supporting economic development. Within these goals, the City’s Road Repair and Maintenance Program is designated as a top organizational priority. The passage of Measure I-24 provides a dedicated, voterapproved funding source that enables the City to accelerate long-deferred street repairs and strategically reinvest in critical roadway infrastructure.
The Economic Development Strategic Plan further recognizes that well-maintained streets are fundamental to economic vitality and business attraction. As noted in the plan, local streets serve as a “red carpet” for residents, visitors, and those considering doing business in Paso Robles. Well-maintained roadways reflect the City’s fiscal stewardship, long-term planning, and economic health, support efficient goods movement, and provide convenient access for customers and employees. Prioritizing investment in roadway infrastructure yields long-term economic benefits and strengthens the City’s competitive position.
In alignment with these objectives, staff prioritized streets for repair using four key evaluation criteria: (1) Pavement Condition Index (PCI); (2) the need to replace or coordinate with underlying utility infrastructure; (3) connectivity to previously rehabilitated roadways to maximize systemwide benefits; and (4) overall project cost balanced against community impact and long-term value.
The streets designated to be repaired are the residential streets located generally in the area between Creston Road and Commerce Way, Santa Fe Avenue to Scott Street. The streets designated for repair have an average PCI of 38, with individual ratings ranging from a low of 19 to a high of 54, indicating severe deterioration. At this condition level, heavy rehabilitation is required to restore structural integrity and extend pavement life. Heavy rehabilitation also necessitates reconstruction of adjacent curb ramps to meet current Americans with Disabilities Act (ADA) standards.
Fiscal Impact
The total cost for the PS&E services is $322,318. The project is included in the City’s adopted budget, and no other action is required.
CEQA
The City finds that this action is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 1 exemption, which applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing structures, facilities, mechanical equipment, or topographical features where the project involves negligible or no expansion of existing or former use (State CEQA Guidelines, § 15301).
Recommendation (Option 2)
Approve Resolution 26-XXX, authorizing the City Manager to enter into an agreement with Cannon to prepare Plans, Specifications and Estimates for the Sherwood neighborhood road repairs project as illustrated in Attachment 2 in the amount of $322,318, with the City Manager in consultation with City Attorney authorized to make any minor, technical, or non-substantive changes to the City’s standard contract documents consistent with this Council action.
Attachments
1. Resolution 26-XXX – PSE Agreement Sherwood neighborhood Road Repairs
2. Location Map
3. Cannon Scope & Fee
Attachment 1
RESOLUTION 26-XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES AUTHORIZING AN
AGREEMENT WITH CANNON TO PREPARE PLANS, SPECIFICATIONS, AND ESTIMATES (PS&E) FOR
THE ROAD REPAIRS OF THE SHERWOOD NEIGHBORHOOD
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, in November 2024, Measure I-24 was approved by the voters to continue a half-cent supplemental sales tax to be used towards the repair of the city’s streets; and WHEREAS, on February 4, 2020, City Council approved the Updated Six-Year Street Maintenance and Repair Plan which outlines the specific street segments anticipated to be constructed over the remaining years of Measure E-12, the City’s half-cent supplemental sales tax. The roads within the Sherwood neighborhood were anticipated for rehabilitation. In preparation, City staff reviewed the existing water mains and initiated upgrade and repairs to the old waterlines, which have been completed; and
WHEREAS, in July 2025, the City issued a request for proposal (RFP) to solicit engineering firms to prepare plans, specifications, and estimates (PS&E) for the City’s road repair projects; and WHEREAS, five firms responded and upon review, staff determined that the team from Cannon provided the best proposal to meet the City’s needs. Cannon submitted a scope of work and fee proposal in the amount of $322,318.
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 streets proposed for repair have an average PCI of 38, with individual ratings ranging from a low of 19 to a high of 54, indicating severe deterioration. At this condition level, heavy rehabilitation is required to restore structural integrity and extend pavement life. Heavy rehabilitation also necessitates reconstruction of adjacent curb ramps to meet current Americans with Disabilities Act (ADA) standards.
Section 3. The total cost for the PS&E services is $322,318. The project is included in the City’s adopted budget, and no other action is required.
Section 4. The City finds that this action is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 1 exemption, which applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing structures, facilities, mechanical equipment, or topographical features where the project involves negligible or no expansion of existing or former use (State CEQA Guidelines, § 15301).
APPROVED this 3
rd day of March, 2026, by the following vote:
AYES:
NOES:
Attachment 1
ABSENT:
ABSTAIN:
John R. Hamon, Jr., Mayor
ATTEST:
Melissa Martin, City Clerk
;
Project Limits �
Attachment 2
250503.01
1 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
January 30, 2026
Ms. Ditas Esperanza, P.E.
Capital Projects Engineer
City of El Paso de Robles
4305 Second Wind Way
Paso Robles, CA 93446
PROJECT: PHASE II PROJECT SPECIFICATIONS AND ESTIMATE (PS&E) FOR SHERWOOD
NEIGHBORHOOD STREET REPAIR
Dear Ms. Esperanza:
Please see the attached proposal for the Project Specifications and Estimate (PS&E) Phase of the street repair for the Sherwood neighborhood.
We are looking forward to working with you on this project. I will call you next week to further discuss this proposal. If you would like to get started before then, please return the signed Acceptance of Proposal. This will serve as our notice to proceed.
The fees quoted in this proposal are valid for 60 days from this date. If this work is subject to California Prevailing Wages; please provide us with the DIR Project ID.
Sincerely,
Anthony J. Severy, P.E., M.ASCE
Principal Engineer
C 82551
Attachment 3
250503.01
2 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
PROJECT UNDERSTANDING AND APPROACH
The Preliminary Engineering Phase for the Sherwood Neighborhood Street Repair project is complete. The City would like to move forward with Phase II, Project Plans, Specifications and Cost Estimate (PS&E). This phase consists of preparing the plans and contract documents for the pavement treatment method selected during Phase I, providing precise grading design for the ADA curb ramps and cross-gutter installations and replacements identified, and bidding support services.
Based on the recommendations from Phase I and our discussions with the City, a pavement treatment method has been selected, and non-ADA compliant curb ramps have been identified for replacement or installation. The pavement treatment method selected is a traditional reconstruction method that will remove a minimum of 8-inches of the existing pavement surface, scarify, moisture condition, compact the existing subgrade, and replace with an 8-inch thick HMA pavement section to match the existing pavement finished surface.
Eleven (11) curb ramps have been identified to be non-ADA compliant and will be redesigned as part of Phase II. To improve drainage within the project limits, five (5) new and one (1) existing cross-gutter locations have been identified to be included in the design package.
Below is a list of the project streets and the limits of pavement repairs within the Sherwood neighborhood, along with curb ramp and cross-gutter repair and installation locations:
Pavement Repair Locations and Limits
STREET FROM TO LENGTH
Santa Fe Ave San Carlos Dr Limits of HMA (515’ E/O San Carlos Dr) 515’ Santa Cruz Ave San Augustin Dr San Rafael Dr 725’
Santa Ysabel Ave San Carlos Dr San Rafael Dr 1,090’
Santa Bella Via Ramona Commerce Way 1,022’
Santa Ynez Ave San Carlos Dr Via Ramona 872’
San Carlos Dr Santa Ynez Ave Santa Fe Ave 1,353’
San Augustin Dr Santa Ynez Ave Santa Fe Ave 1,415’
San Fernando Dr Santa Ynez Ave Santa Ysabel Ave 775’
Via Ramona Scott St Santa Bella 1,166’
San Rafael Dr Santa Ysabel Ave Santa Fe Ave 620’
Camino Lobo Scott St Santa Bella 1,167’
Total: 10,720’
Attachment 3
250503.01
3 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
Curb Ramp Repair Locations:
SE Santa Bella & Camino NE Santa Ynez & San Fernando
SW Santa Bella & Camino NW Santa Ynez & San Fernando
SE Santa Bella & Via Ramona NE Santa Ynez & San Augustin NW Santa Ynez & Via Ramona SW Santa Ysabel & San Fernando SW Santa Ynez & Via Ramona SE Santa Ysabel & San Fernando SE Santa Ynez & San Carlos
Cross Gutter Locations:
West San Rafael & Santa Cruz
North San Carlos & Santa Ysabel
South San Carlos & Santa Ysabel
North San Carlos & Santa Ynez
South San Carlos & Santa Ynez
North San Fernando & Santa Ynez
Attachment 3
250503.01
4 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
Below is a map of the street repair limits along with the proposed curb ramp and cross-gutter locations.
Attachment 3
250503.01
5 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
The following is a breakdown of the project tasks to complete Phase II, Project Specifications and Estimates (PS&E).
Utility potholing and utility relocations have been excluded from this scope of work. It is assumed there are no utility relocations needed for this project. Upon completion of the utility research, review, and coordination task, if utility potholing and relocations are deemed necessary, Cannon will provide an additional services agreement for utility potholing and utility relocations as needed.
It is Cannon’s understanding that the maintenance and repair street locations are not intended to have major changes to the original line and grade, hydraulic capacity and/or overall footprint, therefore post construction compliance is only required if needed. In the event that specific streets are considered to be a regulated project, we will provide an additional services agreement to include post construction compliance.
SCOPE OF WORK
Phase 2. Project Specifications and Estimate (PS&E)
Task 2.1 Project Administration and Meetings
This service includes organizing, coordinating, and controlling the quality of the necessary personnel and subconsultants for the work related to preparing the project specifications and estimates. We will provide monitoring and reporting of the status of the budget, schedule, and action item progress for the task items as well as creating and maintaining a project file.
This service also includes coordination and attendance with City staff for virtual monthly progress meetings, including virtual design review meetings at the 30%, 60%, and 90% design stages. This scope includes preparation of meeting agenda and meeting minutes. We assume 6 monthly progress meetings in addition to the design review meetings.
Task 2.2 Surveying Services
Topographic Field Survey:
This service includes a topographic field survey to determine existing conditions at tie-in locations. Right-of-way boundaries, and a record street centerline for the project limits will be limited to available public records. The base survey map will provide contours at 1-foot intervals, with 5-foot majors and 1-foot minors. Locations of new or replaced ADA ramps will be field surveyed. Existing sewer manholes, storm drain manholes, catch basins, and water valve lids will be field surveyed to establish line and grade of underground utility mains. All found centerline monumentation will be shown.
Attachment 3
250503.01
6 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
Monument Preservation:
This service includes a field survey of the existing monuments within the project limits, which will include the following tasks:
• Recover monumentation and set ties outside of the construction limits • File a Pre-Construction Corner Records with the County of San Luis Obispo Task 2.3 Utility Research, Review, and Coordination
This service includes conducting utility research with the public and private utility providers who have existing facilities within the proposed project areas and obtain record drawings and as-built information. Potential utility conflicts and/or relocation requirements will be identified and evaluated as needed to minimize unexpected design modifications or construction delays. We will compile and review the documents for inclusion into the electronic base map to use in preliminary design and related tasks defined below.
Task 2.4 ADA Curb Ramp Design and Exceptions
This service includes the precise grading design of 11 ADA compliant curb ramps and six (6) cross-gutters to ensure full compliance with current Americans with Disabilities Act (ADA) standards and applicable local, state, and federal guidelines, including the Public Rights-ofWay Accessibility Guidelines (PROWAG). The scope includes field investigation and data collection to assess existing site conditions, followed by ADA compliance evaluations and conceptual design development. Final design tasks include preparing detailed construction documents, such as plans, profiles, spot elevations, slopes, and detectable warning surface layouts. This service also includes preparation of technical specifications and cost estimates.
In cases where site constraints, such as existing grades, utilities, or limited right-of-way, prevent full compliance with current ADA standards, a design exception memorandum will be prepared and submitted to the City for review and inclusion into the project package. This memo will document the specific constraints, explain why full compliance is not technically feasible, and outline the best possible alternative that meets the maximum extent practicable under the law.
Precise grading design to be included in the 30%, 60%, 90%, and 100% design stages along with the pavement improvements progress stages.
Task 2.5 Plans, Specifications, and Estimate (PE&E)
We will prepare construction documents to be submitted for review at the 30%, 60%, 90%, and 100% design stages that conform to City standards.
We will prepare construction plans at the 30%, 60%, 90%, and 100% design stages. The plan set will include the following:
• Title sheet (1 sheet)
Attachment 3
250503.01
7 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
• Typical sections sheet (1-2 sheets)
• Agency Standard detail sheets (1-2 sheets)
• Project control plan sheets (2-3 sheets at 1:40 scale) • Roadway Surface Improvement plan sheets (12 sheets at 1:40 scale) • Precise Grading Plans (5-6 sheets at 1:5 scale)
• Signing and striping sheets (4 sheets at 1:40 scale)
Total: 26-28 sheets
We will prepare technical specifications starting at the 60% design stage, along with revisions based on City comments at the 90%, and 100% design stages. The technical specification will be based on the City boiler plate provided by the City, and the City will prepare the front-end section of the specifications. The technical specifications will be provided in both pdf and Word formats for review and comment.
We will prepare an engineer’s opinion of probable cost (OPCC) at the 30%, 60%, 90%, and 100% design stages. We will use unit cost data from information provided by the City, recent similar projects bids, and/or the Caltrans contract cost database. The engineer’s opinion of probable cost will be provided in both pdf and Excel formats for review and comment.
We will meet with the City upon completion of each design submittal stage to discuss the design package and address any comments. All comments will then be addressed and incorporated into the proceeding design submittal package.
Task 2.6 Bidding Support Services
This service includes, but is not limited to, the following:
• Minor Corrections to Bid Documents
• Respond to RFIs
• Processing of Addenda
• Preparation of the Conformed Set
DELIVERABLES
• 30% Plans and Cost Estimate
• 60%, 90%, and 100% Plans, Specifications, and Cost Estimate Attachment 3
250503.01
8 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
ASSUMPTIONS AND EXCLUSIONS
The following assumptions and exclusions apply to this proposal:
• Cannon is not responsible and cannot be held accountable for the accuracy of asbuilts or record drawings provided by the agencies or utility providers. Cannon has no means of determining whether subsurface features were constructed per the construction/ improvement drawings and does not claim to do so. • All data prepared by others and provided to Cannon will be made available in a digital format, compatible with our systems. It is also understood that the information and technical data provided and prepared by others, on the City’s behalf or property owner’s behalf, may be used by Cannon in providing its services and is entitled to rely upon the accuracy and completeness thereof.
• Changes in the project schedule (such as extended stops and starts) may constitute an additional services agreement.
• A no fee encroachment permit will be provided for subsurface exploration. • Preparation of engineered traffic control plans are excluded. • Utility potholing and relocations are excluded.
• Post Construction Compliance is excluded.
Attachment 3
250503.01
9 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
SCHEDULE
The following schedule is based on a project notice to proceed date of March 2 , 2026 and includes a 3-week agency review period at the 30%, 60%, and 90% design stages. See attached project schedule Gantt chart for additional information.
Task Completion Date (Duration)
Task 2.2 Surveying Services 3/9/2026 (6 weeks)
Task 2.3 Utility Research, Review, and Coordination 3/9/2026 (8 weeks) Task 2.4 ADA Curb Ramp Design and Exceptions
30% Plans and Cost Estimate 5/29/2026 (4 weeks)
60% Plans, Specifications, and Cost Estimate 7/31/2026 (6 weeks) 90% Plans, Specifications, and Cost Estimate 10/2/2026 (6 weeks) 100% Plans, Specifications, and Cost Estimate 11/20/2026 (4 weeks) Task 2.5 Plans, Specifications, and Estimate (PS&E)
30% Plans and Cost Estimate 5/29/2026 (4 weeks)
60% Plans, Specifications, and Cost Estimate 7/31/2026 (6 weeks) 90% Plans, Specifications, and Cost Estimate 10/2/2026 (6 weeks) 100% Plans, Specifications, and Cost Estimate 11/20/2026 (4 weeks) FEES
T&M Not to Exceed are based on the rates per the enclosed fee schedule: $322,318.00
CALIFORNIA PREVAILING WAGE
It is our understanding that this project qualifies for California Prevailing Wages.
If the scope of our work requires the skilled trades which are subject to Prevailing Wage requirements, then our rates will reflect this. If the scope of our work does not require skilled trades which are subject to Prevailing Wage requirements, our rates will not reflect prevailing wage rates.
We will need a DIR Project ID so that we can file our 72-hour notification prior to performing on-site work.
Attachment 3
250503.01
10 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
PREVAILING WAGE INFORMATION REQUEST
Thank you for this opportunity to be of service on your public works project. Please complete and return this form to allow us to comply with California’s prevailing wage requirements.
Thank you!
Legal Name of Cannon
PWC Registration No.
Cannon Corporation
1000001861
Cannon Project Number
PUBLIC WORKS PROJECT REGISTRATION INFORMATION:
Client’s Project Name
DIR Project ID (PWC-100)
Applicable Bid
Advertisement Date
Client’s Representative for
DIR Project ID Information
Name:
E-mail:
Phone No.:
Labor Compliance Program (LCP) Applicable to
this Project?
Yes ☐ or No ☐
If yes, please confirm if Cannon will be
subject to the LCP and provide a copy of
the LCP manual to Cannon before the
start of the project. Thank you.
Attachment 3
250503.01
11 1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
ACCEPTANCE OF PROPOSAL
Proposal Date: January 29, 2026
Client: City of Paso Robles
Project: Sherwood Neighborhood Street Pavement
Improvements
Scope of Work: Phase II – PS&E
T&M Not to Exceed: $322,318.00
Appendix A details the terms for work.
• If this work is subject to California Prevailing Wages; please provide us with the DIR Project ID.
• If the client requests, or the client’s schedule requires work to be done on an overtime basis, a multiplier of 1.5 will be applied to the above rates for weekdays for daily hours in excess of 8 as well as weekends and a multiplier of 2.0 for daily hours in excess of 12 and holidays.
Please indicate your acceptance of this proposal by signing below.
In witness whereof, the parties hereto have caused this agreement consisting of proposal letter, Appendix A and any other necessary and applicable documents to be executed of the date and year first above written. In Appendix A, Cannon Corporation hereinafter referred to as Cannon. The Client, as noted below, hereinafter referred to as Client.
Client: City of Paso Robles Cannon
X
Ditas Esperanza, PE
Capital Project Engineer
Gary Essex A. Solsona, PE
Director, Public Infrastructure
C 68420
Date:
Attachment 3
ID Task Mode Task Name Duration Start Finish
1 Phase II - Project Specifications and Estimate for Sherwood Neighborhood 190 days Mon 3/2/26 Fri 11/20/26 2 ***Project Kickoff Meeting & Notice to Proceed*** 1 wk Mon 3/2/26 Fri 3/6/263 Task 2.2 Surveying Services 6 wks Mon 3/9/26 Fri 4/17/264 Task 2.3 Utility Research, Review, and Coordination 8 wks Mon 3/9/26 Fri 5/1/265 Task 2.5 Plans, Specifications, and Estimate (PS&E) 145 days Mon 5/4/26 Fri 11/20/266 Prepare 30% Plans and Estimate 4 wks Mon 5/4/26 Fri 5/29/267 Prepare 30% Precise Grading Plans 4 wks Mon 5/4/26 Fri 5/29/268 Deliverable: 30% Plans & Estimate 1 day Fri 5/29/26 Fri 5/29/269 ***Agency Review Period and Meeting*** 3 wks Mon 6/1/26 Fri 6/19/26 10 Prepare 60% PS&E 6 wks Mon 6/22/26 Fri 7/31/2611 Prepare 60% Precise Grading Plans 6 wks Mon 6/22/26 Fri 7/31/2612 Deliverable: 60% PS&E 1 day Fri 7/31/26 Fri 7/31/2613 ***Agency Review Period and Meeting*** 3 wks Mon 8/3/26 Fri 8/21/2614 Prepare 90% PS&E 6 wks Mon 8/24/26 Fri 10/2/2615 Prepare 90% Precise Grading Plans 6 wks Mon 8/24/26 Fri 10/2/2616 Deliverable: 90% PS&E 1 day Fri 10/2/26 Fri 10/2/2617 ***Agency Review Period and Meeting*** 3 wks Mon 10/5/26 Fri 10/23/2618 Prepare 100% PS&E 4 wks Mon 10/26/26Fri 11/20/2619 Prepare 100% Precise Grading Plans 4 wks Mon 10/26/26Fri 11/20/2620 Deliverable: 100% PS&E 1 day Fri 11/20/26 Fri 11/20/26
S W S T M F T S W S T M F T S W S T M F T S W S T M F T S W S T M F T S W S T M F T S Aug 17, '25Sep 14, '25Oct 12, '25Nov 9, '25Dec 7, '25Jan 4, '26Feb 1, '26Mar 1, '26Mar 29, '26 Apr 26, '26May 24, '26 Jun 21, '26Jul 19, '26Aug 16, '26Sep 13, '26Oct 11, '26Nov 8, '26Dec 6, '26 TaskSplitMilestoneSummary
Project SummaryExternal TasksExternal MilestoneInactive Task Inactive MilestoneInactive SummaryManual TaskDuration-only Manual Summary RollupManual SummaryStart-onlyFinish-only DeadlineProgress
City of Paso Robles
Sherwood Neighborhood Street Pavement Improvements
Phase II - Projet Specifications and Estimate
Project: 250503.01 Sherwood NeiDate: Fri 1/30/26
Attachment
3
City of Paso Robles
Sherwood Neighborhood Street Repair Project
Phase II - Project Specifications and Estimate Phase Fee Proposal Cannon
1050 Southwood Drive
San Luis Obispo, CA 93401
805.544.7407
Task Hrs Cost Hrs Cost Hrs Cost Hrs Cost Hrs Cost Hrs Cost Lump SumTask 2.1 Project Administration & Meetings 24 $7,368 73 $18,542 9 $2,286 33 $4,554 139 $32,750 Project Administration 24 $7,368 64 $16,256 24 $3,312 112 $26,936 Design Review Meetings (3 total) 3 $762 3 $762 3 $414 9 $1,938 Monthly Progress Meetings (6 total) 6 $1,524 6 $1,524 6 $828 18 $3,876 Task 2.2 Surveying Services 4 $1,016 4 $732 $76,704 8 $78,452 Topographic Field Survey 2 $508 2 $366 $38,760 4 $39,634 Monument Preservation 2 $508 2 $366 $37,944 4 $38,818
Task 2.3 Utility Research, Review, and Coordination 8 $2,032 8 $1,664 8 $1,464 24 $5,160 Task 2.4 ADA Curb Ramp Design and Exceptions 60 $15,240 136 $28,288 196 $43,528 Task 2.5 Plans, Specifications, and Estimate (PS&E) 8 $2,456 76 $19,304 146 $37,084 560 $102,480 8 $1,104 798 $162,428 30% Plans & Estimate 2 $614 70 $17,780 280 $51,240 2 $276 354 $69,910 60% Plans, Specs, & Estimate 2 $614 36 $9,144 36 $9,144 140 $25,620 2 $276 216 $44,79890% Plans, Specs, & Estimate 2 $614 24 $6,096 20 $5,080 80 $14,640 2 $276 128 $26,706100% Plans, Specs, & Estimate 2 $614 16 $4,064 20 $5,080 60 $10,980 2 $276 100 $21,014 Task 2.10 Bidding and Support Services
Total Estimated Hours 32 $9,824 149 $37,846 227 $57,658 144 $29,952 572 $104,676 41 $5,658 $76,704 1,165 $322,318 $322,318
Sr. Project Engineer
$208
TOTAL =
$254
Lead Project Engineer
$254
Estimated
Cost
Project Manager
Phase II. Project Specifications and Estimates (PS&E)
Principal in Charge &
QA/QC
$307 $183
Project Engineer Cannon Survey Engineering Assistant
$138
Estimated
Cannon
Hours
Attachment
3
Council Agenda Report
From: Kevin Wells, Assistant Capital Projects Manager
Subject: Approval of a Change Order to Rob Reynolds Construction, Inc. for the City Hall Remodel Construction Project
CEQA Determination: The City finds that this action is categorically exempt from review under the California Environmental Quality Act pursuant to State CEQA Guidelines, §15301, Existing Facilities.
Date: March 3, 2026
Facts
1. The City Hall/Library building was opened in 1995 and is comprised of approximately 28,680 gross square feet, including an 18,000 square foot library on the ground floor and a 10,000 square foot City Hall on the second floor; most facility improvements are original.
2. Staff growth and the evolving nature of city services have placed increased demands on existing City Hall infrastructure. As departments expand to meet service delivery expectations, the need for updated, modern, safe, and flexible workspaces becomes critical.
3. City Council Goals and Priorities for 2024-2026 include addressing long-term space needs and creating functional workspaces at City Hall/Library, Centennial Park, and the Corporation Yard. The City Hall Remodel project is in furtherance of meeting this City Council goal.
4. Modernization of City Hall is essential to support a more collaborative, secure, and efficient working environment that reflects current operational needs and public service standards.
5. On August 20, 2024, City Council awarded a contract for remodel design services to Ten Over Studio, Inc., and on June 30, 2025, bid documents were advertised.
6. On August 19, 2025, City Council awarded a bid to Rob Reynolds Construction, Inc. in the amount of $986,413.32.
7. In accordance with the City’s Purchasing Policy, City Council approval is needed for change orders that exceed $125,000 in the aggregate. If approved, total contract change orders to Rob Reynolds Construction, Inc. would increase the contract by $150,737.99, to a total not-too-exceed of $1,137,151.31.
Options
1. Take no action;
2. Authorize the City Manager to execute a Change Order with Rob Reynolds Construction, Inc. in the amount of $25,737.99, bringing the total not-to-exceed contract to $1,137,151.31; or
3. Provide alternative direction to staff.
Analysis and Conclusions
The aggressive project schedule of 49 calendar days to complete a facility remodel presented many challenges and necessitated nominal changes to furniture, fixtures, and equipment. Moreover, unanticipated but necessary items were discovered during the demolition and construction, including
damaged countertops and wall resurfacing. In addition, carpet tiles, and other unavailable specified door hardware resulted in expedited shipping costs to meet the project schedule.
