Paso Robles City Council
September 16, 2025

Attachment 1
activity, the applicant shall reimburse the City for the actual replacement or repair cost of the destroyed or damaged property.
(b) Departmental service fees will be established by a separate City Council resolution and will reflect the City's full cost of providing personnel on an hourly basis at rates established in accordance with City personnel rules and regulations and conditions contained within memoranda of understanding between the City and employee labor organizations. (c) At least five business days prior to a special event permitted under this Chapter, the applicant shall pay to the City the total estimated City departmental service charges identified pursuant to this Section that will be incurred by the City in connection with the special event. The amount shall be paid in cash or other adequate security, as determined by the Director. An applicant may request review, pursuant to Section 9.55.150 (Notice to Applicant of Action on Application), the amount determined under this Section.
(d) City departments shall submit the final invoices and billings for departmental service charges to the applicant no later than 20 business days after the expiration date of the special event permit.

If the amount is less than the final charges, the applicant shall pay the difference to the City within 10 business days of being invoiced for such charges from the City. If the amount is more than such final charges, the City shall refund the difference to the applicant within the 60 business days after the event.

9.55.180 Insurance and Indemnity Requirements.
(a) For all events and permits subject to the requirements of this Chapter, the Director shall require as a condition of the issuance of a permit that the applicant obtain, furnish proof of, and maintain, a policy of insurance issued by an insurance company authorized to do business in the State of California. The insurance policy shall be endorsed to name the City of El Paso de Robles and its elected and appointed boards, officers, agents, and employees as an additional insured, and shall provide that any other insurance maintained by the City of El Paso de Robles shall be in excess of, and not contributing to, the insurance coverage provided to the City of El Paso de Robles under the applicant's policy. The minimum limits of liability shall conform with the requirements established by the Director.
(b) The applicant of the event or permit shall also be required to sign an indemnity agreement in a form approved by the City Attorney.
(c) The City Manager, Director, or Risk Manager of the City may waive the insurance or indemnification requirements of this Section if he or she determines that such requirements would be impractical or unnecessary based on the specific circumstances of the proposed event.

9.55.190 Ejection from Park.
(a) Ejection from Park.
(1) A person is subject to ejection from any City park or facilities within when the following conditions occur:
i. The person is in violation of a park rule or regulation, including this Chapter; ii. The person has been warned in a manner that is reasonably calculated to inform that person that ejection may result from any further violation;

Attachment 1
iii. After receiving such warning, a further violation occurs; iv. No lesser sanction reasonably appears to suffice.
(2) However, where a violation is of such magnitude or seriousness of violence, no warnings will be necessary prior to eviction.
(b) A group is subject to ejection from any City park or facilities within when any one of the following conditions occur and no lesser sanction reasonably appears to suffice:
(1) There is probable cause to believe that an unlawful assembly exists pursuant to California Penal Code Section 407;
(2) There is a clear and present danger of imminent violence which cannot reasonably be forestalled without ejecting the entire group;
(3) There exists a group sponsored or organized activity which violates one or more park rules and regulations, including this Chapter, and such group sponsored organized activity has not ceased as a result of one or more warnings given to the permit applicant and the group as a whole;
(4) There are multiple individual violations of park rules and regulations which have not stopped following the eviction of one or more such individual violators and violations continue after the group has had a reasonable opportunity to cure them.

9.55.200 Violations.
(a) Except where expressly stated in this Chapter, any act prohibited or declared unlawful and every failure to perform an act made mandatory by this Chapter is a misdemeanor punished in accordance with Chapter 1.02 of this Code, except that the unlawful possession of an open container of alcohol pursuant to Section 9.55.050(c) shall be punished as an infraction. However, at the discretion of the City Attorney, the violation of any of these Sections classified as a misdemeanor may be filed as an infraction. The complaint charging such violation shall specify whether the violation is a misdemeanor or an infraction. (b) Unless expressly exempt or otherwise allowed by law, the holding or conducting of any special event subject to the provisions of this Chapter without a valid special event permit issued pursuant to the provisions of this Chapter is hereby declared a public nuisance which may be abated by the City in accordance with California Code of Civil Procedure § 731 through any means provided by law, including, but not limited to, this Code. (c) The remedies provided in this Section are cumulative and not exclusive and nothing in this Section shall preclude the use or application of any other remedies, penalties, or procedures established by law.

Section 4. Section 9.04.120 (Urinating in Public Place) of Chapter 9.04 (Miscellaneous Misdemeanors) of the El Paso de Robles Municipal Code is hereby amended to read as follows (additions in underline, deletions in strikethrough):

Attachment 1

9.04.120 Urinating in public place Public Urination and Defecation Prohibited.

No person within the limits of this city shall urinate in any public place or place open to public view. (a) It shall be unlawful for any person to urinate, defecate, or otherwise discard or dispose of human wastes or excretion on private property in an area exposed to public view, or on any public street, sidewalk, alley, park, parking lot, or other public place, except in a toilet receptacle provided for such purpose within the structure of a restroom, bathroom, or other enclosure. (b) Anyone who, by reason of illness, infection, disease, or other physical infirmity is unable to control his or her excretory functions shall be exempt from the provisions of Subsection (a). Loss of control of excretory functions brought on by voluntary ingestion of alcohol, drugs, or other intoxicants, depressants, or hallucinogens shall not be exempt from the provisions of Subsection (a).

Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption.

Section 6. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional. If for any reason any portion of this Ordinance is found to be invalid by a court of competent jurisdiction, the balance of this Ordinance shall not be affected.

Section 7. Certification. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published at least five (5) days prior to the meeting at which the proposed Ordinance is to be adopted and shall post a certified copy of the proposed Ordinance in the Office of the City Clerk. Within fifteen (15) days of the adoption of the Ordinance, the City Clerk shall cause a summary of the Ordinance to be published, including the vote for and against the same, in accordance with Government Code Section 36937.

INTRODUCED at a regular meeting of the City Council held on September 16, 2025, for first reading by the City Council of the City of El Paso de Robles, and adopted on the 7th day of October, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________
John R. Hamon, Jr., Mayor
ATTEST:
____________________________
Melissa Martin, City Clerk

Attachment 2
Summary of Amendments to Chapter 9 of the
City of Paso Robles Municipal Code
Chapter 9.55-Parks and Recreation
Section Subject Purpose

9.55.010 Definitions Provides definitions of key
terms used throughout the
Ordinance. Defines Special
events as 1) Private event with
more than 100 people 2) Events
open to the general public.

9.55.020 Duty to Comply Outlines the obligation to follow the rules and regulations in
Chapter 9.55.

9.55.030 Authority Establishes the authority of the
Community Services Director to
administer the regulations in
the Chapter and the City Council
to approve all public events in
the Downtown City Park.

Establishes a mechanism for
fees. Preserves free speech
rights.

9.55.040 Protection of Park Property Unlawful activities classified as infractions. Violations are
subject to fines outlined in
Chapter 1.02 of the Municipal
Code.

9.55.050 Disorderly Conduct Conduct which is considered unlawful and subject to
misdemeanor charges or
citation. Includes unpermitted
vending within 100 ft of a
permitted event and
unauthorized use of reserved
spaces.

9.55.060 Parking Regulations Regulations pertaining to
vehicle use, parking, and
operation in parks and park and
recreational facility parking lots.

9.55.070 Hours of Operation Establishes standard hours of operation at all parks from 6
a.m. to 11 p.m.

9.55.080 Closed Areas Affirms Director’s discretion to
close any section or part of a
park as reasonably necessary.

Attachment 2

9.55.090 Inflatable Attractions and
Ground Covering Devices
Requires permit and insurance
for the installation and use of
inflatables, stages, water slides,
etc.

9.55.100 City-Sponsored Uses and
Waivers
Outlines criteria for the waiver
of fees and permits for City
sponsored activities and for
non-profits providing a “direct
public benefit.” Public benefit
would include activities that
make services and resources
available to the public at no or
minimal cost (ex. vaccination
clinics, school supply
distribution).

9.55.110 Permits for Special Events Outlines requirements, approval process, and appeal process for
Special Event permits for
Downtown City Park and all
other parks in the City.

9.55.120 Facility Use Permits Provides requirements for facility use permits for activities
that do not qualify as Special
Events including the use of
reservable spaces for outdoor
fee-based classes in reservable
areas (Ex. Yoga and fitness
classes).

9.55.130 Action by City Outlines response times for
permit requests and the
potential for special conditions
to be imposed to coordinate
multiple uses of public property
while limiting negative impacts
to the community.

9.55.140 Permit Denial, Suspension, or
Revocation
Provides basis and criteria for
the denial, suspension or
revocation of special event
permits. The opportunity to
modify the proposed event to
ensure compliance is included.

9.55.150 Notice of Action on Application Further outlines the City’s responsibilities to respond to
requests for Special event and
facility use permits.

Attachment 2

9.55.160 City Manager Action on
Requests for Review
Describes the appeals to the
City Manager process for
activities that are denied.

9.55.170 Departmental Service Fees Provides framework for reservation and service fees,
payment due timeline, and final
invoicing for outstanding
charges.

9.55.180 Insurance and Indemnity
Requirements
Specifies insurance and
indemnity requirements and
conditions that would constitute
a waiver of such requirements.

9.55.190 Ejection from Park Describes conditions which
would result in an individual or
group’s ejection from a park
including violation of the park
regulations and
unresponsiveness to warnings.

