILDING "TYPE B" FLOOR PLANS A 3.1
ROOF LEVEL
Exhibit C
Attachment 3
Attachment 3 Page 92 of 343
HUB
EP
HUB EP HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC 2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE B" ELEVATION COLOR SCHEME 1 A3.2
2 1 4
3 VIEW 3 VIEW 4
VIEW 1 VIEW 2
Exhibit C
Attachment 3
Attachment 3 Page 93 of 343
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
HUB
EP
HUB EP HUB EP RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC 2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE B" ELEVATIONS COLOR SCHEME 1 A3.3
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
BLEFT
FRONT A
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
Exhibit C
Attachment 3
Attachment 3 Page 94 of 343
HUB
EP
HUB EP HUB EP
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
10'-1" 10'-1" 9'-1"
± 38'-6" TYP.
BUILDING
HEIGHT
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 BUILDING "TYPE B" ELEVATIONS COLOR SCHEME 1 A3.4
1/8"=1'-0"
08 4' ' 16' 24'
B
A
D
C
DRIGHT
REAR C
GENERAL NOTES
MATERIALS LEGEND
STUCCO
DECORATION GABLE ENDLOW PROFILE ROOF TILES
WROUGHT IRON
STUCCO OVER LOW CMU BLOCK WALL
VINYL WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
STUCCO OVER FOAM TRIM
DECORATIVE SHUTTER
STUCCO CAP
UTILITY DOOR
STUCCO OVER FOAM TRIM BELLY BAND
GABLE VENT
Exhibit C
Attachment 3
Attachment 3 Page 95 of 343
35'-10" PARCEL
35'-10"
PENDING
MAIL
ROOM
MAIL
ROOM
OFFICE FITNESS
STORAGE
POOL
EQUIPMENT
UNISEX
MAINTENANCE
ROOM
CLUB/LEASING
WOMEN'S
RESTROOM
MEN'S
RESTROOM
STORAGE
PORCH
CLUBHOUSE
CONDITIONED AREA: LEASING, FITNESS, OFFICE,
RESTROOM 1515 SQ. FT.UNCONDITIONED AREA: MAIL ROOM 251 SQ. FT.UNCONDITIONED AREA: PARCEL PENDING 131 SQ. FT.UNCONDITIONED AREA: MAINT. ROOM/ JANITOR 259 SQ. FT.UNCONDITIONED AREA: POOL EQUIPMENT 193 SQ. FT.UNCONDITIONED AREA: POOL BATHS & PORCH 675 SQ. FT.
TOTAL GROSS AREA UNDER COVERED ROOF 3023 SQ. FT.
CLUBHOUSE (CBC TABLE 1004.1.2)
SQ. FT. OCC. FACTOR OCC. LOAD
CLUB/ LEASING 558 15 37
FITNESS 565 50 11
MAIL ROOM 251 100 3
PARCEL PENDING 131 100 1
MAINTENANCE/ JANITOR 259 300 1
3/16"=1'-0"
0 24' 48' 96' 144'
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561
FLOOR PLAN
ROOF PLAN
4:12
4:12
4:12
4:12
4:12
4:124:12
CLUBHOUSE A4.0
4:12
4:12
4:12
4:12
4:12
Exhibit C
Attachment 3
Attachment 3 Page 96 of 343
PARCEL
PENDING
MAIL
ROOM
MAIL
ROOM
OFFICE FITNESS
STORAGE
POOL
EQUIPMENT
UNISEX
MAINTENANCE
ROOM
CLUB/LEASING
WOMEN'S
RESTROOM
MEN'S
RESTROOM
STORAGE
PORCH
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CLUBHOUSE PERSPECTIVE A4.1
2 1 4
3 VIEW 3 VIEW 4
VIEW 1 VIEW 2
Exhibit C
Attachment 3
Attachment 3 Page 97 of 343
14'-1"
± 21'-0" TYP.
BLDG. HGT.
CLUBHOUSE ELEVATION A4.2
GENERAL NOTES
3/16"=1'-0"
0 2' 1' 4' 8' 16'
4 1
2 3
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 FRONT 1
RIGHT 2
MATERIALS LEGEND
STUCCOSTUCCO OVER FOAM TRIMSIGNAGE
WROUGHT IRON
VINYL WINDOW
LOW PROFILE ROOF TILES
WOOD FASCIA
SECTIONAL GARAGE DOOR
WOOD TRIM
UTILITY DOOR
LIGHT FIXTUREDECORATION SHUTTER
RECESS OPENING
WITH WROUGHT IRON
Exhibit C
Attachment 3
Attachment 3 Page 98 of 343
HUB
EP
32'-10"
24'-10"
24'-10"
UNIT A1 : 1 BR / 1 BA
*NET LEASABLE AREA: 730 SQ. FT.
DECK AREA: 70 SQ. FT.
STORAGE:QUANTITY: 24 = 18%
* NET LEASABLE AREA PER FPA DEFINITION
11'-4" X 12'-0"
KITCHEN
BATH
BEDROOM
DINING
PATIO/DECK
7'-10" X 8'-10"
12'-0" X 13'-0"
LIVING
D. W.
HUB
EP
32'-10"
24'-10"
24'-10"
UNIT A1-ALT : 1 BR / 1 BA
*NET LEASABLE AREA: 751 SQ. FT.
DECK AREA: 70 SQ. FT.
STORAGE:
QUANTITY: 2 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
11'-4" X 12'-0"
KITCHEN
BATH
BEDROOM
DINING
PATIO/DECK
7'-10" X 8'-10"
12'-0" X 13'-0"
LIVING
D. W.
HUB
EP
36'-6"
30'-10"
24'-0"
UNIT A2 : 1 BR / 1 BA
*NET LEASABLE AREA: 740 SQ. FT.
DECK AREA: 56 SQ. FT.
STORAGE:QUANTITY: 24 = 18%
* NET LEASABLE AREA PER FPA DEFINITION
11 SQ. FT.11 SQ. FT.
11'-8" X 10'-6"
LIVING 11'-5" X 13'-0"
BEDROOM
BATH
KITCHEN
DINING
PATIO/DECK
10'-9" X 5'-2"
D. W.
HUB
EP
30'-10"
24'-0"
36'-6"
UNIT A2-ALT : 1 BR / 1 BA
*NET LEASABLE AREA: 747 SQ. FT.
DECK AREA: 106 SQ. FT.
STORAGE:
QUANTITY: 12 = 9%
* NET LEASABLE AREA PER FPA DEFINITION
11 SQ. FT.
PATIO/DECK
11'-0" X 9'-0"
11'-8" X 10'-6"
LIVING 11'-5" X 13'-0"
BEDROOM
BATH
KITCHEN
DINING
D. W.
HUB
EP
UNIT B1 : 2 BR / 2 BA
*NET LEASABLE AREA: 1037 SQ. FT.
DECK AREA: 70 SQ. FT.
STORAGE:QUANTITY: 26 = 19%
* NET LEASABLE AREA PER FPA DEFINITION
25'-8"
44'-2"
PATIO/DECK
7'-10" X 8'-10"
11'-3" X 12'-0"
BEDROOM 2
11'-0" X 11'-0"
M. BEDROOM
BATH M. BATH
KITCHEN
DINING
12'-2" X 12'-0"
LIVING
D. W.
25 8
HUB
EP
24'-10"
44'-2"
24'-10"
UNIT B1-ALT : 2 BR / 2 BA
*NET LEASABLE AREA: 993 SQ. FT.
DECK AREA: 70 SQ. FT.
STORAGE:QUANTITY: 2 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
PATIO/DECK
7'-10" X 8'-10"
11'-3" X 12'-0"
BEDROOM 2
11'-0" X 11'-0"
M. BEDROOM
BATH M. BATH
KITCHEN
DINING
12'-2" X 12'-0"
LIVING
D. W.
HUB
EP
UNIT B2: 2 BR / 2 BA
*NET LEASABLE AREA: 1024 SQ. FT.
DECK AREA: 118 SQ. FT.
STORAGE:QUANTITY: 6 = 4%
* NET LEASABLE AREA PER FPA DEFINITION
HUB
EP
UNIT B2-ALT1 : 2 BR / 2 BA
*NET LEASABLE AREA: 1013 SQ. FT.
DECK AREA: 78 SQ. FT.
STORAGE:QUANTITY: 12 = 9%
* NET LEASABLE AREA PER FPA DEFINITION
18 SQ. FT.
30'-10"
35'-4"
33'-4"
30'-10"
35'-4"
33'-4"
11'-9" X 10'-6"
BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
8'-7" X 12'-9"
11'-4" X 12'-6"
LIVING 11'-9" X 10'-6" BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
8'-7" X 9'-0"
11'-4" X 12'-6"
LIVING
D. W. D. W.
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 UNIT PLANS A5.0
Exhibit C
Attachment 3
Attachment 3 Page 99 of 343
HUB
EP
UNIT B2-ALT2 : 2 BR / 2 BA
*NET LEASABLE AREA: 1011 SQ. FT.
DECK AREA: 96 SQ. FT.
STORAGE:QUANTITY: 1 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
16 SQ. FT.
HUB
EP
UNIT B2-ALT3: 2 BR / 2 BA
*NET LEASABLE AREA: 1094 SQ. FT.
DECK AREA: 133 SQ. FT.
STORAGE:QUANTITY: 1 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
30'-10"
35'-4"
32'-4"
30'-10"
35'-4"
33'-4"
11'-9" X 10'-6"
BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
8'-7" X 10'-7"
11'-4" X 11'-6"
LIVING 11'-9" X 10'-6" BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
10'-8" X 12'-9"
11'-4" X 12'-6"
LIVING
D. W. D. W.
HUB
EP
UNIT B2-ALT4 : 2 BR / 2 BA
*NET LEASABLE AREA: 1011 SQ. FT.
DECK AREA: 69 SQ. FT.
STORAGE:QUANTITY: 2 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
16 SQ. FT.
HUB
EP
UNIT B2-ALT5 : 2 BR / 2 BA
*NET LEASABLE AREA: 1024 SQ. FT.
DECK AREA: 97 SQ. FT.
STORAGE:
QUANTITY: 2 = 1%
* NET LEASABLE AREA PER FPA DEFINITION
30'-10"
35'-4"
32'-4"
30'-10"
35'-4"
33'-4"
11'-9" X 10'-6"
BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
8'-7" X 8'-0"
11'-4" X 11'-6"
LIVING 11'-9" X 10'-6" BEDROOM 2
10'-10" X 11'-4"
M. BEDROOM
DINING
M. BATH KITCHEN
BATH
PATIO/DECK
10'-8" X 9'-0"
11'-4" X 12'-6"
LIVING
D. W. D. W.
HUB
EP
UNIT C1: 3 BR / 3 BA
*NET LEASABLE AREA: 1355 SQ. FT.
DECK AREA: 105 SQ. FT.
STORAGE:QUANTITY: 7 = 5%
* NET LEASABLE AREA PER FPA DEFINITION
10 SQ. FT.
HUB
EP
UNIT C1-ALT : 3 BR / 3 BA
*NET LEASABLE AREA: 1350 SQ. FT.
DECK AREA: 50 SQ. FT.
STORAGE:
QUANTITY: 14 = 10%
* NET LEASABLE AREA PER FPA DEFINITION
10 SQ. FT.
30'-10"
46'-10"
34'-6"
30'-10"
46'-10"
34'-6"
11'-0" X 12'-0"
M. BEDROOM
M. BATH 1
KITCHEN
DINING
11'-0" X 11'-3"
BEDROOM 3
10'-10" X 12'-2"
M. BEDROOM 2
BATH 3 M. BATH 2
WIC.
WIC.
WIC.
WIC.
11'-0" X 12'-0"
M. BEDROOM
M. BATH 1
KITCHEN
DINING
11'-0" X 11'-3"
BEDROOM 3
10'-10" X 12'-2"
M. BEDROOM 2
BATH 3 M. BATH 2
PATIO/DECK
8'-9" X 5'-2"
PATIO/DECK
8'-9" X 10'-7"
12'-0" X 11'-0"
LIVING
12'-0" X 11'-0"
LIVING
D. W. D. W.
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 UNIT PLANS A5.1
Exhibit C
Attachment 3
Attachment 3 Page 100 of 343
METAL
PAINTED GATE
4 BIN TRASH ENCLOSURE
312 SQ. FT.
17'-0"
5'-10"
18'-4"
5'-7"
3'-0" 7'-7" 7'-9"
8'-2" 8'-2"
SLOPE 2%
MIN
6'-0"
METAL FLAT ROOF
6'-0"
8'-2"
METAL FLAT ROOF
STUCCO OVER CMUCOLOR TO MATCH
RESIDENTIAL BUILDING
6'-0"
8'-2"
METAL FLAT ROOF
STUCCO OVER CMUCOLOR TO MATCH
RESIDENTIAL BUILDING
8'-2"
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
CURB & WHEEL STOP CURB & WHEEL STOP
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
CURB & WHEEL STOP
PARKING
STALL
PARKING
STALL
PARKING
STALL
PARKING
STALL
CURB & WHEEL ST
VAN
CURB & WHEEL STOP CURB &
PARKING PARKING PARKING
STANDARD PARKING
CURB & WHEEL STOP
PARKING PARKING VAN
CURB & WHEEL STOP
10 1
10 1
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 CARPORT, PARKING & TRASH ENCLOSURE A6.0
1/8"=1'-0"
08 4' ' 16' 24'
CARPORT TYPICAL
PARKING STALL TYPICAL
TRASH ENCLOSURE TYPICAL
Exhibit C
Attachment 3
Attachment 3 Page 101 of 343
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 COLOR & MATERIALS SCHEME 1 A7.0
1 VINYL WINDOW / DOOR
COLOR WHITE
D
EAGLE ROOF
CAPISTRANO EL MORADO BLEND
SHC 8709
STUCCO 20 / 30
FINE SAND FINISH
WROUGHT IRON
INTRICATE IVORY
SW 6350
TONY TAUPE
SW 7038
FRENCH ROAST
SW 6009
IRON ORE
SW 7069 2 3 4
A B C D
B 1 B 2 4 A D 4
E
E C B 1
DECORATIVE SHUTTER
A 5
ROSEMARY
SW 6187 5
3 DECORATIVE GABLE END F
F
Exhibit C
Attachment 3
Attachment 3 Page 102 of 343
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
ARCHITECTS ORANGE
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 08-12-22 JOB NO.: 2021-561 COLOR & MATERIALS SCHEME 2 A7.1
1 VINYL WINDOW / DOOR
COLOR WHITE
D
EAGLE ROOF 3603
CAPISTRANO SANBORN BLEND
STUCCO 20 / 30
FINE SAND FINISH
WROUGHT IRON
PURE WHITE
SW 7005
ALABASTER
SW 7008
HALF CAFF
SW 9091
TUNGSTEN
SW 9515 2 3 4
A B C D
B 2 B 1 4 A
E
C B 1
DECORATIVE SHUTTER
A
RUSTIC RED
SW 7593 5
3 D 4 E 5
DECORATIVE GABLE END F
F
Exhibit C
Attachment 3
Attachment 3 Page 103 of 343
NORTH COAST ENGINEERING INC. copyright c 2022
PAGE 1 OF 5
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
CRESTON ROAD II
OVERALL SITE
CIVIL SHEET INDEX
SITE STATISTICS - OVERVIEW
TOTAL AREA:
TOTAL LOTS:
RESIDENTIAL:
COMMERCIAL/CONDOMINIUM:
RECORD OWNER/APPLICANT:
ENGINEER:
ARCHITECT:
A.P.N.:
PROPOSED USE OF
PROPERTY:
6.21 ACRES6
(7) 3- STORY APARTMENTS AND CLUBHOUSE
N/ARED TAIL LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3D FLOOR,
IRVINE, CA 92612
KIM BERRY - SENIOR PROJECT MANAGER
CONTACT: (949) 433-5610
NORTH COAST ENGINEERING, INC.