All project change orders issued resulted in a quality project delivered on time with features designed to meet current and future needs.
Fiscal Impact
The total cost of the originally approved construction contract to Rob Reynolds Construction, Inc. was $986,413.32; including this change order, the contract increases to a total not-too-exceed of $1,137,151.31. The total project budget for the remodel totaled $2.8 million. Project is estimated to be under budget by more than $1 million, inclusive of the requested change order, as shown below:
Amount
Total project budget $ 2,844,370
Expended-to-date 1,489,133
Total remaining costs 306,856
Recommended change order (current) 25,738
Under budget $ 1,022,643
CEQA
The project is in compliance with the California Environmental Quality Act (CEQA). It has been determined that this project is categorically exempt as a Class 1 exemption per Section 15301 of the CEQA Guidelines regarding minor alteration of existing facilities. A Class 1 exemption applies to minor alteration of existing public facilities involving negligible or no expansion of existing use.
Recommendation (Option 2)
Approve Resolution 26-XXX, authorizing the City Manager to execute a Change Order to the existing contract with Rob Reynolds Construction, Inc. in the amount of $25,737.99 bringing the total contract to a total not-too-exceed of $1,137,151.31, with the City Manager and City Attorney authorized to make minor, technical and non-substantive changes as necessary, consistent with the Council’s overall intent, and finding that this action is exempt from CEQA under the Class 1 exemption.
Attachments
1. Resolution 26-XXX – City Hall Remodel Change Order – Rob Reynolds Construction, Inc
Attachment 1
RESOLUTION 26-XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES
APPROVING A CHANGE ORDER TO THE CONSTRUCTION CONTRACT WITH ROB REYNOLDS CONSTRUCTION, INC. IN THE AMOUNT OF $25,737.99 FOR THE CITY HALL REMODEL PROJECT AND
FINDING THE ACTION EXEMPT FROM CEQA
WHEREAS, the City Hall/Library building was opened in 1995 and is comprised of approximately 28,680 gross square feet, including an 18,000 square foot library on the ground floor and a 10,000 square foot City Hall on the second floor; and
WHEREAS, the City Council Goals for Fiscal Years 2025 and 2026 include addressing long-term space needs and creating functional workspaces at City Hall/Library, Centennial Park, and the Corporation Yard and this project is in furtherance of meeting this City Council goal; and WHEREAS, modernization of City Hall is essential to support a more collaborative, secure, and efficient working environment that reflects current operational needs and public service standards; and WHEREAS, on August 20, 2024, City Council awarded a contract for remodel design services to Ten Over Studio, Inc., and on August 19, 2025 Council awarded a construction contract to Rob Reynolds Construction, Inc. in the amount of $986,413.32; and
WHEREAS, an additional 15% contingency was requested, bringing the total allocated project amount to $1,134,375.32; and
WHEREAS, City purchasing policy calls for Council approval of contract change orders that exceed 10% of the contract amount or $125,000, whichever is greater in the aggregate, and this change order would result in a total not-too-exceed for the contract in the amount of $1,137,151.31; and.
WHEREAS, the City Council finds the change is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 1 exemption, which applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing structures, facilities, mechanical equipment, or topographical features where the project involves negligible or no expansion of existing or former use. (State CEQA Guidelines, § 15301.) None of the exceptions to the Class 1 exemption apply.
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 a change order to Rob Reynolds Construction, Inc. in the amount of $25,737.99 to their construction contract for the City Hall Remodel project, bringing the total contract amount to a not-too-exceed of $1,137,151.31, and authorizes the City Manager to execute the change order, subject to minor, technical, or non-substantive changes as approved by the City Manager and the City Attorney.
Attachment 1
APPROVED this 3rd day of March 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
John R. Hamon, Jr., Mayor
Melissa Martin, City Clerk
Council Agenda Report
From: Dante Pecchenino, Senior Development Review Engineer Subject: Approval of an Easement Dedication to Pacific Gas and Electric Company for Electrical Facility Use Near 4280 Second Wind Way
CEQA Determination: The grant of easement for electrical facility use for PG&E is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 2 exemption, which applies to the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. (State CEQA Guidelines, § 15302.)
Date: March 3, 2026
Facts
1. Pacific Gas and Electric Company (PG&E) has identified the need to install new electrical infrastructure to adequately serve on-site building facilities. The proposed improvements include conduit and associated transformer equipment, which will extend across a portion of City-owned property to ensure reliable and code-compliant electrical service.
2. The proposed easement area is located at 4280 Second Wind Way, a parcel that is part of the City Municipal Airport and is currently subject to a long-term ground lease agreement.
3. The leasehold interest for this property is held by Treana Winery. The site contains one existing building and one newly constructed building. Construction of the new building is in its final stages, and permanent electrical service is required to support occupancy and ongoing operations.
4. In accordance with PG&E’s Electric Rule 15 policy, which governs the extension of utility facilities and cost responsibilities for new service connections, the utility requires the acquisition of a permanent easement when new facilities are installed to serve two or more structures.
5. To accommodate the installation, operation, maintenance, repair, and replacement of the proposed conduit and transformer equipment, a ten-foot-wide utility easement is proposed. The easement would provide sufficient area for both the placement of improvements and ongoing access by PG&E personnel and equipment.
Options
1. Take no action;
2. Dedicate a grant of easement for electrical facility use for PG&E and authorize the City Manager to sign and record the grant of easement;
3. Provide alternative direction to staff.
Analysis and Conclusions
Granting the requested utility easement to PG&E is necessary to allow installation of permanent electrical infrastructure to serve both the existing and newly constructed facilities located on City-owned airport property. The proposed improvements are consistent with PG&E’s Electric Rule 15 requirements, which call for easements when facilities are installed to serve multiple structures. Without the easement, permanent electrical service could be delayed or unavailable, potentially affecting the completion and occupancy of the new building.
The easement would encumber a limited, defined ten-foot-wide area and would not interfere with existing airport operations or planned airport uses. The leaseholder, Treana Winery, benefits directly from the improved utility service, while the City retains ownership of the property subject only to the narrow easement rights for installation, maintenance, and access.
Approval of the proposed utility easement will allow PG&E to provide permanent and reliable electrical service to the leased airport property in compliance with utility requirements. The easement is limited in scope, does not adversely affect airport operations or City interests, and supports completion and occupancy of the facilities on the site.
Fiscal Impact
Granting the easement does not create a financial obligation for the City and is consistent with past City practice of accommodating utility infrastructure necessary to support development on leased airport lands. Reliable electrical service also supports economic activity at the airport site, consistent with Council goals related to business retention, airport land use activation, and local economic development.
CEQA
The Grant of Easement for electrical facility use for PG&E is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 2 exemption, which applies to the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. (State CEQA Guidelines, § 15302.)
Recommendation (Option 2)
Approve Resolution 26-XXX, dedicating a Grant of Easement for electrical facility use for PG&E and authorize the City Manager to sign and record the Grant of Easement.
Attachments
1. Resolution 26-XXX – Grant of Easement for Utility Service a. Exhibit A Grant of Easement Document LD#2226-12-100092
Attachment 1
RESOLUTION 26-XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES
DEDICATING A GRANT OF EASEMENT FOR ELECTICAL FACILITY USE, INCLUDING THE RIGHT TO
CONSTRUCT, RECONSTRUCT, REPAIR, AND MAINTAIN FOR PACIFIC GAS & ELECTRIC AND
FIND THE ACTION EXEMPT FROM CEQA
WHEREAS, Pacific Gas and Electric Company has the need to provide a new electrical service to building facilities with conduit and transformers stretching across a portion of City owned land; and WHEREAS, the easement would convey across 4280 Second Wind Way, which is part of the City Airport under a long-term lease agreement; and
WHEREAS, the lease agreement is provided with Treana Winery. The land has an existing building and newly constructed building located on it. The new building is in the final stages of completion; and
WHEREAS, Pacific Gas and Electric has a policy, known as “Rule 15”, to acquire easements for new facilities that service two or more buildings; and
WHEREAS, a ten-foot-wide easement is proposed for improvements (conduit and transformers) and general access and maintenance of facilities; and
WHEREAS, the City will dedicate a Grant of Easement for Pacific Gas and Electric Company for the electrical facilities on City property.
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 Grant of Easement for electrical facility use for PG&E is categorically exempt from the California Environmental Quality Act (“CEQA”) under the Class 2 exemption, which applies to the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. (State CEQA Guidelines, § 15302.)
Section 3. The City Council dedicates the Grant of Easement for electrical facility use for Pacific Gas and Electric Company, and authorizes the City Manager or designee to sign and record the Grant of Easement attached hereunto as Exhibit A.
APPROVED this 3
rd day of March, 2026, by the following vote:
Attachment 1
AYES:
NOES:
ABSENT:
ABSTAIN:
John R. Hamon, Jr., Mayor
ATTEST:
Melissa Martin, City Clerk
Exhibit A – Grant of Easement Document 2226-12-10092
Distribution Easement (Rev.02/2020) Modified 12/25
RECORDING REQUESTED BY AND RETURN TO:
PACIFIC GAS AND ELECTRIC COMPANY
300 Lakeside Drive, Suite 210
Oakland, CA 94612
Attn: Land Rights Library
Location: City/Uninc______________________
Recording Fee $_____________________________
Document Transfer Tax $ __________
[ ] This is a conveyance where the consideration and
Value is less than $100.00 (R&T 11911).
[ ] Computed on Full Value of Property Conveyed, or
[ ] Computed on Full Value Less Liens
& Encumbrances Remaining at Time of Sale
[ ] Exempt from the fee per GC 27388.1 (a) (2); This
document is subject to Documentary Transfer Tax
Signature of declarant or agent determining tax
(SPACE ABOVE FOR RECORDER'S USE ONLY)
LD# 2226-12-10092 EASEMENT DEED
CITY OF PASO ROBLES, a public body of the State of California, hereinafter called Grantor, hereby grants to PACIFIC GAS AND ELECTRIC COMPANY, a California corporation, hereinafter called Grantee, the right from time to time to excavate for, construct, reconstruct, install, replace (of initial or any other size), remove, maintain, inspect and use facilities of the type hereinafter specified, together with a right of way therefor, within the non-exclusive easement area as hereinafter set forth, and also ingress thereto and egress therefrom, over and across the lands of Grantor situated in the City of Paso Robles, County of San Luis Obispo, State of California, described as follows:
(APN 025-471-044)
LOT 50 of Tract Map No. 3,188 as said lot is shown upon the map filed for record August 24, 2022 in Book 41 of Maps at page 81, San Luis Obispo County Records.
The facilities and easement area are described as follows:
Such underground conduits, pipes, manholes, service boxes, wires, cables, and electrical conductors; aboveground marker posts, risers, and service pedestals; underground and aboveground switches, fuses, terminals, and transformers with associated concrete pads; and fixtures and appurtenances necessary to any and all thereof, as Grantee deems necessary for the distribution of electric energy and communication purposes located within the strip of land of the uniform width of 10 feet, lying 5 feet on each side of the alignment of the facilities as initially installed hereunder. The approximate locations of said facilities are shown upon Grantee’s Drawing No. 35636182 attached hereto and made a part hereof.
Grantee agrees that on receiving a request in writing, it will at Grantor’s expense, survey, prepare and record a “Notice of Final Description” referring to this instrument and setting forth a description of said strip of land.
Exhibit A Page 152 of 297 City Council Agenda March 3, 2026 Distribution Easement Rev. (02/2020)
Grantor further grants to Grantee the right, from time to time, to trim or to cut down, without Grantee paying compensation, any and all trees and brush now or hereafter within said easement area, and shall have the further right, from time to time, to trim and cut down trees and brush along each side of said easement area which now or hereafter in the opinion of Grantee may interfere with or be a hazard to the facilities installed hereunder, or as Grantee deems necessary to comply with applicable state or federal regulations.
Grantor also grants to Grantee the right to use such portion of said lands contiguous to said easement area as may be reasonably necessary in connection with the excavation, construction, reconstruction, replacement, removal, maintenance and inspection of said facilities.
Grantor hereby covenants and agrees not to place or construct, nor allow a third party to place or construct, any building or other structure, or store flammable substances, or drill or operate any well, or construct any reservoir or other obstruction within said easement area, or diminish or substantially add to the ground level within said easement area, or construct any fences that will interfere with the maintenance and operation of said facilities.
Grantor acknowledges that they have read the “Grant of Easement Disclosure Statement”, EXHIBIT “A”, attached hereto and made a part hereof.
The legal description herein, or the map attached hereto, defining the location of this utility distribution easement, was prepared by Grantee pursuant to Section 8730 (c) of the Business and Professions Code.
This document may be executed in multiple counterparts, each of which shall be deemed an original, but all of which, together, shall constitute one and the same instrument.
The provisions hereof shall inure to the benefit of and bind the successors and assigns of the respective parties hereto, and all covenants shall apply to and run with the land.
Dated: __________________, _______
CITY OF PASO ROBLES, a public body of the State
of California
_____________________________________________
By:
Print Name:______________________________
Title:____________________________________
I hereby certify that a resolution was adopted on the ____ day of _________, 20____, by the _____________________________________ authorizing the foregoing grant of easement.
By__________________________________ Title________________________________ Exhibit A Page 153 of 297 City Council Agenda March 3, 2026 Distribution Easement Rev. (02/2020)
State of California
County of )
On __________________________, before me, Notary Public,
Insert name
personally appeared
,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(Seal)
Signature of Notary Public
CAPACITY CLAIMED BY SIGNER
[ ] Individual(s) signing for oneself/themselves
[ ] Corporate Officer(s) of the above named corporation(s) [ ] Trustee(s) of the above named Trust(s)
[ ] Partner(s) of the above named Partnership(s)
[ ] Attorney(s)-in-Fact of the above named Principal(s) [ ] Other
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
Exhibit A Page 154 of 297 City Council Agenda March 3, 2026 Distribution Easement Rev. (02/2020)
Pacific Gas and Electric Company
EXHIBIT “A”
GRANT OF EASEMENT DISCLOSURE STATEMENT
This Disclosure Statement will assist you in evaluating the request for granting an easement to Pacific Gas and Electric Company (PG&E) to accommodate a utility service extension to PG&E’s applicant. Please read this disclosure carefully before signing the Grant of Easement.
You are under no obligation or threat of condemnation by PG&E to grant this easement. The granting of this easement is an accommodation to PG&E’s applicant requesting the extension of PG&E utility facilities to the applicant’s property or project. Because this easement is an accommodation for a service extension to a single customer or group of customers, PG&E is not authorized to purchase any such easement.
By granting this easement to PG&E, the easement area may be used to serve additional customers in the area and may be used to install additional utility facilities. Installation of any proposed facilities outside of this easement area will require an additional easement. Removal and/or pruning of trees or other vegetation on your property may be necessary for the installation of PG&E facilities. You have the option of having PG&E’s contractors perform this work on your property, if available, or granting permission to PG&E’s applicant or the applicant’s contractor to perform this work.
Additionally, in order to comply with California fire laws and safety orders, PG&E or its contractors will periodically perform vegetation maintenance activities on your property as provided for in this grant of easement in order to maintain proper clearances from energized electric lines or other facilities. The description of the easement location where PG&E utility facilities are to be installed across your property must be satisfactory to you.
The California Public Utilities Commission has authorized PG&E’s applicant to perform the installation of certain utility facilities for utility service. In addition to granting this easement to PG&E, your consent may be requested by the applicant, or applicant’s contractor, to work on your property. Upon completion of the applicant’s installation, the utility facilities will be inspected by PG&E. When the facility installation is determined to be acceptable the facilities will be conveyed to PG&E by its applicant.
By signing the Grant of Easement, you are acknowledging that you have read this disclosure and understand that you are voluntarily granting the easement to PG&E. Please return the signed and notarized Grant of Easement with this Disclosure Statement attached to PG&E. The duplicate copy of the Grant of Easement and this Disclosure Statement is for your records.
Exhibit A Page 155 of 297 City Council Agenda March 3, 2026 Exhibit A Page 156 of 297 City Council Agenda March 3, 2026 Distribution Easement Rev. (02/2020)
Attach to LD: 2226-12-10092
Area, Region or Location: 4
Land Service Office: San Luis Obispo
Line of Business: Electric Distribution (43)
Business Doc Type: Easements
MTRSQ: 22.26.12.13.21,
FERC License Number:
PG&E Drawing Number: 35636182
Plat No.: EE34
LD of Affected Documents:
LD of Cross Referenced Documents:
Type of interest: Electric Underground Easements (4)
SBE Parcel:
% Being Quitclaimed:
Order or PM: 35636182
JCN:
County: San Luis Obispo
Utility Notice Number:
851 Approval Application No: ;Decision:
Prepared By: m22f
Checked By: l3b0
Approved By: l3b0
Revised by:
Exhibit A Page 157 of 297 City Council Agenda March 3, 2026 City Council Agenda Report
From: Katie Banister, Associate Planner
Subject: Approval of a Development Plan for 24 Residential Units including an Affordable Housing Density Bonus; Fence-Height Modification; Removal of Ten Oak Trees; and a One-Lot Tract Map (PD24-07, MOD25-09, OTR25-04, Tentative Tract Map 3254, P24-0100) CEQA Determination: The project is exempt from environmental review as a class 32 categorical exemption for infill development pursuant to the State’s Guidelines to Implement the California Environmental Quality Act (CEQA), § 15332.
Date: March 3, 2026
Facts
1. Stephen Ross representing Montage Development, Inc. (applicant) has applied for development plan including an affordable housing density bonus, site plan modifications, oak tree removals, and a request for approval of a 24-unit residential condo project in twelve duplex buildings.
2. The project includes a 4.32-acres located at 420 Creston Road (APN 009 541 010 and 009 541 011) (See Vicinity Map, Attachment 1).
3. The site has a General Plan land use designation of Residential Multiple Family, Low Density 8 units per acre (RMF-8); and is within the Low-Density Multi-Family Residential (R-2) zoning district where multi-family dwellings are an allowed use.
4. Consistent with Paso Robles Municipal Code Section 21.41.070, only 3.1 acres of the site are classified as developable. The average slope of the developable area of the site is 9.8%.
5. Consistent with Paso Robles Municipal Code Section 21.33.050, sites in the R-2 zoning district with a developable area between 5 and 10% average slope have a maximum density of 6.5 density units/ acre; a maximum of 20 density units are permitted on the site.
6. The applicant proposes to deed restrict 5% of all dwellings (1 dwelling) for a very-low income household (making 50% of county median income) for 55 years. According to the San Luis Obispo County Affordable Housing Standards updated January 12, 2026, if the affordable unit were available for sale now, the maximum sale price would be approximately $200,000.
7. Consistent with California Government Code Section 65915(f)(2), in exchange for providing 5% affordable units, the project is entitled to a 20% density bonus, or 4 additional density units for a total of 24 density units. Additionally, consistent with California Government Code Section 65915(e), the project is entitled to one concession from the City that will result in identifiable and actual cost reductions.
8. The applicant has requested the City concede the requirement to provide a playground with at least three pieces of permanent play equipment (Paso Robles Municipal Code Section 21.33.060.E.2).
9. The project is consistent with General Plan General Plan Policy LU-2I, which is to “Encourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life.”
10. Consistent with Paso Robles Municipal Code Section 21.16.010, approval of a development plan is required for multi-family residential projects with 11 or more dwelling units.
11. The project includes a request to remove ten oak trees with diameters totaling 176 inches.
12. Consistent with Paso Robles Municipal Code Section 10.01.050.D, the City Council must review requests for the removal of oak trees with a diameter of six or more inches that are not clearly dead or diseased beyond correction.
13. Consistent with Paso Robles Municipal Code Section 21.09.020.B, “Multiple applications for the same project shall be processed concurrently and shall be reviewed—and approved or denied—by the highest review authority designated by this zoning code for any of the applications.”
14. The project was reviewed by the Development Review Committee on June 2, 2025. The Development Review Committee recommended the project next be heard by the Planning Commission with a request for:
added detailing on the garage side elevations near the entry facing Creston Road and garage facing the drive into the project, and
the applicant to explore proving a pedestrian path to the rear open space, and a detailed landscaping plan, and
a detailed fence plan, and
the tentative tract map, if applicant intends to subdivide the property.
15. On February 10, 2026, the Planning Commission conducted a duly noticed public hearing to consider the facts as presented and to accept public testimony regarding this request for a development plan, site plan modification, oak tree removal permit, and tentative tract map; and on a vote of 6-0 (Marlow absent) recommended the City Council approve the project with an amendment to Site Specific Condition of Approval #53, striking the phrase, “ADA-Compliant”.
16. On January 21, 2020, the City Council adopted Resolutions 20-011 and 20-012 to approve a 20-unit residential project on the property (PD19-05, OTR19-24, P19-0068). The entitlements expired on January 21, 2022.
17. The project is exempt from environmental review as a class 32 categorical exemption for infill development pursuant to the State’s Guidelines to Implement the California Environmental Quality Act (CEQA), § 15332.
Options
After consideration of any public testimony, the City Council should consider the following options:
1. Approve the project development plan, site plan modification, oak tree removal permit, and tentative tract map by adopting Draft Resolution No. 26-XXX based on findings and subject to conditions of approval.
2. Approve the project with modifications by amending and adopting Draft Resolution No. 26-XXX.
3. Refer the project back to the Planning Commission for additional analysis.
4. Deny the project by adopting findings of denial.
Analysis and Conclusions
The project is the development of 24 dwelling units on a 4.32-acre, vacant, but disturbed site on Creston Road, between Capitol Hill Drive and Ferro Lane. Each unit would be a four-bedroom condominium in one of twelve duplex buildings. Each residence includes a two-car garage. Thirteen uncovered parking spaces are provided, for a total of 61 parking spaces.
Development Standards
Density. The site is in the Low-Density Multi-Family Residential (R-2) zoning district. The maximum density in the multi-family districts is calculated using the “developable area” of the site, which as defined in Paso Robles Municipal Code Section 21.41.070, excludes areas over 35% slope, groupings of 10 or more mature oak trees, and areas to be dedicated for public road purposes. The property is relatively flat near Creston
Road. About 400 feet south of the road, the site begins to slope steeply down to a seasonal creek and oak woodland at the southern edge of the property so that only 3.1 acres of the 4.32-acre site are classified as developable. The average slope of the developable area of the site is 9.8%. Consistent with Paso Robles Municipal Code Section 21.33.050, sites in the R-2 zoning district with a developable area between 5 and 10% average slope have a maximum density of 6.5 density units/ acre; a maximum of 20 density units are permitted on the site. Each dwelling unit proposed constitutes a full density unit (i.e., no fractional density is utilized).
Site Plan
The applicant intends to deed restrict one dwelling unit (5% of 20 dwellings) for rental or sale to a verylow income household for 55 years. California Government Code Section 65915(f)(2) requires the City to grant a 20% density bonus, resulting in 4 additional units, and one concession of a development standard that will result in identifiable and actual cost reductions. The project includes 24 dwellings.
Front Elevation for Buildings 1 and 2
Setbacks
The project meets all applicable setbacks as demonstrated in the table below:
Setback Location Requirement Proposed
Front (from an arterial street) 25 feet 25 feet
N
Side (for 2-story building) 10 feet 10 feet
Rear 10 feet > 10 feet
Open Space and Recreational Amenities. In multi-family districts Paso Robles Municipal Code Table
21.33.050-2 requires at least 375 square feet of open space for each unit. Private open space has a value of 1.5 times the value of shared open space consistent with Paso Robles Municipal Code Section
21.33.060.E.1. The project does not include any formal shared open space, so at least 250 square feet of private open space is required for each unit. The project includes a private yard for each unit that is at least 250 square feet in size. In addition, the draft resolution includes conditions of approval to require pedestrian access be maintained to the informal open space at the rear of the lot.
Paso Robles Municipal Code Table 21.33.060-3 requires one playground open-space amenity with three pieces of permanent equipment for a multi-family development with 11-25 units. The applicant has requested the City concede the requirement in conformance with California Government Code Section 65915(b)(1)(B) related to Density Bonuses and Other Incentives. Because 5% of the allowed units will be deed restricted to a very-low income household, the project is entitled to one concession to result in identifiable and actual cost reductions.
Objective Design Standards. Paso Robles Municipal Code Chapter 21.50 lists the City’s Objective Design Standards, which are “intended to facilitate high-quality site planning and building design and to accelerate housing production through the clear communication of design objectives and efficient permitting process for qualifying residential and mixed-use development projects”. For buildings with 2- 10 dwellings and facades less than 100 feet, the following design strategies are required. Italicized words explain how the project meets the relevant standard.
1. All Tier I Standards (Required Components)
o Building Orientation – each dwelling unit in Buildings 1 and 2 includes a pedestrian entry (porch) facing Creston Road.
o Transparencies – the buildings include at least 15% transparencies (windows and openings) in each wall.
o Blank Walls – there are no blank walls over 20 feet in length visible from the public rightof-way. o Building Corner Treatments – the buildings include a massing break with minimum dimensions of 1 foot in depth by 3 feet in length by 8 feet in height located within twenty-five feet of building’s corner.
2.One Tier II Standard (Wall Plane Variation) – the buildings include a General Massing Break of at least 1 foot in depth, 3 feet in length, and 8 feet in height in the second story in the front and rear elevations.
3.Two Tier III Standards (Fenestration) – the buildings include windows that are recessed at least 2 inches with trim at least 3.5 inches wide. The buildings also include more than one siding material.
4.One Tier IV Standard (Roofs) – the buildings include eaves with a 24-inch projection.