9.55.200 Violations Describes the results of violating
park regulations as codified in
Chapter 1.02 of the City’s
Municipal Code to include
infractions, misdemeanors, and
abatement.

Chapter 9.04-Miscellaneous Misdemeanors
Section Subject Purpose

9.04.120 Urinating in Public Place Amends existing Section to include the prohibition of
defecation in public places.

Includes language for medical
exemption.

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Attachment 3

Council Agenda Report
From: Freda Berman, Public Works Director
Ryan Cornell, Administrative Services Director
Subject: Approval of a Five-Year Road Repair Plan Utilizing Supplemental Sales Tax Measure I-24 Funds
CEQA Determination: The City finds that this action is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, §§ 15060, subd. (c)(2)-(3), 15378 because the authorization of Measure I-24 revenues will not result in a direct or reasonably foreseeable indirect physical change in the environment.

Date: September 16, 2025
Facts

1. The City owns approximately 150 lane miles of streets and is responsible for the general maintenance, repair and reconstruction of all public streets.

2. In November 2012, the voters of Paso Robles approved Measure E-12, a half-cent supplemental sales tax. Measure E-12 automatically expired on March 31, 2025.

3. The equivalent of revenues generated by Measure E-12 was used solely on the City’s street repair, maintenance, and rehabilitation projects. Given its 12-year duration, City Council adopted two, sixyear plans, focused primarily on arterial and collector streets.

4. Since 2012, funding has been provided for 46 different road maintenance projects and $60.7 million invested in road repair. See Exhibit A of Attachment No. 1 for map of streets rehabilitated.

5. On June 4, 2024, the City Council approved, amongst other things, several resolutions to place a successor tax measure on the November 5, 2024 General Municipal Election ballot. Subsequently, Measure I-24 was approved by the voters and continued the half-cent supplemental sales tax. This measure is in place until ended by voters.

6. As it appeared on the ballot, Measure I-24 extended the existing voter-approved half-cent sales tax for general government use including to improve Paso Robles’ long-term finances, maintain important services such as fixing damaged streets, roads, and infrastructure; repairing potholes; synchronizing traffic signals; maintaining traffic and pedestrian safety; improving emergency evacuation routes; and providing approximately $5.5 million annually until ended by voters, requiring audits, citizen oversight, and public disclosure of all spending.

7. In November 2020, the voters of Paso Robles approved Measure J-20, a one cent supplemental sales tax. The main priorities for spending Measure J-20 revenue are for fire and emergency services, police services, and supplemental street repair and maintenance. Since its inception, J-20 has provided an additional $1.1 million towards street repair, will an additional $18 million committed towards uncompleted projects.

Options

1. Take no action;

2. Approve the first five-year capital improvement plan for roads based on staff’s recommendation herein, using Measure I-24 funds, including for Orchard Bungalow, Downtown and Zone 3A sites, and Vine Street between 10th and 13th Streets; and implement an annual minor road and alley repair project program; or

3. Approve Option 2, but with the issuance of revenue bonds for financing; or

4. Provide alternative direction to staff.

Analysis and Conclusions
The Fiscal Year 2024-2026 City Council Strategic Goals and Priorities include key infrastructure repair, rehabilitation and construction projects that support quality of life, public safety, and economic development. In other words, the City’s Road Repair and Maintenance Program has been, and continues to be a top priority for the City. The Economic Development Strategic Plan acknowledges the vital role that well-maintained roads play in supporting economic prosperity. The report states:

Local streets act as a “red carpet” for residents, visitors and those interested in doing business in Paso Robles. Well-maintained roadways reflect the City’s fiscal stewardship, foresight, and economic prosperity. A robust transportation network encourages efficient goods movement and provides easy access for prospective customers … Prioritizing available resources for this infrastructure work will pay dividends for the economic vitality of the community and enhance business attraction efforts.

It is estimated that the City has approximately $350 million in deferred road repair needs (this figure includes the underlying City-owned utilities that will need to be replaced in tandem with the road repairs).

Over the past 12 years, only $5.1 million has been expended on road rehabilitation annually. At this rate, it would take 68 years to rehabilitate every deferred road repair. As such, to have the most positive impact on road conditions, not only does the PCI need to be considered, but also the estimated cost of any project as compared to projected Measure I-24 revenues.

Because the outcome of Measure I-24 was not known at the time the current two-year budget was finalized, the budget did not include any proposed street repair projects funded by Measure I-24 in the second year. Since the Measure was subsequently approved by voters in November 2024, this action seeks to implement an updated Capital Improvement Plan that incorporates new road repair projects supported by Measure I-24 funding.

Staff evaluated roads needing repair using four critical evaluation criteria: 1) Pavement Condition Index (PCI), 2) the need to replace underground infrastructure, 3) connection to already repaired roads, and 4) the cost of the repair project as balanced against the impact to the community.

Below is staff’s recommendation for street repair over the next five years, each comprised of roads with low PCI and limited or no underground infrastructure replacement requirements:

Orchard Bungalow Downtown Zone 3A
Walnut, Osos Way, Vista
Grande, Tranquil Hills, Orchard
Dr., Burro Verde, Trigo Lane,
Jackson Dr., Shannon Hill
14th, 15th, 22nd and 23rd
between Pine & Spring, Pine
between 14th & 23rd, Park
between 14th & 24th
Fresno St., Hilltop, Grove
Add: Vine between 10th & 13th
Average PCI = 41
Low = 6
High = 88
Average PCI = 18
Low = 6
High = 32
Average PCI = 25
Low = 20
High = 27

Orchard Bungalow Downtown Zone 3A
No underground pipe
replacement
Replace sewer 14th between
Park & Pine, Pine between 20th
& 21st, sewer stub at 23rd
No underground pipe
replacement
Connects to Union Rd.,
Creston Rd., Rolling Hills Rd.

Connects to Spring St., 13th St.,
24th St.

Connects to 12th St., Pacific
Ave., Merry Hill Rd.

Never been repaired Some segments never
repaired Never been repaired
It should be noted that this is exclusive of the projects already budgeted and underway—whether under construction or design.

The Pavement Condition Index (PCI) is the numerical index between 0 and 100, with 100 being best, that is used to indicate the general condition of a pavement section. Paso Robles, prior to investing in road repair and maintenance, averaged a PCI of under 50, City-wide. In the 12 years of Measure E-12 funded projects, the City-wide PCI average has increased to 55 with westside streets averaging 47 and eastside streets averaging 61. Alleyways average a PCI of 45.

Many of the “number” and “tree” streets will require complete reconstruction (the most expensive type of road repair) due to the very poor conditions of the asphalt. This work will also require curbs, gutters, and Americans with Disabilities Act improvements where necessary. One complete road reconstruction project could consume a full year’s projected Measure I-24 revenue.

The roads identified in the initial five-year Capital Improvement Plan were selected through a cost-benefit analysis that considered the estimated project costs relative to the scope of work, with the objective of prioritizing repairs that maximize community benefit by addressing larger areas.

In addition to the above, staff recommends small street repair projects and alleys be included in Measure I-24 expenditure planning. City Streets Division staff are prepared to undertake nearly $500,000 a year in work to address small road segment and alley repair. The California Public Contract Code Uniform Public Construction Cost Accounting Act limits the City’s own forces to public project work totaling $75,000 or less including labor and materials. Any project which is estimated to cost more than $75,000 must be pursued using established procurement and bidding procedures. The proposed $500,000 Measure I-24 annual allocation will allow City crews to complete six minor repair projects every year.

Expediting Road Repair
Measure I-24 does not include a sunset clause, meaning there is no date-specific timeline to identify specific street projects like there was with Measure E-12. To provide a more flexible and responsive planning framework, staff is proposing a shift from the previously used Six-Year Street Plan to a rolling Five-Year Capital Improvement Plan. Under this approach, new road projects will be added to the end years of the plan with each two-year budget cycle. This structure allows the City Council to regularly reassess priorities, respond more quickly to emerging repair needs, and adjust the plan as new or additional funding becomes available. The rolling CIP will ensure that Measure I-24 revenues are strategically invested in a way that supports long-term, adaptable infrastructure planning and is reflective of best practices for municipal capital improvements.

Additionally, the previously adopted Six Year Street Plans assigned projects and funding to specific fiscal years. Design and engineering of a road repair project did not begin until the assigned fiscal year when the total estimated cost of the project was included in the capital improvement budget. This strategy

created gaps where design, engineering, plans, specifications and estimates needed to be prepared, bid and contracted before construction work could begin. Using this same scenario, a road repair project that is assigned to Fiscal Year 2025-26 may not break ground until 2027.

The passage of Measure I-24 creates an opportunity to restructure project funding and accelerate progress. By allocating funds across all project phases, multiple projects can advance simultaneously, each at a different stage of development. This approach ensures continuous workflow, minimizing downtime and eliminating periods without active repair work. As a result, it is anticipated that the average investment in road repair will increase from an average of $5.1 million per year to $15.4 million per year.