725 CRESTON RD., STE. C,
PASO ROBLES, CA 93446
GREG S. JAEGER
R.C.E. 58030
CONTACT: (805) 239-3127
ARCHITECTS ORANGE, LLC
144 N. ORANGE ST.
ORANGE CA 92866
DAVE GILMOUR
AICP
CONTACT: (714) 639-9860
009-641-008, 009-641-009, 009-641-010,009-641-011, 009-641-022
MULTIFAMILY TYPE V RESIDENTIAL UNITS,
WITH 7 3-STORY APARTMENT BUILDINGS
AND A TOTAL OF 135 UNITS.
LOCATION MAP
SITE
ORCHARD DRIVE
CRESTON ROAD
ROLLING HILLS ROAD
MAX DEPTH CUT
CUTFILL
FT
CU YDCU YD
MAX DEPTH FILL FT
EARTHWORK QUANTITY:
AREA OF DISTURBANCE ACRES 6.2
10.4'
5.3'
17,841
1,579
LAURA WAY
r:\PROJ\21164\Design\Plan Set\preliminary\21164 Preliminary Planset.dwg, OVERALL SITE, 8/9/2022 11:58:26 AM, CMH, 1:1 Exhibit C
Attachment 3
Attachment 3 Page 104 of 343
NORTH COAST ENGINEERING INC. copyright c 2022
PAGE 2 OF 5
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
CRESTON ROAD II
PRELIMINARY GRADING PLAN
10 GRADING AND DRAINAGE
CRESTON ROAD
ROLLING HILLS ROAD
LAURA WAY
r:\PROJ\21164\Design\Plan Set\preliminary\21164 Preliminary GD.dwg, TM-GRADING, 8/9/2022 11:58:43 AM, CMH, 1:1 Exhibit C
Attachment 3
Attachment 3 Page 105 of 343
NORTH COAST ENGINEERING INC. copyright c 2022
PRELIMINARY UTILITY LEGEND
PAGE 3 OF 5
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
CRESTON ROAD II
PRELIMINARY UNDERGROUND
PLAN
ROLLING HILLS RD
LAURA WAY
CRESTON ROAD
r:\PROJ\21164\Design\Plan Set\preliminary\21164 Preliminary UG.dwg, TM-UG, 8/9/2022 11:58:57 AM, CMH, 1:1 Exhibit C
Attachment 3
Attachment 3 Page 106 of 343
1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+47.23
1+00 2+00 3+00 4+00 5+00 5+26.32
NORTH COAST ENGINEERING INC. copyright c 2022
PAGE 4 OF 5
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
CRESTON ROAD II
SITE SECTIONS
SITE CROSS SECTION 1SITE CROSS SECTION 2
r:\PROJ\21164\Design\Plan Set\preliminary\21164 Preliminary GD.dwg, Section DTL 1, 8/9/2022 11:59:15 AM, CMH, 1:1 Exhibit C
Attachment 3
Attachment 3 Page 107 of 343
1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+36.51
NORTH COAST ENGINEERING INC. copyright c 2022
PAGE 5 OF 5
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
725 CRESTON ROAD, SUITE C
PASO ROBLES, CA
805.239.3127
CRESTON ROAD II
SITE SECTIONS
SITE CROSS SECTION 3
r:\PROJ\21164\Design\Plan Set\preliminary\21164 Preliminary GD.dwg, Section DTL 2, 8/9/2022 11:59:16 AM, CMH, 1:1 Exhibit C
Attachment 3
Attachment 3 Page 108 of 343
Exhibit C
Attachment 3
Attachment 3 Page 109 of 343
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC
2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 8-8-22 JOB NO.: 21-059
DESIGN INSPIRATION & PLANT PALETTE
L-2.0
DESIGN INSPIRATIONPLANT PALETTE
Exhibit C
Attachment 3
Attachment 3 Page 110 of 343
Exhibit C
Attachment 3
Attachment 3 Page 111 of 343
HUB
EP
HUB
EP
BLDG 7
TYPE 2
821.8 FF
H
UB
EP
HUB EP
HUB
EP
HUB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
BLDG 2
TYPE 1
BLDG 3
TYPE 1
BLDG 4
TYPE 1
BLDG 5
TYPE 1 BLDG 6
TYPE 1
CRESTON RD
ROLLING HILLS RD HUB EP
HUB
EP
BLDG 1
TYPE 1
PARCEL PENDING
MAIL ROOM
MAIL ROOM
FITNESS
OFFICE
STORAGE
POOL EQUIPMENT
UNISEX
MAINTENANCE ROOM
CLUB/LEASING
WOMEN'S RESTROOM MEN'S RESTROOM STORAGE
PORCH
821.8 FF
819.2 FF
819.6 FF
819.0 FF
817.5 FF
818.1 FF
817.4 FF
817.8 FF
822.0 FF
821.8 FF
824.5 FF
819.2 FF
824.5 FF
818.9 FF
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 8-8-22 JOB NO.: 21-059 1"=40'-0"
0 20' 40' 80' 120'
PRELIMINARY HYDROZONE PLAN
NORTH
L-4.0
The irrigation of the site landscape area will utilize the latest in smart irrigation methods and means. All new landscape areas will include high efficiency methods with low precipitation rates in order to maximize water retention and dispersion to the plant root zones
All planters will use drip irrigation except large sloped areas and turf areas where to be irrigated by rotators with a low precipitation rate. A smart irrigation controller capable of rain shutoff will also be incorporated into the design.
Shredded wood mulch will be used in order to reduce water loss due to evaporation An irrigation schedule will be provided in order to program the controller. Two irrigation schedules will be provided, one for the plant establishment period and one for on-going landscape maintenance once the plants are established.All new irrigation systems will comply with the current City of Paso Robles Ordinance & Standards,AB 1881 (MWELO) and for low water usage requirements. Refer to "Irrigation System Design Statement" on this sheet.
IRRIGATION CONCEPT STATEMENT
The design of irrigation system will emphasize water conservation and provide efficient and uniform distribution of irrigation water.
A permanent automatic, weather/ET based irrigation controller that automatically adjust irrigation responding to plant needs as weather conditions change shall be installed with a wired or wireless rain sensor which connects or communicates with the controller.
For sites utilizing potable water for landscape irrigation, a reduced pressure backflow preventer shall be installed after the water meter / sub-meter to protect the potable water supply in accordance with the State of California, City of Paso Robles standards andrequirements.For the sites utilizing recycled water in the landscape, the irrigation system shall be designed in accordance with State of California and City of Paso Robles rules and regulations for recycled water use.
Dripline or other low-volume, low-pressure micro-irrigation system, as approved by the city of Paso Robles, shall be installed in planter areas to provide water directly to the root zones of plants. The root watering bubbler irrigation system for trees shall be separated from other irrigation systems. The irrigation system may utilize efficient rotator nozzles in large planting areas, subject to the approval of the City. The automatic irrigation system shall be designed in accordance with the City of Paso Robles Ordinance & Standards.
IRRIGATION DESIGN STATEMENT
HYDROZONE/WATERLINE LEGEND:
HYDROZONE 1 - SUNNY AREA WITH LOW WATER USE - POTABLE WATER HYDROZONE 2 - SUNNY AREA WITH MODERATE WATER USE - POTABLE WATER
WATER EFFICIENT LANDSCAPE WORKSHEET
HYDROZONE 3 - SUNNY AREA WITH HIGH WATER USE - POTABLE WATER HYDROZONE 4 - SHADE AREA WITH MODERATE WATER USE - POTABLE WATER HYDROZONE 5 - WATER FEATURE - POOL & SPAPOTABLE WATER IRRIGATION MAINLINE- DRAWN DIAGRAMMATICALLY FOR CLARIFICATION PURPOSE ONLY1.5" POTABLE IRRIGATION WATER METER PER CIVIL PLANSREDUCED PRESSURE TYPE BACKFLOW PREVENTION DEVICE LOCATIONHYDROZONE 6 - NON-IRRIGATED AREA - D.G. PAVING, SYNTHETIC TURF & MULCHED AREA UTILITY SCREENING N.T.S.
Exhibit C
Attachment 3
Attachment 3 Page 112 of 343
35 H
U
B
EP
HUB EP
HUB
EP
HUB
EP
HUB EP
HUB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
BLDG 2
TYPE 1
BLDG 3
TYPE 1
BLDG 4
TYPE 1
BLDG 5
TYPE 1 BLDG 6
TYPE 1
BLDG 7
TYPE 2
CRESTON RD
ROLLING HILLS RD HUB EP
HUB
EP
BLDG 1
TYPE 1
PARCEL PENDING
MAIL ROOM
MAIL ROOM
FITNESS
OFFICE
STORAGE
POOL EQUIPMENT
UNISEX
MAINTENANCE ROOM
CLUB/LEASING
WOMEN'S RESTROOM MEN'S RESTROOM STORAGE
PORCH
821.8 FF
819.2 FF
819.6 FF
819.0 FF
817.5 FF
818.1 FF
817.4 FF
817.8 FF
822.0 FF
821.8 FF
821.8 FF
824.5 FF
819.2 FF
824.5 FF
818.9 FF
SUN AREA 16,595 SF
(25% REQUIRED SHADE)
SHADED AREA 6,105 SF
TOTAL PARKING AREA 22,700 SF
PERCENTAGE: 27%
ESTIMATED SIZE OF TREE CANOPY AT 5 YEARS
PARKING SHADE STRUCTURE
(NIC IN CALCULATIONS)
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 8-8-22 JOB NO.: 21-059 NORTH
L-5.0
PRELIMINARY SHADE STUDY
Exhibit C
Attachment 3
Attachment 3 Page 113 of 343
Exhibit C
Attachment 3
Attachment 3 Page 114 of 343
35 HU
B
EP
HU
B EP
HUB
EP
HUB
EP
HUB EP
HUB
EP
HUB EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
HUB
EP
BLDG 2
TYPE 1
BLDG 3
TYPE 1
BLDG 4
TYPE 1
BLDG 5
TYPE 1 BLDG 6
TYPE 1
BLDG 7
TYPE 2
LEASING/CLUB HOUSE
PROPERTY LINE
SET BACK
PROPERTY LINE
SET BACK LINE
PROPERTY LINE SET BACK LINE
SETBACK LINE PROPERTY LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE SETBACK LINE
PROPERTY LINE
SETBACK LINE
PROPERTY LINE SETBACK LINE
CRESTON RD
ROLLING HILLS RD THIS ENTRANCE NEED TO BE LINE UP WITH OPPOSITE
ENTRANCE
EXISTING TREE
TO REMAIN
HUB
EP
HUB
EP
BLDG 1
TYPE 1
PARCEL PENDING
MAIL ROOM
MAIL ROOM
FITNESS
OFFICE
STORAGE
POOL EQUIPMENT
UNISEX
MAINTENANCE ROOM
CLUB/LEASING
WOMEN'S RESTROOM
MEN'S RESTROOM STORAGE
PORCH
821.8 FF
819.2 FF
819.6 FF
819.0 FF
817.5 FF
818.1 FF
817.4 FF
817.8 FF
822.0 FF
821.8 FF
821.8 FF
824.5 FF
819.2 FF
824.5 FF
818.9 FF
DESCRIPTION
LEGEND
SYMBOLS
8' HIGH STUCCO WALL W/ PRE-CAST CAPRETAINING WALL - PER CIVIL ENGINEER6' HIGH TUBULAR STEEL FENCETUBULAR STEEL FENCE ATOP RETAINING WALLLOW STUCCO WALL W/ PRECAST CAPTHEMATIC LOW WALL6' HIGH WOOD FENCE6' HIGH CMU WALL 36"
24"
12 8'-0" MAX
1 2
WALL TO BE 8" CMU BLOCK
CONSTRUCTION W/ STUCCO FINISH.
GROUT FILL ALL CELL SOLID.
COLOR: SMOOTH-FINISH WHITE
2" THICK x 10" WIDE PRECAST CAP
COLOR: TERRA COTTA
6'-0"
8'-0" O.C.
6'-0"
6'-0" O.C.