Parking. The applicable parking requirement listed in Paso Robles Municipal Code Section 21.48.030 for multi-family development is two parking spaces for each dwelling, and one guest space for every five units. In this case, a total of 53 parking spaces are required. The project includes 48 covered parking spaces in private garages and 13 uncovered spaces in a shared lot, for a total of 61 parking spaces (8 more than required). Parking areas must include eight square feet of landscaping for every parking space with shade trees that will result in 25% shade cover within five years. There are landscape planters at the ends of the
row of uncovered parking spaces. In addition, the adjacent driveway is lined on the west by a 5-foot-wide landscape planter. The conditions of approval included in the draft resolution include a requirement to provide shade trees in each of these planters.
Fences. Paso Robles Municipal Code 21.44.030 limits fences in the front yard (defined as an unobstructed space extending across the front of a parcel for its full width between the front property line and primary building) to 3 feet in height unless a site plan modification (up to 4 feet in height) is approved. The project includes a 42-inch fence between the sidewalk and Buildings 1 and 2. The review authority (ultimately the City Council in this case) can approve this height “provided that the fence shall be constructed in a manner to allow reasonable visibility through it”. The draft resolution includes a condition of approval that requires the face of the fence to include at least 20% gaps.
Underground Utilities. Paso Robles Municipal Code Section 22.24.190 requires all utility distribution facilities supplying service to a residential subdivision to be placed underground. In 2020, the City Council adopted Resolutions 20-011 and 20-012 to approve a 20-unit residential project on the property (PD19- 05, OTR19-24, P19-0068). That approval waived the requirement for undergrounding the distribution lines running along Creston Road and instead required the applicant to bury conduit along the frontage to facilitate undergrounding at a future undetermined date when the utilities might be undergrounded as a neighborhood effort (instead of an individual parcel by parcel effort. The draft resolution includes a condition to require installation of conduit at the frontage for that purpose. Paso Robles Municipal Code Section 21.54.020 requires “All new utility service lines shall be under-grounded unless determined to be infeasible or unduly cost prohibitive as determined by the City Engineer.” Oak Tree Removal Permit. There are 10 native oak trees with diameters totaling 176 inches on the relatively flat and previously disturbed portion of the lot. All 10 trees are proposed for removal. The trees are generally in poor condition with signs of drought stress. Nine of the trees were approved by Council for removal in 2020. Tree #6 was proposed to be preserved with the previous project; however, this tree was damaged in the 2020 River Fire and is no longer safe to retain. Exhibit G of the draft resolution is the arborist report detailing the condition of each tree. The site includes a relatively intact oak woodland at the southern edge of the property adjacent to a seasonal drainage. The project avoids all impacts to these oak trees. Mitigation for the oak removals is replanting 29 native oaks (at least 1.5-inch caliper) on the property.
Fiscal Impact
Consistent with the City’s policy that development “pay its own way”, the project is subject to development impact fees, which address the project’s impact on the City’s police, fire, library, parks, and transportation infrastructure. Additionally, the project will be required to annex into the City’s Community Facilities District (CFD 2005-1) to address its ongoing impact on the Emergency Services Department, Police Department, and Recreation Services.
CEQA
Staff recommends that City Council find the project is exempt from environmental review as a class 32 categorical exemption for infill development pursuant to the State’s Guidelines to Implement the California Environmental Quality Act (CEQA), § 15332. Exhibit H to the draft resolution is a Notice of Exemption explaining why the project is exempt.
Fire Damaged Oak Tree #6
Recommendation (Option 1)
Approve Resolution 26-XXX approving Development Plan 24-07, Site Plan Modification 25-09, Oak Tree Removal Permit 25-04, and Tentative Tract Map 3254, based on findings and subject to conditions of approval, and finding the project exempt from environmental review as a class 32 categorical exemption for infill development.
Attachments
1. Vicinity Map
2. Resolution 26-XXX – Montage Condos – Development Plan 24-07 – OTR 25-04 a. Exhibit A. Site Specific Conditions of Approval
b. Exhibit B. Standard Conditions
c. Exhibit C. Architectural Plans
d. Exhibit D. Landscape Plan
e. Exhibit E. Grading and Drainage Plan
f. Exhibit F. Tentative Tract Map 3254
g. Exhibit G. Arborist Report
h. Exhibit H. CEQA Notice of Exemption
3. Legal Affidavit
4. Mail Affidavit
5. Site Notice Affidavit
6. Public Comment received June 22, 2025
7. Public Comment received January 31, 2026
8. Public Comment received February 8, 2026
Attachment 1
Vicinity Map
Attachment 2
RESOLUTION 26-XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING DEVELOPMENT PLAN 24-07 INCLUDING AN AFFORDABLE HOUSING DENSITY BONUS, SITE PLAN MODIFICATION 25-09, TENTATIVE TRACT MAP 3254, AND OAK TREE REMOVAL PERMIT 25-04 FOR
24 RESIDENTIAL CONDOMINIUMS
420 CRESTON ROAD, APNs: 009-541-010 AND 009-541-011
APPLICANT – MONTAGE DEVELOPMENT, INC.
WHEREAS, Stephen Ross representing Montage Development, Inc. (applicant) has applied for Development Plan 24-07 including an affordable housing density bonus, Site Plan Modification 25-09, Oak Tree Removal Permit 25-04, and Tentative Tract Map 3254, a request for approval of a 24-unit residential condominium project in 12 duplex buildings (P24-0100), and WHEREAS, the 4.32-acre site is located at 420 Creston Road (APN 009 541 010 and 009 541 011); and WHEREAS, the site has a General Plan land use designation of Residential Multiple Family, Low Density 8 units per acre (RMF-8); and is within the Low-Density Multi-Family Residential Zoning District (R-2) zoning district where multi-family dwellings are an allowed use; and WHEREAS, consistent with Paso Robles Municipal Code Section 21.41.070, only 3.1 acres of the site are classified as developable. The average slope of the developable area of the site is 9.8%; and WHEREAS, consistent with Paso Robles Municipal Code Section 21.33.050, sites in the R-2 zoning district with a developable area between 5 and 10% average slope have a maximum density of 6.5 density units/ acre, therefore, a maximum of 20 density units are allowed on the site; and WHEREAS, the applicant will deed restrict 5% of all allowed dwellings (1 dwelling of 20 dwellings) for a very-low income household (making 50% of county median income) for 55 years; and WHEREAS, consistent with California Government Code Section 65915(f)(2), in exchange for providing 5% affordable units, the project is entitled to a 20% density bonus, or 4 additional dwellings for a total of 24 dwellings. Additionally, consistent with California Government Code Section 65915(e), the project is entitled to 1 concession from the City that will result in identifiable and actual cost reductions; and WHEREAS, the applicant has requested the City concede the requirement to provide a playground with at least 3 pieces of permanent play equipment (Paso Robles Municipal Code Section 21.33.060.E.2); and WHEREAS, the project is consistent with General Plan Policy LU-2I, which is to “Encourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life”; and WHEREAS, the project includes a request to remove 10 oak trees with diameters totaling 176 inches; and
Attachment 2
WHEREAS, consistent with Paso Robles Municipal Code Section 21.16.010, approval of a development plan is required for multi-family residential projects with 11 or more dwelling units; and WHEREAS, consistent with Paso Robles Municipal Code Section 10.01.050.D, the City Council must review requests for the removal of oak trees with a diameter of 6 or more inches that are not clearly dead or diseased beyond correction; and
WHEREAS, consistent with Paso Robles Municipal Code Section 21.09.020.B, “Multiple applications for the same project shall be processed concurrently and shall be reviewed—and approved or denied—by the highest review authority designated by this zoning code for any of the applications”; and WHEREAS, on January 21, 2020, the City Council adopted Resolutions 20-011 and 20-012 to approve a 20- unit residential project on the property (PD19-05, OTR19-24, P19-0068). The entitlements expired on January 21, 2022; and
WHEREAS, the project was reviewed by the Development Review Committee on June 2, 2025. The Development Review Committee recommended the project next be heard by the Planning Commission with a request for:
• added detailing on the garage side elevations near the entry facing Creston Road and garage facing the drive into the project, and
• the applicant to explore proving a pedestrian path to the rear open space, and • a detailed landscaping plan, and
• a detailed fence plan, and
• the tentative tract map, if applicant intends to subdivide the property; and WHEREAS, a duly noticed public hearing was conducted by the Planning Commission on February 10, 2026, to consider the facts as presented in the staff report prepared for this project, and to accept public testimony regarding this request for a development plan, site plan modification, oak tree removal permit, and tentative tract map; and on a vote of 6-0 (Marlow absent) recommended the City Council approve the project with an amendment to Site Specific Condition of Approval #53, striking the phrase, “ADACompliant”; and WHEREAS a duly noticed public hearing was conducted by the City Council on March 3, 2026, to consider the facts as presented in the staff report prepared for this project, and to accept public testimony regarding this request for a development plan, site plan modification, oak tree removal permit, and tentative tract map.
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. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds as follows:
Development Plan Findings
Attachment 2
A. The design and intensity (density) of the proposed project is consistent with the goals and policies established by the general plan because the property is in the Residential Multiple Family, Low Density 8 units per acre (RMF-8) land use category, the purposes of which are:
To provide multiple family residential neighborhoods at relatively low densities, typically consisting of buildings with 2 to 3 dwelling units, at densities up to 8 or 9 dwelling units per acre;
To permit clustered and/or attached housing production in environmentally sensitive locations;
To permit multi-family development without giving the impression of a high density environment;
To meet the needs of persons seeking rental housing units, at various price levels; To provide housing in close proximity to schools, shopping, and other services, including public transit; and
To provide a transition zone between single-family residential neighborhoods and higherintensity land uses.
The project has an overall density of 5.6 dwellings/acre (24 dwellings/4.32 acres) because the project avoids the environmentally sensitive seasonal creek and oak woodland at the southern edge of the property. The buildings are duplexes, which will not have the building massing associated with high density development. The project is approximately 0.5 mile from Saint Rose Catholic School, 0.6 mile from Georgia Brown Elementary School, and a 1.5-mile drive from Paso Robles High School. The site is between downtown and William’s Plaza commercial center. RTA Routes A and B run east and west on Creston Road with the nearest east bound stop located about 300 feet west of the site.
The project is consistent with General Plan Policy LU-2I, which is to “Encourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life”.
B. The design and intensity (density) of the proposed project is consistent with the policies and development standards established by any applicable specific plan, special planned development, or master development plan because the site is not subject to a specific plan, special planned development, or master development plan.
C. The design and intensity (density) of the proposed project is consistent with the zoning code, including the purpose and intent of the zoning districts in which a development project is located as well as applicable design and development standards. The site is in the R-2 zoning district, the purpose of which is “to accommodate low-scale attached housing types and [to implement] the general plan residential, multiple-family, low density designation”. The project is 24 units in 12 duplex buildings that meet the applicable design and development standards including the Objective Design Standards listed in Paso Robles Municipal Code Chapter 21.50. The project does not include a playground as required by Paso Robles Municipal Code Section 21.33.060.E.2 because it is a concession required by State law due to the Affordable Housing Density Bonus.
D. The design and intensity (density) of the proposed project is consistent with all other adopted codes, policies, standards, and plans of the city, including design guidelines adopted by resolution by the planning commission.
Attachment 2
E. The proposed project will not be detrimental to the public health, safety, or welfare, or be injurious to property or other improvements in the vicinity because it is a well-designed residential project. Sight-distance concerns on Creston Road will be addressed before completion of the project so that turning movements leaving the site meet safety requirements.
F. The proposed project accommodates the aesthetic quality of the city as a whole, especially where development will be visible from gateways to the city and scenic corridors and contributes to the orderly development of the city as a whole because it is a well-designed residential project. The duplex buildings are in scale with other buildings in the vicinity. The dwellings closest to Creston Road will have front porches facing the street and are required to keep their front fences low to maintain the desired appearance from the nearby street, which is a significant arterial road, although not in a scenic corridor.
G. The proposed project is compatible with, and is not detrimental to, surrounding land uses and improvements, provides appropriate visual appearance, and contributes to the mitigation of any environmental and social (such as privacy) impacts because it is a well-designed residential project with buildings in scale with other buildings in the vicinity. The project is clustered near Creston Road and avoids impacts to the seasonal creek and oak woodland at the southern edge of the property.
H. The proposed development plan is compatible with existing scenic and environmental resources such as hillsides, stream courses, oak trees, vistas, historic buildings and structures because the project is located on a vacant but disturbed site. The buildings will be clustered near Creston Road and will avoid impacts to the seasonal creek and oak woodland at the southern edge of the property.
Development Plan Modification Findings
A. There are no alternatives to the requested fence height modification, such as a modification allowed through a density bonus (Chapter 21.61), that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the public because the requested modification is relatively minor and out of scale with the cost of providing additional affordable units. The fence will be located approximately 10 feet behind the sidewalk and will not have an impact on the public.
B. The modification will not be detrimental to the health, safety, or general welfare of the persons within the vicinity because the modification allows a 42-inch-tall fence where a 36-inch-tall fence is allowed by right. The fence will be located approximately 10 feet behind the sidewalk and will not have an impact on the public.
C. The modification results in a superior project (such as more usable open space, more creative design, better interface with neighboring properties and/or public realm, less grading or a less exposed public view of grading, protection of oak trees, provision of deed-restricted affordable housing, etc.) because it gives the occupants of the dwellings in buildings 1 and 2 a degree of privacy in their private open space while maintaining an appropriate appearance for a front yard.
Attachment 2
D. The characteristics of the project and the degree of potential for the project to negatively impact neighboring properties justify the modification because it is a small modification and it has very little potential to impact the neighborhood.
E. The modification does not preclude or prevent adequate fire protection.
F. The modification does not impair the sight distance of vehicles on the street or on the driveway of adjacent lots because it will be located about 10 feet behind the sidewalk so will not interfere with sight distance for a car waiting to enter Creston Road.
Oak Tree Removal Findings
A. The oak tree removals are justified because of the condition of the oak trees with respect to their general health, status as a public nuisance, danger of falling, proximity to existing or proposed structures, interference with utility services, and its status as host for a plant, pest or disease endangering other species of trees or plants with infection or infestation. The arborist report (Exhibit G) indicates trees 4-10 are in poor to very poor condition, many having suffered moderate to severe drought stress with structural defects. A previous project approved for the site in 2020 would have preserved Tree #6, a large 44-inch diameter valley oak, which at the time was in very good condition. Unfortunately, the tree was seriously damaged in the 2020 River Fire and is no longer salvageable. Trees 1-3 are in fair condition but are located at the front of the lot where the driveway is proposed.
B. The oak tree removals are necessary to allow construction of improvements or otherwise allow reasonable use of the property for the purpose for which it has been zoned because the project will only disturb about 3 acres of the 4.32-acre site to avoid impacts to the seasonal creek and a relatively intact oak woodland at the southern edge of the property. The dwellings are clustered on the flattest, most disturbed portions of the site. The 10 trees to be removed are scattered within the limits of grading and are generally in poorer condition than the many trees to be retained.
C. The oak tree removals are justified because of the topography of land, and limited potential effect of the requested tree removal on soil retention, water retention, and diversion or increased flow of surface waters because the trees proposed for removal are on the flattest (and hence less erodible) portion of the site. The oaks on the steeper portions of the lot and near the seasonal creek will be retained. A stormwater basin south of the buildings will recharge runoff from the project, which will be more available to the remaining trees on the property.
D. The oak tree removals are justified because of the number, species, size and location of existing trees in oak woodland that tracks a seasonal creek that flows at the southern edge of the property, which will not be impacted by the project. The largest and most attractive tree to be removed was damaged by the River Fire in 2020 and cannot be salvaged. The project will include oak trees distributed throughout the project.
E. The oak tree removals are justified because they allow reasonable use of the property while retaining the relatively intact oak woodland at the southern edge of the property, which is a good forestry practice. The woodland has higher value as habitat and as a wildlife corridor than the poor-quality trees located in the disturbed areas closer to Creston Road.
Attachment 2
Tentative Tract Map Findings
A. The tentative tract map is designed, to the extent feasible, to provide for passive or natural heating or cooling opportunities because the buildings and future air-space condominium lots are largely oriented with the cardinal directions, so roof overhangs can more easily shade south- and west-facing windows. The building orientation will also facilitate catching prevailing winds, which come from the west.
B. The tentative tract map provides for land uses compatible with the Residential Multiple Family, Low Density 8 units per acre (RMF-8) land use category where the property is located, and the provisions for design and improvements promote the goals and objectives of the General Plan because the purposes of the RMP-8 land use category are:
To provide multiple family residential neighborhoods at relatively low densities, typically consisting of buildings with 2 to 3 dwelling units, at densities up to 8 or 9 dwelling units per acre;
To permit clustered and/or attached housing production in environmentally sensitive locations;
To permit multi-family development without giving the impression of a high density environment;
To meet the needs of persons seeking rental housing units, at various price levels; To provide housing in close proximity to schools, shopping, and other services, including public transit; and
To provide a transition zone between single-family residential neighborhoods and higherintensity land uses.
The project has an overall density of 5.6 dwellings/acre (24 dwellings/4.32 acres) because the project avoids the environmentally sensitive seasonal creek and oak woodland at the southern edge of the property. The buildings are duplexes, which will not have the building massing associated with high density development. The project is approximately 0.5 mile from Saint Rose Catholic School, 0.6 mile from Georgia Brown Elementary School, and a 1.5-mile drive from Paso Robles High School. The site is between downtown and William’s Plaza commercial center. RTA Routes A and B run east and west on Creston Road with the nearest east bound stop located about 300 feet west of the site.
The project is consistent with General Plan Policy LU-2I, which is to “Encourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life”.
C. The Subject Site is physically suitable for the type and density of development proposed in the Tentative Tract/Parcel Map because the project is on the flattest portion of the site near a major arterial road.
D. The subdivision design and improvements proposed in the Tentative Tract/Parcel Map are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat because no development will occur in any significant habitat of a rare or endangered species of plant, animal, or insect, or any fragile or unique biotic community. The condominiums will be placed on the flattest portion of the lot and will not impact the seasonal drainage and oak woodland at the southern edge of the property.
Attachment 2
E. The subdivision design and type of improvements proposed in the tentative tract map are not likely to cause serious public health problems because all development and public improvements will be performed per the requirements of all applicable standards and codes, including the zoning and building codes.
F. The subdivision design and type of improvements proposed in the tentative tract map will not conflict with easements acquired by the public at large for access through or use of the Subject Site because easements, including a 30-foot-wide PG&E easement on the western property line have been preserved through subdivision design.
G. The discharge of waste into an existing sewer system from development proposed in the tentative tract map will not cause a violation of existing requirements prescribed by the local water quality control board because all dwellings are required to obtain sewer connection permits before occupancy and the City’s Sewer Master Plan anticipates residential development on the property.
Section 3. The project is exempt from environmental review as a class 32 categorical exemption for infill development pursuant to the State’s Guidelines to Implement the California Environmental Quality Act (CEQA), Section 15332. Exhibit H of this resolution is a Notice of Exemption.
Section 4. The City Clerk shall record the Notice of Exemption within 5 days of adoption of this resolution.
Section 5. Based on the entire record before the City Council, all written and oral evidence presented, and the findings set forth in this Resolution, the City Council approves Development Plan 24-07, Site Plan Modification 25-09, Tentative Tract Map 3254, and Oak Tree Removal Permit 25-04 as depicted and conditioned by the following exhibits:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Architectural Plans
D Landscape Plan
E Grading and Drainage Plan
F Tentative Tract Map 3254
G Arborist Report
H CEQA Notice of Exemption
Section 6. This Resolution shall become effective fifteen (15) days following its adoption.
Attachment 2
APPROVED this 3
rd day of March 2026, by the following roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
John R. Hamon, Jr., Mayor
ATTEST:
Melissa Martin, City Clerk
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Architectural Plans
D Landscape Plan
E Grading and Drainage Plan
F Tentative Tract Map 3254
G Arborist Report
H CEQA Notice of Exemption
Exhibit A
Site Specific Conditions of Approval – PD24-07, MOD25-09, TR 3254, and OTR25-04 (P24-0100)
1. The applicant/developer shall comply with the checked standard Conditions of Approval, “Exhibit B”.
NOTE: In the event of conflict or duplication between standard conditions in Exhibit B and sitespecific conditions in this Exhibit A, the site-specific condition of this Exhibit A shall supersede the standard conditions of Exhibit B.
2. The project shall be constructed in substantial conformance with the Conditions of Approval, and it shall be constructed in substantial conformance with the following Exhibits:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Architectural Plans
D Landscape Plan
E Grading and Drainage Plan
F Tentative Tract Map 3254
G Arborist Report
H CEQA Notice of Exemption
3. Development Plan 24-07 shall allow for the construction of 12 duplex buildings totaling 24 residential units including an Affordable Housing Density Bonus. The base density for the project is 20 residential units, before density bonuses are applied. Consistent with California Government Code Section 65915(b)(1)(B), the applicant shall deed restrict 5% of the base density units (1 dwelling unit) for a very low-income household. Consistent with California Government Code Section 65915(f)(2), the applicant is entitled to a density bonus of 20% of the base density units (4 dwelling units for a total of 24 dwelling units). Consistent with California 65915(d)(2)(A), the applicant is entitled to 1 incentive or concession. The City hereby concedes the applicant’s requirement to provide a playground amenity as specified in Paso Robles Municipal Code Section 21.33.060.E.
4. Site Plan Modification 25-09 shall allow a 42-inch-tall fence in the front yards of Buildings 1 and
2. 5. Tentative Tract Map 3254 is a one-lot tract map for the purpose of creating 24 air space condominiums.
6. Oak Tree Removal Permit 25-04 shall allow for the removal of 10 native oak trees totaling 176 inches in diameter.
7. Approval of the project is valid for a period of two (2) years from the date of approval. Unless construction permits have been issued and site work has begun, the approval of PD24-07, MOD25-09, TR 3254, and OTR25-04 shall expire on March 3, 2028. The Planning Commission may extend the expiration date if a time extension(s) application has been filed with the City along with the required fee before the expiration date.
Exhibit A
8. Any condition imposed by the City Council in approving this Development Plan may be modified or eliminated, or new conditions may be added, provided that the City Councilshall first conduct a public hearing in the same manner as required for the granting of the original permit. No such modification shall be made unless the City Council makes the same findings for the modification as were made for the original approval and that such modification is necessary to protect the public interest and/or neighboring properties, or, in the case of deletion of an existing condition, that such action is necessary to permit reasonable operation and use.
Planning Division Conditions:
9. The applicant shall ensure the continued affordability of the very low-income unit that qualified the applicant for the award of the density bonus for a period of no less than 55 years, as required by California Government Code Section 65915 et seq. Before issuance of a building permit for the deed restricted unit, the applicant shall execute and record whatever deed restriction, regulatory agreement, restrictive covenant, or other instrument the City Attorney deems appropriate to implement this requirement.
10. Before issuance of the building permit for the very low-income unit, the applicant shall enter into a density bonus housing agreement in conformance with the density bonus approved herein and Municipal Code Chapter 21.61, in a form deemed appropriate and approved by the City Attorney. The agreement shall run with the land and shall be binding on the restricted dwelling.
11. The very low-income unit shall have a floor area equal to or greater than the mean floor area of all market-rate dwellings approved by this development plan.
12. The very low-income unit shall be constructed of comparable quality to the market-rate dwellings.
13. The very low-income unit shall have equal access to and enjoyment of all common spaces, amenities, and facilities.
14. If the market-rate dwellings are for sale, the very low-income unit shall also be for sale.
15. The very low-income unit shall receive its certificate of occupancy before the City will issue the certificate of occupancy for the 11th market-rate unit.
16. To the satisfaction of the Director of Community Development, the Covenants, Conditions, and Restrictions (CC&Rs) shall include:
a. The ongoing right for all residents of the project to pedestrian access to the open space area at the rear of the lot either via the common lot or recordation of an access easement. b. An ongoing requirement that 6-foot fences be constructed of consistent fencing materials throughout the project; and
c. An ongoing requirement that all fences between Buildings 1 and 2 as labeled on Sheet A2.0 shall be limited to 42 inches in height unless a site plan modification is approved by the City
Exhibit A
to allow a 48-inch-tall fence. The front fences shall be constructed of consistent materials that shall include equally spaced gaps totaling at least 20% of face of the fence; and d. An ongoing requirement for maintenance of all landscaping outside of private yards.
17. An unobstructed pedestrian walkway shall be provided to the open space. The walkway shall be shown on construction documents to the satisfaction of the Director of Community Development.
18. Before issuance of the first building permit, the applicant shall submit a precise landscaping and irrigation plan for the entire site that complies with Paso Robles Municipal Code Chapters 21.45 and 21.56 to be reviewed by the Staff. The landscaping plan shall include a Landscape Documentation Package including a Water Efficient Landscape Worksheet.
19. Prior to issuance of a certificate of occupancy, the applicant shall submit a Certificate of Completion for the landscaping and irrigation installed.
20. The landscaping adjacent to each dwelling shall be completed prior to its final occupancy to the satisfaction of the Director of Community Development.
21. Before occupancy of the last dwelling in Buildings 1 and 2, street trees from the City’s list of approved trees shall be planted within 6 feet of the sidewalk at a spacing that allows the tree canopies to touch at maturity (e.g., a tree anticipated to have a canopy spread of 30 feet shall be planted at an average spacing of 30 feet on center). The trees shall be 15-gallon with a diameter of 1.5 inches or greater, provided irrigation, and planted in conformance with Engineering Standard L-3.
22. Before occupancy of the last dwelling in Buildings 1 and 2, at least 1 shade trees with an expected height of at least 30 feet shall be planted in each of the landscape planters immediately adjacent to the uncovered parking area. Shade trees with an expected height of at least 30 feet shall be planted in the 5-foot-wide landscape street west of the driveway where adjacent to the parking area at a spacing that allows the tree canopies to touch at maturity
23. In mitigation for removing 10 native oaks totaling 176 inches in diameter, the applicant shall plant at least twenty-nine (29) 24-inch box (1.5-inch diameter) oak trees on the site at the direction of the project arborist to the satisfaction of the Director of Community Development. a. Before issuance of the certificate of occupancy for the first dwelling, the applicant shall plant at least 6 oak trees of the required 29 oak trees between the stormwater basin and the rear yards of Buildings 8-12. The trees shall be provided with irrigation and protection from gophers, deer, rabbits, and other animals known to damage young oak trees for at least 5 years.
b. One additional oak tree (of the required 29) shall be planted before final occupancy of each of the remaining 23 dwellings. At least 12 of the 29 required oak trees shall be planted north of buildings 8-12.
c. At least 12 (of the required 29) oak trees shall be planted north of buildings 8-12.