For the proposed, initial five-year Measure I-24 street repair list:

Year 1
Design/Engineering
Orchard Bungalow (Phase 1 and
Phase 2)
Design/Engineering
Downtown streets
PS&E
Orchard Bungalow (Phase 1)
Year 2
Construction
Orchard Bungalow (Phase 1)
PS&E
Downtown streets
Orchard Bungalow (Phase 2)
Year 3
Construction
Orchard Bungalow (Phase 2)
Design/Engineering
Zone 3A
Year 4
Construction
Downtown streets
PS&E
Zone 3A
Design/Engineering
Vine Street – 10th to 13th
Year 5
PS&E and Construction
Vine Street – 10th to 13th
Construction
Zone 3A
Revenue Bonds
A Revenue Bond is a debt instrument available to municipalities where repayment to investors is backed by future revenues generated, such as supplemental sales taxes. Proceeds from the bond sales provide upfront capital for road projects and often allow an even more expedited approach than simply cashflowing projects (as recommended above) for several reasons such as economies of scale, escalation of construction cost, etc. In this scenario, bond proceeds are spent on road maintenance immediately, with Measure I-24 being utilized to pay the principal and interest debt obligations.

Should the City Council consider this option, debt payments cannot be more than the annual I-24 proceeds (i.e., $7 million), otherwise general fund revenues would need to supplement debt payments. Similar actions would occur if Measure I-24 revenue projections were not met. As a result, best practices suggest—as well as investor assurances—the maximum recommended debt payment be approximately 67-75% of the total estimated revenue, or debt payments approximately $4.9-$5.4 million per year. This results in gross bond proceeds of $69.0 to $76.1 million, which would provide funding for these projects plus additional segments within the next couple of years.

Staff does not recommend this method for two primary reasons. First off, debt issuance of approximately $70 million would require the City to make $53-$59 million interest payments over the 25-year term. In

certain circumstances, interest expense is less than the rising cost of construction; however, advancing projects by only up to five years, does not move the impacts significantly enough to justify. It would cost more in the long run to issue debt for road maintenance. However, this would marginally expedite road maintenance improvements in the near term.

Secondly, this method would limit projects to only the next five years, with the remaining 20 years obligated towards debt payments, and not road maintenance. This extremely limits staff’s ability to rehabilitate roads that become a high community priority or safety hazard in the future.

Fiscal Impact
There are no direct fiscal impacts from approving the Capital Improvement Plan; however, the Plan does intend to fully utilize Measure I-24 revenues, currently generating approximately $7 million annually.

More detailed fiscal impacts will be presented in future staff reports in accordance with the City’s Purchasing Policy and Procedures.

CEQA
The City finds that this action, to authorize use of Measure I-24 towards the first Five Year Capital Improvement Plan to include Orchard Bungalow, Downtown, Zone 3A sites, and Vine Street between 10th and 13th Streets, and authorize an annual expenditure of $500,000 from Measure I-24 revenues to perform minor road and alley repair projects, is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, §§ 15060, subd. (c)(2)-(3), 15378, because such authorization will not result in a direct or reasonably foreseeable indirect physical change in the environment.

Recommendation
Approve Resolution 25-XXX, authorizing the use of Measure I-24 towards the first Five Year Capital Improvement Plan to include Orchard Bungalow, Downtown, Zone 3A sites, and Vine Street between 10th and 13th Streets; and authorize an annual expenditure of $500,000 from Measure I-24 revenues to perform minor road and alley repair projects.

Attachments

1. Resolution 25-XXX – 5 Year Road Repair Plan
a. Exhibit A - Road Repair Map

Attachment 1
RESOLUTION 25-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES

APPROVING A FIVE-YEAR CAPITAL IMPROVEMENT PLAN FOR ROADS USING MEASURE I-24 FUNDS
WHEREAS, the City owns approximately 150 lane miles of streets and is responsible for the general maintenance, repair and reconstruction of all public streets; and WHEREAS, Measure I-24, a half cent supplemental sales tax, was approved by the voters of Paso Robles on November 5, 2024 as a successor to Measure E-12 which expired March 31, 2025; and WHEREAS, Measure I-24 is a general use tax that supports general fund uses including maintaining important services such as fixing damaged streets, road and infrastructure, synchronizing traffic signals, maintaining traffic and pedestrian safety and improving emergency evacuation routes; and WHEREAS, all supplemental sales tax expenditures and revenues are reviewed by the Supplemental Sales Tax Oversight Committee; and
WHEREAS, roads repairs proposed for first five-year capital improvement plans include those with a low Pavement Condition Index and limited or no underground infrastructure requirements; and WHEREAS, the designated road repairs are: Orchard Bungalow – Walnut, Osos Way, Vista Grande, Tranquil Hills, Orchard Dr., Burro Verde, Trigo Lane, Jackson Dr., and Shannon Hill; Downtown – 14th, 15th, 22nd and 23rd between Pine and Spring, Pine St. between 14th and 23rd, and Park St. between 14th and 24th; Zone 3A – Fresno St., Hilltop and Grove; and Vine St. between 10th and 13th; and WHEREAS, Measure I-24 revenues are projected to exceed $5 million annually; and WHEREAS, small repair projects and alleys are included in the Measure I-24 expenditure planning with an allocation of $500,000 per year.

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. The City Council hereby approves the first Five Year Capital Improvement Plan for road using Measure I-24 funds to include Orchard Bungalow, Downtown, Zone 3A sites, and Vine Street between 10th and 13th Streets, attached hereto as Exhibit A, and as described within the accompanying staff report.

Section 3. The City Council hereby further authorizes an annual expenditure of $500,000 for Measure I-24 revenues to perform minor road and alley repair projects.

Section 4. The City finds that this action, to authorize use of Measure I-24 towards the first Five Year Capital Improvement Plan to include Orchard Bungalow, Downtown, Zone 3A site, and Vine Street between 10th and 13th Streets, and authorize an annual expenditure of $500,000 from Measure I-24 revenues to perform minor road and alley repair projects. is not a project under the California Environmental Quality Act pursuant to State CEQA Guidelines, §§ 15060, subd. (c)(2)-

Attachment 1
(3), 15378, because such authorization will not result in a direct or reasonably foreseeable indirect physical change in the environment.

APPROVED this 16th day of September, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk
Exhibit A – Road Repair Map

EXHIBIT A

Council Agenda Report
From: Katie Banister, Associate Planner
Subject: Approval of the Final Decorative Details for the Niblick Road Bicycle and Pedestrian Improvement Plan
CEQA Determination: In compliance with the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration (SCH 2024120426) for the Niblick Road Bicycle and Pedestrian Improvement Plan (Project) was approved by the City Council on March 18, 2025 by Resolution 25-030. All mitigation measures set forth in the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan shall remain in effect. For the approval of the final decorative details of the Project, Staff recommends the City Council find this action does not require further environmental review under State CEQA Guidelines Section 15162.

Date: September 16, 2025
Facts

1. On July 9, 2020, the City Council adopted Resolution 20-116 approving a plan for Niblick Road, which would maintain the existing number and width of vehicle travel lanes, while repurposing the westbound bicycle lane and sidewalk into a 10-foot-wide elevated bicycle and pedestrian path.

2. In December 2022, the City applied for a Cycle 6 Active Transportation Program (ATP) Grant. The California Transportation Commission (CTC) awarded the City a $13.9 million grant. The grant requires the City to contribute $3.4 million for a project total of $17.3 million.

3. On December 5, 2024, the City held a public open house to share preliminary concept plans for the Niblick Road Corridor and gather further input from the community.

4. On February 11, 2025, the mitigated negative declaration (MND) prepared for the project and preliminary design concepts were presented to the Planning Commission. The Commission voted to adopt Resolution PC 25-001, recommending the City Council adopt the MND for the project. The Planning Commission also provided comments and recommendations for desired changes to the preliminary design concepts.

5. On March 18, 2025, the City Council voted to adopt Resolution 25-030, approving the MND. The Council also voted to form an ad hoc committee of Planning Commissioners appointed by the City Manager to work on final decorative details for the Niblick Road Bicycle and Pedestrian Improvement Plan.

6. Planning Commissioners Christensen, Covarrubias, and Koegler were appointed to the Niblick Road Ad Hoc Committee. The committee met 3 times (April 10, 2025, May 20, 2025, and July 17, 2025) to provide guidance for the final decorative elements.

7. The ad hoc committee’s recommended decorative elements were presented to the public at an Open House on August 13, 2025.

Community Outreach
City staff conducted at least eight outreach events and meetings during the initial planning and design of the project beginning in 2019. The design elements for the project were first presented to the public at an open house on December 5, 2024. The plans were subsequently presented at the February 11, 2025 Planning Commission meeting and March 18, 2025 City Council meeting.

The final design elements presented in this staff report were created through three ad hoc committee meetings, each open to the public with an agenda published at least three days before the meeting. City staff held an open house to present the final design elements to the public on August 13, 2025.

Options

1. Take no action (which could result in loss of grant funding if project benchmarks are not achieved);

2. Approve the final design elements for the Niblick Road Bicycle and Pedestrian Improvement Project;

3. Provide alternative direction to staff.

Analysis and Conclusions
Ad Hoc Committee Recommendation
The final design elements included as Attachment 1 are the result of the work of the Niblick Road Ad Hoc Committee. The design elements include the committee’s recommendations for:
• Safety fence design and materials;
• Light fixtures;
• Banners (on light fixtures);
• Wall treatments;
• Crosswalk materials;
• Bus stop shelters;
• Landscaping;
• Special features to celebrate Paso Robles High School; and • General appearance for upgrades to open space areas interfacing with the project including an entry to the Salinas River Walk, a City-owned property west of Quarterhorse Lane, and a stormwater basin east of Appaloosa Drive.