6'-0" MIN.
VARIES - SEE
C.E. PLANS
RED TAIL MULTIFAMILY LAND DEVELOPMENT, LLC2082 MICHELSON DRIVE, 3RD FLOOR, IRVINE, CA 92612 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
ROLLING HILLS PASO ROBLES, CALIFORNIA DATE: 8-8-22 JOB NO.: 21-059 1"=40'-0" 0 20' 40' 80' 120'
PRELIMINARY FENCE & WALL PLAN
NORTH
L-7.0
8' HIGH STUCCO WALL W/ PRE-CAST CAP 6' HIGH TUBULAR STEEL FENCELOW STUCCO WALL W/ PRE-CAST CAP THEMATIC LOW WALL6'-HIGH WOOD FENCE 6'-HIGH CMU WALL RETAINING WALL PER C.E. PLANS
Exhibit C
Attachment 3
Attachment 3 Page 115 of 343
PROJECT:
ARCHITECT:DEVELOPER:LOCATION:ENGINEER:SHEET NAME:SHEET NUMBER:PROJECT NUMBER:
NO. DATE DESCRIPTION
REVISIONS
© 2017 GOUVIS ENGINEERING CONSULTING
GROUP INC. - ALL RIGHTS RESERVED
RESTRICTIVE NOTICE
66062
Creston Road II
Red Tail LandArchitects OrangeRolling HillsPaso Robles, CA DATE SIGNED: 8/22/22
THESE DESIGNS, DRAWINGS, AND
SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY
OF GOUVIS ENGINEERING CONSULTING
GROUP. THEY ARE THE SUBJECTOF COPYRIGHT
AND OTHER LEGAL PROTECTION. THEY MAY BE
USED ONLY BY THEIR INTENDED RECIPIENT AND
ONLY FOR THE PROJECT DEPICTED HEREIN. NO
PART OF THESE DRAWINGS ARE TO BE COPIED,
TRANSFERRED, REPRODUCED, NOR CAN THEY
BE USED, IN WHOLE OR IN PART, BY ANY OTHER
PERSON OR FOR ANY OTHER PROJECT OR
STRUCTURE, WITHOUT THE PRIOR EXPRESS
WRITTEN CONSENT OF GOUVIS ENGINEERING
CONSULTING GROUP
DRAFTER:
NOT FOR BID ORCONSTRUCTION
ISSUED DATE:XX/XX/XX E-1.0
SITE LIGHTING NOTES
SITE LIGHTING NOTES
GENERAL NOTES
PER SECTION 130.0 (C) ALL OUTDOOR LIGHTING SHALL BE HIGH EFFICACY
AND CONTROLLED BY MANUAL ON/OFF SWITCH AND ONE OF THE
CHOICES BELOW.
1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES
ASTRONOMICAL)
2. TIME CLOCK FOR SCHEDULING
3. MOTION SENSING CONTROLS FOR LIGHT LESS THAN OR EQUAL TO 24FIT
- CAPABLE OF REDUCING POWER BY 50% - 90%, AND SEPARATELY
TURNING OFF
- 15 MINUTES MAX OF VACANCY, MUST GO TO DIMMER OR OFF
STATE (HIGH / LOW)
- EXCEPTIONS: LUMINARIES LESS THAN OR EQUAL TO 40W;
BUILDING FACADE, ORNAMENTAL, OUTDOOR DINING, OUTDOOR
SALES FRONTAGE LIGHTING
EXCEPTIONS: PER SECTION 140.7 LIGHTING FOR PUBLIC STREET.
GENERAL NOTES - LIGHTING FIXTURE/SCHEDULE
1. ALL LIGHTING FIXTURES SHALL BE LABELED WITH THE APPROPRIATE UL LABEL (DAMP, WET, ETC) AS REQUIRED BY CODES AND LOCAL ORDINANCES.
2. SHOP DRAWING SUBMITTALS SHALL INCLUDE ALL FIXTURES, LAMPS, AND BALLAST INFORMATION. ANY SHOP DRAWINGS WHICH ARE SUBMITTED. WITHOUT ANY ONE OF THESE ITEMS WILL BE REJECTED AS INCOMPLETE AND WILL BE REQUIRED TO BE RESUBMITTED WITH THE REQUIRED INFORMATION.
3. ALL LIGHTING FIXTURE SPECIFIC INFORMATION (TYPE, CLAMP, BALLAST, COLOR, MOUNTING, ETC.) HAS BEEN SPECIFIED WITH THE CONSIDERATION OF SPECIFIC PERFORMANCE AND AESTHETIC REQUIREMENTS. ANY SUBSTITUTION OF THE
SPECIFIED FIXTURES IS SUBJECT TO THE ARCHITECT AND ENGINEER OF RECORD'S FINAL APPROVAL AND ARE SUBJECT TO THE FOLLOWING CRITERIA:
a. SUBMIT AN OPERABLE SAMPLE WITH THE SPECIFIED LAMP/BALLAST COMBINATION AND A 120V CORD AND PLUG. b. SITE LIGHTING FIXTURES - PROVIDE A COMPLETE PHOTOMETRIC REPORT WHICH INCLUDES THE FOLLOWING INFORMATION ON THE SITE PLAN, WHICH CLEARLY IDENTIFIES FOOT-CANDLE LEVELS. PLAN IS TO INCLUDE ALL INPUT DATA UTILIZED IN THE CALCULATION (LAMP/BALLAST TYPE, LAMP LUMENS, LIGHT LOSS FACTOR, ETC.). IN SITUATIONS
WHERE SUBSTITUTIONS AFFECT FIXTURES EQUIPPED WITH EMERGENCY BATTERY, PACKS, OR OTHER EMERGENCY SOURCES OF POWER, PROVIDE ADDITIONAL PHOTOMETRIC REPORT(S) WHICH CLEARLY IDENTIFY A MINIMUM 1.0
FOOT-CANDLES ALONG THE PATH(S) OF EGRESS - THIS REPORT SHALL ALSO INCLUDE ALL INPUT DATA UTILIZED IN
THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). SEE BELOW FOR PHOTOMETRIC PLAN GUIDELINES:
1) POINT BY POINT SPACING IS NOT TO EXCEED 10'-0" IN ANY DIRECTION. 2) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS
AND THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD.
3) ASSOCIATED REPORT TO INCLUDE AN ENERGY COST MODEL WHICH IDENTIFIES ADDITIONAL ENERGY OR ENERGY COSTS FOR A 10-YEAR PERIOD AS COMPARED TO THE SPECIFIED ITEM. ALL ADDITIONAL EXPENSES WILL BE SUBTRACTED FROM THE CONTRACT COST.
c. INTERIOR LIGHTING FIXTURES - SPECIFIC INTERIOR FIXTURES AS DETERMINED BY THE ENGINEER OF RECORD WILL REQUIRE SUPPLEMENTAL PHOTOMETRIC REPORTS CONFIRMING SUBSTITUTE FIXTURE LIGHT LEVELS EQUAL OR EXCEED DESIGNED LIGHT LEVELS IN SPACES IDENTIFIED. IF THE SUBSTITUTED FIXTURE IS AN EMERGENCY FIXTURE A PHOTOMETRIC REPORT SHALL BE SUBMITTED FOR ALL PATHS OF EGRESS WHICH CLEARLY IDENTIFIES 1.0 MINIMUM FOOT-CANDLES ALONG THE PATH. IN ADDITION, TEST SWITCH MOUNTING (INTEGRAL OR REMOTE) SHALL MATCH THE MOUNTING AS SPECIFIED ON THE DESIGN DOCUMENTS - CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED COVER PLATES, TRIMS, REFLECTORS, ETC NECESSARY FOR THE SPECIFIC TEST SWITCH MOUNTING. ALL REPORTS SHALL INCLUDE INPUT DATA UTILIZED IN THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). 1) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS AND
THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD.
d. MANUFACTURER'S CATALOG CUT SHEET WHICH INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING INFORMATION: 1) LAMP TYPES AND QUANTITIES; BALLAST OPTIONS; 3) VOLTAGES; 4) EPA RATING (WHERE APPLICABLE); 5) FIXTURE DIMENSIONS; 5) EMERGENCY BATTERY PACK AND TEST SWITCH OPTIONS (WHERE APPLICABLE); AND 6) FIXTURE FINISHES. e. FOR ALL SITE LIGHTING FIXTURES PROVIDE POLE SPECIFICATIONS WITH SUPPLEMENTAL DOCUMENTATION
IDENTIFYING POLE SIZE IS RATED ACCORDINGLY BASED ON FIXTURE(S) EPA AND A WIND RATING FOR THE PROJECT ZONE.
f. A SIGNED COPY OF THE "SUBSTITUTION COMPLIANCE FORM" LOCATED IN THE DIVISION 1 SPECIFICATION WHICH
STATES THAT IF THE PROPOSED SUBSTITUTION IS ACCEPTED, THEN THE PROJECT SCHEDULE WILL NOT BE NEGATIVELY AFFECTED. IF THE COMPLETION OF THE PROJECT IS DELAYED DUE TO THE PROPOSED SUBSTITUTION THEN THE ELECTRICAL CONTRACTOR WILL BE RESPONSIBLE FOR ANY AND ALL ESTABLISHED LIQUIDATED DAMAGES. g. CONTRACTOR TO PROVIDE ARCHITECT AND ENGINEER OF RECORD WITH ALL SUBSTITUTE INFORMATION REFERENCED ABOVE NO LATER THAN TWO WORKING WEEKS PRIOR TO THE BID DEADLINE.
4. CATALOG NUMBERS AS REFERENCED ON THE FIXTURE SCHEDULE PROVIDE GENERAL FIXTURE INFORMATION.
CONTRACTOR SHALL REVIEW LIGHTING PLANS AND SPECIFICATIONS TO VERIFY ALL FIXTURE ASSOCIATED DESIGN INFORMATION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY PARTS AND PIECES REQUIRED FOR A COMPLETE AND OPERATIONAL INSTALLATION. ANY DISCREPANCIES BETWEEN DESCRIPTIONS, SPECIFICATIONS, AND
CATALOG NUMBERS ARE TO BE PRESENTED TO THE ENGINEER OF RECORD PRIOR TO COMPLETION OF THE BID PROCESS FOR CLARIFICATION.
5. ALL COLOR SPECIFIC INFORMATION WHICH RELATES TO LIGHTING FIXTURES AND/OR THEIR RELATED PARTS ARE TO BE REVIEWED AND COMMENTED ON BY THE ARCHITECT. FIXTURES WHICH REQUIRE A CUSTOM COLOR WILL HAVE A CUSTOM COLOR PAINT WHICH WILL BE INCLUDED IN THE ARCHITECT'S SHOP DRAWING REVIEW COMMENTS.
6. ALL LIGHTING EQUIPMENT LOCATIONS ARE TO BE COORDINATED WITH THE ARCHITECTURAL REFLECTED CEILING PLAN PRIOR TO ORDERING AND INSTALLING.
7. ALL FIXTURES TO BE MOUNTED IN FIRE RATED CEILINGS ARE TO BE PROVIDED AND INSTALLED WITH AN APPROVED FIRE RATED ENCLOSURE.
8. ENSURE COMPATIBILITY OF ALL DIMMING SYSTEM AND INDIVIDUAL LIGHTING CONTROLS WITH LAMPS, BALLASTS, AND FIXTURES. ALL COMPONENTS ARE TO BE FACTORY CERTIFIED COMPATIBLE FOR A FULL RANGE OF DIMMING
9. LIGHTING FIXTURE CLEARANCES FROM COMBUSTIBLE MATERIALS ARE TO BE A MINIMUM OF 1/2" (OTHER THAN AT POINTS OF SUPPORT) AND 3" FROM INSULATION FOR NON-IC RATED RECESSED LIGHTING FIXTURES.
10. ALL LIGHTING FIXTURES TO BE MOUNTED IN A SUSPENDED CEILING ARE TO BE SUPPORTED BY T-BAR CLIPS AND (2)#12 SUPPORT WIRES ATTACHED TO THE BUILDING FRAME. IN ADDITION, LIGHTING FIXTURES ARE TO BE SECURED TO THE CEILING GRID WITH (4) SHEET METAL SCREWS ((1) AT EACH CORNER OF THE FIXTURE) - SCREWS SHALL BE NEITHER VISIBLE NOR IMPEDE THE INSTALLATION OF CEILING TILES.
11. ALL LIGHTING FIXTURES WHICH ARE TO BE MOUNTED IN FOOD SERVICE AREAS SHALL BE PROVIDED WITH THE FOLLOWING CHARACTERISTICS: DOOR TO FRAME GASKETS; LENS TO FRAME GASKETS; INVERTED LENS; AND A FOOD SERVICE RATING.
12. ALL FIXTURES, TRIMS, AND LAMPS SHALL BE CLEANED AND FREE FROM DIRT, DUST, LABEL/ADHESIVE, AND FINGER PRINTS.
13. FIXTURES REFERENCED ON THE PLANS TO BE WIRED IN TANDEM (MASTER/SATELLITE) ARE TO BE INSTALLED FOLLOWING THE GUIDELINES REFERENCED BELOW :
a. FIXTURES ARE TO BE PROVIDED WITH MULTIPLE BALLASTS AS REQUIRED. FIXTURES TO BE PROVIDED WITH FACTORY SPECIFIED AND INSTALLED WIRING HARNESS OF LENGTHS SPECIFIED ON THE PLANS. ALL AREAS WITH TANDEM
FIXTURES ARE TO BE PROVIDED WITH THE REQUIRED QUANTITY AND TYPE OF CONTROL DEVICES AS INDICATED ON PLANS.
b. 3-LAMP FIXTURES TO BE TANDEM WIRED WITH ELECTRONIC BALLAST CONFIGURATIONS AS FOLLOWS:
1) "M" REFERENCES A MASTER FIXTURE WHICH IS TO PROVIDED WITH (1) 4-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 2-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMPS - OF BOTH THE MASTER ("M") AND THE SATELLITE ("S") FIXTURES.