24. Before the City issues certificates of occupancy for any dwelling in Buildings 1 and 2 as labeled on Sheet A2.0, a deed restriction or deed restrictions that runs or run with the land shall be recorded alerting future owners that fences between the buildings and the street are limited to
Exhibit A
42 inches in height unless a site plan modification is approved by the City to allow a 48-inch-tall fence. The front fences shall be constructed of consistent materials that shall include equally spaced gaps totaling at least 20% of the fence.
25. Before issuance of a building permit, any proposed signage shall be reviewed by the Development Review Committee for compliance with Paso Robles Municipal Code Chapter
21.52. 26. Building eaves on all buildings shall project at least 24 inches from the adjacent wall.
27. The applicant shall provide at least 15% transparencies (windows and other openings) in all building faces.
28. The applicant shall provide a front porch for each dwelling unit in Buildings 1 and 2 in the elevation facing Creston Road. The porch shall be a minimum of 4 feet deep and 6 feet wide, with height (porch surface to ceiling) between 8 and 12 feet.
29. Before issuance of a certificate of occupancy for any dwelling in Buildings 1 or 2, a pedestrian walkway shall be provided from the Creston Road sidewalk to each front porch.
30. Exterior HVAC equipment for dwellings in Buildings 1 and 2 shall be screened from view on Creston Road consistent with Paso Robles Municipal Code Chapter 21.47.
31. The applicant shall provide raised curb at the edge of driveways and parking areas. Limited curb cuts to encourage stormwater infiltration in landscape areas shall be permitted.
32. Prior to issuance of a certificate of occupancy, the applicant shall install conduit in the Creston Road right-of-way or a dedicated public utility easement for the future undergrounding of overhead utility lines running parallel to Creston Road to the City Engineer’s satisfaction. The applicant shall enter into an agreement, in a form approved by the City Attorney, not to protest the formation of an assessment district to underground the lines.
Engineering Division Conditions:
GENERAL ENGINEERING REQUIREMENTS
33. General Code, Engineering, and Utility Compliance. For each phase of the project, the Applicant shall design, permit, and construct all required public and private improvements, in accordance with the City of Paso Robles Municipal Code, adopted Ordinances, City Standard Details and Specifications, the approved exhibits, all Engineering Conditions of Approval, and all other applicable local, State and Federal regulations.
34. City Standards. All improvements, both public and private, shall be consistent with the latest edition of the City Standard Details and Specifications except where the Applicant has requested and been granted a formal design exception by the City Engineer. Design exceptions shall be submitted, as required by the City Engineering Standard Details and Specifications, and shall be accompanied by the required application and review fee. The Applicant shall summarize the need for the request, alternatives, and may be asked to propose final construction details, specifications, and minimum construction tolerances/testing for review and approval by the
Exhibit A
City Engineer in support of the request. The request shall be approved by the City Engineer prior to submittal of complete improvement plans.
35. Substantial Conformance. The project shall be constructed in substantial conformance with these Conditions of Approval, and it shall be constructed in substantial conformance with the following exhibits:
a. Preliminary Grading and Drainage Plan
36. Concept Utility Plans. The locations, alignments, and sizes of all utilities shown on the site plan, including but not limited to water, recycled water, sewer, fire lines, and storm drains, are schematic only and subject to change. Final utility design and placement shall be determined upon submittal of improvement plans for review and approval by the City, ensuring compliance with all applicable City standards and requirements.
37. Utilities Serving Property. Separate utilities, including water, recycled water, sewer, gas, electricity, telephone, and internet shall be served to the facility to the satisfaction of the City Engineer and serving utility companies and Utilities Department. All public and private wet utility mains/laterals shall be shown on the public improvement plans and shall be constructed in accordance with the latest edition of the City Standard Details and Specifications unless a waiver or alternate standard is approved by the City Engineer. The plans shall clearly delineate and distinguish public and private improvements.
38. Public Right-of-Way Encroachment Permit. All work within or affecting the public right-of-way shall require an encroachment permit issued by the City. Such work shall not commence until the required encroachment permit has been obtained and all applicable Improvement Plans have been approved by the City Engineer. All work shall be performed in accordance with the approved permit, City standards, and applicable State and Federal regulations.
39. Insurance – Work Within Public Right-of-Way. Prior to the issuance of any encroachment permit or commencement of work within the public right-of-way, the Applicant and its contractors shall procure and maintain insurance in forms and amounts acceptable to the City’s Risk Manager. Such insurance shall include, at a minimum, commercial general liability, automobile liability, and workers’ compensation coverage, naming the City, its officers, officials, employees, and agents as additional insureds. Certificates of insurance and required endorsements shall be submitted to the City for review and approval prior to permit issuance and shall remain in effect for the duration of the permitted work. Coverage limits, endorsements, and any additional requirements shall be subject to approval by the City and may be adjusted based on the scope and risk of the work consistent with the terms of the City Encroachment Permit.
40. Fee Agreement. Prior to the submittal of any plans for City plan review, the Applicant shall enter into a Fee Agreement with the City, included within the City’s standard application, to reimburse the City for all costs associated with review, inspection, administration, and implementation of the project.
PUBLIC IMPROVEMENT PLANS
41. Public Right-of-Way & City Easement Improvement Plans. The Applicant shall prepare and submit complete Public Improvement Plans within public right-of-way including separate
Exhibit A
easement areas and on and off-site public infrastructure, to the satisfaction of the City Engineer.
Improvement Plans shall include, as applicable, public street frontage improvements, encroachments within the public right-of-way, public utilities, storm drain facilities within or discharging to the public right-of-way, traffic control devices, signing and striping, ADA facilities, and related appurtenances. Private on-site improvements not within or affecting the public right-of-way are excluded from this condition.
All public right-of-way Improvement Plans shall be submitted to and approved by the City Engineer prior to issuance of any grading permit, encroachment permit, engineering permit, or building permit that relies upon or impacts the public right-of-way. No grading, demolition, excavation, utility installation, or construction activities within the public right-of-way, or affecting public streets, sidewalks, drainage facilities, or utilities, shall commence until all applicable public improvement plans have been approved and all required City permits have been issued.
The applicant shall locate all retaining walls, handrails, and stairs on private property and out of the City right of way.
42. Improvement Plan Approval Required Prior to Building Permits. All required improvement plans for the project—including public right-of-way improvement plans, on and off-site public infrastructure plans, and consolidated on-site improvement plans—shall be reviewed and approved by the City Engineer prior to issuance of any building permit, unless otherwise expressly approved by the City Engineer.
No building permit shall be issued for any structure that relies upon, is served by, or impacts required public or private improvements until the applicable improvement plans have been approved and all related engineering conditions have been satisfied to the City’s satisfaction.
43. Public Street Frontage, Driveway & Pedestrian Improvements. The Applicant shall design, permit, bond, and construct all public street frontage, driveway, and pedestrian improvements shown or required by the approved plans, to the satisfaction of the City Engineer. Such public improvements shall include, but are not limited to, the following:
Public street frontage improvements along Creston Road, including pavement, curb, gutter, sidewalk, parkway, and related roadway features;
All driveways connecting to public streets, including driveway aprons, curb returns, sidewalk reconstruction, and transitions between public and private improvements; Sidewalks, curb ramps, and pedestrian facilities within the public right-of-way, including all ADA-compliant improvements and upgrades required as a result of the project; Signing, striping, pavement markings, traffic control devices, and street lighting necessary to serve the project or maintain public safety; and
Any other frontage or access-related improvements within or affecting the public right-ofway that are shown on the approved plans or determined to be necessary by the City Engineer.
All frontage and access improvements shall be fully detailed on Improvement Plans approved by the City Engineer and shall be constructed or bonded for prior to occupancy of any building served by such improvements, unless an alternative timing is expressly approved by the City.
Exhibit A
44. Public Utilities & Storm Drain Improvements within the Public Right-of-Way. The Applicant shall design, permit, and construct, all public utility and storm drain improvements located within, crossing, or discharging to the public right-of-way, as shown on the approved plans or as required by the City Engineer. Such improvements include, but are not limited to:
Public water and sewer facilities within the public right-of-way, including mains, services, valves, manholes, cleanouts, and appurtenances;
Public storm drain facilities within or discharging to the public right-of-way, including inlets, laterals, pipes, energy dissipation features, and connections to existing public systems;
Utility relocations, abandonments, and protections necessary to accommodate the project and avoid conflicts within the public right-of-way; and Any other public utility improvements required to support the project or protect public infrastructure, as determined by the City Engineer.
All public utility and storm drain improvements shall be shown on Improvement Plans approved by the City Engineer. No construction, trenching, or discharge affecting the public right-of-way shall occur until all applicable plans are approved and all required permits are issued.
The Applicant shall design underground utilities within the roadway prism in conformance with Municipal Code section 11.20.090 prior to issuance of building and grading permits. Timing for installation of improvements shall be consistent with that section, or as directed by the City Engineer.
45. Driveway Improvements. All proposed driveways shall be designed and constructed in accordance with the approved project plans and shall be submitted to the City for review and approval as part of the public right-of-way Improvement Plans, to the satisfaction of the City Engineer.
The Applicant shall demonstrate through the Improvement Plans and supporting technical analysis that adequate sight distance is provided for any proposed left-turn-out movements at the driveways, consistent with City standards and applicable engineering standards for new driveways. The Applicant shall construct project driveways to ensure that County of San Luis Obispo Sight Distance Standards are met including the corner sight distance consistent with County Standard Drawing A-5a. If adequate sight distance cannot be demonstrated to the satisfaction of the City Engineer, the affected driveway(s)shall be restricted to right-in and rightout vehicular movements only, with geometrics, channelization, signing, and striping designed to physically enforce such restriction. If required by the City Engineer to achieve adequate sight distance, the Applicant shall provide and record a sight-distance easement triangle or other appropriate access restriction, in a form acceptable to the City.
All driveways shall comply with City of Paso Robles standards, including driveway spacing, grades, vertical curves, curb returns, sidewalk crossings, ADA requirements, and traffic safety criteria. No driveway shall be constructed or modified until the required Improvement Plans are approved, and all applicable permits are issued.
46. Sidewalk, Curb, and Gutter Improvements. The Applicant shall design and construct all sidewalk, curb, and gutter improvements in conformance with applicable City standard plans and specifications. The timing and limits of required removal and replacement shall be
Exhibit A
coordinated with the City Engineering Inspector and shall occur at the completion of building construction or at another time approved by the City Engineer.
EASEMENTS, DEDICATIONS & CERTIFICATE OF COMPLIANCE
47. Easement Dedications. The applicant shall dedicate any necessary easements shown on the project plans or required by the project. Easements shall be reviewed and approved by the City, and dedicated by separate easement document, or as shown on the Final Map, prior to issuance of any building permit. Required easements shall include, but are not limited to:
10-foot Public Utility Easement (PUE) along Creston Road Drainage
Access / Reciprocal Access
Public Utility Easement across the project site
Other easements determined necessary to support the project improvements as shown on the project exhibits and in accordance with the City’s adopted codes, ordinances and standards.
PUBLIC IMPROVEMENTS, UTILITIES & LANDSCAPING
48. Public Improvements Constructed Prior to Occupancy. All required public improvements— including streets, utilities, and drainage—shall be constructed before final occupancy or financial assurances secured subject to the City’s satisfaction.
49. Undergrounding of Utilities. All utilities shall be installed underground unless otherwise approved by the City Engineer. Existing powerlines along the project frontage will be allowed to remain.
50. Landscaping Within Rights of Way. The Applicant shall design and construct planting and irrigation within the City right-of-way along the project frontage to the satisfaction of the City Engineer, and shall be included as part of the on-site landscape improvements, including installation of street trees as required by the Planning Department, and shall be consistent with the Conceptual Landscape Plan.
The Applicant shall be responsible for the ongoing maintenance of all landscaping and irrigation improvements located within the public right-of-way, in accordance with City standards and the Project Conditions of Approval.
51. Right-of-Way Landscape Maintenance Agreement. The Applicant and the Homeowner’s Association shall enter into an agreement with the City, in a form acceptable to the City Engineer and Community Development Director, to maintain in perpetuity all landscaping installed within the public right-of-way, including but not limited to street trees, irrigation systems, and associated appurtenances.
The agreement shall clearly assign responsibility for ongoing operation, maintenance, repair, and replacement of the landscaping and irrigation improvements, and shall be executed and approved prior to issuance of the first building permit, unless otherwise approved by the City.
52. Sight Distance For Planned Driveways. The Applicant shall provide City approved public improvement plans showing corner and stopping sight distance requirement are met prior to grading permit issuance. The public improvements for sight distance shall be fully constructed
Exhibit A
prior to building permit issuance. All planting adjacent to driveways and intersections shall comply with the County of San Luis Obispo Sight Distance Standards and A-5 Series Drawings.
No vegetation, wall, fence, monument, or other sight distance obstruction shall be placed within the restricted area at the corner of any public road intersection, or inside curve of any knuckle.
An obstruction is anything higher than 2.5 feet above either the nearest pavement surface or the nearest traveled way (where there is no pavement).
53. On-Site Pedestrian Circulation. The Applicant shall design and construct continuous and safe pedestrian circulation within the project site, including clearly defined pedestrian pathways connecting buildings, parking areas, open spaces, and site access points to the Public Right of Way, to the satisfaction of the Community Development Director and City Engineer.
GRADING, GEOLOGY & EARTHWORK
54. Grading Plans, Geotechnical Compliance, and Certifications. No grading activities shall commence until issuance of a grading permit. The Applicant shall comply with the following requirements to the satisfaction of the City Engineer:
Pre-Grading Requirements (Prior to Grading Permit Issuance) a. Grading Plans: Rough Grading Plans shall be prepared and submitted for review and approval by the City Engineer.
b. Geotechnical Report: A geotechnical report prepared by a qualified geotechnical engineer or certified engineering geologist shall be submitted to support the proposed grading and improvements. The report shall address site-specific soil conditions and include recommendations for grading, foundations, slope stability, compaction, drainage, stormwater basin infiltration, and bioretention features, as applicable. c. Geologic and Seismic Compliance: All geologic hazard mitigation measures, overexcavation requirements, seismic hazard mitigation measures, and soils report recommendations identified in the approved Geotechnical/Soils Report shall be incorporated into the grading plans and satisfied prior to issuance of grading permits. d. Geotechnical Review: The grading plan(s) shall be reviewed and approved by the project geotechnical engineer and/or soils engineer. A confirmation letter verifying that all recommendations of the approved Geotechnical/Soils Report have been incorporated into the project shall be submitted to the City Engineer prior to issuance of grading permits. e. Haul Route Approval: If grading operations include import or export of material, a haul route plan shall be submitted and approved by the City prior to issuance of grading permits.
55. Grading Operations and Post-Rough Grading Requirements. a. Geotechnical Compliance: All grading activities shall be performed in conformance with the recommendations of the approved Geotechnical/Soils Report. b. Erosion Control and BMPs: Temporary erosion control measures, drainage facilities, and stormwater Best Management Practices (BMPs) shall be implemented and maintained during all grading operations.
c. Rough Grading Certification: Upon completion of rough grading, rough grade certifications and compaction reports prepared by the project engineer, contractor, and geotechnical consultant shall be submitted to the City Engineer for review and approval.
Exhibit A
56. Fine and Final Grading Plans and Certifications. No construction of site improvements or building permits shall be issued until the Applicant complies with the following, to the satisfaction of the City Engineer:
a. Fine Grading Plans. Fine Grading Plans shall be prepared and submitted for review and approval by the City Engineer prior to issuance of building permits or commencement of construction of site improvements.
b. Final Grading Certification. Final grading certifications, prepared by the Applicant’s engineer and geotechnical consultant, shall be submitted to and approved by the City Engineer prior to issuance of Certificates of Occupancy.
57. General Construction Activities Stormwater Permit. The Applicant shall obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the Applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the Applicant shall submit a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. The WDID number shall be included by reference on all construction plan sets. An erosion control plan shall be included with the improvement plans and all building plan submittal for demolitions, grading and new construction. A hard copy of the SWPPP shall be provided to the City Engineer in conjunction with the improvement plans.
58. Tree Protection. Prior to issuance of grading, improvement and building permits, the Applicant shall implement all tree protection requirements identified in the Arborist Report, prepared by a certified arborist, for all trees designated for preservation. The Applicant shall comply with the report during all grading and construction activities. All applicable tree protection notes and requirements from the Arborist Report shall be incorporated on all relevant improvement and building plans, including but not limited to grading, utility, drainage, landscaping, and building plans, to the satisfaction of the City Engineer and Planning Director.
59. Grading Permission.
a. The Applicant shall obtain a notarized Letter of Permission for grading over all existing easements, prior to grading permit issuance.
b. The Applicant shall obtain a notarized Letter of Permission for grading outside of the property lines/tract boundary from the adjacent property owner(s).
DRAINAGE & STORMWATER CONTROL REQUIREMENTS
60. Drainage Design and Reports. The project drainage design and report shall meet City engineering standards. The final hydrology, hydraulic, and stormwater quality reports shall be approved by the City Engineer prior to grading permit issuance. The drainage system shall utilize a combination of surface and subsurface retention and detention basins, onsite storm drain facilities, and area inlets designed to convey the 25-year storm event and detain the 100-year storm event in accordance with City of Paso Robles standards.
Drainage design for upstream system pass-through flows shall be addressed in the final drainage report and on the project plans.
61. Post-Development Runoff and Mitigation. Post-development peak stormwater runoff rates for the 100-year storm event shall not exceed pre-development runoff rates, consistent with the
Exhibit A
approved drainage analysis. All on-site runoff shall be retained and/or released at predevelopment flow rates. No adverse off-site drainage impacts shall occur unless specifically identified and mitigated through measures approved by the City Engineer.
Compliance shall be demonstrated through hydrologic and hydraulic analyses prepared by a qualified civil engineer and submitted for review and approval by the City Engineer.
62. Drainage Approvals and Acceptance. Prior to issuance of grading permits and/or final improvement plan approval, as applicable, the Applicant shall obtain all required drainage acceptance letters and approvals for onsite and off-site drainage facilities. Any required agreements or approvals related to drainage facilities shall be completed to the satisfaction of the City Engineer prior to acceptance of public improvements.
63. Discharge to City Streets. Any stormwater discharge to City streets or public right-of-way shall be designed and constructed in a manner that does not create a hazard to public safety, traffic operations, pedestrians, or adjacent properties, as determined by the City Engineer. All such discharge facilities shall be subject to review and approval by the City Engineer and shall comply with applicable City standards.
64. Stormwater Control Plan and NPDES Compliance. All drainage and stormwater improvements shall comply with applicable NPDES, SWPPP, SWCP, erosion control, and stormwater quality requirements of the City of Paso Robles and the Regional Water Quality Control Board.
Stormwater quality best management practices and retention features shall be designed, installed, and maintained to meet City standards and permit requirements.
The Applicant shall prepare a Stormwater Control Plan (SWCP) that meets Post-Construction requirements per https://www.waterboards.ca.gov/centralcoast/water_issues/programs/ stormwater/docs/lid/hydromod_lid_docs/2013_0032resolution_signed.pdf that incorporates appropriate post construction Best Management Practices (BMPs), maximizes pervious surfaces, and includes infiltration into the design of the project. The Plan shall be submitted in compliance with the Engineering Standard Details and specifications. An approved SWCP is required prior to grading permit issuance.
65. Surface Basin Landscaping and Safety Fencing. The Applicant shall prepare and submit a detailed landscape and irrigation plan for review and approval by the City prior to issuance of grading or improvement plan approval for area surrounding surface basins. The plan shall provide landscaping along the perimeter of all retention/detention basins shown on the approved project exhibits and drainage plans. Landscaping shall be designed to aesthetically integrate the basins with the surrounding development to the satisfaction of the City Engineer and Planning Department. Where required by City standards, safety fencing shall be provided around surface basins and designed to the satisfaction of the City. All required landscaping, irrigation, and safety fencing shall be installed in accordance with the approved plans prior to issuance of any Certificate of Occupancy and shall be maintained in a healthy, safe, and effective condition by the Applicant or successor property owner thereafter.
66. Stormwater Facility Maintenance Plan and Agreement. The Applicant shall prepare and submit a Stormwater Facility Operations & Maintenance Plan (O&M Plan) for review and approval by the City Engineer. The O&M Plan shall identify all onsite stormwater management facilities,
Exhibit A
including but not limited to drainage pipes, inlets, surface and subsurface retention/detention basins, and stormwater quality best management practices, and shall define inspection schedules, routine and corrective maintenance procedures, and the responsible party for longterm operation and maintenance.
The Applicant shall enter an agreement with the City for ongoing maintenance in a form acceptable to the City and shall run with the land. The Applicant, or a subsequent property owner or owners, shall be responsible for implementing the O&M Plan upon completion of construction and for maintaining all stormwater facilities in good working order for the life of the project to ensure continued compliance with approved drainage, stormwater quality, and NPDES requirements.
The O&M Plan shall be approved and the Maintenance Agreement executed prior to grading permit issuance.
CONSOLIDATED ON-SITE IMPROVEMENT PLANS
67. Consolidated On-Site Improvement Plans. Prior to issuance of any grading permit, encroachment permit, or building permit, the Applicant shall prepare and submit a single, consolidated set of on-site improvement plans for review and approval by the City Engineer.
The consolidated plan set shall integrate and clearly coordinate all on-site improvements, including but not limited to the following:
Water systems (domestic, fire, irrigation, and appurtenances); Sanitary sewer systems (mains, laterals, cleanouts, and appurtenances); Grading and earthwork.
Drainage and stormwater management facilities.
Paving and site access, including internal drive aisles, parking areas, emergency access, and pedestrian circulation, clearly identifying which paving and access improvements are constructed with each building or phase of development; and Parkway and on-site landscaping and irrigation, including a unified landscape and irrigation plan that encompasses both on-site landscaping and off-site/parkway improvements within the public right-of-way.
The consolidated plans shall be prepared by the Engineer of Record and shall demonstrate internal consistency between disciplines, including horizontal and vertical alignment, utility conflicts, drainage flow paths, finished grades, access and circulation, landscaping interfaces, and construction sequencing. Separate or standalone plan sets for individual on-site disciplines shall not be permitted unless expressly approved by the City Engineer and Community Development Director.
SEWER IMPROVEMENTS
68. On-Site Sanitary Sewer System Design Standards. The Applicant shall design, construct, and maintain the proposed private on-site sanitary sewer collection and conveyance system to standards equivalent to public sanitary sewer facilities. All sewer mains, laterals, cleanouts, manholes, pump stations (if applicable), and appurtenances shall be designed in substantial conformance with the City’s Standard Plans and Specifications, the latest City Design Criteria Manual, and applicable California Plumbing Code and State regulations, unless otherwise approved by the City Engineer.
Exhibit A
69. Improvement Plans and City Review. Prior to issuance of grading permits or building permits, the Applicant shall submit detailed sanitary sewer improvement plans, profiles, calculations, and specifications for the on-site sewer system for review and approval by the City Engineer.
Plans shall demonstrate compliance with City design standards, materials, pipe sizing, slopes, cleanout spacing, access requirements, and maintenance provisions.
70. Spill Prevention and Response Plan. Prior to final plan approval, the Applicant shall prepare and submit a Sanitary Sewer Spill Prevention and Response Plan for review and approval by the City Engineer. The plan shall include, at a minimum:
Identification of potential spill or overflow locations; Procedures for immediate response, containment, cleanup, and notification; Emergency contact information for responsible parties; Inspection and maintenance protocols; and
Reporting procedures consistent with State and Regional Water Quality Control Board requirements.
The approved plan shall be implemented for the life of the on-site sewer system.
71. Stormwater Protection and Cross-Contamination Prevention. The Applicant shall demonstrate that the design, construction, and operation of the on-site sanitary sewer system will not adversely impact stormwater quality. Sewer facilities shall be designed to prevent inflow and infiltration, cross-connections, leaks, or discharges to the City’s storm drain system. All construction activities shall comply with applicable stormwater pollution prevention requirements to the satisfaction of the City Engineer.
72. Compliance with Statewide General Waste Discharge Requirements (WDRs). The Applicant shall demonstrate compliance or demonstrate exemption with the California State Water Resources Control Board Statewide General Waste Discharge Requirements (WDRs) for Sanitary Sewer Systems, including monitoring, reporting, spill response, and maintenance obligations, as applicable. Documentation demonstrating compliance shall be submitted to the City Engineer prior to system operation and upon request thereafter.
73. Operations and Maintenance Responsibility. The Applicant, or a subsequent owner or responsible entity approved by the City, shall be solely responsible for the operation, inspection, maintenance, repair, and replacement of the on-site sanitary sewer system. Maintenance responsibilities shall be documented in a form acceptable to the City Engineer and, if required, recorded against the property.
74. Sewer Fees and Charges. All applicable sewer capacity fees, connection fees, and related charges shall be paid prior to issuance of building permits, in accordance with City requirements in effect at the time of permit issuance.
WATER IMPROVEMENTS
75. Water Service. Prior to issuance of any grading or building permits, the Applicant shall demonstrate, to the satisfaction of the City Engineer, Utilities Director, and Fire Official, that the City’s water system can provide the required fire flow in addition to all project water demands using City-approved criteria. If available capacity is insufficient, the Applicant shall be
Exhibit A
responsible for implementing any required improvements, including off-site upgrades or onsite facilities, as determined by the City.