Niblick Road at Spring Street

In general, the revised design elements are more traditional in style. They include red brick, a combination of black and rusted metal (similar to Corten) materials for the fence and light fixtures, a rectilinear/geometric fence design, decorative bell-shaped light fixtures, limited use of rock gabion walls, and modest but distinctive bus shelters. The proposed details are more similar to the existing decorative features at the Niblick Road and Spring Street intersection, which are also traditional in style with red brick, concrete, and black metal materials.

The project no longer includes entry signage on Spring Street, which can be considered as a separate project should the Council desire to make changes to this City Gateway.

Public comments received at the August 13, 2025 open house for the project were more positive than the reaction to the design elements presented in late 2024 and early 2025.

Niblick Road at Creston Road
Public Art
During the Ad Hoc Committee process for the Niblick Road Bicycle and Pedestrian Improvement Project, community members voiced strong interest in incorporating public art as a meaningful component of the corridor. While the current design proposal is focused on essential infrastructure improvements, including lighting, fencing, landscaping, sidewalks, and bicycle/pedestrian facilities, it does not currently include public art elements. However, staff has identified that several locations along the corridor may offer suitable opportunities for public art installations in the future.

Recognizing the importance of integrating arts and culture into public spaces, the City Council’s 2024–26 Goals include the reestablishment of an Arts in Public Places program. In support of this goal, the City is also actively exploring the formation of an Arts and Culture Committee that would be tasked with promoting, encouraging, and overseeing the expansion of public art throughout Paso Robles.

To help guide future decisions, staff recommends that the City Council review the forthcoming Arts in Public Places program recommendations, which are scheduled to be presented later this year. These recommendations will provide a framework for identifying appropriate locations, processes, and funding

mechanisms for public art, including the potential integration of public art into the Niblick Road corridor and similar City-led infrastructure projects. Staff is recommending the City Council defer public art installations for this project until the Arts in Public Places Program is reviewed.

Fiscal Impact
The California Transportation Commission (CTC) awarded the City a $13.9 million Active Transportation Program grant, that requires the City to match $3.4 million, for a project construction total of $17.3 million. The City’s match is budgeted to come from general fund reserves (not supplemental sales tax measures J-20/I-24). If the City does not proceed with the project, it will forfeit the grant money awarded.

This is a planned project, and no further City Council action is necessary.

Budgeting for maintenance of the Niblick Corridor improvements is a key step in the viability of the project. Maintenance costs will be estimated when plans and specifications reach 90% completion, and specific improvements such as plant type and number are finalized. Those costs will be factored into the total project cost when presented to Council for construction contract approval.

CEQA
The City prepared an MND (SCH 2024120426) for the Project, which was circulated between December 12, 2024 and January 10, 2025. On February 11, 2025, the Planning Commission conducted a duly noticed public hearing and considered the entire administrative record (as of that date), including staff reports, the MND, Mitigation Monitoring and Reporting Program (“MMRP”), and oral and written testimony from interested persons, all of whom were given an opportunity to be heard. On March 18, 2025, the City Council adopted Resolution 25-030, adopting the MND and MMRP for the Project based on its findings that there is no substantial evidence supporting a fair argument that the Project will have a significant effect on the environment with the incorporation of mitigation measures.

The finalization of the Project’s design elements do not present substantial changes to the Project that will require major revisions of the MND due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. As stated above, the finalization of the Project’s design elements include minor revisions such as the finalization of safety fence design and materials, light fixtures with banners, wall treatments, crosswalk materials, bus stop shelters, landscaping, features to celebrate Paso Robles High School and general appearance upgrades to open space areas. The finalization of these features is within the scope of considerations analyzed in the MND. As such, none of these features present a substantial change that introduces new significant environmental impact that have not been previously analyzed in the MND. Moreover, there have been no changes that have occurred with respect to the circumstances under which the Project is undertaken which will require major revisions of the MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There is also no new information of substantial importance relevant to the Project of its environmental impacts that have been analyzed in the MND.

Therefore, no Subsequent MND or EIR is required under State CEQA Guidelines section 15162, because there are no substantial changes proposed in the project, there have been no substantial changes that have occurred with respect to the circumstances under which the project will be undertaken, the project will not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects, and there is no new information of substantial importance that would allow for a Subsequent MND or EIR under State CEQA Guidelines section 15162. Therefore, no further environmental review is required. Staff recommends that upon approval of the final design

elements of the project, a notice of determination be filed and posted with the County Clerk and State Clearinghouse within five days of approval.

Recommendation (Option 2)
Approve Resolution 25-XXX approving the final decorative elements for the Niblick Road Bicycle and Pedestrian Improvement Project; and task the future “Arts and Culture Committee” with identifying a process, locations and funding for public art as part of the project.

Attachments

1. Resolution 25-XXX – Niblick Road Bicycle and Pedestrian Decorative Elements a. Exhibit A - Final Decorative Elements for the Niblick Road Bicycle and Pedestrian Improvement Project

Attachment 1
RESOLUTION 25-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES

APPROVING THE DECORATIVE ELEMENTS FOR THE NIBLICK ROAD BICYCLE AND PEDESTRIAN

IMPROVEMENT PLAN AND FINDING NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER STATE CEQA GUIDELINES SECTION 15162
WHEREAS, on July 9, 2020, the City Council adopted Resolution 20-116 approving a plan for Niblick Road, which would maintain the existing number and width of vehicle travel lanes, while repurposing the westbound bicycle lane and sidewalk into a 10-foot-wide elevated bicycle and pedestrian path; and WHEREAS, in December 2022, the City applied for a Cycle 6 Active Transportation Program (ATP) Grant.

The California Transportation Commission (CTC) awarded the City a $13.9 million grant. The grant requires the City to contribute $3.4 million for a project total of $17.3 million; and WHEREAS, on December 5, 2024, the City held a public open house to share preliminary concept plans for the Niblick Road Corridor and gather further input from the community; and WHEREAS, on February 11, 2025, the mitigated negative declaration prepared for the project and preliminary design concepts were presented to the Planning Commission. The Commission voted to adopt Resolution PC 25-001 to recommend the City Council adopt the MND for the project. The Planning Commission also provided comments and recommendations for desired changes to the preliminary design concepts; and
WHEREAS, on March 18, 2025, the mitigated negative declaration prepared for the project and the preliminary concept plans were presented to the Council. The Council voted to adopt Resolution 25-030 to approve the mitigated negative declaration. The Council also voted to form an ad hoc committee of Planning Commissioners appointed by the City Manager to work on final decorative details for the Niblick Road Bicycle and Pedestrian Improvement Plan; and
WHEREAS, Planning Commissioners Christensen, Covarrubias, and Koegler were appointed to the Niblick Road Ad Hoc Committee. The committee met 3 times (April 10, 2025, May 20, 2025, and July 17, 2025) to provide guidance for the final decorative elements; and WHEREAS, the ad hoc committee’s recommended decorative elements were presented to the public at an Open House on August 13, 2025; and
WHEREAS, the decorative elements were presented to the City Council at their regular meeting on September 16, 2025.

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. The City Council hereby approves the decorative elements for the Niblick Road Bicycle and Pedestrian Improvement Plan attached hereto as Exhibit A and incorporated herein by reference.

Section 3. The project will be funded by a $13.9 million Active Transportation Program grant awarded to the City by the California Transportation Commission with a City contribution of $3.4 million from the general fund.

Section 4. The City prepared an MND (SCH 2024120426) for the Project, which was circulated between December 12, 2024 and January 10, 2025. On February 11, 2025, the Planning Commission

Attachment 1
conducted a duly noticed public hearing and considered the entire administrative record (as of that date), including staff reports, the MND, Mitigation Monitoring and Reporting Program (“MMRP”), and oral and written testimony from interested persons, all of whom were given an opportunity to be heard. On March 18, 2025, the City Council adopted Resolution 25-030, adopting the MND and MMRP for the Project based on its findings that there is no substantial evidence supporting a fair argument that the Project will have a significant effect on the environment with the incorporation of mitigation measures. The finalization of the Project’s design elements do not present substantial changes to the Project that will require major revisions of the MND due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects.

The finalization of the Project’s design elements include minor revisions such as the finalization of safety fence design and materials, light fixtures with banners, wall treatments, crosswalk materials, bus stop shelters, landscaping, features to celebrate Paso Robles High School and general appearance upgrades to open space areas. The finalization of design features are within the scope of considerations analyzed in the MND. As such, none of these features present a substantial change that introduces new significant environmental impacts that have not been previously analyzed in the MND. Moreover, there have been no changes that have occurred with respect to the circumstances under which the Project is undertaken which will require major revisions of the MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There is also no new information of substantial importance relevant to the Project of its environmental impacts that have been analyzed in the MND. Therefore, no Subsequent MND or EIR is required under State CEQA Guidelines section 15162, because there are no substantial changes proposed in the project, there have been no substantial changes that have occurred with respect to the circumstances under which the project will be undertaken, the project will not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects, and there is no new information of substantial importance that would allow for a Subsequent MND or EIR under State CEQA Guidelines section 15162. Therefore, no further environmental review is required. The City Clerk shall cause a notice of determination to be filed and posted with the County Clerk and State Clearinghouse within five days of the approval of this resolution.

Section 5. The resolution shall be effective immediately upon its approval.