2) "S" REFERENCES A SATELLITE FIXTURE WHICH IS CONNECTED TO THE MASTER ("M") FIXTURE VIA FACTORY PROVIDED WIRING HARNESS OR WHIP.
3) "O" REFERENCES AN ODD FIXTURE WHICH IS TO BE PROVIDED WITH (1) 2-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 1-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMP. 4) FIXTURES DESIGNATED AS "EMERGENCY" ARE TO BE PROVIDED WITH THE APPROPRIATE EMERGENCY BATTERY
PACK (SEE EMERGENCY BATTERY PACK SPECS BELOW) AND ARE TO BE FED WITH SPECIFIED SWITCH LEGS, AS WELL AS A CONSTANT HOT CIRCUIT. EM BATTERY PACK IS TO BE MOUNTED IN THE MASTER FIXTURE. 5) CONTRACTOR IS RESPONSIBLE FOR PROVIDING THE APPROPRIATE LAMP AND BALLAST TYPE AND QUANTITY BASED ON THE FIXTURE SPECIFICATION AND SWITCHING CONFIGURATIONS.
14. EMERGENCY LIGHTING FIXTURES AND BATTERY PACKS ARE TO BE PROVIDED BASED ON FOLLOWING THE CRITERIA:
a. FIXTURES SPECIFIED WITH INTEGRAL EMERGENCY BATTERY PACKS ARE TO BE FED USING THE FOLLOWING GUIDELINES:
1a,1* - FOR EMERGENCY FIXTURES SPECIFIED WITH AN EMERGENCY BATTERY PACK REPRESENTS A FIXTURE WITH A NORMAL BALLAST TO BE CONNECTED TO SWITCH LEG "a" AND AN EMERGENCY BALLAST TO BE CONNECTED TO A CONSTANT HOT LEG "1" (CONSTANT HOT CIRCUITS ARE TO BE TAPPED AHEAD OF AN TIME CLOCK /PHOTO CELL CONTROLLED DEVICES). 1* - REPRESENTS ONE OF THE FOLLOWING FIXTURE TYPES WHICH ARE TO BE CONNECTED TO A CONSTANT HOT CIRCUIT "1": a) NORMAL FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY
TIME-CLOCK/PHOTO-CELL CONTROLLED DEVICES)
b. EMERGENCY BATTERY PACKS SHALL BE PROVIDED AND INSTALLED AS FOLLOWS:
LED LAMPS:BODINE #BSL23 OR #BSL722 OR EQUAL IF AVAILABLENOTE: ALL LED FIXTURES EQUIPPED WITH EMERGENCY BATTERY PACKS SHALL HAVE THE BATTERY PACKS FACTORY
INSTALLED AND TESTED AT THE FIXTURE MANUFACTURER'S FACILITY TO ENSURE UL LISTING OF THE FIXTURE IS MAINTAINED. FIELD INSTALLATION OF LED EMERGENCY BATTERY PACKS IS STRICTLY PROHIBITED. NOTIFY ENGINEER OFRECORD SHOULD SPECIFIED FIXTURE NOT HAVE ADEQUATE SPACE TO ACCOMMODATE THE EMERGENCY BATTERY PACK.
CONTRACTOR TO MODIFY BASE BID TO INCLUDE ALL NECESSARY EQUIPMENT FOR A COMPLETE AND OPERATIONAL,
ADEQUATELY SIZED MINIATURE INVERTER SYSTEM TO BE MOUNTED IN NEAREST ELECTRICAL ROOM IN THE EVENT THE BATTERY PACK CAN NOT BE INSTALLED IN THE FIXTURE.NOTE: ALL BATTERY PACKS ARE TO BE FACTORY INSTALLED IN FIXTURE ASSEMBLIES WHEN APPLICABLE. ELECTRICAL
CONTRACTOR IS RESPONSIBLE FOR CONTACTING FIXTURE MANUFACTURERS TO VERIFY SPECIFIED (OR APPROVED SUBSTITUTE) FIXTURE HAS ADEQUATE SPACE WITHIN THE FIXTURE TO MOUNT THE EMERGENCY BATTERY PACK. IF IT IS DETERMINED THE BATTERY PACK CANNOT BE MOUNTED IN THE FIXTURE THEN CONTRACTOR SHALL INCLUDE ALL COSTSREQUIRED FOR REMOTE MOUNTING THE EMERGENCY BATTERY PACK ABOVE NEAREST ACCESSIBLE CEILING. ENSUREDISTANCE FROM FIXTURE TO REMOTE BATTERY PACK LOCATION DOES NOT EXCEED THE MANUFACTURER'SRECOMMENDED DISTANCES. COORDINATE ALL ACCESS PANELS WITH ARCHITECT OF \ RECORD PRIOR TO INSTALL. c. ALL LIGHTING FIXTURES WITH EMERGENCY BATTERY PACKS ARE TO BE PROVIDED WITH INTEGRAL TEST SWITCHES AND CHARGE LIGHTS UNLESS OTHERWISE NOTED OR REQUIRED BY THE AUTHORITY HAVING JURISDICTION (AHJ). IN THE
EVENT INTEGRAL TEST SWITCHES ARE NOT ALLOWED NOTIFY ENGINEER OF RECORD PRIOR TO INSTALLATION OF REMOTE TEST SWITCHES. TEST SWITCHES TO BE INSTALLED IN FIXTURES WITH A MINIMUM OF 18" OF ADDITIONAL WIRING TO ALLOW FOR GENERAL FIXTURE MAINTENANCE.
15. INSTALL ALL EXIT SIGNS IN ACCORDANCE WITH THE LOCAL AHJ AND FIRE AUTHORITY. THE CONTRACTOR IS
RESPONSIBLE FOR PROVIDING ALL REQUIRED PARTS, PIECES, AND MOUNTING HARDWARE FOR EXIT SIGNS, AS WELL AS, ENSURING THE EXIT SIGNS ARE MOUNTED IN AN APPROVED VISIBLE LOCATION. VERIFY ALL REQUIRED CHEVRONS, MIRRORS, AND FACES AS REFERENCED ON THE ARCHITECTURAL REFLECTED CEILING PLAN. NOTIFY ARCHITECT AND ENGINEER OF
RECORD OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL AND ELECTRICAL DRAWINGS PRIOR TO ORDERING OF EQUIPMENT.
16. TRACK LIGHTING FIXTURE SPECIFICATIONS ARE TO BE COORDINATED, VERIFIED AND CONFIRMED WITH EQUIPMENT MANUFACTURER AND/OR DISTRIBUTOR PRIOR TO ORDERING AND INSTALLING CONTRACTOR IS RESPONSIBLE FORPROVIDING ALL NECESSARY PARTS AND PIECES FOR A COMPLETE, FUNCTIONAL AND OPERATIONAL INSTALLATION. TRACKLENGTHS ARE AS SPECIFIED ON THE FIXTURE SCHEDULE.
17. CONTRACTOR SHALL INSTALL ALL LIGHTING FIXTURES PER LOCAL AND NATIONAL BUILDING, ELECTRICAL AND SEISMIC CODES. CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED MOUNTING HARDWARE AND BRACING MATERIALS FOR COMPLETE AND CODE COMPLIANT INSTALLATION. COORDINATE REQUIREMENTS WITH AUTHORITY HAVING JURISDICTION PRIOR TO INSTALLATION.
18. CONTRACTOR SHALL COORDINATE ALL LIGHTING FIXTURE LOCATIONS AND QUANTITIES WITH THE ARCHITECTURAL REFLECTED CEILING PLANS. IN ADDITION, CONTRACTOR SHALL ALSO COORDINATE ANY FIXTURE SPECIFIC DIMENSIONS WITH ARCHITECTURAL RCP. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES PRIOR TO FINALIZING FIXTURE ORDER WITH THE DISTRIBUTOR.
19. CONTRACTOR TO INCLUDE IN BASE BID A MINIMUM OF 2-HOURS FOR A ONE TIME AIMING AND ADJUSTMENT TIME OF ALL MULTI-HEAD AND DIRECTIONAL FIXTURE ASSEMBLIES. AIMING AND ADJUSTMENT TO BE SCHEDULED FOR AT NIGHT ANDAFTER HOURS WITH THE ARCHITECT, ENGINEER, AND OWNER PRESENT. CONTRACTOR IS RESPONSIBLE FOR SCHEDULING ANAPPROPRIATE TIME PRIOR TO ORDERING THE FINAL PUNCH WALK FOR THE PROJECT.
20. SUPPLEMENTARY OVERCURRENT PROTECTION PANEL FOR TRACK LIGHTING SYSTEMS TO BE PROMINENTLY LABELED AS FOLLOWS:
NOTICE: THIS PANEL FOR TRACK LIGHTING ENERGY CODE COMPLIANCE ONLY. THE OVERCURRENT PROTECTION DEVICES IN THIS PANEL SHALL ONLY BE REPLACED WITH THE SAME OR LOWER AMPERAGE. NO OTHER OVERCURRENT PROTECTIVE DEVICE SHALL BE ADDED TO THIS PANEL. ADDING TO, OR REPLACEMENT OF EXISTING OVERCURRENT PROTECTIVE DEVICE(S)
WITH HIGHER CONTINUOUS AMPERE RATING, WILL VOID THE PANEL LISTING AND REQUIRE RESUBMITTAL AND RE-CERTIFICATION OF CALIFORNIA TITLE 24, PART 6 COMPLIANCE DOCUMENTATION.
LIGHTING CONTROL SYSTEM REQUIREMENTS
1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FURNISHING OF ALL MATERIAL, LABOR, EQUIPMENT, AND SERVICES, IN CONNECTION WITH THE INSTALLATION OF A COMPLETE LIGHTING CONTROL SYSTEM AND CODE COMPLIANTINSTALLATION.
2. IT IS THE INTENT OF THE CONTRACT DOCUMENTS, WHICH ARE PRESENTED IN A DIAGRAMMATIC FORMAT, TO PROVIDE
CONTRACTOR INFORMATION THAT SUPPLEMENTS AND ENHANCES THE GENERALLY ACCEPTED CONSTRUCTION MEANS,
METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES EMPLOYED IN CONNECTION WITH INSTALLATION OF THIS TYPE OF PRODUCT / SYSTEM.
3. THE CONTRACTOR SHALL ALSO INCORPORATE THE REQUIREMENTS OF THE MANUFACTURER'S INSTALLATION INSTRUCTIONS / WARRANTY REQUIREMENTS AS PART OF THE REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS. IN
THE EVENT OF A CONFLICT BETWEEN THE CONTRACT DOCUMENT REQUIREMENTS AND THE MANUFACTURERS
INSTALLATION REQUIREMENTS, THE MORE STRINGENT REQUIREMENTS SHALL APPLY - UNLESS THE MORE STRINGENT
REQUIREMENT VOIDS APPLICABLE WARRANTIES OR VIOLATES THE REQUIREMENTS OF THE LOCAL AUTHORITY HAVING JURISDICTION. ANY SUCH CONFLICT SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE ENGINEER IN WRITING THROUGH THE FORMAL RFI PROCESS.
4. REFER TO THE ASSOCIATED SCHEDULES, SCHEMATICS, DRAWINGS, AND SPECIFICATIONS FOR DETAILED INFORMATION / REQUIREMENTS ON THIS PRODUCT / SYSTEM.
5. THE LIGHTING CONTROL PANEL (LCP) SYSTEM SHALL BE LEVITON.
6. LIGHTING CONTROL SYSTEM MUST INTEGRATE WITH DISTRICT APPROVED ENERGY MANAGEMENT SYSTEM.
ELECTRICAL SHEET INDEX
NO. SHEET DESCRIPTION
1 E-1.0 SITE LIGHTING NOTES & SHEET INDEX
2 E-1.1 SITE LIGHTING PLAN
3 E-1.2 PHOTOMETRIC SITE PLAN
4 E-1.3 LIGHTING SPECIFICATIONS
Exhibit C
Attachment 3
Attachment 3 Page 116 of 343
PER SECTION 130.2(C),ALL OUTDOOR LIGHTING SHALL BE CONTROLLED BY:
1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES
ASTRONOMICAL)
2. TIME CLOCK
3. MOTION SENSOR FOR POLE LIGHT <= 24' AND LUMINAIRES MORE THAN 40W.
KEYED NOTES
1 SURFACE LIGHT IN CARPORT
LIGHTING LUMINAIRE SCHEDULE
MARK VOLT MOUNT DESCRIPTION MANUFACTURER MODEL NUMBER LAMPS NOTES INPUT WATTS LEGEND NOTES: VERIFY WITH OWNER OR ARCHITECT BEFORE
PURCHASING THE LIGHTING FIXTURES.
120 LED 85.7W
HEIGHT:15'-0"
OR APPROVED
EQUAL
SB POLE RAD1-LED-P4-40K-ASY-HS
120 LED 11.2W
HEIGHT: 8'-0"
OR APPROVED
EQUAL
SA WALL
120 LED 18.6W
HEIGHT: 3'-6"
OR APPROVED
EQUAL
SC BOLLARD BOLLARD LED LIGHT RADB-LED-P4-30K-SYM-DNAXD
SINGLE HEAD LED POLE LIGHT W/ HOUSESHIELD & MOTION SENSOR BUILDING MOUNTED SCONCE WDGE2-LED-P1-30K-80CRI-T4M
SD 120 CARPORT LED 30W
HEIGHT: 8'-0"
OR APPROVED
EQUAL
BS100-LED-4HT-VLO-WT-40-120-277V-FL-S
BEGHELLI LIGHTING
SE 120 LED 85.7W
HEIGHT:12'-0"
OR APPROVED
EQUAL
POST LED POST LIGHT W/ MOTION SENSOR RADPT-P4-40K-SYM
LITHONIA LIGHTINGLITHONIA LIGHTINGLITHONIA LIGHTINGLITHONIA LIGHTING SD
TYP.
SA
TYP.
SB
TYP.
SB
TYP.
SC
TYP.