All water service connections shall be designed and constructed in accordance with City standards and specifications and shall be subject to review and approval by the City Engineer and Utilities Department. Separate and appropriately sized water services shall be provided for each building or tenant/dwelling unit, unless otherwise approved by the Utilities Department.
The Applicant shall evaluate and modify, upsize, replace, or supplement existing services as required to serve the project.
76. Private Water Distribution and Metering. Where water is served to multiple dwelling units by a City master water meter, prior to issuance of any grading or building permits, the Applicant/Owner shall enter into and record a Private Water Distribution System Agreement with the City. The agreement shall require private ownership, operation, maintenance, repair, and replacement of all water facilities downstream of the City’s master meter; require compliance with all applicable water quality and health standards; prohibit supply of water to any parcels not included with the project, prohibit resale of water for profit while allowing the reasonable pass-through of City charges and related costs; and bind the owner, successors, and any homeowners’ association to these obligations in perpetuity, in a form approved by the City Engineer and Utilities Director.
The project shall provide individual private sub-meters for each dwelling unit or separate service downstream of the master meter. All sub-meters and related facilities shall be privately owned, operated, maintained in working order, and replaced by the property owner or homeowners’ association. The City shall not operate or maintain sub-meters. Records of monthly water use data from sub-meters shall be maintained by the owner or association and made available to the City or State upon request, as required.
The City shall not be responsible for the operation, maintenance, repair, replacement, water quality, pressure, capacity, or performance of any private water or sewer facilities.
77. Fire Flow and Fire Protection. The project shall be designed to meet all applicable fire flow and fire protection requirements, as determined by the Fire Authority. Fire flow availability shall be demonstrated through the approved hydraulic analysis and final improvement plans. Any required on-site or off-site improvements necessary to meet fire flow requirements shall be the responsibility of the Applicant.
78. Water Improvement Plans. Public and private water improvement plans, including water mains, services, fire lines, meters, valves, appurtenances, and related facilities, shall be submitted to and approved by the City Engineer, and public water improvements shall also be subject to approval by the Utilities Department prior to issuance of any grading, encroachment, or building permits.
All water facilities and underground utilities in the vicinity of new or existing water mains shall be designed and constructed in compliance with City standards and the California Division of Drinking Water (DDW) criteria for separation of water and sewer facilities, including horizontal and vertical separation requirements, unless alternative measures are approved by the City Engineer.
Exhibit A
79. Easements and Rights-of-Way. The Applicant shall dedicate or grant all necessary water, access, and utility easements required to install, operate, and maintain public or private water facilities, to the satisfaction of the City Engineer and Utilities Department. Easements shall be recorded prior to issuance of building permits, unless otherwise approved by the City.
80. Water Fees and Charges. All applicable water capacity fees, connection fees, meter fees, inspection fees, and related charges shall be paid prior to issuance of building permits, in accordance with City requirements in effect at the time of permit issuance.
81. Replacement and Abandonment of Existing Water Facilities. Existing water services, meters, or laterals determined by the City to be inadequate, unused, or abandoned shall be replaced or properly abandoned at the water main prior to final inspection. The work shall be completed at the Applicant’s expense and in accordance with City standards.
82. Fire Flow and Hydrant Requirements. The Applicant shall demonstrate, through approved analysis, that the project meets all applicable fire flow and fire protection requirements prior to approval of improvement plans. Fire hydrants shall be installed or modified as required in conformance with City and Fire Department standards.
83. Testing, Disinfection, and Activation. All newly installed potable water facilities shall be pressure tested, flushed, and disinfected in accordance with City standards and AWWA requirements prior to being placed into service and prior to final inspection. Final approval shall be subject to acceptance by the City Engineer and Utilities Director.
SOLID WASTE
84. Collection Access. The project shall be served by the City’s authorized solid waste and recycling service provider and shall comply with all applicable collection requirements and service standards. Applicant/Developer shall provide, and show on improvement plans, adequate access for solid waste collection vehicles, including turning radii, roadway widths, and vertical clearance, as determined by the City and the solid waste service provider.
85. On-Site Trash Enclosures. The Applicant/Developer shall design the trash enclosures, and the quantity, types, and locations of each enclosure in compliance with applicable requirements and to the satisfaction of the Solid Waste & Recycling Manager. To determine the project’s solid waste generation, project shall utilize the Enclosure Waste Generation Calculator meeting approval of the Solid Waste Manager. All trash enclosures shall be covered to the satisfaction of the City.
86. Food Waste Recycling and Organics Compliance. The Applicant/Developer shall comply with all applicable State and local food waste and organic waste recycling requirements, including but not limited to AB 1273 and SB 1383, as amended. Prior to issuance of certificates of occupancy, the Applicant/Developer shall demonstrate to the satisfaction of the City that adequate facilities, collection areas, and operational procedures are provided to support separation, storage, and collection of organic waste and food waste generated by the project.
Ongoing compliance with applicable organic waste diversion requirements, container labeling, and tenant education shall be maintained for the life of the project.
Exhibit A
87. Construction and Demolition (C&D) Waste Management. The Applicant/Developer shall comply with the City of Paso Robles Construction and Demolition (C&D) Waste Management Ordinance in accordance with California Green Building Standards Code (CALGreen) requirements. The Applicant/Developer shall submit a C&D Waste Management Plan to the City for review and approval, identifying how compliance with the required diversion rate will be achieved. Prior to final project approval, the Applicant/Developer shall provide documentation, including weight tickets or receipts, demonstrating compliance with the recycling requirements.
Failure to meet the minimum diversion threshold may result in the withholding of final inspections or other enforcement actions as deemed necessary by the City.
88. City Recycling and Organic Waste Management. The Applicant/Developer shall comply with the City’s Recycling and Organic Waste Collection Ordinance (Municipal Code Chapter 7.40) and State Senate Bill 1383. During demolition, the Applicant/Developer shall separate organic materials—including dimensional lumber, trees, and brush—for delivery solely to the Paso Robles Landfill or with City approval to another approved organics recycling facility.
PUBLIC IMPROVEMENTS CONSTRUCTION & ACCEPTANCE
89. Pre-Construction Coordination, Traffic Control, and Submittals. Prior to the commencement of any work within or affecting the public right-of-way, the Applicant shall comply with the following requirements to the satisfaction of the City Engineer:
Pre-Construction Meeting: A pre-construction meeting shall be conducted with the City prior to the start of construction activities.
Traffic Control Plans: Traffic control plans shall be prepared and submitted for review and approval by the City Engineer for any work within or affecting public rights-of-way. All traffic control measures shall conform to the latest adopted edition of the California Manual on Uniform Traffic Control Devices (CA MUTCD) and applicable City standards. Contractor Submittals: The Applicant’s Engineer of Record shall review and approve all contractor submittals for conformance with the approved plans and specifications prior to submittal to the City for review.
90. Inspection, Acceptance, As-Builts, and Warranty. All public improvements shall be constructed, inspected, and completed to the satisfaction of the City Engineer. Prior to City acceptance of the public improvements and the release of any performance or payment securities, the Applicant shall submit record drawings (as-built plans) in PDF format for City review and approval. Upon formal acceptance of the public improvements by the City, a one-year warranty period shall commence, during which the Applicant shall be responsible for correcting any defective work or materials identified by the City.
FINAL MAP REQUIREMENTS
91. A California licensed land surveyor shall prepare the Final Map.
92. All final property corners shall be installed in accordance with the City Municipal Code and Subdivision Map Act.
93. The Final Map shall be in substantial compliance with the Tentative Tract Map (TTM).
94. All conditions shall be complied with in a manner subject to approval of the City of Paso Robles.
Exhibit A
95. Prior to the Tract Map being filed with the County Recorder, the applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements; unless subordinated to the proposed grant or dedication. If easements are granted after the date of the TTM approval, subordination must be executed by the easement holder prior to the filing of the Tract Map.
96. The applicant shall provide a preliminary subdivision report with the Final Map documents. A final subdivision guarantee is required prior to Tract Map approval.
97. Prior to Tract Map approval, the applicant shall adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the City determined the application to be complete, all, as directed by the City Engineer.
98. The applicant shall eliminate all geologic hazards associated with this proposed development, or delineate restricted use areas on the Tract Map as approved by the consultant geologist or soils engineer, and dedicate to the City the right to prohibit the erection of buildings and other structures within all restricted use areas and as directed by the City Engineer.
99. Where the TTM, Development Agreement, and Environmental Document (as applicable), do not address map or development issues or requirements, the City Municipal Code and most current edition of the City Standard Details and Specifications shall apply at the City Engineers discretion. In cases where conflicts occur or there is no standard, the City Engineer shall make the final determination.
100. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City, the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act. Bonds required and the amount shall be as follows:
Performance Bond...................100% of improvement costs. Labor and Materials Bond........50% of performance bond.
COMMUNITY FACILITIES DISTRICT
101. Community Facilities District Annexation (CFD No. 2005-1 – Public Services). Prior to approval of any phase of the Final Map by the City Council, the Applicant/Developer shall annex the project site into the City of Paso Robles Community Facilities District No. 2005-1 (Public Services), or successor district, in accordance with the City’s established procedures. All required petitions, annexation documents, boundary maps, notices, and associated fees shall be prepared and submitted to the satisfaction of the City Manager, City Attorney, and Finance Director. The Final Map shall not be approved by the City Council until the CFD annexation has been completed or is scheduled for concurrent consideration with the Final Map.
CONDOMINIUMS
102. Municipal Code Conformance. This project shall conform to all development standards as outlined in the Municipal Code, unless otherwise provided in this approval.
Exhibit A
103. Condominium Plan Requirements. Condominium Plan - In addition to any requirements of the Subdivision Map Act, the condominium plan shall show:
a. An accurate location and description of all units.
b. An accurate designation of all areas (i.e. common, restricted, parking, etc.). c. Plan shall provide a space for the Community Development Director's signature prior to recordation.
d. Plan shall indicate, in accompanying text that will be recorded, that the plan satisfies all required conditions of the City resolution approving the subdivision. e. Any other information required by the Community Development Director. 104. Condominium Map Requirements. In addition to any requirements of the Subdivision Map Act, the condominium map shall show:
a. Parcel boundaries.
b. Map shall show and describe any easements located on the subject site. c. The map shall indicate the total parcel area.
d. The map shall reference the City resolution approving the Condominium with a note located on the map.
e. The map shall indicate, by note, the number of the condominium units being created, and that common area is being created.
f. Any other information required by the City Engineer.
CC&RS REVIEW, RECORDATION, AND CITY ENFORCEMENT
105. Preparation and City Approval. Prior to recordation of any Final Map or issuance of the first building permit, whichever occurs first, the Applicant shall prepare Covenants, Conditions, and Restrictions (CC&Rs) for the project in a form acceptable to the City Engineer and City Attorney.
The Applicant shall reimburse the City for all costs associated with City Attorney review and approval of the CC&Rs.
106. City Approval Rights. The CC&Rs shall expressly grant the City the right to review and approve or disapprove any amendment, modification, or termination of the CC&Rs, including dissolution of any homeowners’ association or similar entity, where such changes affect City-required obligations.
107. City Enforcement Authority. The CC&Rs shall grant the City the right, but not the obligation, to enforce the CC&Rs, at a minimum with respect to provisions related to:
a. Maintenance of private streets, access ways, and common facilities. b. Stormwater management facilities and drainage infrastructure. c. Landscaping within common areas and public rights-of-way. d. Utilities, easements, and access requirements imposed by these Conditions of Approval.
City enforcement rights shall be cumulative and in addition to any other remedies available to the City.
108. Maintenance Obligations. The CC&Rs shall clearly assign responsibility for the perpetual operation, maintenance, repair, and replacement of all private and common improvements, including but not limited to:
Private streets and drive aisles,
Stormwater facilities and drainage devices,
Exhibit A
Common landscaping and irrigation systems, and
Private utilities and appurtenant facilities.
Maintenance responsibilities shall run with the land and bind all current and future owners. 109. Establishment of HOA / Maintenance Entity. Prior to issuance of the first Certificate of Occupancy, the Applicant shall establish a homeowners’ association (HOA), property owners’ association (POA), or other maintenance entity approved by the City, responsible for administering and enforcing the CC&Rs and maintaining all common and private improvements. 110. Recordation Requirement. The approved CC&Rs shall be recorded with the Office of the County Recorder prior to issuance of the first building permit, unless otherwise approved by the City Engineer and City Attorney.
111. Consistency with City Approvals. In the event of a conflict between the CC&Rs and any Cityapproved plans, Conditions of Approval, Development Agreement, or applicable City codes and standards, the City-approved documents and regulations shall prevail. 112. Obligation to Acquire Off-Site Property Interests. The Applicant shall be responsible, at its sole cost, for securing all necessary off-site rights-of-way, easements, licenses, or other property interests required to design, construct, operate, and maintain all off-site public and private improvements required by these Conditions of Approval, including but not limited to roadway, intersection, sight distance, utility, drainage, access, and stormwater improvements.
All required property interests shall be obtained in a form acceptable to the City Engineer and City Attorney and shall be acquired prior to approval of the applicable improvement plans, final map, or issuance of permits, as determined by the City Engineer. 113. No Sale or Occupancy Prior to Acquisition. No lot, parcel, or building served by the required off-site improvements shall be sold, conveyed, or occupied until the necessary off-site property interests have been acquired, recorded, and made available for construction of the required improvements, unless otherwise expressly authorized by the City in writing. 114. Failure or Impossibility of Acquisition. If a final determination is made that the required offsite property interests cannot be acquired, the City may, at its discretion, require modification of the project, impose additional conditions, delay or deny permits or map approvals, or initiate proceedings consistent with applicable law, including reversion to acreage, if applicable. 115. No Waiver of City Authority. Nothing in this section shall obligate the City to acquire property interests on behalf of the Applicant, nor shall it be construed to limit the City’s authority under applicable law. All determinations regarding timing, sufficiency, and acceptability of off-site property interests shall be made by the City Engineer and City Attorney.
Emergency Services Department Conditions
116. Underground Fire Line is required for this project.
Exhibit A
117. Civil plans for the underground fire line are for reference. A PRFES fire line underground permit is required and is reviewed by our Fire Protection Engineer and serves as the primary construction set.
118. CFC 503.1.1 Buildings and facilities. Approved Fire Apparatus Access Roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150' of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
119. CFC 501.4 Timing of installation. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided.
120. D102.1 Access and loading. Facilities, buildings, or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds. 121. CFC D103.1 Access Road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet wide, 10' in each direction from the hydrant, exclusive of shoulders.
122. 503.4 Obstruction of fire apparatus access roads. Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Sections 503.2.1 shall be always maintained. 503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet. Vehicle parking will not be allowed to reduce this width.
123. 3313.2 Combustible building materials. When combustible building materials of the building under construction are delivered to a site, a minimum fire flow of 500 gallons per minute shall be provided. The fire hydrant used to provide this fire-flow supply shall be within 500 feet of the combustible building materials, as measured along an approved fire apparatus access lane.
Where the site configuration is such that one fire hydrant cannot be located within 500 feet of all combustible building materials, additional fire hydrants shall be required to provide coverage in accordance with this section.
124. Fire Lanes shall be painted and signed per 2022 CFC Chapter 5 requirements. 125. Fire Lanes shall reflect the requirements of California Vehicle Code 21458 126. Refer to the Paso Robles Municipal Code 17.04.030 - 505.1.1 Address Identification.
When the building or group of buildings (five units or more) is served by an alley or interior driveway, the numbers or alphabetical designation shall be displayed on a directory or annunciator board, approved by the Fire Chief, at each driveway or alley entrance. Senior
Exhibit A
housing, retirement villas, hotel and motel annunciator boards shall be of a Graphic type. The Homeowner's Association shall be responsible for maintaining the directory.
Exhibit B
3/
CITY OF EL PASO DE ROBLES
STANDARD DEVELOPMENT CONDITIONS
Conditional Use Permit Development Plan (PD24-07)
Tentative Parcel Map Tentative Tract Map (TR 3254)
Site Plan Modification (MOD25-09) Oak Tree Removal Permit (OTR25-04) Approval Body: City Council Date of Approval: March 3.2026 Applicant: Stephen Ross,
Montage Development
Location: 420 Creston Road
APN: 009-541-010 and 009-541-011
The following conditions that have been checked are standard conditions of approval for the above referenced project. The checked conditions shall be complied with in their entirety before the project can be finalized, unless otherwise specifically indicated. In addition, there may be site specific conditions of approval that apply to this project in the resolution.
COMMUNITY DEVELOPMENT DEPARTMENT - The applicant shall contact the Community Development Department, (805) 237-3970, for compliance with the following conditions:
A. GENERAL CONDITIONS – PD/CUP:
1. This project approval shall expire on March 3, 2028, unless a time extension request is filed with the Community Development Department, or a State mandated automatic time extension is applied prior to expiration.
2. The site shall be developed and maintained in accordance with the approved plans and unless specifically provided for through the development review process shall not waive compliance with any sections of the Zoning Code, all other applicable City Ordinances, and applicable Specific Plans.
3. The applicant shall defend, indemnify, and hold harmless the City of El Paso de Robles and its officers, employees, and agents from and against any claim, action, or proceeding against the City of El Paso de Robles, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of El Paso de Robles concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Development Review Committee, Community Development Director, or City Planner. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own
Exhibit B
attorney to represent the City, its officers, employees, and agents in the defense of the matter. Applicant understands and acknowledges that City is under no obligation to defend any legal actions challenging the City’s actions with respect to the project.
4. Any site-specific condition imposed by the City Council in approving this project (PD24-07, MOD25-09, TR 3254, and OTR25-04) may be amended or eliminated, or new conditions may be added, provided that the Planning Commission shall first conduct a public hearing in the same manner as required for the approval of this project excepting any changes to the oak tree removal permit, which shall be reviewed by the City Council. No such modification shall be made unless the Review Authority Commission finds that such amendment is necessary to protect the public interest and/or neighboring properties, or, in the case of deletion of an existing condition, that such action is necessary to permit reasonable operation and use for this approval.
5. The site shall be kept in a neat manner at all times and the landscaping shall be continuously maintained in a healthy and thriving condition.
6. Any signs shall be subject to review and approval as required by Paso Robles Municipal Code Chapter 21.52 and shall require a separate application and approval prior to installation of any sign.
7. Prior to the issuance of a Building Permit, a landscape and irrigation plan consistent with Paso Robles Municipal Code Chapter 21.45 and Chapter 21.56, shall be submitted for City review and approval. The plan needs to be designed in a manner that utilizes drought tolerant plants, trees and ground covers and minimizes, if not eliminates the use of turf. The irrigation plan shall utilize drip irrigation and limit the use of spray irrigation. All existing and/or new landscaping shall be installed with automatic irrigation systems.
8. A reciprocal parking and access easement and agreement for site access, parking, and maintenance of all project entrances, parking areas, landscaping, hardscape, common open space, areas and site lighting standards and fixtures, shall be recorded prior to building occupancy. Said easement and agreement shall apply to all properties, and be referenced in the site Covenants, Conditions and Restrictions (CC&Rs).
9. All outdoor storage shall be screened from public view by landscaping and walls or fences consistent with Paso Robles Municipal Code Section 21.69.170.
10. For commercial, industrial, office or multi-family projects, all refuse enclosures are required to provide adequate space for garbage, recycling, and green waste bins.
The enclosure shall be consistent with Paso Robles Municipal Code 21.51 and shall be architecturally compatible with the primary building. Gates shall be view obscuring and constructed of durable materials. Size and closure details subject to approval of the City Solid Waste Manager.
Exhibit B
11. For commercial, industrial, office or multi-family projects, all existing and/or new ground-mounted appurtenances such as air-conditioning condensers, electrical transformers, backflow devices etc., shall be screened from public view through the use of decorative walls and/or landscaping consistent with Paso Robles Municipal Code Chapter 21.47 and subject to approval by the Community Development Director or their designee. Details shall be included in the building plans.
12. All existing and/or new roof-mounted appurtenances such as air-conditioning units, grease hoods, etc. shall be screened from public view consistent with Paso Robles Municipal Code Chapter 21.47. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or their designee. Details shall be included in the building plans.
13. All new lighting shall be dark-sky compliant consistent with Paso Robles Municipal Code Chapter 21.82.
14. Existing lighting shall be brought into conformance with the standards of Chapter
21.82 as specified in Paso Robles Municipal Code Paragraph 21.82.010.B.2 unless otherwise stated in this resolution. The style, location, and height of the lighting fixtures shall be submitted with the building plans and shall be subject to approval by the Community Development Director or their designee.
15. All walls/fences and exposed retaining walls shall be constructed of decorative materials which include but are not limited to splitface block, slumpstone, stuccoed block, brick, wood, crib walls or other similar materials as determined by the Development Review Committee, but specifically excluding precision block.
16. It is the property owner's responsibility to ensure that all construction of private property improvements occur on private property. It is the owner's responsibility to identify the property lines and ensure compliance by the owner's agents.
17. Any existing oak trees located on the project site shall be protected and preserved consistent with Paso Robles Municipal Code Chapter 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an oak tree is designated for removal, an approved oak Tree Removal Permit must be obtained from the City, prior to removal.
18. No storage of trash cans or recycling bins shall be permitted within the public rightof-way.
19. Prior to recordation of the map or prior to occupancy of a project, all conditions of approval shall be completed to the satisfaction of the City Engineer and Community Developer Director or their designee.
20. Two sets of the revised Planning Commission approved plans incorporating all
Exhibit B
Conditions of Approval, standard and site specific, shall be submitted to the Community Development Department prior to the issuance of building permits.
21. Prior to the issuance of building permits, the
Development Review Committee shall approve the following:
Planning Division Staff shall approve the following:
B. GENERAL CONDITIONS – TRACT/PARCEL MAP:
1. In accordance with Government Code Section 66474.9, the subdivider shall defend, indemnify and hold harmless the City, or its agent, officers and employees, from any claim, action or proceeding brought within the time period provided for in Government Code section 66499.37, against the City, or its agents, officers, or employees, to attack, set aside, void, annul the City's approval of this subdivision.
The City will promptly notify subdivider of any such claim or action and will cooperate fully in the defense thereof.
2. The Covenants, Conditions, and Restrictions (CC&Rs) and/or Articles Affecting Real Property Interests are subject to the review and approval of the Community Development Department, the Public Works Department and/or the City Attorney.
They shall be recorded concurrently with the Final Map or prior to the issuance of building permits, whichever occurs first. A recorded copy shall be provided to the affected City Departments.
3. The owner shall petition to annex residential Tract 3254 into the City of Paso Robles Community Facilities District No. 2005-1 for the purposes of mitigation of impacts on the City’s Police and Emergency Services Departments.
4. Street names shall be submitted for review and approval by the Planning Commission, prior to approval of the final map.
5. The following areas shall be permanently maintained by the property owner, Homeowners’ Association, or other means acceptable to the City:
________________________________________________________ ****************************************************************************** ENGINEERING DIVISION- The applicant shall contact the Engineering Division, (805) 237- 3860, for compliance with the following conditions:
All conditions marked are applicable to the above referenced project for the phase indicated.
C. PRIOR TO ANY PLAN CHECK:
1. The applicant shall enter into an Engineering Plan Check and Inspection Services Agreement with the City.
D. PRIOR TO ISSUANCE OF A GRADING PERMIT:
Exhibit B
1. Prior to approval of a grading plan, the developer shall apply through the City, to FEMA and receive a Letter of Map Amendment (LOMA) issued from FEMA. The developer's engineer shall provide the required supporting data to justify the application. The requirement may be waived if compliance with the City’s Floodplain Ordinance is demonstrated to the City Engineer’s satisfaction.
2. Any existing oak trees located on the project site shall be protected and preserved as required in Paso Robles Municipal Code Chapter 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an oak tree is designated for removal, an approved Oak Tree Removal Permit must be obtained from the City, prior to its removal.
3. A complete grading and drainage plan shall be prepared for the project by a registered civil engineer and subject to approval by the City Engineer. The project shall conform to the City’s Storm Water Discharge Ordinance.
4. A Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.
5. A Storm Water Pollution Prevention Plan per the State General Permit for Strom Water Discharges Associated with Construction Activity shall be provided for any site that disturbs greater than or equal to one acre, including projects that are less than one acre that are part of a larger plan of development or sale that would disturb more than one acre.
E. PRIOR TO ISSUANCE OF A BUILDING PERMIT:
1. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and approval. The improvements shall be designed and placed to the Public Works Department Standards and Specifications.
2. The applicant shall submit a composite utility plan signed as approved by a representative of each public utility.
3. Landscape and irrigation plans for the public right-of-way shall be incorporated into the improvement plans and shall require approval by the Streets Division Supervisor and the Community Development Department.
4. In a special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM) the owner shall provide an Elevation Certificate in accordance with the National Flood Insurance program. This form must be completed by a land surveyor or civil engineer licensed in the State of California.
F. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY OR RECORDATION OF
Exhibit B
THE FINAL MAP:
The Planning Commission has made a finding that the fulfillment of the construction requirements listed below are a necessary prerequisite to the orderly development of the surrounding area.
1. The applicant shall pay any current and outstanding fees for Engineering Plan Checking and Construction Inspection services.
2. All public improvements are completed and approved by the City Engineer, and accepted by the City Council for maintenance.
3. The owner shall offer to dedicate and improve the following street(s) to the standard indicated:
Street Name City Standard Standard Drawing No.
4. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act.
Bonds required and the amount shall be as follows:
Performance Bond...............100% of improvement costs.
Labor and Materials Bond........50% of performance bond.
5. If the existing City street adjacent to the frontage of the project is inadequate for the traffic generated by the project, or will be severely damaged by the construction, the applicant shall excavate the entire structural section and replace it with a standard half-width street plus a 12' wide travel lane and 8' wide graded shoulder adequate to provide for two-way traffic.
6. If the existing pavement and structural section of the City street adjacent to the frontage of the project is adequate, the applicant shall provide a new structural section from the proposed curb to the edge of pavement and shall overlay the existing paving to centerline for a smooth transition.