APPROVED this 16th day of September, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk
Exhibit A – Decorative Elements for the Niblick Road Bicycle and Pedestrian Improvement Plan

1 Paso Robles
Niblick Road
Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

2 Spring Street Intersection
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

3 Spring Street Gateway
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

4 Spring Street Bike Station
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

5 Spring Street Bike Station
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

6 Salinas River Walk
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

7 Retail Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

8 Retail Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

9 Retail Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

10 Quarterhorse Lane / Landscaping / Trail
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 1
Quarterhorse Lane / Landscaping / Trail
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 2
Appaloosa Drive /Green Space
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

13 Appaloosa Drive /Green Space
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

14 Appaloosa Drive /Green Space
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 5
Education Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 6
Education Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 7
Education Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 8
Education Corridor / Bus Stop
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

1 9
Creston Road Intersection
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

20 Creston Road Intersection - Night
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

2 1
Niblick Road
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

22 Niblick Road - Night
SPRING ST HWY 101 S RIVER RD QUARTERHORSE LN APPALOOSA DR BEARCAT LN BEARCAT LN MELODY DR ROSEMARY DR CRESTON RD Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

23 Niblick Road Path Lights
Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

24 Thank You
Paso Robles - Niblick Road
DATE
ISSUED
08 21 2025
Niblick Road Corridor Concept Design Package
Exhibit A

Council Agenda Report
From: Warren Frace, Community Development Director
Subject: Approval of Operating Memorandum No. 2 of the Olsen-South Chandler Ranch Specific Plan Development Agreement – Allowing for All Electric Subdivision Tract Improvements CEQA Determination: The City finds that this action was analyzed as part of the Olsen– South Chandler Specific Plan Final Environmental Impact Report SCH#2019011065 and is consistent with Mitigation Monitoring and Reporting Program.

Date: September 16, 2025
Facts

1. On February 20, 2020, the Olsen–South Chandler Specific Plan (OSCSP) and Environmental Impact Report (EIR) were approved by City Council.

2. Increasing the supply of both single-family residential (SFR) and multi-family residential (MFR) housing production is one of the City Council Adopted Goals for Fiscal Years 2024-2026.

3. The OSCSP allows 1,293 SFR and MFR residential units to be built consistent with the EIR’s Mitigation Monitoring and Reporting Program (MMRP), which requires project impacts to be mitigated to a level of less than significant, including off-site traffic impact.

4. On February 21, 2023, the City Council authorized the City Manager to execute Development Agreement Operating Memo No. 1. which provided an alternative timing trigger for both off-site traffic improvements and public park improvements; it did not alleviate the improvements from being installed, only changing the timing when they must be installed.

5. On August 6, 2024, the City Council authorized the City Manager to execute Development Agreement Operating Memo No. 1, Amendment 1, to allow additional time to complete off-site public improvements.

6. The Olsen – South Chandler Specific Plan Conditions of Approval and Development Agreement both require installation of public improvements and utilities in all subdivision tracts; which has always been interpreted to include the installation of natural gas infrastructure.

7. On May 20, 2025, Trumark Homes, submitted a request for an Operating Memo to install all electric subdivision tract improvements, without natural gas infrastructure, in Planning Areas (PA) 3, 8, 11 and 12 of the Olsen – South Chandler Specific Plan.

8. The City Manager is authorized to approve Operating Memos but is seeking City Council concurrence, since “all electric” tract improvements and home construction reflects a change from past City practice.

9. On July 15, 2025 the City Council pulled this item from the Consent Calendar and directed staff to reagendize for discussion with additional information.

Community Outreach
The OSCSP included a robust public outreach process including a weeklong public charrette, a 45-day public EIR circulation and public hearing at both Planning Commission and City Council.

Options

1. Take no action;

2. Authorize the City Manager to execute Olsen–South Chandler Specific Plan Development Agreement Operating Memo No. 2;

3. Provide alternative direction.

Analysis and Conclusions
The City’s Climate Action Plan and the California Building Code both promote the use of all-electric appliances and mechanical systems in new residential construction, in place of natural gas. In alignment with these policies, Trumark Homes is proposing to build all-electric homes within their portion of the Olsen – South Chandler Specific Plan area.

As a result, Trumark is requesting to forgo the installation of natural gas infrastructure within their subdivision, since it would not be used. While this request supports City and State greenhouse gas reduction goals, both the South Chandler Specific Plan Conditions of Approval and the Development Agreement currently require the installation of all public improvements and utilities, including natural gas, in subdivision tracts. Historically, natural gas has been treated as a standard public improvement in all City subdivisions.

City staff supports the request, as it facilitates the development of new housing and maintains consumer choice, since buyers will continue to have the option to purchase homes with traditional gas infrastructure elsewhere within the same Specific Plan area. However, because this represents a departure from established City practice, the City Manager is seeking City Council concurrence before authorizing this Operating Memo.

At the July 15, 2025 City Council meeting the Council continued this item and requested the following additional information:

1. What happens to heating during power outages?
a. Since the houses are all-electric, they will have electric heat pumps rather than gas furnaces to provide heat. During a power outage, the heat pumps will not work, but neither will gas furnaces which require electrical controllers and electric fans. The houses will have solar panels, allowing the heat pumps to operate when sunny. Trumark will offer battery back-ups as an option that buyers could purchase to provide power during outages.

2. Is there a financial penalty for installing natural gas infrastructure? a. Yes. Historically in California, a discount for the cost of installing electrical services in a subdivision tract was provided to the developer. In 2024 the California Public Utilities Commission (CPUC) removed this discount for “dual fuel” (both gas and electric infrastructure) tract improvements. This means if a developer installs natural gas, they also have to pay the full cost of the electrical service installation. This likely increases the cost of installing utilities by 50%±.

3. Will a battery back-up be provided?
a. Trumark will provide a buyer option to purchase a battery back-up system in the house, but it will not be a standard feature.

4. Does PG&E have capacity to serve an all-electric tract? a. Yes, PG&E has adequate capacity to serve Trumark’s proposed 158 all-electric singlefamily residential homes. PG&E is currently upgrading the power transmission grid for the greater Paso Robles area, including a new substation on Union Road and a new 70KV circuit around the north of Paso Robles to reinforce the current 70KV circuit along River Road. These improvements will provide additional capacity for the growth of Paso Robles and San Miguel.

5. What gas infrastructure would be installed in the streets? a. Natural gas mains have already been installed in all the backbone arterial and collector streets in Phase 1 of the Olsen – South Chandler Specific Plan. All of Trumark’ssubdivision tracts have gas mains along the frontage roads. Trumark is requesting that the local streets within the subdivision tract, not be required to install gas mains, since the houses will not be connected to natural gas services.

Fiscal Impact
There are no new fiscal impacts approving the Operating Memo No. 2.

CEQA Determination
The Olsen–South Chandler Specific Plan and Development Agreement were analyzed as part of the Olsen– South Chandler Specific Plan Final Environmental Impact Report SCH#2019011065. The requested Operating Memo timing triggers have been analyzed by Central Coast Transportation Consulting and determined to be consistent with Mitigation Monitoring and Reporting Program. Therefore, the Operating Memo is consistent with the EIR. As such, no additional CEQA review is required.

Recommendation (Option 2)
Approve Resolution 25-XXX authorizing the City Manager to execute Olsen–South Chandler Specific Plan Development Agreement Operating Memo No. 2.

Attachments

1. Trumark Homes Operating Memo Request Letter 2025-05-20

2. Olsen – South Chandler Specific Plan Phasing Map

3. Resolution 25-XXX – Authorizing Execution of OSCSP Olsen 212 Operating Memo 2 a. Exhibit A – Resolution 24-092-OSCSP Amendment 1 Olsen 212 DA Operating Memo 1 b. Exhibit B – OSCSP Olsen 212 DA Operating Memo 2

TRUMARKHOMES
0 Daiwa House Group®
May 20, 2025
Sent via email: [email protected]
Warren Frace
Community Development Director
City of Paso Robles
1000 Spring Street
Paso Robles, CA 93446
Re: Operating Memorandum-Vinedo Development Agreement
Dear Mr. Frace,
We write this letter following our May 15, 2025, meeting regarding the construction of an "all electric" community within the Vinedo Specific Plan area ("Vinedo"). As you know, Trumark Homes, owns Planning Area 3 ("PA-3") at Vinedo and holds options to purchase PA-11 and PA-12.

Trumark previously advised the City of its intent to construct an "all electric" community in PA-3 and likely in PA's 11 and 12, further advising that Trumark did not intend to construct natural gas facilities within each of these Planning Areas. The City has identified several areas within the Vinedo Development Agreement and the Vinedo Specific Plan which reference "gas", generally, as among the types of utilities that might be provided with Vinedo.

Notwithstanding these general references, it appears that neither the Development Agreement, nor the Vinedo Specific Plan impose an obligation upon the developer to install natural gas facilities within the Planning Areas. Conversely, the Final Environmental Impact Report for Vinedo imposes a mandatory prohibition of "natural-gas-fired appliances for proposed residential development" in order to resolve inconsistencies with the City's Climate Action Plan and the SLOCOG 2019 Regional Transportation Plan. (See FEIR Mitigation Measure GHG-2).

To avoid inconsistent application and for the avoidance of doubt, we ask City staff to seek Council's approval of an Operating Memorandum pursuant to Section 1.7 of the Development Agreement, concluding that neither the Development Agreement, nor the Vinedo Specific Plan, require the construction of "natural gas" facilities within any given Planning Area within Vinedo. To facilitate this effort, we have taken the lead by drafting a proposed Operating Memorandum, attached for your consideration.

We appreciate your attention to this matter and your understanding that this is a pressing matter for Trumark Homes.