HOUSE PANEL
BLDG 3
1 BLDG 7
BLDG 6
BLDG 5
BLDG 4
BLDG 3
BLDG 2
BLDG 1
LEASING/CLUB
HOUSE
HOUSE PANEL
BLDG 4
1 HOUSE PANEL
BLDG 2
1 HOUSE PANEL
BLDG 1
1 HOUSE PANEL
BLDG CH
1 HOUSE PANEL
BLDG 6
1 HOUSE PANEL
BLDG 7
1 HOUSE PANEL
BLDG 5
1 HOUSE PANEL
BLDG 5
HOUSE PANEL
BLDG 4
HOUSE PANEL
BLDG 3
HOUSE PANEL
BLDG 2
HOUSE PANEL
BLDG 1
HOUSE PANEL
BLDG 6
HOUSE PANEL
BLDG CH
SB
TYP.
HOUSE PANEL
BLDG 7
J
J
J
J
SE
TYP.
1 1
1 1
1 1
1 PROJECT:ARCHITECT:DEVELOPER:LOCATION:ENGINEER:SHEET NAME:SHEET NUMBER:PROJECT NUMBER:
NO. DATE DESCRIPTION
REVISIONS
© 2017 GOUVIS ENGINEERING CONSULTING
GROUP INC. - ALL RIGHTS RESERVED
RESTRICTIVE NOTICE
66062
Creston Road II
Red Tail LandArchitects OrangeRolling HillsPaso Robles, CA DATE SIGNED: 8/22/22
THESE DESIGNS, DRAWINGS, AND
SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY
OF GOUVIS ENGINEERING CONSULTING
GROUP. THEY ARE THE SUBJECTOF COPYRIGHT
AND OTHER LEGAL PROTECTION. THEY MAY BE
USED ONLY BY THEIR INTENDED RECIPIENT AND
ONLY FOR THE PROJECT DEPICTED HEREIN. NO
PART OF THESE DRAWINGS ARE TO BE COPIED,
TRANSFERRED, REPRODUCED, NOR CAN THEY
BE USED, IN WHOLE OR IN PART, BY ANY OTHER
PERSON OR FOR ANY OTHER PROJECT OR
STRUCTURE, WITHOUT THE PRIOR EXPRESS
WRITTEN CONSENT OF GOUVIS ENGINEERING
CONSULTING GROUP
DRAFTER:
NOT FOR BID ORCONSTRUCTION
ISSUED DATE:XX/XX/XX E-1.1
SITE LIGHTING PLAN
CALGREEN MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE(BUG) RATINGS (SEE NOTE A) RATING
DESCRIPTIONS
FIXTURE LOCATION
(MULTIPLES OF HEIGHT FROM PROPERTY LINE) LZ1 LZ2 LZ3 LZ4
NO LIMIT NO LIMIT NO LIMIT NO LIMIT
LIGHTING ZONE
B2B1B0B0
B3B2B1B0
B4B3B2B1
B4B3B3B2
BLACKLIGHT RATING >2 (SITE FIXTURES)
>1 BUT <=2 (SITE FIXTURES)
>=0.5 BUT <=1 (SITE FIXTURES)
>=0.5 STREET ADJACENT (SITE FIXTURES) (SEE NOTE B)
<0.5 (SITE FIXTURES)
U1 U2 U3 U4
UPLIGHTING RATING FOR AREA LIGHTING (SEE NOTE D)
FOR OTHER OUTDOOR LIGHTING, INCLUDING DECORATIVE
U0 U0 U0 U0
GLARE RATING >2 (BUILDING MOUNTED) (SEE NOTE C) G1 G2 G3 G4 >1 BUT <=2 (BUILDING MOUNTED) (SEE NOTE C)
>=0.5 BUT <=1 (BUILDING MOUNTED) (SEE NOTE C)
<0.5 (BUILDING MOUNTED) (SEE NOTE C)
G0 G1 G1 G2G0 G0 G1 G1G0 G0 G0 G1
NOTE A: IESNA LIGHTING ZONES LZO AND LZ5 ARE NOT APPLICABLE.NOTE B: CENTERLINE OF PUBLIC ROADWAY / TRANSIT LINE IS ACCEPTABLE.NOTE C: BUILDING MOUNTED LUMINAIRES THAT CANNOT BE MOUNTED WITH THEIR BACKLIGHT TO THE PROPERTY LINE SHALL MEET THE ALLOWED GLARE RATING FOR ALL LUMINAIRES. LIGHT FROM A BUILDING MOUNTED LUMINAIRE SHALL NOT EXCEED THE BACKLIGHT RATING IN THE DIRECTION OF THE PROPERTY LINE.
NOTE D: GENERAL LIGHTING LUMINAIRES IN AREAS SUCH AS OUTDOOR PARKING, SALES OR STORAGE LOTS SHALL MEET THESE REDUCED RATINGS. DECORATIVE LUMINAIRES LOCATED IN THESE AREAS SHALL MEET U-VALUELIMITS FOR "ALL OTHER OUTDOOR LIGHTING DISTANCE 30'-0"
HEIGHT 16'-0"
RATIO
ALLOWED
PROPOSED
30:14
N/A U0 G3
B0 U0 G1
B UG
THIS ROW INDICATES THE FIXTURES DISTANCETO PROPERTTY LINE.THIS ROW INDICATES THE FIXTURES MOUNTING HEIGHT.
THIS ROW INDICATES THE
DISTANCE-TO-HEIGHT RATIO.
THIS ROW IS THE CALGREEN ALLOWED BUG
RATING FOR THE DISTANCE-TO-HEIGHT RATIO.
SEE THE "CALGREEN ALLOWABLE BACKLIGHT,
UPLIGHT AND GLARE (BUG) RATING" TABLE ON
THIS SHEET FOR MORE INFORMATION.THIS ROW IS THE PROPOSED BUG RATING FORTHE FIXTURE AT THIS LOCATION.
NORTH
SITE LIGHTING PLAN
0 1/40" = 1'-0"
20' 120' 40' 80'
Please confirm thelocation of wallmount lights at 8'height.
Please confirm ifthese type of lightfixture is acceptable.
OU
B
HO
Exhibit C
Attachment 3
Attachment 3 Page 117 of 343
RESULTS GENERATED BY THIS TOOL ARE PROVIDED FOR INFORMATIONAL PURPOSES ONLY, WITHOUT ANY WARRANTY AS TO ACCURACY,
COMPLETENESS, RELIABILITY OR OTHERWISE, THE CALCULATED RESULTS MAY BE DEPENDENT ON USER PROVIDED DATA OR DATA PROVIDED FROM PUBLICLY AVAILABLE SOURCES AND DO NOT TAKE INTO ACCOUNT ALL FACTORS AND CIRCUMSTANCES. PHOTOMETRIC VALUES HAVE BEEN
CALCULATED USING METHODS RECOMMENDED BY THE ILLUMINATING ENGINEERING SOCIETY OF NORTH AMERICA (IESNA) AND/OR STANDARD INDUSTRY PRACTICE. PHOTOMETRIC CALCULATIONS PERFORMED USING THIS TOOL ARE BASED ON PHOTOMETRIC DATA PROVIDED BY THE
MANUFACTURER, AND THE ACCURACY OF THE CALCULATED PHOTOMETRIC PERFORMANCE IS DEPENDENT ON THE ACCURACY OF THE DATA PROVIDED, END-USER ENVIRONMENT AND APPLICATION (INCLUDING, BUT NOT LIMITED TO, VOLTAGE VARIATION AND DIRT ACCUMULATION) CAN CAUSE ACTUALPHOTOMETRIC PERFORMANCE TO DIFFER FROM THE PERFORMANCE CALCULATED USING THE DATA PROVIDED BY THE MANUFACTURER.
PHOTOMETRIC PLAN DISCLAIMER
SD
MH: 8 SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SB
MH: 15
SB
MH: 15
SB
MH: 15
SC
MH: 3.5
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8 SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8 SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
SA MH: 8
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SB
MH: 15
SA
MH: 8
SA
MH: 8
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SC
MH: 3.5
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SD
MH: 8
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SC
MH: 3.5
SB
MH: 15
SC
MH: 3.5
SC
MH: 3.5
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8 SA
MH: 8
SA
MH: 8 SA
MH: 8 SA
MH: 8 SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8 SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
SA MH: 8
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SB
MH: 15
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SA
MH: 8
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SB
MH: 15
SE
MH: 12
SE
MH: 12
SE
MH: 12
1.4 10.8 3.8
1.4 1.1
0.9 1.43.3
11.31.3 1.2
9.5 4.2
1.4 1.21.0 1.4
4.1 9.8
1.5 1.2 1.3
7.2 6.4
1.7 2.7
1.7 1.5
6.6 7.1
2.8 1.9
3.6 1.0 1.4 11.0 2.1
1.3 10.6
1.3 0.9 3.5
1.9 2.0 16.9 1.4
1.5 13.1 1.6
2.7 2.2
2.4 14.9 1.0
1.6 16.4 2.1
2.1 1.3
1.9 16.4
1.7 1.8
16.2 2.0
1.1 0.3 0.4
1.0 1.3
2.6 3.4
3.3 5.6 2.4
3.6 1.8
1.2 0.9 0.5
0.4 0.4 0.3
1.8 0.9 0.6 0.4 0.3 0.4
1.8 1.7 1.5 1.4 1.2 0.7 0.3
1.3 1.8 1.4 1.1 1.0 1.0 1.6 1.5
2.0 1.7 1.8 1.6 1.3 0.8 0.3 0.3
1.1 1.7 1.6 1.7 1.7 1.8 1.7 0.6
0.2 0.3 0.7 1.1 1.2 1.4 1.8 1.90.2 0.5 1.2 2.00.3 0.8 2.0 4.5 3.20.4 0.9 2.1 5.0
1.5 2.5 2.11.1 1.0 0.7 0.3
0.7 0.5 0.3 0.20.7 0.4 0.3 0.2
1.9 0.5 0.6
0.9 0.8 1.5
0.4 0.5 1.1 2.8 4.9
0.6 1.2 2.9 5.6
1.0 1.7 2.7
0.9 0.9 1.00.7 0.6 1.7 1.7 1.90.8 0.7 0.8 0.9 1.2 1.7 1.6 1.5 1.4 1.4 1.4 1.6
1.7 1.2 1.9 2.0 1.4 1.0 1.0 0.9 0.7 0.9 1.7 1.71.3 2.2 4.4 4.7 2.3 0.9
0.5 0.8 2.0 4.3 0.60.3 0.5 0.9 1.5 1.5
0.8 1.2
1.5 1.7
3.1 3.4
4.8 5.7 2.7
0.2 0.6
0.70.4 1.3
0.9 1.7
0.5 0.5 1.3
2.1 1.6 1.0 0.4 0.3 0.8 1.6
1.4 1.6 1.5 1.2 1.0 0.5 0.4 1.0 1.4
1.6 1.3 1.0 0.8 0.8 1.0 1.2 0.6 0.3 0.6 0.7 1.2 1.3
1.9 1.8 1.6 1.3 0.8 0.5 0.4 0.5 1.9 3.2 2.7 0.9 1.5 1.0 3.5 5.9 3.4 1.2
0.7 1.2 1.5 1.1 0.7 0.4 0.3 0.3 0.5 0.9 1.1 1.6 2.5 3.1 2.00.5 1.1 2.5 2.0 0.8 1.4 1.6 0.5 0.7 1.0 1.1
5.0 4.0 1.6 0.3 0.4 1.3 1.7 0.5 0.9 1.8 1.2 0.7 0.4
4.3 4.0 1.6 0.6 0.3 0.3 0.4 0.6 0.7 0.5 0.3 0.2 0.2 0.3 0.2 0.4 1.1 2.7 4.0 2.6 0.8
1.6 1.9 1.0 0.5 0.3 0.2 0.3 0.4 0.5 0.6 0.5 0.4 0.3 0.2 0.2 0.2 1.7 4.1 5.7
0.5 0.8 0.6 0.4 0.3 0.2 0.8 1.2 1.2 0.8 0.4 0.2 0.2 0.3 0.5 1.1 2.1
0.2 0.3 0.3 0.3 0.3
0.5 0.8 0.8
0.4 0.8 2.0 2.80.5 1.0 2.8 5.8
0.9 2.0 3.9 3.10.6 1.0 1.5 1.3 0.6
0.4 0.6 0.5 0.3
0.3 0.3 0.2 0.2
0.3 0.5
0.3 0.5 1.1 2.1
1.8 0.8 0.4 0.6 1.6 4.1 4.8
1.7 1.2 0.6 0.4 3.4 4.8
1.5 0.9 0.5 2.0 1.1
0.7 0.3 0.2 0.3 0.7 0.50.3 0.3 0.4 0.3 0.3 0.20.7 1.1 0.3 0.3 0.2 0.2
0.4 0.5 0.3
0.5 1.2 0.7 0.3
1.9 3.0 2.0 1.0 0.7 1.1 2.0 3.3 3.2 1.4
5.8 3.3 1.5 1.2 2.2 3.2 5.8 4.4
3.2 1.9
1.6 1.4 2.0
1.8 1.4 0.8 0.6
2.0 1.8 1.1 0.6 0.4 0.4
2.0 1.5 0.8 0.4 0.4 0.7 1.2
1.9 1.7 1.2 0.7 0.3 0.5 1.2 2.9 3.8
5.4 4.5 2.0 1.4 1.1 2.2 0.3 0.5 3.3 5.8
2.9 1.6 1.3 0.2 0.4 0.9 1.9 3.0 2.1
1.0 1.1 0.2 0.3 0.3 0.5 0.8 1.0 0.8
0.5 0.7 0.3 0.3 0.3 0.4 0.4 0.3
1.0 0.7 0.6 0.4 0.3 0.2
1.1 1.2 1.6 0.8 0.3
1.5 0.6 1.0 2.4 4.2 3.3
0.3 0.5 1.2 3.2 5.70.2 0.3 0.8 1.7
0.2 1.5
0.6 0.5 0.50.2 0.4 0.8
0.4 1.5 3.0
1.8 1.3
0.40.4 2.7
1.7 1.2
0.4 0.6
1.4 1.6
0.9 0.2
3.0 0.4
1.8 0.7
2.7 0.4
3.1 0.5
0.3 0.3 0.5 1.1 2.2 2.6
1.0 0.4
0.2 0.2
0.7 1.3
2.0 1.2
0.6 2.6
2.8 0.9
2.0 0.9
2.3 0.8
2.1 0.2
0.2 0.2
0.5 1.5
1.1 1.9
1.2 1.9
0.4 1.1
1.1 0.9
0.9 0.8
1.3 1.4
1.3 0.7
0.3 0.2
0.2 0.3
0.7 1.1
1.6 2.0
1.3 0.5
0.6 1.5
0.2 0.4
0.7 0.6
0.4 0.5
0.5 1.7
4.2 4.9
2.4 2.1
1.9 1.4
1.3 1.8
2.1 2.3
2.4 1.4
0.6 0.4
1.7 0.4
0.5 0.7
0.8 0.6
0.4 0.2
3.4 0.4
0.7 1.6
1.6 0.7
0.3 0.9
1.6 1.4
0.5 1.4 0.5 1.4
0.7 0.2
0.2 0.2
1.0 1.4 1.2
0.7 0.8
0.6 0.7
1.6 1.7
0.8 0.4
0.9 1.7
1.5 0.7
0.5 2.7
1.5 0.3
0.6 1.4
0.4 0.9
0.7 0.8
0.2 0.3
0.7 0.7 0.9 1.4 1.9 1.4 0.5 0.5 1.3
2.6 7.5 1.3
2.2 6.1 1.0
0.8 1.4
1.4 2.7
2.2 2.6 2.4 2.0 1.7 1.3 1.6 3.8 5.92.4 3.0 2.5 1.7 1.4 0.9 1.2 2.7 3.9
3.4 4.1 0.7 1.2
2.5 2.7
0.9 1.1 0.9 0.9 0.7 0.6 0.8 1.8 3.1 3.0 1.6 0.7 0.3
5.3 2.4 0.9
1.4 1.2
1.6 1.4 0.8 0.5
1.6 1.2 0.6 0.3 0.3
1.9 1.7 1.0 0.6 0.4 0.9
0.8 1.7 1.1 0.5 0.4 1.0
0.2 0.2 0.40.2 0.3 0.7
1.9 0.4 0.7
1.1 0.5
0.2 0.40.2
1.6 2.1 3.31.1 1.8 3.0 4.4 4.3 3.0 3.8 4.2 4.4
1.5 1.9 2.0 2.3 2.2 2.0 2.3 2.9 2.5 1.6
3.7 3.7 2.4 1.6 1.7 2.0 2.0 1.8 1.3
3.0 1.7 2.6 4.1 4.1
2.1 1.6 3.2
1.2 1.3 2.4
0.8 2.2
4.7 3.6
3.3 2.2
0.8 2.21.8
1.1 0.3
0.4 0.8
0.5 1.2
2.2 2.2 1.9 2.4 1.5
1.0 2.2 4.4
5.3 2.6
0.9 0.4
0.3 0.9
1.0 1.3
2.1 2.0
1.2 1.0
2.3 4.8
5.7 4.6
2.9 2.0
0.9 0.6
0.4 0.3
0.3 0.8
1.8 1.1
1.3 1.8 1.2
0.5 1.2
0.2 0.3
1.2 0.2
0.3 SC
MH: 3.5
SE
MH: 12
SA
MH: 8
SC
MH: 3.5
SC
MH: 3.5
Luminaire Schedule
Symbol Qty Label Arrangement Description Tag LLF Luminaire Lumens
Luminaire
Watts