7. Due to the number of utility trenches required for this project, the City Council adopted Pavement Management Program requires a pavement overlay on __Creston Road_____ along the frontage of the project.
8. The applicant shall install all utilities. Street lights shall be installed at locations as required by the City Engineer. All existing overhead utilities adjacent to or within the project shall be relocated underground except for electrical lines 77 kilovolts or greater. All utilities shall be extended to the boundaries of the project.
9. The owner shall offer to dedicate to the City the following easement(s). The location and alignment of the easement(s) shall be to the description and satisfaction of the
Exhibit B
City Engineer:
a. Public Utilities Easement;
b. Water Line Easement;
c. Sewer Facilities Easement;
d. Landscape Easement;
e. Storm Drain Easement.
10. The developer shall annex to the City's Landscape and Lighting District for payment of the operating and maintenance costs of the following:
a. Street lights;
b. Parkway/open space landscaping;
c. Wall maintenance in conjunction with landscaping;
d. Graffiti abatement;
e. Maintenance of open space areas.
11. For a building with a Special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM), the developer shall provide an Elevation Certificate in accordance with the National Flood Insurance Program. This form must be completed by a lands surveyor or civil engineer licensed in the State of California.
12. All final property corners shall be installed prior to final occupancy.
13. All areas of the project shall be protected against erosion by hydro seeding or landscaping.
14. All construction refuse shall be separated (i.e. concrete, asphalt concrete, wood gypsum board, etc.) and removed from the project in accordance with the City's Source Reduction and Recycling Element.
15. Clear blackline mylars and paper prints of record drawings, signed by the engineer of record, shall be provided to the City Engineer prior to the final inspection. An electronic autocad drawing file registered to the California State Plane – Zone 5 / NAD83 projected coordinate system, units in survey feet, shall be provided. ****************************************************************************** PASO ROBLES FIRE AND EMERGENCY SERVICES (PRFES) - The applicant shall contact the Department, (805) 227-7560, for compliance with the following conditions:
G. GENERAL CONDITIONS
1. Prior to the start of construction:
Plans shall be reviewed, approved, and permit issued by PRFES for Underground Fire Line (underground fire line shown on any civil set is for reference only and shall indicate so on each civil page).
Exhibit B
Applicant shall provide documentation to PRFES that required fire flows can be provided to meet project demands. Refer to California Fire Code (CFC) Appendix B.
2. Prior to delivery of combustible materials:
Fire hydrants shall be installed and operative to current, adopted edition of the CFC. Refer to CFC Appendix C & CC.
Fire Department Connections (FDC) shall be located on the addressed side of the building and within 150 feet of a fire hydrant, and must not block collector or arterial roadways. Refer to Paso Robles Municipal Code (PRMC).
An all-weather access road sufficient to support fire apparatus weighing up to 75,000 lbs. shall be constructed and maintained for the duration of the construction phase of the project. Refer to CFC Appendix D.
Access roads shall be at least 20’ in width with at least 13’ 6” of vertical clearance. All driveway and access roads shall be 10% or less in slope unless approved by PRFES. Refer to CFC Appendix D.
Truck access road shall be minimum 26’ in width with at least 13’ 6” of vertical clearance. Minimum set-back 15’, maximum 30’. Refer to CFC Appendix D.
Provide temporary turn-around for phased construction streets that exceed 150’ in length. Refer to Paso Robles Standard Details and Specifications.
Project shall provide a secondary access fire road approved by PRFES.
Refer to CFC Appendix D.
3. Provide on address side of building if applicable:
Fire alarm annunciator panel location to be approved by PRFES.
Knox Box key entry box or system.
FDC location and access path must be approved by PRFES.
Minimum 6” high, contrasting background address numbers with location, size, and contrast to be approved by PRFES.
For buildings or group of buildings (five units or more) served by an alley or interior driveway, the numbers or alphabetical designation shall be displayed on a directory or annunciator board, approved by the Fire Marshal, at each driveway or alley entrance. Senior housing, retirement villas, hotel and motel annunciator boards shall be of a Graphic type. The property owner, Homeowner's Association or individual in charge of the
Exhibit B
property shall be responsible for maintaining the directory.
4. Provide a central station monitored fire sprinkler system for all residential, commercial and industrial buildings that require fire sprinklers in the current, adopted edition of the CBC, CFC, and PRMC. Plans shall be reviewed, approved, and permits issued by PRFES for the installation of fire sprinkler and alarm systems.
5. Provide class 1 standpipe system(s) with 2 ½” hose connections to supply water for use by fire department personnel at each floor in accordance to NFPA 14 for all residential, commercial and industrial buildings that are or exceed three (3) stories in height or above 30’. Location shall be at the entrance/exit way of the stairway system.
Travel distance greater than 200’ will compel additional standpipe system(s) in each stairwell.
6. Motorized Gates blocking fire access require a separate PRFES permit, must include PRFES Knox Key Switch access (not CALFIRE), and meet CFC requirements. Refer to CFC Appendix D.
7. Provide permanent turn-around for driveway/access roads that exceed 150’ in length. See Paso Robles Standard Details and Specification Standard.
8. Fire extinguisher placement shall be approved by PRFES.
9. Landscape plant selections shall be fire resistive within 30’ of structures.
10. Landscape trees (including potential crown at maturity) must not project into required vertical clearance of the fire access lanes.
11. Project shall comply with all requirements in current, adopted edition of CFC and PRMC.
12. Prior to the issuance of Certificate of Occupancy:
Final inspections shall be completed on all underground fire lines, fire sprinkler systems, fire alarm systems and chemical hood fire suppression systems.
A site pre-fire plan shall be submitted and approved by the Fire Marshal.
Contact the Paso Robles Fire Prevention Office for the exact requirements.
A Final Fire Walk-through inspection shall be completed on all buildings.
SITE DATA
PROJECT ADDRESS:
ASSESSOR PARCEL NUMBERS:
420 & 424 CRESTON ROAD
009-541-010 & 011
8.48 ACRES
R2
19.98 DU
420 CRESTON ROAD
SITE AREA:
ZONING:
BASE DENSITY BASED ON SLOPE ANALYSIS:
PROJECT DATA
BUILDING HEIGHT ALLOWED:
BUILDING HEIGHT PROPOSED:
NUMBER OF STORIES PROPOSED:
FRONT SETBACK REQUIRED:
FRONT SETBACK PROPOSED:
SIDE YARD SETBACK REQUIRED:
SIDE YARD SETBACK PROVIDED:
DENSITY ALLOWABLE:
BASE DENSITY:
DENSITY BONUS*:
TOTAL ALLOWED:
DENSITY PROPOSED
(24) 4-BED UNITS@ 1.00 DU/UNIT:
TOTAL PROPOSED:
PARKING REQUIRED
(24) 4-BEDS@ 2 SPACE/UNIT:
GUESTS@ 1 SPACES/5 UNITS:
TOTAL REQUIRED:
PARKING PROVIDED:
GARAGE SPACES:
SURFACE SPACES:
TOTAL PROVIDED:
OPEN SPACE REQUIRED:
PRIVATE OPEN SPACE:
SHARED OPEN SPACE*****:
OPEN SPACE PROVIDED:
PRIVATE OPEN SPACE:
35 FEET
30 FEET
2 STORIES
25 FEET
25 FEET
VARIES
SEE SITE PLAN
20 DU (19.98 BASED ON SLOPE ANALYSIS)
4 DU (19.98 DU x 20% BONUS)
24.00 DU
24DU
24DU
48 SPACES
5 SPACES
53 SPACES
48 SPACES
13 SPACES
61 SPACES
375 SF PER DWELLING
1 PLAYGROUND
VARIES (560 SF MIN.)
AFFORDABLE HOUSING NOTES
PROJECT DIRECTORY
OWNER
MONTAGE DEVELOPMENT INC.
23945 CALABASAS ROAD, SUITE 207
CALABASAS, CA 91302
CONTACT: STEPHEN ROSS
PHONE: (818} 501-1800 X202
EMAIL: [email protected]
ARCHITECT
ARRIS STUDIO ARCHITECTS
1319 MARSH STREET, SUITE 200
SAN LUIS OBISPO, CA 93401
CONTACT: REBECCA NEWMAN
PHONE: (805) 547-2240 X122
EMAIL: [email protected]
VICINITY PLAN
24\hS\
Paso Robles Event Center 9
� I ! �
,.,�,1, 't:: � - '!1
so ·Robles Main ft .r,
West Reservo1r Y o
L i 20,hSt
�
,
,: 18thSI
a Pasofuminat1on
"4siseim0ua tyli<Jht
NCI Aff1llates 9
; ) 11,,.s,
,.
' r,unoSI
17\hSt
1!51hSI
Amber Joh on, Top a Producing ent In Paso
Exceot1o�iill Re
E1181tAo�IS
q Paso Robles Inn
�._4• 1011\SI �
•
�
CIVIL ENGINEER
ASHLEY & VANCE ENGINEERING
1229 CARMEL STREET
SAN LUIS OBISPO, CA 93401
CONTACT: KATHLEEN ALLWINE
PHONE: (805) 545-0010 X165
EMAIL: [email protected]
.,._. PROJECT SITE
PasoW1r
Country Rent
NORTH
H1 ltop 365 Vacation
Rental Paso Robles Bth 51 Q Stables Inn Cal Paso 8ectrie, Inc Estat>II� l�S
*PERSUANT TO CA GOVERNMENT CODE SECTION 65915(f), THE APPLICANT IS PROVIDING 5% OF THE BASE DENSITY DWELLING UNITS AS VERY-LOW INCOME UNITS (1 TOWN HOME= lDU) IN EXCHANGE FOR A 20% DENSITY BONUS. PER SECTION 95915(d)(2)(A), THE APPLICANT SHALL RECEIVE ONE INCENTIVE OR CONCESSION AND AN UNLIMITED NUMBER OF WAIVERS. **THE APPLICANT IS REQUESTING A WAIVER PERSUANT TO CA GOVERNMENT CODE SECTION 65915(e) FOR RELIEF FROM PRMC 21.33.060(E}(l}(a)(i) WHICH STATES THAT "PRIVATE OPEN SPACE AT GROUND FLOOR UNITS SHALL NOT BE LOCATED WITHIN THE FRONT OR STREET SIDE SETBACK". NOT GRANTING THIS WAIVER WOULD PHYSICALLY PRECLUDE THE CONSTRUCTION OF THE DEVELOPMENT AT THE PROPOSED DENSITY. DUE TO THE COMPACT & EFFICIENT LAYOUTS OF THE UNITS, THE LARGE BACKYARDS ARE AN INVALUABLE ELEMENT TO THE DEVELOPMENT. GREATLY REDUCING THE UNIT'S PRIVATE OPEN SPACE WOULD IMPACT THE SALABILITY OF THE UNITS AND MAKE THE PROJECT INFEASIBLE. FURTHERMORE,
SHIFTING ALL DUPLEXES SOUTH, AWAY FROM THE FRONT YARD WOULD REDUCE THE NUMBER OF DWELLINGS TO BE PROVIDED DUE TO THE SLOPE OF THE SITE, ALSO MAKING THE PROJECT INFEASIBLE.
*****THE APPLICANT IS REQUESTING A CONCESSION PERSUANT TO CA GOVERNMENT CODE SECTION 65915(d) FOR RELIEF FROM PRMC TABLE 21.33.060-3 WHICH WOULD REQUIRE ONE PLAYGROUND FOR THE DEVELOPMENT. NOT PROVIDING A PLAYGROUND WILL RESULT IN AN IDENTIFIABLE AND ACTUAL COST REDUCTION FOR THE DEVELOPMENT.
PASO ROBLES, CALIFORNIA
PROJECT DESCRIPTION
THE PROPOSED PROJECT CONSISTS OF (12) DUPLEXES WITH TWO-STORY TOWN HOMES (24 TOTAL DWELLINGS) ON A SINGLE SITE. ALL DWELLING UNITS HAVE A PRIVATE 2-CAR GARAGE, LARGE PRIVATE OUTDOOR SPACE AND ACCESS TO SHARED SURFACE PARKING. OTHER SITE IMPROVEMENTS INCLUDE STORMWATER CHAMBERS AND BIORETENTION AREAS.
THE PROJECT IS UTILIZING THE CALIFORNIA STATE AFFORDABLE HOUSING DENSITY BONUS PROGRAM (CA GOVERNMENT CODE SECTION 69515}
REFER TO PROJECT DATA FOR ADDITIONAL INFORMATION
THE PROJECT WILL COMPLY WITH THE INCLUSIONARY HOUSING
REQUIREMENTS BY PROVIDING (1) VERY LOW INCOME UNIT (5%) PERSUANT TO THE CALIFORNIA STATE DENSITY BONUS PROGRAM.
SHEET INDEX
Al.0
A2.0
A2.l
A2.2
C-2.1
A3.0
A3.la
A3.lb
A4.0
A4.la
A4.lb
A7.0
Ll.0
Ll.1
L2.0
COVER SHEET / PROJECT INFORMATION
OVERALL SITE PLAN
ENLARGED PROPOSED SITE PLAN
PROPOSED FENCING PLAN
PRELIMINARY GRADING AND DRAINAGE PLAN
BUILDING TYPE 1 - FIRST AND SECOND FLOOR PLAN
BUILDING TYPE 1- EXTERIOR ELEVATIONS - SCHEME A
BUILDING TYPE 1- EXTERIOR ELEVATIONS - SCHEME B
BUILDING TYPE 2 - FIRST AND SECOND FLOOR PLAN
BUILDING TYPE 2 - EXTERIOR ELEVATIONS - SCHEME A
BUILDING TYPE 2 - EXTERIOR ELEVATIONS - SCHEME B
SCHEME A & B - COLOR BOARD
CONCEPTUAL LANDSCAPE PLAN
ENLARGED CONCEPTUAL LANDSCAPE AND FRONTAGE PLAN
PRELIMINARY PLANT PALETTE
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
Arris ,_
STUDIO ARCHITECTS Paso Robles, CA
Al.O
Exhibit C
0 <(
0 a::::
z
0 IV)
w
a::::
u
\
�_/ ...L -1
\ � I "--_/
! (E) OAK TREE #5
I TO BE REMOVED
I
�--BUILDINGS 1 &2, LOCATED
ALONG CRESTON ROAD SHALL
HAVE A PEDESTRIAN ORIENTED
ADJACENT PARCEL
NOT A PART
("j(
ENTRY WITH FRONT PORCHES
FACING CRESTON ROAD PER
PRMC 21.50.070
�--(E) OAK TREE #7 TO BE REMOVED
�--(E) OAK TREE #8 TO BE REMOVED
(E) OAK TREE #9 TO BE REMOVED
/ (E) OAK TREE #4 TO BE
/ REMOVED I I
/ (E) OAK TREES #1-3TO BE I
\ I
I -i-FI
6��=='-:.::.=-1
/ REMOVED I \ I 1
L _____________ P
R
O
P
E
R
T
r� NE
___ \�-----�.±.:::�=-=-���=-
(E) OAK T
R
EE #6 TO BE
R
EMOVED =1 \
�--
/ = w � " / 5'oa� � / g�w
" / a_V)
� / �
�........__ _____ _____,,., w
---------
OVERALL SITE PLAN
(E) OAK TREE # 10 TO BE REMOVED
NORTH
0 12.5 25 50
EXISTING WOODED AREA TO
REMAIN
/
/
\
\
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
\
\
\
\
\
\
�-
NOVEMBER 17, 2025
>coo
1"=50'@ llxl7
,_
A2.0
Exhibit C
0 <(
0 �
z
0 1-
C/)
w
�
u
I
I
I
I
I
-- -PEDESTRIAN WALKWAY CONNECTING
BUILDINGS 1 & 2 TO CRESTON ROAD
�-PEDESTRIAN ENTRY AND FRONT
PORCHES AT BUILDINGS 1 & 2
EXISTING INTERNAL PROPERTY
LINE TO BE ABANDONED PER
PENDING LOT MERGER
ADDRESS IDENTIFICATION AT INTERIOR
DRIVEWAY WITH 5 UNITS OR MORE
/
PROPOSED UNDERGROUND
/
STORMWATER CHAMBERS
I TRASH ENCLOSURE ----�
/ PROPOSED LOCATION OF
TRASH
ENCLOSURE
� _ _ _ _ _ _ ---
FIRE HYDRANT -----� ---------------�---
BASIN MAINTENANCE
ACCESS
PROPOSED SITE PLAN
FIRE TRUCK TURN
AROUND
NORTH
$ �� 0 10 20 40
I
I
I
Arris
STUDIO ARCHITECTS
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"-40'@11xl7
,_
Paso Robles, CA
A2.1
Exhibit C
FENCING LEGEND
I
MECHANICAL EQUIPMENT LOCATED
BEHIND FENCE 'WING WALL' AT
BUILDINGS 1 & 2
5 r---------------------- ---------------------
6' HIGH HORIZONTAL FENCING 42" HIGH HORIZONTAL FENCING
PROPOSED FENCING PLAN
I I
I
I I
,---------
I I I
T
�-�--------------------------------------�
I I I
L�- ��
NORTH
$ �� 0 10 20 40 Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
NOVEMBER 17, 2025
>coo
1"-40'@11xl7
,_
A2.2
Exhibit C
S S
S
S S
S
S
755
760 765
770 775 780
785
754
756
757
758
759 762
761764 763
766
767 768 769 771 773 772 774 777 776 778 779 781 782 783784 755
760
765
770
775 780 751752753
754
756 757 758 759 761 762 763 764 766 767 768 769
771 772 773 774 776 777 778
779
770
775
767
768
769
771
772
773
774
776
777
778
779
777
778
779
775
780
785
776
777
778
779
781
782
783
784
786
787
785 783 783 786 787
786 787 788
788
789 789
775
780
774
776
777
778
779
781
782
783
784
S S W W W FW FW FW FW
E E
W
FW FW SD SD SD SD SD SD
S S S S S S S S
S
S S
E E E E E
E
E E
FW FW FW W W W
FW FW FW FW FW
FW
FW
FW
FW
FW
W
W
FW
S
S
E
E W FW
FW SD SD
FW
FW FW
W W
E E
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD SD SD SD
SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SDSD SD
SD SD SD SD SD SD SD SD
W
W W
W
W
W
W
W
RIM=776.58' INV 8" E=766.79' INV 8" W=766.78'
RIM=785.17' INV 8" S=771.21' INV 8" E=771.22' INV 8" W=771.19' 2.0%
2.2%
1.5%
3:1
(12.0%)
3:1
0.5%
8.6%
8.3%
TBM: FOUND BRASS CAP IN WELL MONUMENT
TCS #94 ELEV = 778.797' FOUND BRASS CAP
IN WELL MONUMENT
TCS #108 ELEV = 777.717'
RIM=773.21' INV 6" NE=765.00' INV 8" E=763.85' INV 8" W=763.54' 2:1
3:1
2:1
780
781
782
783
781
782
783
780
781
782
783 784 784
770
775
780
782 782782
783
770
775
775
774
776
777
778
775
780 780
780
774 776 777 778 779 779 779
779 779
781
782
784
778
760
760
765
761
761
762
762
763
763
764
2:1
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00
BUILDING #3 FFE: 782.50
BUILDING #4 FFE: 784.00
(776.7 FG)
(774.0 FG)
(779.7 FG)
(772.5 FG) CONFORM
(773.4 FG)
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00 BUILDING #4 FFE: 784.00
BUILDING #3 FFE: 782.50
781.14 FS
777.66 SS INV
778.00 SS INV
BUILDING #5 FFE: 780.00
BUILDING #8 FFE: 778.50 BUILDING #8 FFE: 778.50 BUILDING #9 FFE: 779.00BUILDING #9 FFE: 779.00 BUILDING #10 FFE: 780.00 BUILDING #10 FFE: 780.00
BUILDING #12 FFE: 782.00 BUILDING #7 FFE: 783.50
(776.0 FG)
BUILDING #5 FFE: 780.00
(779.0 FG)
778.34 FS/LP
778.64 FS
774.34 SS INV
764.20 SS INV
783.42 FS
775.62 FS
780.03 FS
769.89 SS INV
782.87 FS
779.14 SS INV
780.00 SS INV
775.86 FL
775.38 FL
777.05 TC
776.55 FL
780.15 FL
781.02 FL
783.5 FG
H=1.0-FT
(778.6 FG)
(782.4 FG) (785.5 FG) (785.4 FG) (788.4 FG) (789.0 FG) 782.2 FG (788.6 FG) 784.00 FS H = 5-FT (MAX)
779.84 FS
775.84 SS INV
773.80 FS
767.27 SS INV
781.1 FG
H=4.3-FT
783.5 FG
H=2.1-FT
BUILDING #6 FFE: 784.00
BUILDING #6 FFE: 784.00
777.5 FG/TW
778.0 FG/TW
(774.6 FG)
1.2% 782.60 FS
781.3 FG
781.5 FG
780.0 FG
779.0 FG
777.8 FG
(775.9 FG)
3:1 2:1
SS @ 2.3%
SS @ 2.3%
(770.0 FG)
780.00 SS INV
779.50 SS INV
779.84 FS
775.32 SS INV
775.42 TG
774.12 INV
778.08 TG
772.07 INV 3.6%
SS @ 7.8%
(784.8 FG)
(786.0 FG) 783.30 FS
4.5%
779.68 FS 781.00 FS
BUILDING #7 FFE: 783.50
BUILDING #11 FFE: 781.50
BUILDING #11 FFE: 781.50
BUILDING #12 FFE: 782.00
780
776777778 779 S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, C-2.1, Nov 14, 2025 11:42am, Logan 1ST ENTITLEMENT SUBMITTAL - NOT FOR CONSTRUCTION Revisions:
Project Engineer: Project Manager: Date: AV Job No: Scale: PER PLAN Sheet Size: 24" x 36" Ext:
Engineer of Record: Plan Prepared By: The use of these plans and specifications shall be restricted to the original site for which they were
prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method,
in whole or in part, is prohibited. Title to these plans and specifications remain with Ashley & Vance Engineering,
Inc. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. Ashley
&Vance ENGINEERIN G, IN
C. 1229 Carmel Street San Luis Obispo, CA 93401 (805) 545-0010 www.ashleyvance.com C I V I L S T R U C T U R A L
PLAN REVIEW SET
NOT FOR CONSTRUCTION
EE
I N
C 77354 TS C
TA E OF
I GER
IA
I FO
CAL V I L NR
R
E PR
S ED RET OF ON
I LA GNE
SS I KATHLE EN ALLWINE
N
20 0 20 40 HORIZONTAL SCALE: 1" = 20' 420 CRESTON ROAD 420 CRESTON PASO ROBLES, CA 93446 EMD
KEA
11/14/2025
240621 PRELIMINARY
GRADING AND
DRAINAGE PLAN
C-2.1
1 . 2 . 3 . 4 . 5 . 141 DIAL TOLL FREE 811 OR
(1-800-422-4133) AT LEAST TWO DAYS
BEFORE YOU DIG UNDERGROUND SERVICE ALERT
P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY. LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED. P/L P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY/ LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED.
TYP 1.5%
TYP 1.5%
TYP 1.5%
TYP 1.5% TYP 1.5% TYP 1.5%
TYP 1.5%
(E) POWER POLE AND GUY WIRE. GUY WIRE TO BE RELOCATED
(E) 1" WATER METER WITH
(P) RP ASSEMBLY FOR
LANDSCAPE IRRIGATION, BY OTHERS
(E) POWER POLE AND GUY WIRE
BEHIND BACK OF SIDEWALK
(E) WATER METER
(E) EXTENET VAULT
(E) BELL MH
(P) 6" FIRE WATER SERVICE
AND DDCV ASSEMBLY
(P) WATER SERVICE, RP
ASSEMBLY AND 2-INCH WATER METER
(P) STORMWATER RETENTION BASIN
(P) BASIN OVERFLOW
8-IN SS @ S=9.9%
(P) UNDERGROUND
STORMWATER CHAMBERS
GENERAL NOTES: ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST AVAILABLE INFORMATION. CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES. MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANY DIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BE NOTIFIED IMMEDIATELY. TOPOGRAPHIC AND BOUNDARY INFORMATION PROVIDED BY: NORTH COAST ENGINEERING, JUNE 2024 A PROPOSED RETAINING WALL ALONG THE EASTERLY PROPERTY LINE WILL PREVENT THE PROJECT FROM RECEIVING STORMWATER RUN-ON FROM THE NEIGHBORING SUBDIVISION TO THE EAST. POST-CONSTRUCTION STORMWATER NOTES: 1. THE PROJECT SITE IS LOCATED IN WMZ 1. 2. THE PROJECT WILL CREATE OR REPLACE MORE THAN 22,500 SF OF IMPERVIOUS SURFACING. 3. THE PROJECT WILL DISTURB APPROXIMATELY 2.6 AC. 4. THE PROJECT IS REQUIRED TO RETAIN THE 95TH PERCENTILE STORM EVENT. FLOOD CONTROL NOTES: 1. THE PROJECT, IN ITS FULLY DEVELOPED CONDITION, IS REQUIRED TO MATCH THE PREDEVELOPMENT STORMWATER PEAK FLOWS UP TO THE 100-YEAR, 24-HOUR STORM EVENT. UTILITY NOTES: 1. UTILITY CONNECTIONS TO BE PROVIDED FOR EACH UNIT (24 TOTAL UNITS) INCLUDING DOMESTIC WATER SUBMETERS. 2. ALL UTILITIES ON SITE WILL BE PRIVATELY MAINTAINED, AND ALL OTHER UTILITIES IN THE RIGHT-OF-WAY WOULD BE MAINTAINED BY THE CITY OF PASO.