Mic
Vice President of Land Use
cc: Joshua E. Peterson, Division President
Dan Garson, Director of Land Development
Dana Gillespie, Project Manager
2505 Alluvial Ave.

Clovis, CA 93611
P 559.432.8181
F 559.432.8595
TRUMARKHOMES.COM

CALIFORNIA I COLORADO
Attachment 1

COMMUNITY DEVELOPMENT PLAN 33
VINEDO

PASO ROBLES
MAP 2.1.A: RESIDENTIAL DENSITY AND LOT PATTERN FONTANA ROAD

LINNE ROAD

POPPY LANE

LINNE ROAD

HANSON ROAD

MEADOWLARK ROAD

AIRPORT ROAD

SCOTT STREETSCOTT STREET

PARKVIEW LANEPARKVIEW LANE

NIBLICK
ROAD

AAROE ROAD
PA
8 PA
1 PA
2 PA
3 PA
PA 4
6 PA
7 PA
5 PA
11 PA
13 PA
14 PA
15 PA
16 PA
17 PA
18 PA
19 PA
20 PA
21 PA
22 PA
23 PA
10b
PA
9 PA
10a
PA
12 7,700 sf lots (min.)
6,600 sf lots (min.)
5,500 sf lots (min.)
3,200 sf lots (min.)
Motorcourt lots
Our Town SFD
Central MDR
Townhomes
Apartments
LEGEND
R1-SP1
R1-SP2
R1-SP3
R2-SP-AL
R2-SP-CY
R2-SP-OT
R2-SP-CT
R3-SP-TH
R5-SP-APT
Policy 2.1.5 Density may be transferred between Planning Areas (PA’s) through a Development Plan process if the
maximum of 1,293 units is not exceeded and the maximum
densities of Table 2.0.2. are not exceeded.

Attachment 2

Attachment 3
RESOLUTION 25-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES AUTHORIZING EXECUTION OF THE OLSEN–SOUTH CHANDLER SPECIFIC PLAN OLSEN 212 DEVELOPMENT AGREEMENT OPERATING MEMO NO. 2

ALLOWING ALL ELECTRIC SUBDIVISION TRACT IMPROVEMENTS
Olsen – South Chandler Specific Plan
WHEREAS, the Olsen–South Chandler Specific Plan (OSCSP), Development Agreement and Environmental Impact Report (EIR) were approved by City Council on February 20, 2020; and WHEREAS, increasing the supply of both single-family residential (SFR) and multi-family residential (MFR) housing production is one of the City Council Adopted Goals for Fiscal Years 2024-2026; and WHEREAS, the City Manager is authorized to approve Operating Memos to approve interpretation and minor adjustments to the Development Agreement; and WHEREAS, on February 21, 2023, the City Council authorized the City Manager to execute Development Agreement Operating Memo No. 1. which provided an alternative timing trigger for both off-site traffic improvements and public park improvements; it did not alleviate the improvements from being installed, only changing the timing on when they must be installed; and WHEREAS, on August 6, 2024, the City Council authorized the City Manager to execute Development Agreement Operating Memo No. 1 – Amendment 1 to allow additional time to complete off-site public improvements; and
WHEREAS, on May 20, 2025, Trumark Homes, submitted a request for an Operating Memo to install all electric subdivision tract improvements in Planning Areas (PA) 3, 8, 11 and 12 of the Olsen – South Chandler Specific Plan; and
WHEREAS, the City Manager is seeking City Council concurrence that Operating Memo No. 2’s allowance for the installation of “all electric” subdivision tract improvements is consistent with City Climate Action Plan Policy and since “all electric” houses reflects a change from past City practice; and WHEREAS, this project was analyzed as part of the Olsen–South Chandler Specific Plan Final Environmental Impact Report SCH#2019011065 and Operating Memo No. 2 is consistent with Mitigation Monitoring and Reporting Program, and therefore this action is compliant with the California Environmental Quality Act (CEQA).

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. Authorize the City Manager to execute No. 2 as shown in Exhibit A.

Attachment 3
APPROVED this 16th day of September 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk
Exhibit A – Resolution 24-092-OSCSP Amendment 1 Olsen 212 DA Operating Memo 1 Exhibit B – OSCSP Olsen 212 DA Operating Memo 2

RESOLUTION 24-092

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES AUTHORIZING EXECUTION OF THE OLSEN–SOUTH CHANDLER SPECIFIC PLAN – AMENDMENT 1 TO THE OLSEN 212 DEVELOPMENT AGREEMENT OPERATING MEMO No. 1 - MODIFYING TIMING OF

CERTAIN IMPROVEMENTS
Olsen – South Chandler Specific Plan
WHEREAS, the Olsen–South Chandler Specific Plan (OSCSP) and Environmental Impact Report (EIR) were approved by City Council on February 20, 2020; and WHEREAS, increasing the supply of both single-family residential (SFR) and multi-family residential (MFR) housing production is one of the City Council Adopted Goals for Fiscal Years 2024-2026; and WHEREAS, the OSCSP allows 1,293 SFR and MFR residential units to be built consistent with the EIR’s Mitigation Monitoring and Reporting Program (MMRP), which requires project impactsto be mitigated to a level of less than significant, including off-site traffic impact; and WHEREAS, the OSCSP development agreement requires certain off-site traffic improvements to be installed prior to issuance of any residential building permits; similarly, the development agreement also calls for certain park improvements to be installed prior to the first certificate of occupancy; and WHEREAS, the Master Developer, Olsen 212 has completed Phase 1 mass grading, and isin the process of selling planning areas to merchant builders for housing construction; and WHEREAS, Olsen 212 is proposing a Development Agreement Operating Memo that would provide an alternative timing trigger for both off-site traffic improvements and public park improvements; this does not alleviate the improvementsfrom being installed, only changing the timing on when they must be installed; and
WHEREAS, the City Manager is authorized to approve Operating Memo’s but is seeking City Council concurrence; and
WHEREAS, on February 21, 2023, the City Council authorized the City Manager to execute Development Agreement Operating Memo No. 1; and
WHEREAS, the Master Developer, Olsen 212 has submitted a request to amend Operating Memo 1 to allow additional time to complete off-site public improvements.

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. Authorize the City Manager to execute Amendment 1 to Olsen–South Chandler Specific Plan Olsen 212 Development Agreement Operating Memo No. 1 as shown in Exhibit A.

CC Resolution 24-092 Page 1 of 9 Exhibit A

Exhibit A

Exhibit A
CC Resolution 24-092 Page 3 of 9

AMENDED AND RESTATED OPERATING MEMORANDUM
• NUMBER ONE BETWEEN
THE CITY OF EL.PASO DE ROBLES
AND OLSEN RANCH 212, LLC
COMPRISING INSUBSTANTIAL MODIFICATIONS ·

TO DEVELOPMENT AGREEMENT
The Development Agteement by and among the City of El Paso de Robles (the "Q.!y") and OLSEN RANCH 212, LLC ("the Developer"), dated AS OF .February 14, 2020 and recorded on May 4, 2020 in the Official· Records of San Luis Obispo County as Document No. 2020021501 (the · "Development Agreement"), provides in Section 1.7 of the . Development Agreement that refinements and further development of the Project may demonstrate that minor changes are appropriate with respect to the details of the Project development and the perfonnance of the parti_es under this Agreement. Therefore, the Development Agreement provides that any minor modification to the Development Agreeme11t which does not modify (i) the Term of the Development Agreement; (ii) permitted uses of the Property, (iii) maximum density or intensity of use, except as allowed pursuant to Section 2.1 .3 of the.Development Agreement (Final Lotting) (iv) provisions for the reservation, dedicat_ion, acquisition, or abandonment ofland or public rights of way, (v) conditions, terms, restrictions or requirements for subsequent discretionary actions, . (vi) monetary contributions by Developer, or (vii) any other financial commitments by Developer, including the provisions related to Developer's obligations to finance installation, operations, and maintenance of Project infrastructure and formation and operation.s of one or more community facilities ·districts, _(any and all of which are hereinafter an "Insubstantial Modification"), and that can be processed under CEQA as exempt from CEQA, or with the preparation of an Addendum to the EIR, shall not require a public hearing prior to .the parties executing a modification to the Dev~lopment Agre<::ment.

The Development Agreement further provides that if and when Ci0ty and Developer agree that such Insubstantial Modifications are necessary or appropriate, they may implement such clarifications through operating memoranda approved by the City and Developer. as insubstantial modifications to the Development Agreem~nt. •
With this Operating Memorandum No. 1, City and Developer wish to clarify certain copditions in the Project Approvals in order to. can-y out the intent of tbe· City and Developer with respect to the design, development, and implenientati011 of the Project. Capitalized terms used in this Operating .

Memorandum shall carry the same definitions as those set forth in the Development Agreement.