91 SA Single WDGE2 LED P1 30K 80CRI T4M LED Wall Light 0.700 1179 11.2 19 SB Single RAD1 LED P4 40K ASY HS LED Pole Light Single Head 0.700 10451 85.716 SC Single RADB LED P4 30K SYM DNAXD LED Bollard Light 0.700 1534 18.615 SD Single BS100-LED-4HT-VLO-WT-40120-277V-FL_S LED Carport Light 0.700 4070 30 4 SE Single RADPT_P4_40K_SYM LED Post Top Light 0.700 11605 85.7 Calculation Summary
Label CalcType Avg Max Min Avg/Min Max/Min
Carport 1 Illuminance 3.67 11.3 0.9 4.08 12.56Carport 2 Illuminance 3.53 9.8 1.0 3.53 9.80Carport 3 Illuminance 3.42 7.2 1.2 2.85 6.00Carport 4 Illuminance 3.60 7.1 1.5 2.40 4.73Carport 5 Illuminance 3.67 11.0 0.9 4.08 12.22Carport 6 Illuminance 3.45 7.5 1.0 3.45 7.50Carport 7 Illuminance 5.14 16.9 1.4 3.67 12.07Carport 8 Illuminance 5.34 16.4 1.0 5.34 16.40Carport 9 Illuminance 5.30 16.4 1.1 4.82 14.91 Driveway 1 Illuminance 1.60 5.9 0.2 8.00 29.50Driveway 2 Illuminance 1.27 5.9 0.2 6.35 29.50Park Area Illuminance 1.02 3.0 0.2 5.10 15.00Park Area 2 Illuminance 0.56 1.9 0.2 2.80 9.50Park Area 3 Illuminance 0.56 1.3 0.2 2.80 6.50Pool Area Illuminance 2.52 4.4 1.1 2.29 4.00 Walkway 1 Illuminance 1.37 3.1 0.2 6.85 15.50Walkway 10 Illuminance 0.88 2.6 0.2 4.40 13.00Walkway 11 Illuminance 1.16 2.0 0.6 1.93 3.33Walkway 12 Illuminance 2.60 2.6 2.6 1.00 1.00Walkway 13 Illuminance 2.80 2.8 2.8 1.00 1.00Walkway 14 Illuminance 1.45 2.0 0.9 1.61 2.22Walkway 15 Illuminance 1.50 2.2 0.8 1.88 2.75Walkway 16 Illuminance 1.60 2.3 0.9 1.78 2.56Walkway 17 Illuminance 1.45 2.1 0.8 1.81 2.63Walkway 18 Illuminance 0.52 1.5 0.2 2.60 7.50Walkway 19 Illuminance 3.45 4.7 2.2 1.57 2.14Walkway 2 Illuminance 1.50 1.9 1.1 1.36 1.73Walkway 20 Illuminance 1.55 1.9 1.2 1.29 1.58Walkway 21 Illuminance 0.88 1.1 0.4 2.20 2.75Walkway 22 Illuminance 0.90 0.9 0.9 1.00 1.00Walkway 23 Illuminance 1.50 2.2 0.8 1.88 2.75Walkway 3 Illuminance 0.84 2.0 0.2 4.20 10.00Walkway 4 Illuminance 1.87 5.7 0.3 6.23 19.00Walkway 5 Illuminance 1.47 2.4 0.4 3.68 6.00Walkway 6 Illuminance 0.91 3.4 0.2 4.55 17.00Walkway 7 Illuminance 1.03 2.7 0.3 3.43 9.00Walkway 8 Illuminance 0.88 1.9 0.2 4.40 9.50Walkway 9 Illuminance 0.57 1.2 0.2 2.85 6.00 PROJECT:ARCHITECT:DEVELOPER:LOCATION:ENGINEER:SHEET NAME:SHEET NUMBER:PROJECT NUMBER:
NO. DATE DESCRIPTION
REVISIONS
© 2017 GOUVIS ENGINEERING CONSULTING
GROUP INC. - ALL RIGHTS RESERVED
RESTRICTIVE NOTICE
66062
Creston Road II
Red Tail LandArchitects OrangeRolling HillsPaso Robles, CA DATE SIGNED: 8/22/22
THESE DESIGNS, DRAWINGS, AND
SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY
OF GOUVIS ENGINEERING CONSULTING
GROUP. THEY ARE THE SUBJECTOF COPYRIGHT
AND OTHER LEGAL PROTECTION. THEY MAY BE
USED ONLY BY THEIR INTENDED RECIPIENT AND
ONLY FOR THE PROJECT DEPICTED HEREIN. NO
PART OF THESE DRAWINGS ARE TO BE COPIED,
TRANSFERRED, REPRODUCED, NOR CAN THEY
BE USED, IN WHOLE OR IN PART, BY ANY OTHER
PERSON OR FOR ANY OTHER PROJECT OR
STRUCTURE, WITHOUT THE PRIOR EXPRESS
WRITTEN CONSENT OF GOUVIS ENGINEERING
CONSULTING GROUP
DRAFTER:
NOT FOR BID ORCONSTRUCTION
ISSUED DATE:XX/XX/XX E-1.2
PHOTOMETRIC SITE PLAN
PHOTOMETRIC SITE PLAN
NORTH
0 1/40" = 1'-0"
20' 120' 40' 80'
Exhibit C
Attachment 3
Attachment 3 Page 118 of 343
PROJECT:
ARCHITECT:DEVELOPER:LOCATION:ENGINEER:SHEET NAME:SHEET NUMBER:PROJECT NUMBER:
NO. DATE DESCRIPTION
REVISIONS
© 2017 GOUVIS ENGINEERING CONSULTING
GROUP INC. - ALL RIGHTS RESERVED
RESTRICTIVE NOTICE
66062
Creston Road II
Red Tail LandArchitects OrangeRolling HillsPaso Robles, CA DATE SIGNED: 8/22/22
THESE DESIGNS, DRAWINGS, AND
SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY
OF GOUVIS ENGINEERING CONSULTING
GROUP. THEY ARE THE SUBJECTOF COPYRIGHT
AND OTHER LEGAL PROTECTION. THEY MAY BE
USED ONLY BY THEIR INTENDED RECIPIENT AND
ONLY FOR THE PROJECT DEPICTED HEREIN. NO
PART OF THESE DRAWINGS ARE TO BE COPIED,
TRANSFERRED, REPRODUCED, NOR CAN THEY
BE USED, IN WHOLE OR IN PART, BY ANY OTHER
PERSON OR FOR ANY OTHER PROJECT OR
STRUCTURE, WITHOUT THE PRIOR EXPRESS
WRITTEN CONSENT OF GOUVIS ENGINEERING
CONSULTING GROUP
DRAFTER:
NOT FOR BID ORCONSTRUCTION
ISSUED DATE:XX/XX/XX E-1.3
LIGHTING SPECIFICATIONS
LIGHTING SPECIFICATIONS
Exhibit C
Attachment 3
Attachment 3 Page 119 of 343
Rolling Hills Multifamily
Transportation Impact Study
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
February 2023
Prepared For: City of Paso Robles
Attachment 4
Central Coast Transportation Consulting February 2023
Rolling Hills Multifamily 2
Transportation Impact Study
Executive Summary
This study evaluates the potential transportation impacts of the Rolling Hills residential project located on Creston Road in the City of Paso Robles. The project includes 135 multi-family housing units estimated to generate 941 trips per weekday, including 65 trips during the AM peak hour and 79 trips during the PM peak hour. An alternative project description includes 64 single family housing units. The single-family alternative would generate less vehicle trips than the multi-family alternative.
The multi-family project is consistent with the City’s General Plan and would have a less-than-significant impact to vehicle miles traveled (VMT).
With construction of a single lane roundabout at Creston Road/Rolling Hills Road (#2) all study locations would operate acceptably under Existing Plus Project Conditions. Under Cumulative Conditions, the intersection would operate acceptably; however, westbound queues are expected to reach the Creston Road/Melody Drive (#3) intersection during peak periods. However, no additional lanes are recommended as the entire corridor experiences congestion during the school drop off and pick up and congestion is minimal during off peak times.
We recommend the Creston Road driveway be limited to left-in, right-in, right-out only. We also recommend a small median in the two-way left turn lane to allow left turns into the site and the driveway across Creston Road but restrict outbound left turns on to Creston Road.
We also recommend the project construct the following improvements consistent with the Creston Road Complete and Sustainable Streets Study:
• Extend curb, gutter, and sidewalk improvements on the north side of Creston Road from project frontage to Orchard Drive.
• Install curb ramps and bulbouts on the north and south side of Creston Road at the existing Orchard Drive crosswalk.
• Replace existing school crossing signage at Orchard Drive with CAMUTCD compliant signage.
Replace overhead sign with S1-1 sign, replace pole mounted sign with SW24-2(CA) sign, and install SW-24-3 (CA) sign in advance of the crosswalk.
• Replace existing overhead flashing beacons with overhead and pole mounted rectangular rapid flashing beacons (RRFB).
The City’s Pedestrian and Bicycle Master Plan includes buffered Class II bike lanes on Creston Road and Class II bike lanes on Rolling Hills Road adjacent to the project site. We recommend the project frontage improvements incorporate the width to accommodate the future Class II facilities.
Attachment 6
Central Coast Transportation Consulting February 2023
Rolling Hills Multifamily 3
Transportation Impact Study
Contents
1.0 Introduction.................................................................................................................................................. 4
2.0 CEQA Transportation Analysis ................................................................................................................ 6
3.0 Local Transportation Analysis................................................................................................................... 9
4.0 References...................................................................................................................................................17 Table 1: City of Paso Robles Mobility Deficiency Criteria........................................................................................... 9 Table 2: Project Trip Generation ...................................................................................................................................11 Table 3: Existing Weekday Plus Project Intersection Levels of Service ..................................................................14 Table 4: Existing Weekday Plus Project Intersection Queues...................................................................................15 Figure 1: Site Plan ............................................................................................................................................................... 5 Figure 2: Existing Volumes and Lane Configurations................................................................................................10 Figure 3: Project Trip Distribution and Assignment ..................................................................................................12 Figure 4: Existing Plus Project Volumes.......................................................................................................................13 Appendix A: Traffic Counts
Appendix B: Intersection Calculation Sheets
Appendix C: Signal Warrant
Attachment 6
Central Coast Transportation Consulting February 2023
Rolling Hills Multifamily 4
Transportation Impact Study
1.0 Introduction
This study evaluates the potential transportation impacts of the Rolling Hills residential development located on Creston Road just west of Rolling Hills Road in the City of Paso Robles. The project includes two alternatives including 135 multi-family housing units or 64 single-family housing units. The multi-family alternative would generate more vehicle trips and was analyzed in this report. The project site plan is shown on Figure 1.