GRADING INFORMATION NOTES: CUT QUANTITY: 1000 CUBIC YARDS FILL QUANTITY: 8000 CUBIC YARDS NET QUANTITY: 7000 CUBIC YARDS IMPORT *NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TO CLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES AND FOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES ARE BASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND PROPOSED
FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THE PLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OF PREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE
SHALL INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS. RETAINING WALL INFORMATION: RETAINING WALL ALONG EAST PROPERTY LINE LENGTH: 340 FT MAX HEIGHT: 5 FT (CUT) RETAINING WALL ALONG WEST PROPERTY LINE: LENGTH: 110 FT MAX HEIGHT: 4 FT (FILL) P/L
P/L
(E) OVERHEAD PG&E LINES
TYP 1.5% 30' PG&E EASEMENT 30' PG&E EASEMENT 45' PG&E EASEMENT 25' SETBACK 5' SETBACK 10' SETBACK 15' SETBACK 15' SETBACK 10' SETBACK 5' SETBACK 5' SETBACK
10' SETBACK
15' SETBACK
TYP 1.5%
TYP 1.5% TYP 1.5%
TYP 1.5%
(P) BIORETENTION
PLANTER
(P) BIORETENTION
PLANTER
(P) WATER LINE
(P) FIREWATER LINE
(P) SEWER LINE
(P) ELECTRICAL LINE
(P) STORMDRAIN
(P) FENCE
LEGEND
SD SD
W W
FW FW
S S
E E
(P) STAIRS (P) STAIRS
(P) STAIRS (P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) GATE FOR RETENTION
BASIN MAINTENANCE ACCESS
(P) FIRE HYDRANT GRADING IS ALLOWED 10' INTO AGREEMENT WITH PG&E THE 30' EASEMENT PER (E) 10" VCP SEWER MAIN PER AS-BUILT DRAWINGS. CONTRACTOR TO VERIFY.
(E) APPROXIMATE
LOCATION OF 12" AC WATERLINE
PER UTILITY ATLAS
(E) APPROXIMATE
LOCATION OF 4" CI WATERLINE PER
UTILITY ATLAS
(P) TRASH ENCLOSURE
(P) TRASH ENCLOSURE
(P) STEPS
(P) STEPS (P) STEP
(P) STEP
S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, 11/14/2025 11:42:37 AM, DWG To PDF.pc3 Exhibit C
23' 23'
14'-4
" 8'-8
" 8'-8" 14'-4
"
0 0 0 0
BATH BATH
b 1 1 b
'o BED 1 BED 1 'o
-7 ,-
I I
W.I.C. I I W.I.C. I I
__ _J L __
½' BED 2 BED 2 ½>
N N
b
"'
'o
□ □
I TH-A I I TH-A I
O? BED 3 BED 4 BED 4 BED 3 °r
M M
½' '?
;.._ ;.._
BUILDING TYPE 1 - SECOND FLOOR PLAN
46'
14'-4
" 8'-8
" 8'-8
" 14'-4
"
M M
DINING I TH-A I I TH-A I DINING
lll LIVING LIVING
a� IH �5 ½' i>
N I N
KITCHEN KITCHEN
I
°r °r
M M "' � �
"'
'o 'o
GARAGE GARAGE
N N N N
1-------7 ,-------7
I I I I
I I I I
I I I I
-----------7 I ,-----------
L ___________ � ___________ J
BUILDING TYPE 1 - FIRST FLOOR PLAN
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
SHUTTERED WINDOW AT
BLDG 3-WEST
ELEVATION & BLDG 8-
NORTH ELEVATION
0 2.5 5
�-
SEPTEMBER 29, 2025
>coo
1"=10'@11xl7
,_
A3.0
10 Exhibit C
I
�
,---11
�
-,/
-__n
�
TRIANGULAR 12
ROOF VENTS --� �5
MAIN ROOF�
�-ffly
+30'�
,�- "'- � HORIZONTAL FIBER
== �T-1 �-
✓ =
..._
==
�EM:
SIDING
�□□� □□ □□ □□� �
�
� �
II
II II II �l 11 1111 11
C=::J C=::J C=::J C=::J �
\__ BRICK/STONE VENEER
BASE
--
II
II II II II II II II t C=::J C=::J C=::J C=::J �
\ 1------ -----llll
\__ FIBER CEMENT BOARD
AND BATTEN
I
��� - � �
.... II II
--
II II
□
=
m IT
��\�� IV I\
/ \
� �
� .
[
II II II II
� �
"'"'
v
I
RECESSED VINYL WINDUWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
\__ FIBER CEMENT BOARD
AND BATTEN
BUILDING TYPE 1 - ELEVATIONS {SCHEME A)
0 2.5 5
I
□
10 COMP SHINGLE ROOFING I
r 24" OVERHANGS WI 16"
□
JL____[L___il_
11 DEEP CORBELS @ 3' O.C.
DI
l
......
II II
□
m
□
•
�
L
BLDG
SHUTTERED
3- WEST
WINDOW/�
ELEVATION & BUILDING
8 - NORTH ELEVATION
□
\
RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
□ □
I\
\
�
□ □ □ □
II II I
\__ FIBER CEMENT BOARD
AND BATTEN
BRICK I STONE VENEER
BASE
J
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
>coo
1"= 10'-0"@llxl7
,_
A3.1a
Exhibit C
I
TRIANGULAR
ROOF VENTS ---
BRICK/STONE VENEER
BASE
TRIANGULAR
ROOF VENTS
�
c0���;s,,,,,, ,...;: ._.,
□ □ □
-� 11 11 11 11
�-<T
� 'I..
::iJ=
- ---- --- □ ------
------
J
RECESSED VINYL WINDr W / 2" DEEP x 3.5" WIDE
WWS/ DECORATIVE TRIM & 2"
DEEP WINDOW SILL
������
::::::--.....
□
"
12 5
MAIN ROOF
+30' �
2'-0" (EAVE,
TYP.
HORIZONTAL FIBER CEMENT SIDING
COMP SHINGLE ROOFING
::::::--.....
�
-- ��m�rr�
�
11 11 11 11 n.._,
l'I,. • v =□ �
� ���������� I
\__ HORIZONTAL FIBER CEMENT SIDING
BUILDING TYPE 1 - ELEVATIONS {SCHEME B)
0 2.5 5
I
10 =
=
TT
Ir COMP SHINGLE ROOFING 24" OVERHANGS W / 16"
DEEP CORBELS @ 3' O.C.
□
-
m
I
I
·1r DI
""
t-
- � □
m
....,_
/ RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
□ □ = e==
I 1 1 m TT
..
H □ □ □
. �
\ -.
L SHUTTERED WINDOW
J
:�,��\_ BLDG 3 - WEST HORIZONTAL FIBER CEMENT SIDING
ELEVATION & BUILDING BRICK/STONE VENEER
8 - NORTH ELEVATION BASE
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
>coo
1"= 10'-0"@llxl7
,_
A3.1b
Exhibit C
23' 23'
11'-5" 11'-7' 11'-7' 11'-5"
BED 4 BED 4 � BED 3 BED 3 �
M M
" "
:
'.
·
1 '.l "'
½'
N N
b b
[n [n "'
½' BED 2 BED 2 ½>
N N
I I
10'-8" I I .I.C. I I W.I.
ITH-BI I I TH-B
(REVERSE)
� BED l BED l �
" "
L l
14'-4" L
8'-8" 8'-8" L 14'-4" L
1 1 1 1 1
BUILDING TYPE 2 - SECOND FLOOR PLAN
b?
M
�
N "'
;,-
SHUTTERED WINDOW
@ BLDG 1 - WEST
ELEVATION AND
BLDG 5 - NORTH
ELEVATION
N N
KITCHEN
�
11'
22'-5"
------- COLUMNS AT ENTRY
__,------------r---- COVERED PORCH
- OPEN ON 3-SIDES
r-,===,--i 1 �--LINE OF ROOF ABOVE
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
23' 23'
11'-5" 23-2" 11'-5"
KITCHEN
[I ITH-BI TH-B[ (REVERSE)
I I
LIVING LIVING
DINING DINING
b?
M
�
N "'
;,-
GARAGE GARAGE
N N
,-------7 ,-------7
I I I I
I I I I
I I I I
I ,-------- --------7 I
L ______________ J L ______________ _J
BUILDING TYPE 2 - FIRST FLOOR PLAN
0 2.5 5
�-
SEPTEMBER 29, 2025
420 Creston Road
>coo
Arris
1"=10'@11xl7
,_
STUDIO ARCHITECTS Paso Robles, CA
A4.0
10 Exhibit C
BRICK/STONE VENEER
BASE
TRIANGULAR
ROOF VENTS ---
RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
12 5
MAIN ROOF
+30' �
COMP SHINGLE ROOFING
FIBER CEMENT BOARD
AND BATTEN
e_2'-0"
EAVE,
TYP.
FIBER CEMENT BOARD
AND BATTEN
BUILDING TYPE 2 - ELEVATIONS (SCHEME A)
I
SHUTTERED WIND
@ BLDG l - WEST
ELEVATION AND
BLDG 5 - NORTH
ELEVATION
ow
C----, 8
�
r COMP SHINGLE ROOFING
r 24" OVERHANGS WI 16"
DEEP CORBELS@ 3' O.C. r RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
=
=
" " ll
/
I
�
-:::: �
EE ID!l=B
� � " " "
□
I II II II I II \
� BRICK/STONE VENEER
BASE
�
\
=
=
�
•
\__ FIBER CEMENT BOARD
AND BATTEN
�
� ..... -,::::::?
-cc-_�1/rr
---- �
q� � �� rr irR� �-
��� □
II
- ,,,. -� _jL__]]_ IB
1111
t::::=
t::::= □ □ -
II II II II II II
-� " " L..1L II II II
� � □ □
I•
-- .......,,... .----ir
\
�
-
I
,=_ ��
I= �
,
,
_
_ --
� _:--._, � ,--lL_JL = v~
=
=
'r,--n � ITT
COVERED PORCH ENT RIE S @
BUILDINGS l & 2 ALONG
CRESTON PER PRMC 21.50.070
=
-
/
BUILDINGS l &
CH ENTRIES@
2ALONG l[
CRESTON PER P
COVERED POR
RMC 21 .50.070
' --------
"·-
L::-
�
1-$
" \
PRIVACY SCRE EN WALL
DIVIDING SHAR ED ENTRY
PORCH
"
-�CRAFTS MAN STYLE
COLU MNS AT ENTRIES
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
0 2.5 5 10 Arris
STUDIO ARCHITECTS
420 Creston Road
Paso Robles, CA
�-
SEPTEMBER 29, 2025 -
l"-10'-0'@ llx17
,_,
A4.1a
Exhibit C
-
�
I
TRIANGULAR
ROOF VENTS �5 MAIN ROOF
+30' �
� '---
12 � � COMP SHINGLE ROOFING
� � ��11Tr�� ;:::�_ ::::::��r':::�"'
" t:=U
t:==
�
�
□ □ t:==
t:== ,_ t:==,_
] ] 1111 1 1 1 1 ,1.._----.__
" � v
C=::JC=::JC=::JC=::J " E a C=::J C=::J C=::J C=::J
t:==
ill
\ \ BRICK/STONE VENEER \__ HORIZONTAL FIBER CEMENT SIDING BASE
TRIANGULAR
ROOF VENTS ---�
RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
HORIZONTAL FIBER
CEMENT SIDING
FIBER CEMENT BOARD
AND BATTEN
e_2'-0"
EAVE,
TYP.
HORIZONTAL FIBER
CEMENT SIDING
I
BUILDING TYPE 2 - ELEVATIONS (SCHEME B)
DLL.l"-7 J - l'IVr..ln
ELEVATION
I
SHUTTERED WIND
@ BLDG l - WEST
ELEVATION AND
BLDG 5 - NORTH
ELEVATION
ow
=
=
=
m
I
0 2.5 5
r COMP SHINGLE ROOFING
r 24" OVERHANGS W / 16"
DEEP CORBELS @ 3' O.C. r RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
�
10 = m -
== ==
TT I
I
I� 1111� 11111
1 1111
1 � 11 111
1 1
1 111
1 1P II
I
□ � 1
,_
t:=
'
\ BRICK/STONE VENEER
BASE
� - -�COVERED PORCH ENTRIES@
BUILDINGS l & 2 ALONG
CRESTON PER PRMC 21.50.070
<
== �
=
t= ��� m � ���
\ -.
\__ HORIZONTAL FIBER
CEMENT SIDI NG
�
�
□ ----
=
i=
m
I=
I=
BUILDINGS l &
CH ENTRIES@ l[
2ALONG
COVERED POR
CRESTON PER P RMC 21.50.070
.: --------------
�J_ 'sr: ±
c= �
-
�
,'\
PRIVACY SCREE N WALL
DIVIDING SHAR ED ENTRY
PORCH
' -.
\__ CRAFTSMAN STYLE
COLUMNS AT ENTRIES
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
�-
SEPTEMBER 29, 2025
420 Creston Road
-
Arris
l"-10'-0'@ llx17
,_,
STUDIO ARCHITECTS Paso Robles, CA
A4.1b
Exhibit C
SCHEME A
Pl
PAINTED SIDING
BENJAMIN MOORE
"WHITE" OC-151
P2
PAINTED FASCIA
BENJAMIN MOORE
"BLACK" 2132-10
S1
BRICK VENEER BASE
HC MUDDOX
"TULE FOG"
S1-ALT
BRICK VENEER BASE
PACIFIC CLAY
NORMAN-FLAT
"DARK IRONSPOT"
SCHEME B
Pl
(BOTH SCHEMES)
Rl
COMP SHINGLE ROOFING
GAF TIMBERLINE HDZ
"APPALACHIAN SKY"
PAINTED UPPER SIDING AND FASCIA
BENJAMIN MOORE
"WHITE" OC-151
P2
PAINTED LOWER SIDING
BENJAMIN MOORE
"WALL STREET" CSP-20
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025 -
,_,
A7.0
Exhibit C
THE PROJECT PROPOSES TO REMOVE (
10) EXISTING OAK TREES, THE MAJORITY OF WHICH ARE IN
POOR/VERY POOR CONDITION PER THE PROJECT'S ARBORIST REPORT.
THE TOTAL DIAMETER OF PROPOSED OAKS TO BE REMOVED IS 176". PER THE PRMC 10.01 .050( E
)
, 25%
OF TOTAL DIAMETER IS REQUIRED TO BE REPLACED; 25% OF 17 6" = 44", THEREFORE (29) 1.5" CALIPER
MITIGATION OAKS ARE REQUIRED
ALL OAK TREE REPLACEMENTS SHALL BE IRRIGATED.
REPLACEMENT OAK TREE - MIN. 1.5" CALIPER TREE
CONCEPTUAL PLANTING LEGEND - SEE PLANT PALETTE ON L2.0
--PRIVACY HEDGE--�
FOR SCREENING
0 6' HIGH
PRIVACY FENCE
BETWEEN
YARDS
ORETENTIO
BASIN
I
I 0
EXISTING
WOODED AREA
TO REMAIN
BIORETENTION BASIN
1-7
• 00
I I
] 0
)
I
l,--------
____________________________ J __ � �
/ '--. _./ ----
BASIN MAINTENANCE 1
1 - -- -- -
7 ACCESS
1 - - �-� - - ........ - - - -- - - - -a---� - - -<>-- - - - - - - - - - - - =1- - - - -- - -� - -_J -__ _ -
EVERGREEN ELM, GOLDEN RAIN, CRAPE MYRTLE
SEE L 1. 1 FOR SPECIFIC FRONTAGE NOTES
O@/, AMERICAN BOXWOOD, SILVER SHEEN, CALIFORNIA PRIVET, FLAX LILY, AGAVE AMERICANA, BLUE STAR JUNIPER
Q CALIFORNIA LILAC
@ OLEANDER - FOR PRIVACY SCREENING
CONCEPTUAL LANDSCAPE PLAN
� BLUE OAT GRASS, MUHLY GRASS, QUARTZ CREEK RUSH, CARMAN'S JAPANESE RUSH, ELK BLUE RUSH NORTH
0 10 20 40 Arris
STUDIO ARCHITECTS
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"=40'@11xl7
,_
Paso Robles, CA
L 1.0
Exhibit C
I
I
I
r
CJ
CJ
��--STREET TREES (ST) (CRAPE MYRTYLE OR GOLDEN RAIN) SPACED MAX 50' O.C. WITHIN 6' OF THE SIDEWALK
LANDSCAPE REQUIREMENTS
PER PRMC 21.45.020 B - LANDSCAPE PLANTING AREAS SHALL BE COVERED WITH A MINIMUM OF 30% LIVE PLANT MATERIAL AT MATURITY
FRONTAGE
THE PROJECT'S FRONTAGE IS APPROXIMATELY 4,685 SF (INCLUDING THE FRONT YARDS OF BUILDINGS 1 & 2) THEREFORE A MIN. 1,405 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT
SYMBOLS SHOWN ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
WEST PROPERTY LINE
THE PROJECT'S LANDSCAPE STRIP ALONG THE WEST PROPERTY LINE IS APPROXIMATELY 1096 SF THEREFORE A MIN. 329 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT SYMBOLS SHOWN
ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
PARKING AREA
THE PROJECT'S LANDSCAPING ADJACENT TO THE PARKING IS
APPROXIMATELY 775 SF THEREFORE A MIN. 233 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT SYMBOLS SHOWN
ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
LoJ
,-------------
T _-_- - -� -_-_-_- -_-_- -
-�--STREET TREES (ST) (CRAPE MYRTYLE OR GOLDEN RAIN) SPACED MAX 50' O.C. WITHIN 6' OF THE SIDEWALK
NORTH
ENLARGED CONCEPTUAL LANDSCAPE AND FRONTAGE PLAN 0 5 10
=2
12 �� I
-6
II
TRASH ENCLOSURE
20 Arris
STUDIO ARCHITECTS
----METAL ROOFING
8'-4"
6'-0"
T.O. WALL
�--SPLIT FACE BLOCK,
AIRVOL "04B407C"
(SEE IMAGE BELOW)
---STEEL FRAMED GATE POSTS
& ROOF STRUCTURE,
PAINTED BLACK
-- -METAL GATES,
PAINTED BLACK
---6" WIDE CURB
'-----+- TRASH DOORS
ABLE TO OPEN 180
DEGREES. CANE
BOLTS PROVIDED
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"=20'@11xl7
,_
Paso Robles, CA
Ll.1
Exhibit C
EVERGREEN ELM GOLDEN RAIN
AMERICAN BOXWOOD SILVER SHEEN
QUARTZ CREEK RUSH BLUE OAT GRASS
BLUE STAR JUNIPER MUHLY GRASS
CONCEPTUAL LANDSCAPE PALETTE
CRAPE MYRTLE
CALIFORNIA PRIVET
AGAVE AMERICANA
VARIEGATED CENTURY PLANT
CARMAN'S JAPANESE RUSH
OLEANDER
FLAX LILY
CALIFORNIA LILAC
ELK BLUE RUSH
WATER CONSERVATION
WATER CONSERVATION NOTES
THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:
• WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WULCOS IV,UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA. • IRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE, AND ORIENTATION.
• SOIL AMENDMENTS AND A 3" LA YER OF MEDIUM BARK MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF SOIL AND INHIBIT EVAPORATION. • LAWN IS NOT USED.
STATEMENT OF WATER CONSERVING IRRIGATION DESIGN
THE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER AND IMPROVING THE EFFICIENCY OF THE IRRIGATION SYSTEM. • ALL IRRIGATION SHALL BE DRIP OR DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. LOW PRECIPITATION RATE HEADS TO BE USED TO MINIMIZE RUNOFF. • IRRIGATION HYDROZONES SHALL ADJUST ACCORDING TO WATER NEEDS AND WEATHER. • UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.
• UTILIZATION OF IRRIGATION SYSTEM "SMART CONTROLLER" WITH WATER BUDGETING FEATURE. • UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.
• UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.
Arris Studio Architects 420 Creston Rood, Paso Robles, CA 12/20/2024 Site Area Sq. Ftg.
Total Site Area 369,388 SF
Site Area % Sq.Ftg.
Hardscape/Building Area 16% 60,741 SF
Non-Irrigated Landscape Area 27% 100,218 SF
Irrigated Landscape Area 56% 208,429 SF
landscape Area Percentage (Net Area) 343%
HYDROZONE CHART & LANDSCAPE WATER USE SUMMARY
Maximum Annual Water Allowance (MAWA)
total square footage of landscape I 208,429 SF
Hist ET for the area I 49 IN/YR
Conversion Factor (to gallons) 0.62
ET Adjustment Factor (ETAF) 0.7
MAWA 5926 ccf/yr
MAWA 4,432,451 gal/yr
HYDROZONE CHART
Hydrozone # 1- Low/ Very Low (Shrub Drip) Plant Factor 0.3 I
square footage of hydrozone I 208,429 SF
hydrozone irrigation efficiency I 0.86
EAWU 2208863 gal/yr
EAWU 2953 ccf/yr
ESTIMATED ANNUAL WATER USE
EAWU 2,208,863 gal/yr
EAWU 2953 ccf/yr
LANDSCAPE WATER USE SUMMARY
MAWA 4,432,4Sl EAWU<MAWA 2973
(this number must be ccf saved
EAWU 2,208,863 positive)
PERCENTAGE OF MAWA USED 50 %
NORTH
420 Creston Road
�-
NOVEMBER 17, 2025
>coo
NOTE: PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY. FINAL SELECTIONS MAY VARY. 10 20 40 Arris ,_ Paso Robles, CA STUDIO ARCHITECTS L2.0
Exhibit C
THE PROJECT PROPOSES TO REMOVE (
10) EXISTING OAK TREES, THE MAJORITY OF WHICH ARE IN
POOR/VERY POOR CONDITION PER THE PROJECT'S ARBORIST REPORT.
THE TOTAL DIAMETER OF PROPOSED OAKS TO BE REMOVED IS 176". PER THE PRMC 10.01 .050( E
)
, 25%
OF TOTAL DIAMETER IS REQUIRED TO BE REPLACED; 25% OF 17 6" = 44", THEREFORE (29) 1.5" CALIPER
MITIGATION OAKS ARE REQUIRED
ALL OAK TREE REPLACEMENTS SHALL BE IRRIGATED.
REPLACEMENT OAK TREE - MIN. 1.5" CALIPER TREE
CONCEPTUAL PLANTING LEGEND - SEE PLANT PALETTE ON L2.0
--PRIVACY HEDGE--�
FOR SCREENING
0 6' HIGH
PRIVACY FENCE
BETWEEN
YARDS
ORETENTIO
BASIN
I
I 0
EXISTING
WOODED AREA
TO REMAIN
BIORETENTION BASIN
1-7
• 00
I I
] 0
)
I
l,--------
____________________________ J __ � �
/ '--. _./ ----
BASIN MAINTENANCE 1
1 - -- -- -
7 ACCESS
1 - - �-� - - ........ - - - -- - - - -a---� - - -<>-- - - - - - - - - - - - =1- - - - -- - -� - -_J -__ _ -
EVERGREEN ELM, GOLDEN RAIN, CRAPE MYRTLE
SEE L 1. 1 FOR SPECIFIC FRONTAGE NOTES
O@/, AMERICAN BOXWOOD, SILVER SHEEN, CALIFORNIA PRIVET, FLAX LILY, AGAVE AMERICANA, BLUE STAR JUNIPER
Q CALIFORNIA LILAC
@ OLEANDER - FOR PRIVACY SCREENING
CONCEPTUAL LANDSCAPE PLAN
� BLUE OAT GRASS, MUHLY GRASS, QUARTZ CREEK RUSH, CARMAN'S JAPANESE RUSH, ELK BLUE RUSH NORTH
0 10 20 40 Arris
STUDIO ARCHITECTS
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"=40'@11xl7
,_
Paso Robles, CA
L 1.0
Exhibit D
I
I
I
r
CJ
CJ
��--STREET TREES (ST) (CRAPE MYRTYLE OR GOLDEN RAIN) SPACED MAX 50' O.C. WITHIN 6' OF THE SIDEWALK
LANDSCAPE REQUIREMENTS
PER PRMC 21.45.020 B - LANDSCAPE PLANTING AREAS SHALL BE COVERED WITH A MINIMUM OF 30% LIVE PLANT MATERIAL AT MATURITY
FRONTAGE
THE PROJECT'S FRONTAGE IS APPROXIMATELY 4,685 SF (INCLUDING THE FRONT YARDS OF BUILDINGS 1 & 2) THEREFORE A MIN. 1,405 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT
SYMBOLS SHOWN ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
WEST PROPERTY LINE
THE PROJECT'S LANDSCAPE STRIP ALONG THE WEST PROPERTY LINE IS APPROXIMATELY 1096 SF THEREFORE A MIN. 329 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT SYMBOLS SHOWN
ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
PARKING AREA
THE PROJECT'S LANDSCAPING ADJACENT TO THE PARKING IS
APPROXIMATELY 775 SF THEREFORE A MIN. 233 SF SHALL BE COVERED WITH LIVE PLANT MATERIAL. IN ADDITION TO THE PLANT SYMBOLS SHOWN
ON THIS PLAN, THERE SHALL BE A LIVE GROUND COVER THROUGHOUT THE PROJECT TO SATISFY THE MINIMUM LANDSCAPED AREA.
LoJ
,-------------
T _-_- - -� -_-_-_- -_-_- -
-�--STREET TREES (ST) (CRAPE MYRTYLE OR GOLDEN RAIN) SPACED MAX 50' O.C. WITHIN 6' OF THE SIDEWALK
NORTH
ENLARGED CONCEPTUAL LANDSCAPE AND FRONTAGE PLAN 0 5 10
=2
12 �� I
-6
II
TRASH ENCLOSURE
20 Arris
STUDIO ARCHITECTS
----METAL ROOFING
8'-4"
6'-0"
T.O. WALL
�--SPLIT FACE BLOCK,
AIRVOL "04B407C"
(SEE IMAGE BELOW)
---STEEL FRAMED GATE POSTS
& ROOF STRUCTURE,
PAINTED BLACK
-- -METAL GATES,
PAINTED BLACK
---6" WIDE CURB
'-----+- TRASH DOORS
ABLE TO OPEN 180
DEGREES. CANE
BOLTS PROVIDED
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"=20'@11xl7
,_
Paso Robles, CA
Ll.1
Exhibit D
EVERGREEN ELM GOLDEN RAIN
AMERICAN BOXWOOD SILVER SHEEN
QUARTZ CREEK RUSH BLUE OAT GRASS
BLUE STAR JUNIPER MUHLY GRASS
CONCEPTUAL LANDSCAPE PALETTE
CRAPE MYRTLE
CALIFORNIA PRIVET
AGAVE AMERICANA
VARIEGATED CENTURY PLANT
CARMAN'S JAPANESE RUSH
OLEANDER
FLAX LILY
CALIFORNIA LILAC
ELK BLUE RUSH
WATER CONSERVATION
WATER CONSERVATION NOTES
THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:
• WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WULCOS IV,UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA. • IRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE, AND ORIENTATION.