A. PURPOSE:

The purpose of this Operating Memorandum is to identify a basic framework between the City and Developer to facilitate the construction of certain improvements as contemplated under the terms of the De
_velopment Agreement. This Operating Memorandum will reduce certain uncertainties asso-ciated with the ·o·rderly development of the Project and provide for the effective and efficient • development of public facilities, infrastructure, and services as required by the Development Agreement. ? xcept as expres
0 sly modified herein, the terms and conditions of the Development Agreement remain in full force and effect.
. l
3669 16.4
Exhibit
A

Exhibit A
CC Resolution 24-092 Page 4 of 9
B. INSUBSTANTIAL l\1ODIFICATIONS:
1) Off-Site Traffic Improvements Completion Deadline Modifications. The Development Agreement requires that Deyeloper shall construct certain off-site roadway improvements as specified • in the Development Agreement, Specific Plan, and Mitigation • Monitoring and Reporting Program. The Parties agree to modify certain deadlines specified in the Development Agreement and Specific Plan as follows: • • Traffic Summary Original • Modified Deadline for
Improvement Description Development Completion of
Deadline for Construction of
Completion of Improvements
Construction of
Improvements
13th Implement signal Prior to the issuance The earlier to occur of: (i) Street/Riverside timing optimization of l st building permit prior to issuance of the Avenue 350th certificate of
13th Street/Paso Implement signal Prior to the issuance occupancy, or (ii) 18 Robles Street timing optimization of 1st building permit months following issuance Niblick Road Construtt Right tum Prior to the issuance of the 1st building pem1it. /South River pocket and extend of 1st building permit
. Road left turn pocket (WB
leg); implement
signal timing
optimization
Creston Install all-way traffic Prior to the issuance
Road/Scott· Street signal of 100th building
permit
The City ~oncludes, 911 the advice of its consulting traffic engineer, that these traffic improvement compietion deadline modifications will not result in any new or substantially more severe significant environmental impacts. For the avoidance of doubt, the building permit and certificate of occupancy unit count milestones set forth in this Operating Memorandum do not include model homes unless and until such model homes are propo~ed for sale and residential occupancy.
2 Park Improvements Completion Deadline Modifications. The Development Agreement requires that Developer shall construct certain parks improvements as specified in the Development Agreement and Specific Plan. ·T_he Pa11ies agree 'to modify certain deadlines · specified in the Development Agreement and Specific Plan as follows: • 2 3669 16.4
Exhibit
A

Exhibit A
CC Resolution 24-092 Page 5 of 9
Park Summary Original Modified Deadline for
Improvement Description ·Development Completion of Construction Deadline for of Improvements
Completion-of
Construction of
Improvements
Royal Oaks Park upgrades, as Prior to the issuance The earlier to occur of: (i) Park Approved by the of 50th Certificate of ISsuance of the 250th City's Parks and Occupancy in certificate of occupancy in the Recreation Phase lB Specific Plan, or (ii) 12
Committee months following issuance of
PA-6 Farmstand Amenity per Prior to 1st Cert·ificate the 1st building pem1it.

Specific Plari . 0f Occupancy
PA-7 Poolhouse Amenity per Prior to 50th
Specific Plan Certificate of
Occupancy
Turtle Creek Mitigation per Prior to 50th
Park • (Pk-14 Specific Plan "Certificate of
East) Occupancy in Phase 2
Turtle Creek Park upgrades and Prior to the issuance
PaFk (PA 14 'mitigation per of 50th Certificate of
West) Specific Plan Occupancy in
Phase lB
J. Performance Bond Requirement. Developer agrees it shall deposit with the City, within 30 days of execution of this Agreement, an improvements performance bond; in a fonn approved by the City Attorney, guaranteeing the faithful delivery and performance of the improvements as specified in this Operating Memorandum and repair any defects. The bond shallexpressly obligate the surety to complete the improvements as specified ·in this Operating Memorandum to the City's satisfaction, if not completed by the Developer as required, regardless _ of the cost to complete the improvements at that time. If the Developer fails to complete these improvements; or _any portion thereof, within the time provided in the Development Agreement, as clarified and modified by this Operating Memorandum, the City may, in its sole discretion and in addition to any other remedy provided in the . Development Agreement, this Operating Memoran·dum, or by iaw, cause to be forfeited to the City such portion of the improvement security • and posted bond given to secure the performance of the improvements or require the surety to complete the improvements aad repair any defects. Additionally, ii1 the event Developer defaults in the perf01mance of any of the obligations specified herein, the City may elect to construct the improvements itself. Should the City elect to complete the improvements, it is entitled to recover the full cost and expense of Sl.lCh construction from Developer, Developer's successors and assigns, or from the then owner of the Property, and/or execute on the bonds under the Development Agreement and this Operating Memorandum for such costs. If the City prevails in an action upon any bond posted under this Operating Memorandum, tlie City shall be entitled to reasonable attorney's fees to be fixed by the court.
4 Developer's Cost for Off-Site Traffic Improvements Modification. The Development Agreement requires that Developer pay the City's traffic impact fee at the time of ·issuance -of each certificate of occupancy, at the rate set forth in Exhibit C of the Development 3 366916.4
Exhibit
A

Exhibit A
CC Resolution 24-092 Page 6 of 9
Agreement. The Development Agreement provides that Developer shall be entitlec;!. to credit against the City's traffic impact fee,.as set forth in Exhibit-C of the Development Agreement, for the off-site roadway improvements specified thereon. The City anc;l Developer agree that to the . . extent Developer's cost for applicable off-site. traffic improvements, aftt,r subtracting any contribution owed from the Beechwood Project's developers under that separate Development Agreement tor the Beechwood Specific Plan recorded on April 14, 2021 in the Official Records • of San Luis Qbispo County as Doc~ment No. 2021028132, exceeds the estimated traffic improvements costs amounts as stated in Exhibit C of the Development Agreement, then the Developers traffic impact fee credits shall be adjusted proportionately to reflect the actual traffic improvements costs,. as documented by invoices a1i.d other proof of actual costs incurred as . approved by the City, subject to a maximum increased credit amount equal to the percentage increase in the City 's traffic impact fees, as allowed per Section 2.5.3 of the Development Agreement, ~etween the Effective Date of the Development Agreement and the date of completion of each improvement for which credit is requested.
5 Default. Developer agrees that any failure to complete any requirement of this • Operating Memorandum as and when required shall constitute a default under the Development Agreement, entitling the City to exercise any and all remedies under the Development Agreement, subject to its notice requirements·. The Developer further agrees that any failure to complete any requirement of this Operating Memorandum as ·and when required shall entitle the City to, at its· option, cease issuing any building permits or other subsequent ministerial ·entitlements, after complying with the notice requirements of Section 6.1 and the emergen~y working group · requirem~nts of Section 6.4.

IN WITNESS WHEREOF, the parties hereto have executed this agreement as of the last written date below.

FOR CITY:

Date: _____ _
. Ty Lewis, City Manager
ATTEST:

City Clerk
APPROVED AS TO FORM: APPROVED AS TO FORM:

City Attorney Special Counsel
(signatures continued on following page)
4 366916.4
Exhibit
A

Exhibit A
CC Resolution 24-092 Page 7 of 9
FOR DEVELOPER:

APPROVED AS TO FORM:

STOWELL
VAUG
. n
OLSEN RANCH 212; LLC,
a California limited liability company
By _5);:k
Its: ______________ _
~y: ____________ _
Its: ______________ _
A ys for Developer Olsen Ranch 212, LLC
5 366916.4
Exhibit
A

(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442

MEMORANDUM
Date: January 30, 2023
To: David Athey, City of Paso Robles
From: Michelle Matson and Joe Fernandez, CCTC
Subject: Vinedo Intersection Mitigation Recommendations This memorandum summarizes the traffic operations at the following four intersections where the Vinedo development is required to mitigate impacts:
 13th Street/Riverside Avenue
 13th Street/Paso Robles Street
 Creston Road/Scott Street
 Niblick Road/South River Road
Construction of improvements at these intersections are currently required prior to the issuance of the 1st or 100th building permit. Vinedo has requested that the improvements occur prior to issuance of the 350th building permit or 12 months following issuance of the 1st building permit, whichever comes first.

Significant impacts would not occur prior to the 350th unit under Near Term Conditions and we support the proposed mitigation timing. The following section summarizes the intersection analysis.

INTERSECTION OPERATIONS
Table 1 summarizes the intersection level of service (LOS) and Table 2 summarizes the queues. The analysis includes Near Term Conditions without the project, with 350 residential units, and the full plus project scenarios.

Table 1: Intersection Level of Service
Intersection Delay2 LOS Delay2 LOS Delay2 LOS Delay2 LOS AM 27.8 C 28.4 C 29.9 C 30.6 C
PM 47.5 D 48.6 D 51.4 D 51.7 D
AM 14.2 B 14.3 B 14.6 B 14.7 B
PM 19.6 B 19.8 B 20.8 C 20.8 C
AM 2.4 (32.1) - (D) 2.7 (35.0) - (E) 3.6 (44.9) - (E) 4.1 (51.5) - (F) PM 4.1 (52.6) - (F) 4.8 (61.8) - (F) 7.4 (97.6) - (F) 8.1 (105.9) - (F) AM 37.6 D 40.4 D 49.2 D 53.2 D
PM 39.4 D 40.0 D 43.6 D 44.2 D
NT+1293+School1
Near Term and Near Term Plus Project Intersection Auto Levels of Service

13. Creston Rd/Scott St

2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay.

1. Intersection analysis obtained from the Olsen-Chandler Specific Plan Transportation Impact Analysis (CCTC, 2019).

Near Term (NT)
1 NT+1293 units1

8. 13th St/Riverside Ave

9. 13th St/Paso Robles St

19. Niblick Rd/South River Rd
Peak
Hour
Note: Unacceptable operations (LOS deficiency and/or signal warrants met) shown in bold text.