The following intersections were analyzed during the weekday AM and PM peak hour:
1. Creston Road/Orchard Drive
2. Creston Road/Rolling Hills Road
3. Creston Road/Melody Drive
4. Creston Road/Shopping Center (Williams Plaza)
5. Creston Road/Golden Hill Road
6. Golden Hill Road/Rolling Hills Road
The study locations were evaluated under these scenarios:
• Existing Conditions reflect recent traffic counts and the existing transportation network. • Existing Plus Project adds project-generated traffic to Existing Conditions volumes.
Each scenario is described in more detail in the appropriate chapter. The proposed project does not require a General Plan amendment and cumulative analysis is not required.
This study also evaluates vehicle miles traveled (VMT), safety, emergency access, and consistency with regional plans as required under the California Environmental Quality Act (CEQA).
Attachment 6
Attachment 6
Central Coast Transportation Consulting February 2023
Rolling Hills Multifamily 6
Transportation Impact Study
2.0 CEQA Transportation Analysis
This section presents analysis relevant to the California Environmental Quality Act (CEQA), notably analysis of the existing setting, vehicle miles traveled (VMT), emergency access, and safety.
The City’s 2022 Transportation Impact Analysis (TIA) Guidelines Supplement provides VMT and safety thresholds consistent with guidance from the State Office of Planning and Research (OPR). Residential projects may have a significant impact if the residential VMT per capita exceeds 85 percent of the regional average.
Residential VMT captures all home-based productions (all trips to and from homes).
Projects may have a significant impact if they exacerbate an existing high-priority or similar safety location, introduce a design feature that substantially increases hazards, or propose features that do not meet City design standards.
2.1 EXISTING CIRCULATION NETWORK
The existing roadways in the project vicinity are described below. • Creston Road is an arterial with two travel lanes, Class II bike lanes, and a sidewalk and parking on the south side adjacent to the project. East of Rolling Hills Road, the roadway transitions to four travel lanes with a sidewalk on both sides, Class II bike lanes, and no on-street parking. The speed limit is 35 miles per hour (MPH) with supplemental 25 MPH school signage. • Orchard Drive is a two-lane local road with minimal striping, no bikeways, and no posted speed limit. • Rolling Hills Road is a two-lane collector with a center left-turn lane and continuous sidewalk on the eastside, and no marked bikeways. The posted speed limit is 40 MPH. • Melody Drive is a two-lane collector with sidewalks on both sides, on-street parking, and no bikeways.
The posted speed limit is 25 MPH.
• Golden Hill Road is an arterial with three to four travel lanes, a center turn lane, and intermittent sidewalks and Class II bike lanes in the project vicinity. The speed limit is 45 MPH north of Creston Road.
Marked crosswalks and pedestrian signals are provided on all legs of the Creston Road/Melody Drive (#3) and Creston Road/Golden Hill Road (#5) signalized intersections. Additionally, there is an uncontrolled crosswalk on Creston Road at Orchard Drive.
The Paso Express provides fixed route and dial-a-ride transit service for the City of Paso Robles. The fixed route service operates Routes A and B, which run clockwise and counterclockwise, respectively. The stops at the project site are located on Creston Road at the intersection with Melody Drive for both the A and B routes.
The San Luis Obispo Regional Transit Authority (RTA) provides regional fixed-route service throughout San Luis Obispo County. Route 9 serves the North County region, providing regional access between San Luis Obispo, Santa Margarita, Atascadero, Templeton, and Paso Robles. The closest stop to the project site is located over a mile away at the Paso Robles transit center at the intersection of Pine Street and 8th Street, which is served on weekdays with hourly service.
2.2 VEHICLE MILES TRAVELED (VMT)
The SLOCOG Travel Demand Model was applied to estimate VMT. The regional average residential VMT per capita is 13.40, and 85 percent of this level corresponds to a threshold of 11.39 residential VMT per capita. The project was added to the SLOCOG model in an existing Traffic Analysis Zone (TAZ) which also includes Attachment 6
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existing single family residences. With the project the project TAZ generates 6.22 residential VMT per capita, well below the threshold. The project would have a less-than-significant impact to VMT.
2.3 EMERGENCY ACCESS
The project proposes access at two entryways with one approach from Creston Road and one from Rolling Hills Road. Emergency access is adequate as proposed.
2.4 COLLISIONS
Creston Road/Golden Hill Road (#5) was included in the City’s Local Road Safety Plan as a high incident location. There is a pattern of drivers making left-turns failing to yield to oncoming traffic and rear-end collisions from unsafe speeds. Recommendations include:
• Replace or upgrade signal backplates with retroreflective border. • Upgrade 8” signal heads to 12” signal heads.
• Install near side signal head on east corner luminaire pole • Install Signal Warning Beacon on southbound Golden Hill Road approach. • Implement adaptive signal controls with advanced dilemma zone detection.
In addition, we recommend the City review the signal timing including pedestrian, bicycle, yellow, and red clearance intervals.
Collision data was obtained from the Statewide Integrated Traffic Records System (SWITRS) for 2017 through 2021 for the remainder of the unsignalized study intersections as described below. • Creston Road/Orchard Drive (#1): Four collisions occurred near the intersection, three were rear end due to unsafe speed and one was an auto right of way collision during rainy conditions. • Creston Road/Rolling Hills Road (#2): Three collisions occurred near the intersection due to an auto right-of-way violation, driving under the influence, and unsafe speed. • Creston Road/Shopping Center (#4): Two auto right of way collisions occurred near the driveway on Creston Road.
• Golden Hill Road/Rolling Hills Road (#6): Six collisions were reported at the intersection. Four broadside collisions occurred with an eastbound driver on Rolling Hills Road and a southbound driver on Golden Hill Road, one of these was an eastbound driver failing to yield to a southbound cyclist.
At least four or five collisions, susceptible to correction by installation of multi-way stop control, must occur during a 12-month period to meet California Manual on Uniform Traffic Control Devices (CAMUTCD) guidelines for installation.
Twelve collisions occurred near the signalized intersection of Creston Road/Melody Drive (#3). Five broadside collisions occurred due to auto right-of-way violations and four rear end collisions occurred due to unsafe speeds. The westbound left turn phase does not meet the recommendations for protective phasing. Reflective borders, signal timing updates, and video detection should be considered.
Installation of a roundabout at Creston Road/Rolling Hills Road (#2) should reduce collisions at the intersection and slow corridor speeds.
2.5 RTP CONSISTENCY
SLOCOG’s 2019 Regional Transportation Plan (RTP) serves as the blueprint for regional development patterns. It includes visions, goals, and policies relevant to the proposed project. These include support for a Attachment 6
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mix of housing options in new residential developments and support for infill development near existing transit services and activity centers. The proposed project is on an infill site near goods and services.
2.6 CRESTON ROAD COMPLETE AND SUSTAINABLE STREETS STUDY The Creston Road Complete and Sustainable Streets Project utilized a community-driven effort to develop a plan for creating a vibrant, pedestrian and bicycle-friendly, green street environment for residents, businesses, and visitors. The plan included the following recommendations:
• Trigo Lane to Orchard Drive:
o Addition of RRFBs at the crosswalks at Trigo Lane, Ivy Lane, and Orchard Drive o Installation of continuous painted bike lanes and crossing lanes o Additional and increased pedestrian sidewalk area, mainly around intersections o Incorporation of a two-way center turn lane
o Allocation of on-street parking between Ivy Lane and Orchard Drive • Orchard Drive to Melody Drive:
o Addition of a roundabout at Rolling Hills Road and Creston Road intersection o Increased sidewalk area around roundabout
o New pedestrian crosswalks at Rolling Hills Road
With installation of a roundabout at Creston Road/Rolling Hills Road (#2) and the recommended frontage improvements, the project is consistent with the Creston Road Complete and Sustainable Streets Study.
In addition, the proposed roundabout is consistent with the City’s Circulation Element.
Attachment 6
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3.0 Local Transportation Analysis
The remaining sections of this report present additional analysis relevant to City transportation policy.
3.1 DEFICIENCY THRESHOLDS
The City’s TIA Guidelines provide criteria for identifying mobility deficiencies reflecting the City’s Circulation Element Goals as shown in Table 1.
Table 1: City of Paso Robles Mobility Deficiency Criteria
3.2 EXISTING TRAFFIC VOLUMES
Intersection turning movement counts were collected at the study intersections in August 2022 during the weekday AM and PM peak hours when local schools were in session. The existing intersection volumes and lane configurations are shown in Figure 2. The traffic count data sheets are included as Appendix A.
The Creston Road corridor currently experiences congestion during the school pick up and drop off periods.
Intersection operations are discussed in detail under the Existing Plus Project Conditions section of this report.
Study Element Deficiency Determination
On-site Circulation and Parking
Project designs fail to meet City or industry standard guidelines, fail to provide adequate truck access, will result in unsafe conditions, or will create parking demand or supply above code requirements.
Pedestrian, Bicycle, Transit Facilities
Project fails to provide safe and accessible connections, conflicts with adopted plans, or adds trips to facility that doesn't meet current design standards.
Traffic Operations
Project causes vehicle queues that exceed turn pocket lengths, increases safety hazards, causes stop-controlled intersection to operate below LOS D and meet signal warrants, or causes vehicle demand greater than the roadway capacity.
1. Summary based on Table 5 of City's Transportation Impact Study Guidelines.
City of Paso Robles Mobility Deficiency Criteria1
Attachment 6
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3.3 EXISTING PLUS PROJECT CONDITIONS
This section evaluates the effects of the proposed project on the surrounding transportation network. The amount of project traffic affecting the study locations is estimated in three steps: trip generation, trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by the site. Trip distribution identifies the general origins and destination of these trips, and trip assignment specifies the routes taken to reach these origins and destinations.
3.3.1 Project Trips
Project trip generation was estimated using data from the Institute of Transportation Engineers’ (ITE) Trip Generation Manual 11th Edition as shown in Table 2.
Table 2: Project Trip Generation
The project is estimated to generate 941 trips per weekday, including 65 trips during the AM peak hour and 79 trips during the PM peak hour. Project trip distribution and assignment was derived using the SLOCOG model and is shown on Figure 3.
3.3.2 Existing Plus Project Intersection Operations
The study intersections were analyzed using Synchro 11 and the Highway Capacity Manual (HCM) 6 edition methodology. Table 3 presents the LOS for the study intersections under Existing and Existing Plus Project Conditions and Table 4 summarizes the key queues. Existing Plus Project volume are shown on Figure 4.
Detailed calculation sheets are included in Appendix B. Note that the project proposes a single-lane roundabout at the Creston Road/Rolling Hills Road (#2) intersection, but it was evaluated under its current stop-control in the following tables.
Daily
Land Use Size Total In Out Total In Out Total
Multifamily Housing1
135 DU 941 15 50 65 50 29 79
DU = Dwelling Unit; KSF = Thousand Square Feet; ITE = Institute of Transportation Engineers; LU = Land Net New Vehicle Trips 941 15 50 65 50 29 79 Use.
1. ITE LU Code #220, Multi-Family (Low-Rise). Fitted curve equations used.
Source: ITE Trip Generation Manual, 11th Edition.
Project Trip Generation
AM Peak Hour PM Peak Hour
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Table 3: Existing Weekday Plus Project Intersection Levels of Service Delay1 LOS Delay1 LOS
AM 0.5(21.9) -(C) 0.5(22.6) -(C)
PM 0.5(16.7) -(C) 0.5(17.1) -(C)
AM 6(41.7) -(E) 8.9(60.3) -(F)
PM 4.5(26.2) -(D) 5.4(30.6) -(D)
AM 8.4 A 8.4 A
PM 5.8 A 5.9 A
AM 0.7(12.1) -(B) 0.7(12.2) -(B)
PM 2.4(15.5) -(C) 2.4(15.7) -(C)
AM 19.3 B 19.3 B
PM 15.3 B 15.2 B
AM 2.4(15.7) -(C) 2.6(16.1) -(C)
PM 2.6(14.5) -(B) 2.6(14.7) -(B)
2. Intersection was assumed to be two-way stop controlled under project conditions.
Unacceptable operations shown in bold text.
Intersection
1. Creston Rd/ Orchard Dr
2. Creston Rd/ Rolling Hills Rd
3. Creston Rd/ Melody Dr
4. Creston Rd/ Shopping Center
5. Creston Rd/ Golden Hill Rd
6. Golden Hill Rd/ Rolling Hills Rd
1. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC) intersections the worst approach's delay is reported in parentheses next to the overall delay. HCM 2000 used for yield controlled intersections.
Existing and Existing Plus Project Levels of Service
Peak Hour
Existing Existing + Project
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Table 4: Existing Weekday Plus Project Intersection Queues The following City intersections operate below LOS D or show queue deficiencies:
• Creston Road/Rolling Hills Road (#2): During the AM peak hour, the intersection operates at LOS E without the project and LOS F with the project and the current side-street-stop control. In addition, the southbound right turn queue exceeds the turn pocket length under Existing Conditions with and without the project during the AM peak hour. Modifying the intersection to a single lane roundabout as proposed by the project would improve operations to LOS C or better during both peak hours and eliminate queue deficiencies. A traffic signal is warranted under Existing Conditions and would also operate acceptably with acceptable queues with an additional westbound approach lane. The roundabout is preferred in the Creston Corridor Plan. The signal warrant is included in Appendix C. • Creston Road/Golden Hill Road (#5): The eastbound left turn queue exceeds the turn pocket length under Existing Conditions with and without the project during the AM peak hour. The project would exacerbate the queue by less than one vehicle and the impact would be less than significant. Additional storage is also available in the bay taper to accommodate the queues.
Although analysis of Cumulative Conditions was not required in this report, operations at Creston Road/Rolling Hills Road (#2) were estimated to determine future right-of-way needs. Under Cumulative Conditions, westbound queues would be expected to reach or exceed the Creston Road/Melody Drive (#3) Peak
Hour Existing Existing+Project
AM 13 13
PM 8 8
AM 45 83
PM 33 48
AM 108 125
PM 65 73
AM 33 33
PM 30 30
AM 3 3
PM 18 18
AM 3 3
PM 10 10
AM 133 134
PM 84 85
AM 35 38
PM 30 33
# 95th percentile volume exceeds capacity, queue may be longer. m Volume for 95th percentile queue is metered by upstream signal.
Bold indicates queue length longer than storage length.
3. Creston Rd/Melody Dr
4. Creston Rd/Shopping Center
5. Creston Rd/Golden Hill Rd
1. Queue length in feet that would not be exceeded 95 percent of the time.
6. Golden Hill Rd/Rolling Hills Rd
SBL
SBR
200
60 SBR
WBL
2. Creston Rd/Rolling Hills Rd
SBL -
100
115
-
Existing and Existing Plus Project Intersection Queues
Intersection Movement Storage
Length (ft)
95th percentile Queue
1. Creston Rd/Orchard Dr SBL/R
EB -
EBL 125
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intersection during peak periods. However, no additional lanes are recommended as the entire corridor experiences congestion during the school drop off and pick up and congestion is minimal during off peak times.
3.4 SITE ACCESS AND ON-SITE CIRCULATION
The American Association of State Highway and Transportation Officials (AASHTO) states that, “ideally, driveways should not be located within the functional area of an intersection or the influence area of an adjacent driveway.” In addition, the City’s Circulation Element calls for limited access on arterial roadways consistent with access management best practices.
The project proposes a driveway on Creston Road and a driveway on Rolling Hills Road. We recommend full access at the Rolling Hills Road driveway. We recommend the Creston Road driveway be limited to left-in, right-in, right-out. Additional uncontrolled left turns to Creston Road are not recommended consistent with access management best practices. To accommodate left turns into the site on Creston Road and reduce conflicts points on the corridor, a short median in the two-way left turn lane is recommended. The median would allow left turns into the site and the driveway across Creston Road but would restrict outbound left turns.
We also recommend the project construct the following improvements consistent with the Creston Road Complete and Sustainable Streets Study to provide an accessible connection to area schools:
• Extend curb, gutter, and sidewalk improvements on the north side of Creston Road from project frontage to Orchard Drive.
• Install curb ramps and bulbouts on the north and south side of Creston Road at the existing Orchard Drive crosswalk.
• Replace existing school crossing signage at Orchard Drive with CAMUTCD compliant signage.
Replace overhead sign with S1-1 sign, replace pole mounted sign with SW24-2(CA) sign, and install SW-24-3 (CA) sign in advance of the crosswalk.
• Replace existing overhead flashing beacons at Orchard Drive with overhead and pole mounted rectangular rapid flashing beacons (RRFB).
The study also contained a median in the two-way left turn lane at the Orchard Drive crosswalk. We do not recommend installing the median to continue to allow for two-stage gap acceptance for southbound left turn drivers at Orchard Drive.
The City’s Pedestrian and Bicycle Master Plan includes buffered Class II bike lanes on Creston Road and Class II bike lanes on Rolling Hills Road adjacent to the project site. We recommend the project frontage improvements incorporate the width to accommodate the future Class II facilities.
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4.0 References
American Association of State Highway and Transportation Officials (AASHTO). 2018. A Policy on Geometric Design.
California Department of Transportation. May 2020. Vehicle Miles Traveled-Focused Transportation Impact Study Guide.
_____. 2020. Highway Design Manual.
_____. 2014, Revision 6. California Manual on Uniform Traffic Control Devices.
California Governor’s Office of Planning and Research (OPR). December 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA.
City of El Paso De Robles. 2017. Bicycle & Pedestrian Master Plan. _____. 2018. General Plan Circulation Element.
_____. 2013. Transportation Impact Analysis Guidelines. _____. 2022. Transportation Impact Analysis Guidelines Supplement.
Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual, 11th Edition.
San Luis Obispo Council of Governments. 2019. Regional Transportation Plan.
The Natelson Company, Inc. 2001. Employment Density Study Summary Report.
Transportation Research Board. 2016. Highway Capacity Manual, 6th Edition.
Attachment 6
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL INITIAL STUDY CHECKLIST FORM
ROLLING HILLS APARTMENT PROJECT
Public Review Period March 17, 2023 – April 5, 2023
1. PROJECT TITLE:
Entitlements:
2. LEAD AGENCY:
Contact Person:
Phone Number:
Email:
3. PROJECT LOCATION:
4. PROJECT PROPONENT:
Contact Person:
Phone Number:
Email:
5. GENERAL PLAN DESIGNATION:
6. ZONING:
Rolling Hills Apartment Project
Planned Development (PD22-08), Oak Tree
Removal (OTR22-16)
City of Paso Robles
1000 Spring Street
Paso Robles, CA 93446
Darcy Delgado, Associate Planner
(805) 237-3904
[email protected]
1025, 1041, 1049 Creston Road
APNs: 009-641-008, -009, -010, -011, and -022
Red Tail Land Development, LLC
Kim Berry
(949) 433-5610
[email protected]
Residential Multi-Family (RMF-20)
R4-20 (Residential, 20 units/acre)
7. PROJECT DESCRIPTION:
The proposed residential development is a 135-unit apartment project, consisting of seven, three-story buildings, and a one-story clubhouse, on an approximately 6.12-acre site. The site has a General Plan land use designation of Residential Multi-Family (RMF-20) and is zoned R4-20 (Residential, 20 units/acre).
Both the General Plan and the zoning allow for a maximum density of 20 dwelling units per acre.
Fractional zoning is also allowed per the multifamily zoning designation.
The seven residential buildings alternate between two building types to create varied roof forms and massing. Of the 135 units, there are 62 one-bedroom / one-bathroom apartments, 52 two-bedroom / twobathroom apartments, and 21 three-bedroom / two-bathroom apartments. A total of 267 onsite parking spaces are provided (1.98 spaces per unit) consisting of 82 single-car garages, 53 carports, and 13 motorcycle parking stalls. As part of the project, Creston Road will be widened to support frontage improvements.
There are numerous on-site trees, including three native oak trees, of which one tree is proposed for removal. The City has an Oak Tree Preservation Ordinance which requires the City Council to authorize Attachment 5
the removal of trees that are not clearly diseased or dying. This project will require the City Council review the oak tree requested for removal.
8. Surrounding Land Uses and Setting: Briefly describe the project’s surroundings:
The Project site is vacant and has no existing structures or improvements. Existing access is provided to the Project property off Rolling Hills Road via a dirt driveway. There are no powerlines that run along Creston Road. The Project site has existing powerlines that run along the western and eastern property lines and are proposed to be removed. The Project site is surrounded by various uses. The property directly adjacent and to the east is home to the Children’s Academy Montessori Preschool. Trinity Lutheran Church & School, a Latter-day Saint church, and American Challenge Driving School are located south of the Project site across Creston Road. Residential housing can be found north and west of the Project site and Williams Plaza, a neighborhood commercial shopping center (Planet Fitness, Dollar Tree, Rite Aid and Smart & Final) is also directly east across Rolling Hills Road.
The topography of the area is level to moderately sloping. Water flows from the North to the Southeast portion of the site where an existing drain inlet collects stormwater. Then, it is carried under Rolling Hills Road through an 18-inch stormdrain and releases it to a basin East of Rolling Hills Road.
9. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.):
None
10. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? In accordance with AB 52, the City provided formal notification on 01/27/2023 to the designated contact or tribal representative of traditionally and culturally affiliated California Native American tribes that have requested notice. Consultation with the Xolon Salinan Tribe and the Salinan Tribe of Monterey and San Luis Obispo Counties resulted in a request for a Phase 1 be performed. Staff provided both tribes with the recommended mitigation measure to require onsite monitoring during initial ground disturbance, which was satisfactory in lieu of requiring a Phase 1. At the timing of publishing this report, no additional consultation requests have been received.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” as indicated by the checklist on the following pages.
Aesthetics Agriculture / Forestry Resources Air Quality Biological Resources Cultural Resources Energy
Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials
Hydrology/Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance
DETERMINATION (To be completed by the Lead Agency)
On the basis of this initial Discussion:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent.
A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
03/16/2023
EVALUATION OF ENVIRONMENTAL IMPACTS
1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors, as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).
In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.
8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9. The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance
Issues
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact Source
I. AESTHETICS. Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic vista? Discussion: The project site is an infill development site in an urbanized area. It is not located along a designated state scenic highway corridor and does not provide unique scenic vistas to offsite uses. Therefore, proposed development will not have an adverse impact on a scenic vista as it complies with building height requirements and other applicable property development standards. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
Discussion: The project site is vacant and there are no rock outcroppings; however, there are numerous on-site trees, including various native oak trees, one of which is proposed to be removed (further discussion regarding impacts to oaks is in Section IV Biological Resources). The tree is located near Rolling Hills Road and is recommended for removal due to the frontage improvements that are required which will impact the tree. The single tree proposed for removal is in poor condition, has had limbs cut due to overhead utility lines, and due to being located on an infill site inside an urban area, it does not contribute to a scenic highway. Based on these factors, removal of the trees will be a less than significant impact. c) Substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from
publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with
applicable zoning and other regulations governing
scenic quality?
2 Discussion: The proposed building height does not exceed the allowed maximum 40-foot height, per the City’s Zoning Ordinance, and is no greater than three (3) stories for any building. The project has also been designed to be setback approximately 45-feet from Rolling Hills Road and 35-feet from Creston Road. Landscaping along the perimeter property lines will buffer this development from the adjacent neighborhoods. Based on the proposed building height, setbacks, and screening, the project’s impacts on the visual character of the urbanized setting will be less than significant.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the
area?
1, 2, 10
Discussion: Existing sources of light and glare in the area includes light from surrounding residential development to the north and west, raised pole lights from the shopping center to the east, and streetlights along Creston Road and Rolling Hills Road. The additional lighting created by this project would comply with the Zoning Regulations and would not result in a noticeable increase in light or glare, or effect on the night sky. Standard conditions require that all new lighting be adequately shielded. A condition of approval requires staff to review light fixtures for proper shielding prior to the issuance of a building permit. Therefore, this project’s impacts on day or nighttime views in the area will be less than significant.
Issues
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source
II. AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
1 Discussion: The project site is designated in the General Plan and is zoned on the City’s Zoning Map for high density residential development. The property is not identified in the City General Plan, Open Space Element (Figure OS-1, Important Farmland) as having either prime or unique farmland of statewide importance. Therefore, the project would not result in impacts on converting prime or other significant soils to urban land uses.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
Discussion: The project would not conflict with zoning for agricultural use. The Project Site is in an urbanized area, is not zoned for agriculture, and is not under a Williamson Act Contract. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
Section 12220(g)), timberland (as defined by Public
Resources Code Section 4526), or timberland zoned
Timberland Production (as defined by Government
Code Section 51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Discussion (c-e): The project site does not conflict with existing zoning, as the site is not designated as forest land, nor does it surround forest land. This is an infill site and all surrounding uses include built parcels with residential, commercial, and/or institutional/public facility uses. There is no rezoning process necessary for this project, as the proposed development aligns with the designation of the City’s Housing Element for Residential Multi-Family uses. There is no conversion of farmland.
Issues
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source
III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? 11
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
11 c) Expose sensitive receptors to substantial pollutant concentrations? 11
Discussion (a-c):
The San Luis Obispo County area is a non-attainment area for the State standards for ozone and suspended particulate matter. The SLO County Air Pollution Control District (APCD) administers a permit system to ensure that stationary sources do not collectively create emissions which would cause local and state standards to be exceeded. The CEQA thresholds of significance established by the SLOAPCD are designed to meet the objectives of the Clean Air Plan and in doing so achieve attainment status with state standards.
The potential for future project development to create adverse air quality impacts falls generally into two categories: Short term and Long term impacts. Short term impacts are associated with the grading and development portion of a project where earth work generates dust, but the impact ends when construction is complete. Long term impacts are related to the ongoing operational characteristics of a project and are generally related to vehicular trip generation and the level of offensiveness of the onsite activity being developed.
Short term impacts:
An Air Quality Assessment was prepared for the project by Padre Associates (Attachment 4). Predicted maximum daily construction-generated emissions for the proposed project are summarized in Table 2 (below). Construction-generated emissions are short term and of temporary duration, lasting only as long as construction activities occur, but would be considered a significant air quality impact if the volume of pollutants generated exceeds the SLOAPCD’s thresholds of significance. The emission projections in Table 2 account for the conventional construction equipment such as backhoes, dozers, compactors, excavators, graders, loaders, paving machines, scrapers, and haul trucks that will be utilized during grading and general construction activities. Additional sources of air pollutant emissions include emissions from on-road motor vehicles used to transport materials and personnel.
As identified in the Air Quality Assessment, Table 2 Estimated Project Construction Criteria Pollutant Emissions demonstrate that although the construction activities would increase the emission of the O3 precursor pollutants ROG and NOx, DPM, and fugitive dust, it would not exceed the thresholds of significance established by the SLOAPCD for purposes of reducing air pollution and its deleterious health effects, and therefore not require mitigation. Based on the project not exceeding the established threshold, criteria pollutant emissions generated during project construction would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standard.
As recommended by Padre, since the Project is located within 1,000 feet of several sensitive receptors, the construction phase should be required to implement the SLOAPCD recommended construction mitigation measures, even though the project is not exceeding thresholds and not required to mitigate for air quality. The addition of the pollutant-reduction measures will help to minimize nuisance impacts and to reduce fugitive dust emissions. Therefore, project conditions of approval will be added to the project to ensure dust is minimized to a level of less than significant.