NT+350 units
Exhibit B CC Resolution 24-092 Page 8 of 9
- Central Coast Transportation ~'Consulting ~
Traffic Engineering & Transportation Planning
. ·-......~.,,...-._.:., .. --- .,...,, .,,--_ ___. ------ ./~ Exhibit A

Vinedo Intersection Mitigation Recommendations 2
Central Coast Transportation Consulting January 30, 2023 Table 2: Intersection Queues
The addition of 350 residential units under Near Term Conditions increases queues by less than one vehicle, an insignificant impact. At Creston Road/Scott Street, the traffic signal warrant would not be met prior to the 350th residential unit. Significant impacts would not occur prior to the 350th unit under Near Term Conditions and we support the proposed mitigation timing.

REFERENCES
California Department of Transportation. 2014, Revision 6. California Manual on Uniform Traffic Control Devices.

Central Coast Transportation Consulting (CCTC). July 2019. Olsen-Chandler Specific Plan – Paso Robles Administrative Draft Transportation Impact Analysis
Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual, 10th Edition.

Transportation Research Board. 2017. Highway Capacity Manual, 6th Edition.

ATTACHMENTS
Synchro Analysis
Near Term
(NT)2
NT+350
units
NT+1293
units2
NT+1293+
School2
AM 328 328 328 332
PM 268 268 268 268
AM 316 327 350 356
PM 372 380 398 401
AM 216 216 216 216
PM 233 233 233 233
AM 57 57 57 57
PM 285 287 290 290
AM 88 88 88 88
PM 109 109 109 109
AM 251 253 260 267
PM 435 448 479 482
AM 5 5 5 8
PM 8 8 10 10
AM 48 55 78 90
PM 88 100 143 150
AM #359 #368 #392 #401
PM 221 224 #244 #246
AM #329 #336 #358 #385
PM 191 207 #271 #277
AM 74 74 74 74
PM 148 148 148 148
AM 126 135 #157 #174
PM 132 137 151 154

13. Creston Rd/Scott St
WB -

1. Queue length that would not be exceeded 95 percent of the time. # indicates that 95th percentile volume exceeds capacity, queue may be longer. Bold indicates queue length longer than storage length.

Near Term and Near Term Plus Project Queues
Intersection Movement
Storage
Length (ft)
Peak
Hour

8. 13th St/Riverside Ave
WBL 125
WBT 295
SBL 60

9. 13th St/Paso Robles St
NBL 130
NBR 110
EBL 120
EBT 295
95th Percentile Queues (ft)
1 19. Niblick Rd/South River Rd
NBL 150
SBL 110
EBL 140

2. Intersection analysis obtained from the Olsen-Chandler Specific Plan Transportation Impact Analysis (CCTC, 2019).

WBL 80
Exhibit B CC Resolution 24-092 Page 9 of 9 Exhibit A

OPERATING MEMORANDUM NUMBER TWO

BETWEEN

THE CITY OF EL PASO DE ROBLES
AND OLSEN RANCH 212, LLC

COMPRISING INSUBSTANTIAL MODIFICATIONS

TO DEVELOPMENT AGREEMENT
The Development Agreement by and among the City of El Paso de Robles (the "City") and Olsen Ranch 212, LLC ("Developer"), dated as of February 14, 2020 and recorded on May 4, 2020 in the O)icial Records of San Luis Obispo County as Document No. 2020021501 (the "Development Agreement"), provides in Section 1.7 of the Development Agreement that refinements and further development of the Project may demonstrate that minor changes are appropriate with respect to the details of the Project development and the performance of the parties under this Agreement.

Specifically, Section 1.7 (a) describes Insubtantial Modification and provides that “. . . any minor modification to the Development Agreement which does not modify (i) the Term of the Development Agreement; (ii) permitted uses of the Property, (iii) maximum density or intensity of use, except as allowed pursuant to Section 2.1.3 of the Development Agreement (Final Lotting) (iv) provisions for the reservation, dedication, acquisition, or abandonment of land or public rights of way, (v) conditions, terms, restrictions or requirements for subsequent discretionary actions, (vi) monetary contributions by Developer, or (vii) any other financial commitments by Developer, including the provisions related to Developer's obligations to finance installation, operations, and maintenance of Project infrastructure and formation and operations of one or more community facilities districts, (any and all of which are hereinafter an "Insubtantial Modification"), and that can be processed under CEQA as exempt from CEQA, or with the preparation of an Addendum to the EIR, shall not require a public hearing prior to the parties executing a modification to the Development Agreement. . .”
The Development Agreement further provides that if and when City and Developer agree that such Insubstantial Modifications are necessary or appropriate, they may implement such clarifications through operating memoranda approved by the City and Developer as insubstantial modifications to the Development Agreement.

City and Developer entered into Operating Memo No. 1, attached hereto as Exhibit A and incorporated herein by this reference to (1) modify the timing of o)-site roadway improvements, (2) modify the timing of the park improvements and (3) modify the o)-site tra)ic improvements credits.

With this Operating Memorandum No. 2, City and Developer wish to clarify certain conditions in the Project Approvals in order to carry out the intent of the City and Developer with respect to the design, development, and implementation of the Project. Capitalized terms used in this Operating Memorandum shall carry the same definitions as those set forth in the Development Agreement.

Exhibit B

A. PURPOSE:

The purpose of this Operating Memorandum is to identify a basic framework between the City and Developer to facilitate the construction of certain improvements as contemplated under the terms of the Development Agreement. This Operating Memorandum will reduce certain uncertainties associated with the orderly development of the Project and provide for the e)ective and e)icient development of public facilities, infrastructure, and services as required by the Development Agreement. Except as expressly modified herein and in Operating Memorandum No. 1, the terms and conditions of the Development Agreement remain in full force and e)ect.

B. INSUBSTANTIAL MODIFICATIONS:

The Development Agreement does not impose an obligation upon the developer to install natural gas facilities within the project but does makes several references, when describing utilities generally, to natural gas as among the types of utilities that might be provided within the Vinedo Specific Plan. For example, Section 3 of the Development Agreement, entitled “Developer Obligations” requires under the provisions applicable to “A)ordable Housing” (sub-subsection 3.0.3.3), that:
“. . . Developer agrees to deliver the apartment site (the land comprising Planning Area 1) with the following improvements and modifications completed, as further specified in the Specific Plan and Project Conditions of Approval: 1) all rough grading necessary for the site, 2) frontage improvements on Fontana and Niblick as specified in the Specific Plan, and 3) all utility stubouts, including for water, sewer, natural gas, electricity, telecommunications, and any other utilities as specified in the Specific Plan; all to be completed according to applicable City standards and to the satisfaction of the City's Public Works Director. . . .”
Additionally, Exhibit “D” of the Development Agreement entitled “Planning Area 1— Allocation of Backbone Cost and Fee Credits, which includes Exhibit D to the “Olsen Chandler Ranch Specific Plan PA 1-Fair Share Cost Allocation February 14, 2020”, describes Utilities as “elec., tel., gas, catv”.

Likewise, Exhibit “H” of the Development Agreement, entitled “Fair Share Costs Reimbursement Fee Agreement/Calculations” which includes Exhibit H to the “Olsen Chandler Ranch Specific Plan Developer Cost Allocation February 14, 2020”, describes Utilities as “elec., tel., gas, catv”.

Finally, Section 5.8 of the Vinedo Paso Robles Specific Plan, includes a matrix described as “Major Infrastructure Development Matrix” also identifies “gas” as a utility among the dry utilities that may be installed in any given phase of the Project.

Notwithstanding the above general references, the Olsen/South Chandler Ranch Specific Plan Final Environmental Impact Report (“FEIR”), requires the implementation of Exhibit B

numerous measures designed to mitigate significant impacts resulting from the Project, including but not limited to the following relating to Air Quality (“AQ”) and Green House Gases (“GHG”):

Mitigation Measure AQ-3: To mitigate the long term operational air pollutant emissions that would exceed SLOAPCD daily emissions thresholds, AQ-3 requires, among other things that the Project, “g. Meet or exceed applicable building standards at the time of development for building energy e)iciency with a goal of achieving zero net energy (ZNE) buildings;” “l. All built-in appliances shall comply with California Title 20, Appliance E)iciency Regulations;” and, “m. Utilize on-site renewable energy systems (e.g. solar, wind, geothermal, biomass, and/or biogas) su)icient to meet or exceed applicable building standards at the time of development with a goal of achieving ZNE buildings.” Mitigation Measure GHG-2: To resolve inconsistencies with the City’s Climate Action Plan (CAP) and the SLOCOG 2019 Regional Transportation Plan (RTP) and reduce greenhouse gas emissions GHG-2 includes “all ‘mandatory’ GHG-reduction measures identified in the city’s CAP as well as additional measures to promote zero net energy (ZNE) buildings, including “p. The city shall encourage the use of electrically power appliances (e.g., water heaters, clothes dryers, cooking appliances, pool heating systems).” The City concludes, that references to “gas”, generally, as a utility in the Development Agreement and/or Specific Plan do not impose a mandatory obligation to install gas as a utility within any Planning Area with Vinedo, or otherwise, in anyway prohibit the development of “all-electric” communities; and, that not requiring gas as a utility within Vinedo would be consistent with EIR Mitigation Measures AQ-3 and GHG-2.

IN WITNESS WHEREOF, the parties hereto have executed this agreement as of the last written date below.

FOR CITY:

Date: _________________ ____________________________
Chris Huot, City Manager
ATTEST:
__________________________
City Clerk
APPROVED AS TO FORM:
______________________
APPROVED AS TO FORM:
______________________
Exhibit B

City Attorney Special Counsel
Exhibit B