• SOIL AMENDMENTS AND A 3" LA YER OF MEDIUM BARK MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF SOIL AND INHIBIT EVAPORATION. • LAWN IS NOT USED.
STATEMENT OF WATER CONSERVING IRRIGATION DESIGN
THE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER AND IMPROVING THE EFFICIENCY OF THE IRRIGATION SYSTEM. • ALL IRRIGATION SHALL BE DRIP OR DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. LOW PRECIPITATION RATE HEADS TO BE USED TO MINIMIZE RUNOFF. • IRRIGATION HYDROZONES SHALL ADJUST ACCORDING TO WATER NEEDS AND WEATHER. • UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.
• UTILIZATION OF IRRIGATION SYSTEM "SMART CONTROLLER" WITH WATER BUDGETING FEATURE. • UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.
• UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.
Arris Studio Architects 420 Creston Rood, Paso Robles, CA 12/20/2024 Site Area Sq. Ftg.
Total Site Area 369,388 SF
Site Area % Sq.Ftg.
Hardscape/Building Area 16% 60,741 SF
Non-Irrigated Landscape Area 27% 100,218 SF
Irrigated Landscape Area 56% 208,429 SF
landscape Area Percentage (Net Area) 343%
HYDROZONE CHART & LANDSCAPE WATER USE SUMMARY
Maximum Annual Water Allowance (MAWA)
total square footage of landscape I 208,429 SF
Hist ET for the area I 49 IN/YR
Conversion Factor (to gallons) 0.62
ET Adjustment Factor (ETAF) 0.7
MAWA 5926 ccf/yr
MAWA 4,432,451 gal/yr
HYDROZONE CHART
Hydrozone # 1- Low/ Very Low (Shrub Drip) Plant Factor 0.3 I
square footage of hydrozone I 208,429 SF
hydrozone irrigation efficiency I 0.86
EAWU 2208863 gal/yr
EAWU 2953 ccf/yr
ESTIMATED ANNUAL WATER USE
EAWU 2,208,863 gal/yr
EAWU 2953 ccf/yr
LANDSCAPE WATER USE SUMMARY
MAWA 4,432,4Sl EAWU<MAWA 2973
(this number must be ccf saved
EAWU 2,208,863 positive)
PERCENTAGE OF MAWA USED 50 %
NORTH
420 Creston Road
�-
NOVEMBER 17, 2025
>coo
NOTE: PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY. FINAL SELECTIONS MAY VARY. 10 20 40 Arris ,_ Paso Robles, CA STUDIO ARCHITECTS L2.0
Exhibit D
S S
S
S S
S
S
755
760 765
770 775 780
785
754
756
757
758
759 762
761764 763
766
767 768 769 771 773 772 774 777 776 778 779 781 782 783784 755
760
765
770
775 780 751752753
754
756 757 758 759 761 762 763 764 766 767 768 769
771 772 773 774 776 777 778
779
770
775
767
768
769
771
772
773
774
776
777
778
779
777
778
779
775
780
785
776
777
778
779
781
782
783
784
786
787
785 783 783 786 787
786 787 788
788
789 789
775
780
774
776
777
778
779
781
782
783
784
S S W W W FW FW FW FW
E E
W
FW FW SD SD SD SD SD SD
S S S S S S S S
S
S S
E E E E E
E
E E
FW FW FW W W W
FW FW FW FW FW
FW
FW
FW
FW
FW
W
W
FW
S
S
E
E W FW
FW SD SD
FW
FW FW
W W
E E
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD SD SD SD
SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SDSD SD
SD SD SD SD SD SD SD SD
W
W W
W
W
W
W
W
RIM=776.58' INV 8" E=766.79' INV 8" W=766.78'
RIM=785.17' INV 8" S=771.21' INV 8" E=771.22' INV 8" W=771.19' 2.0%
2.2%
1.5%
3:1
(12.0%)
3:1
0.5%
8.6%
8.3%
TBM: FOUND BRASS CAP IN WELL MONUMENT
TCS #94 ELEV = 778.797' FOUND BRASS CAP
IN WELL MONUMENT
TCS #108 ELEV = 777.717'
RIM=773.21' INV 6" NE=765.00' INV 8" E=763.85' INV 8" W=763.54' 2:1
3:1
2:1
780
781
782
783
781
782
783
780
781
782
783 784 784
770
775
780
782 782782
783
770
775
775
774
776
777
778
775
780 780
780
774 776 777 778 779 779 779
779 779
781
782
784
778
760
760
765
761
761
762
762
763
763
764
2:1
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00
BUILDING #3 FFE: 782.50
BUILDING #4 FFE: 784.00
(776.7 FG)
(774.0 FG)
(779.7 FG)
(772.5 FG) CONFORM
(773.4 FG)
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00 BUILDING #4 FFE: 784.00
BUILDING #3 FFE: 782.50
781.14 FS
777.66 SS INV
778.00 SS INV
BUILDING #5 FFE: 780.00
BUILDING #8 FFE: 778.50 BUILDING #8 FFE: 778.50 BUILDING #9 FFE: 779.00BUILDING #9 FFE: 779.00 BUILDING #10 FFE: 780.00 BUILDING #10 FFE: 780.00
BUILDING #12 FFE: 782.00 BUILDING #7 FFE: 783.50
(776.0 FG)
BUILDING #5 FFE: 780.00
(779.0 FG)
778.34 FS/LP
778.64 FS
774.34 SS INV
764.20 SS INV
783.42 FS
775.62 FS
780.03 FS
769.89 SS INV
782.87 FS
779.14 SS INV
780.00 SS INV
775.86 FL
775.38 FL
777.05 TC
776.55 FL
780.15 FL
781.02 FL
783.5 FG
H=1.0-FT
(778.6 FG)
(782.4 FG) (785.5 FG) (785.4 FG) (788.4 FG) (789.0 FG) 782.2 FG (788.6 FG) 784.00 FS H = 5-FT (MAX)
779.84 FS
775.84 SS INV
773.80 FS
767.27 SS INV
781.1 FG
H=4.3-FT
783.5 FG
H=2.1-FT
BUILDING #6 FFE: 784.00
BUILDING #6 FFE: 784.00
777.5 FG/TW
778.0 FG/TW
(774.6 FG)
1.2% 782.60 FS
781.3 FG
781.5 FG
780.0 FG
779.0 FG
777.8 FG
(775.9 FG)
3:1 2:1
SS @ 2.3%
SS @ 2.3%
(770.0 FG)
780.00 SS INV
779.50 SS INV
779.84 FS
775.32 SS INV
775.42 TG
774.12 INV
778.08 TG
772.07 INV 3.6%
SS @ 7.8%
(784.8 FG)
(786.0 FG) 783.30 FS
4.5%
779.68 FS 781.00 FS
BUILDING #7 FFE: 783.50
BUILDING #11 FFE: 781.50
BUILDING #11 FFE: 781.50
BUILDING #12 FFE: 782.00
780
776777778 779 S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, C-2.1, Nov 14, 2025 11:42am, Logan 1ST ENTITLEMENT SUBMITTAL - NOT FOR CONSTRUCTION Revisions:
Project Engineer: Project Manager: Date: AV Job No: Scale: PER PLAN Sheet Size: 24" x 36" Ext:
Engineer of Record: Plan Prepared By: The use of these plans and specifications shall be restricted to the original site for which they were
prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method,
in whole or in part, is prohibited. Title to these plans and specifications remain with Ashley & Vance Engineering,
Inc. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. Ashley
&Vance ENGINEERIN G, IN
C. 1229 Carmel Street San Luis Obispo, CA 93401 (805) 545-0010 www.ashleyvance.com C I V I L S T R U C T U R A L
PLAN REVIEW SET
NOT FOR CONSTRUCTION
EE
I N
C 77354 TS C
TA E OF
I GER
IA
I FO
CAL V I L NR
R
E PR
S ED RET OF ON
I LA GNE
SS I KATHLE EN ALLWINE
N
20 0 20 40 HORIZONTAL SCALE: 1" = 20' 420 CRESTON ROAD 420 CRESTON PASO ROBLES, CA 93446 EMD
KEA
11/14/2025
240621 PRELIMINARY
GRADING AND
DRAINAGE PLAN
C-2.1
1 . 2 . 3 . 4 . 5 . 141 DIAL TOLL FREE 811 OR
(1-800-422-4133) AT LEAST TWO DAYS
BEFORE YOU DIG UNDERGROUND SERVICE ALERT
P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY. LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED. P/L P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY/ LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED.
TYP 1.5%
TYP 1.5%
TYP 1.5%
TYP 1.5% TYP 1.5% TYP 1.5%
TYP 1.5%
(E) POWER POLE AND GUY WIRE. GUY WIRE TO BE RELOCATED
(E) 1" WATER METER WITH
(P) RP ASSEMBLY FOR
LANDSCAPE IRRIGATION, BY OTHERS
(E) POWER POLE AND GUY WIRE
BEHIND BACK OF SIDEWALK
(E) WATER METER
(E) EXTENET VAULT
(E) BELL MH
(P) 6" FIRE WATER SERVICE
AND DDCV ASSEMBLY
(P) WATER SERVICE, RP
ASSEMBLY AND 2-INCH WATER METER
(P) STORMWATER RETENTION BASIN
(P) BASIN OVERFLOW
8-IN SS @ S=9.9%
(P) UNDERGROUND
STORMWATER CHAMBERS
GENERAL NOTES: ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST AVAILABLE INFORMATION. CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES. MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANY DIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BE NOTIFIED IMMEDIATELY. TOPOGRAPHIC AND BOUNDARY INFORMATION PROVIDED BY: NORTH COAST ENGINEERING, JUNE 2024 A PROPOSED RETAINING WALL ALONG THE EASTERLY PROPERTY LINE WILL PREVENT THE PROJECT FROM RECEIVING STORMWATER RUN-ON FROM THE NEIGHBORING SUBDIVISION TO THE EAST. POST-CONSTRUCTION STORMWATER NOTES: 1. THE PROJECT SITE IS LOCATED IN WMZ 1. 2. THE PROJECT WILL CREATE OR REPLACE MORE THAN 22,500 SF OF IMPERVIOUS SURFACING. 3. THE PROJECT WILL DISTURB APPROXIMATELY 2.6 AC. 4. THE PROJECT IS REQUIRED TO RETAIN THE 95TH PERCENTILE STORM EVENT. FLOOD CONTROL NOTES: 1. THE PROJECT, IN ITS FULLY DEVELOPED CONDITION, IS REQUIRED TO MATCH THE PREDEVELOPMENT STORMWATER PEAK FLOWS UP TO THE 100-YEAR, 24-HOUR STORM EVENT. UTILITY NOTES: 1. UTILITY CONNECTIONS TO BE PROVIDED FOR EACH UNIT (24 TOTAL UNITS) INCLUDING DOMESTIC WATER SUBMETERS. 2. ALL UTILITIES ON SITE WILL BE PRIVATELY MAINTAINED, AND ALL OTHER UTILITIES IN THE RIGHT-OF-WAY WOULD BE MAINTAINED BY THE CITY OF PASO.
GRADING INFORMATION NOTES: CUT QUANTITY: 1000 CUBIC YARDS FILL QUANTITY: 8000 CUBIC YARDS NET QUANTITY: 7000 CUBIC YARDS IMPORT *NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TO CLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES AND FOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES ARE BASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND PROPOSED
FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THE PLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OF PREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE
SHALL INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS. RETAINING WALL INFORMATION: RETAINING WALL ALONG EAST PROPERTY LINE LENGTH: 340 FT MAX HEIGHT: 5 FT (CUT) RETAINING WALL ALONG WEST PROPERTY LINE: LENGTH: 110 FT MAX HEIGHT: 4 FT (FILL) P/L
P/L
(E) OVERHEAD PG&E LINES
TYP 1.5% 30' PG&E EASEMENT 30' PG&E EASEMENT 45' PG&E EASEMENT 25' SETBACK 5' SETBACK 10' SETBACK 15' SETBACK 15' SETBACK 10' SETBACK 5' SETBACK 5' SETBACK
10' SETBACK
15' SETBACK
TYP 1.5%
TYP 1.5% TYP 1.5%
TYP 1.5%
(P) BIORETENTION
PLANTER
(P) BIORETENTION
PLANTER
(P) WATER LINE
(P) FIREWATER LINE
(P) SEWER LINE
(P) ELECTRICAL LINE
(P) STORMDRAIN
(P) FENCE
LEGEND
SD SD
W W
FW FW
S S
E E
(P) STAIRS (P) STAIRS
(P) STAIRS (P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) GATE FOR RETENTION
BASIN MAINTENANCE ACCESS
(P) FIRE HYDRANT GRADING IS ALLOWED 10' INTO AGREEMENT WITH PG&E THE 30' EASEMENT PER (E) 10" VCP SEWER MAIN PER AS-BUILT DRAWINGS. CONTRACTOR TO VERIFY.
(E) APPROXIMATE
LOCATION OF 12" AC WATERLINE
PER UTILITY ATLAS
(E) APPROXIMATE
LOCATION OF 4" CI WATERLINE PER
UTILITY ATLAS
(P) TRASH ENCLOSURE
(P) TRASH ENCLOSURE
(P) STEPS
(P) STEPS (P) STEP
(P) STEP
S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, 11/14/2025 11:42:37 AM, DWG To PDF.pc3 Exhibit E
I
I
I
I
I
I
I
I
I
I
I
I
I
2 LOT
5 MB
17 87
LOT
MB
PARCEL ·1
PRAL 77-351
PAUL G. ASHTON
TRUST
APN 009-541-009
I
71 HOLLY SMITH
APN 009-523-002
I PARC.EL 2 �RAL 07-0275
RICHARD S. COOK
TRUST
APN 009-523-006
LOT
5 MB
I 5
87 FOUND 3/+" IRON PIPE
PER R1 (NO TAG )
FR. LOTS 4
& LOT 5
2 MB 71
BEECHWOOD LLC
APN 009-523-004
_J
6 I
I
I
--
LOT
FR,
A
LOT P
MB 31
7 & LOT FR, LOT 5 2 MB 2 MB 71
I') '""'
N
O i--c--J
zo
a.~
w I WI o- o" 2/<l __,<lJ >? I
-o XO> za, �� )-O
iiJO
Q, tz
., �Q,
"'
EASEMENT ITEMS REFERENCED FOR PRELIMINARY TITI.E REPORT NO FDLC-512500377-RB PREPARED BY FIDEUlY NATIONAL TITLE COMPANY DATED OCTOBER 30 2025 ITEM NO. OWNER OF EASEMENT RECORDING INFORMATION PURPOSED DISPOSmON 7 PASO ROBLES WATER COMPANY JUNE 15, 1894, BOOK 24, PAGE ROAD TO REMAIN 174 OF DEEDS
10 PACIFIC GAS & ELECTRIC COMPANY 2025-001176, O.R. PUBLIC UTILITIES AND INCIDENTAL TO REMAIN
PURPOSES
8 LOT 9 7·1
2 MB 7-1
(/)(0
:J(',J (l'.O
1-- /
�;.-;
1-- "'
:, I
om 0
<r□
2z O"- >.,
FR LOT L
A MB 31
LOT 'JO
2 MB 71
Zo
:, I "-r ,,,
(/)
"'
wl __,a,
<rO
s:O
Bf
.,
I')
(l'.O WI Z~
Zl'l W<lJ O'. I
0, Oo s;o
c3z
Q,
.,
SYMSOL LEGEND: - ' -- FENCE LINE RETAINING WALL -ss-- SEWER MAIN [egl - PG&E BOX - G-w--WATER MAIN -GAS MAIN l!iMl GAS METER -ETC-ELEC/TELEPHONE/CABLE Ifill - TELEPHONE BOX □HE--CL OF OVERHEAD ELECTRIC � SIGNAL BOX i:::::JeD
BETWEEN POLES
DROP INLET AT CURB � CABLE T.V. BOX
I
!§I
DROP INLET llill
ELECTRIC BOX
® STORM DRAIN MANHOLE (v TELEPHONE MANHOLE
V
FIRE HYDRANT o--¢ STREET LIGHT
@) WATER WELL JP-0- JOINT POLE
I><] WATER VAL.VE PP-0- POWER POLE
li!lil WATER MffiR � GUY WIRE
® SEWER MANHOLE � MONITORING WELL
oco SEWER CLEANOUT �
BENCH MARK
VICINITY MAP
NOT TO SCALE
LOT
TRACT
6 MB
19 219
75 CITY OF p APN 009 A__S
5 0
4 ROBLES 1-019
f
�
UND I� IRON PIPE 57
51" PER R2
f�U�� I: IRON PIPE
51 PER R2 \
BRUCE &
APN ooJ:ARIA SZLAVIK -531-032
PARCEL 2
PRAL 03-0156
GRAPHIC SCALE
30 0
�-- --
( IN FEET )
1 inch = 30 ft.
REFERENCES:
R1 23 PM 74
R2 61 PM 65
SUSDIVISION NOTES:
f.�
UND 1 • JRON PJPE 57
51• PER R2
RICHARD DANE CLARK LIVING TRUST
C/0 AGENT
AGENT:
STEPHEN ROSS
MONTAGE DEVELOPMENT, INC.
23945 CALSBASAS ROAD, SUITE 207
CALAGASAS, CA 901 302
818-652-6701
srossOmontogedev.com
MICHAEL STANTON, PLS
MBS LAND SURVEYS
3559 SOUTH HIGUERA STREET
SAN LUIS OBISPO, CA 93401
805-594-1960
ATTN: KERRY MARGASON
[email protected]
ASSESSOR'S PARCEi NI JMAER
009-541-010 & 009-541-011 ==
R2
WATER & SEWER:
CITY OF PASO ROBLES
ELECTRIC; PG&E
TELEPHONE: AT&T
CABLE TV; SPECTRUM
GAS: SOUTHERN CAL GAS
EASEMENT NOTE:
[�UNO 1 • IRON PIPE .,,..,.,.r
57 51• PER RZ -_/
ROAD EASEMENTS DESCRIBED IN BOOK 24 OF DEEDS AT PAGE 174 ARE BLANKET IN NATURE AND CANNOT BE PLOTTED.
SITE DATA:
ADDRESS: 420 CRESTON ROAD. PASO ROBLES. CA. 93446
ASSESSOR'S PARCEL NO. APN 009-5-41-010 & 011
EXISTING CONDITIONS
TENTATIVE TRACT
NO. 3254
FOR CONDOMINIUM PURPOSES
BEING A ONE LOT SUBDIVISION FOR CONDOMINIUM PURPOSES, FOR 24 RESIDENTIAL AIRSPACE CONDOMINIUM UNITS, OF PARCELS 1 AND 2 OF DOCUMENT NO. 2022-014759 OF OFFICIAL RECORDS FILED IN THE COUNTY RECORDER'S OFFICE, COUNlY OF SAN LUIS OBISPO, LYING IN THE CITY OF PASO ROBLES, COUNlY OF SAN LUIS OBISPO, STATE OF
CALIFORNIA
r\/7�
AT THE REQUEST OF MONTAGE DEVELOPMENT, INC. LJuLI�
MICHAEL B. STANTON, PLS 5702
3559 SOUTH HIGUERA ST.
lt•i?l"§-i!hi?##i-•���-��
l
�-9��6
0 •
CA 93401
Jcnucry 1 6, 2026 JOB #25-209 SHEET 1 OF J
Exhibit F
�
1 o-r 17
s MB B7
1 o-r 15
s MB 87
I
fR. Lo-r P
A MB 3'I
\,,l �l..!-l-,--_
-_-_ -_-
_
-
_
-
_
-
_
-
_
-
_
-
_
-
_
-
_
�
_
-
_
-
_
-
f
_
R
_
_
-
_LQ:.
-
,
--r._
-
_
-
Q
-_
-_ _- -_- _-_-_�_-=-_-_- --=-_- _-=-_--=-
_-=-
_-
_
--=--=--=-
__
-- j�
_
-
_
-
_
--+�-
_
-
_
-
7J7\
--
N1
-
5 �
�-& SARAH MAGGARD \ • _ , APN "'069,�41-007
\
I
I
ii
I
HOLLY SMITH
APN oog-523-002
I
-- --
� PARCtl 2
RAL 01-0275 fR.
I
RICHARD S. COOK
06�':.il3-006
APN
& L01 Lm 1
L( & 6 fR. LO-r 6 2 MB Lo-rs
MB 71 LO-r 5 2 & w "'
MB 1'1 "' f--N
2 zO
0 WI [j I uBEECHW00
5 �3
���4 fl_- Z"l
o
"'
APN 009- __J
"' >1 I zm
xm >-0
a8 __JQ
w
"-z l;jz
fl_ :>'!c
<
8 71 2
fR LO-r L
A MB 31
ui<D :::,N
(l'.O
>- I
<-i "'"'>--1 ::,D CJ)
O
0 z
fl_
<
zo
:::, I <-I")
"'
WC/J I
m __Jo 9io
I
uz
fl_
<
PARCE:L ·1
1'1 03-0·156
PRAL
;;;
(l'.O WI zZ") W"1
Cl'. I
CJ) DO
,:o
c§z
fl_
<
GRAPHIC SCALE
30 0
�-- --
( IN FEET )
1 inch = 30 ft.
CITY OF PASO ROBLES
APN 009-541-019
BRUCE & MARIA SZLAVIK
APN 009-531-032
pARCE'.L 2
PRAL 03-0156
CONDOMI UM UNITS AND
PROPO ED UTILITIES
TENTATIVE TRACT
NO. 3254
BEING A ONE LOT SUBDIVISION, FOR 24 RESIDENTIAL AIRSPACE CONDOMINIUIA UNITS, OF PARCELS 1 AND 2 OF DOCUMENT NO.
2022-014759 OF OFFICIAL RECORDS FILED IN THE COUNTY
RECORDER'S OFFICE, COUNTY OF SAN LUIS OBISPO, LYING IN THE CITY
OF PASO ROBLES, COUNTY OF SAN LUIS OBISPO, STATE OF
CALIFORNIA
AT THE REQUEST OF MONTAGE DEVELOPMENT, INC. LJuLI�
r\/7� MICHAEL B. STANTON, PLS 5702
3559 SOUTH HIGUERA ST.
lt•i?l"§-i!hi?!#i-•���-��
l
�-9��6
0 •
CA 93401
Jcnucry 1 6, 2026 JOB f/-25-209 SHEET 2 OF 3
Exhibit F
0 0
0 ,,;
BRICK/STONE VENEER
BASE
TRIANGULAR
12 ROOF VENTS -----=d���"--
RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
MAIN ROOF� +30'
FIBER CEMENT BOARD
AND BATTEN
r_2'-0"
EAVE,
TYP.
FIBER CEMENT BOARD
AND BATTEN
BUILDING TYPE 2 - ELEVATIONS (SCHEME A)
COMP SHINGLE ROOFING
24" OVERHANGS W / 16"
DEEP CORBELS@ 3' O.C.
BRICK/STONE VENEER
BASE
�---� COVERED PORCH ENTRIES@
BUILDINGS 1 & 2 ALONG
CRESTON PER PRMC 21.50.070
RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"
DEEP WINDOW SILL
FIBER CEMENT BOARD
AND BATTEN
COVERED PORCH ENTRIES@
BUILDINGS 1 & 2 ALONG
CRESTON PER PRMC 21.50.070
PRIVACY SCREEN WALL
DIVIDING SHARED ENTRY
PORCH
CRAFTSMAN STYLE
COLUMNS AT ENTRIES
FRONT PORCH ENTRIES@ BUILDINGS 1 & 2
9 - M.UCH21.20:IS
420 Creston Road ""
·-
l"•l0'-0"011'11
Paso Robles, CA A4.la
TENTATIVE TRACT
NO. 3254
BEING A ONE LOT SUBDMSION, FOR 24 RESIDENTIAL AIRSPACE CONDOMINIUM UNITS, OF PARCELS I AND 2 OF DOCUMENT NO. 2022-014759 OF OFFICIAL
RECORDS FILED IN THE COUNTY RECORDER'S OFFICE, COUNTY OF SAN LUIS
OBISPO, LYING IN THE CITY OF PASO ROBLES, COUNTY OF SAN LUIS OBISPO,
STATE OF CALIFORNIA
AT THE REQUEST OF MONTAGE DEVELOPMENT, INC.
December 1, 2025 JOB #25-209 SHEET 3 OF 3
Exhibit F
1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Oak Tree ImpactReport
Project Location: 420 Creston Road, Paso Robles,
Report Prepared By: Rodney D. Thurman
Professional Certifications:
• International Society ofArboriculture (ISA) Board Certified Master Arborist # PN2684BUM – Expires 6/1/2025 • ISA Urban Forest Professional – Expires6/1/2026
• ISA Utility Specialist – Expires6/1/2026
• ISA Tree Risk Assessment Qualification – Expires 12/31/2026 City of Paso Robles Business License: #16811 Exp. June 30, 2025 Proof of Liability Insurance: Century Surety Company- Policy #CCP1261355 Exhibit G
1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] March 17, 2025
To: Stevens Wilson – Montage Development Inc., 23945 Calabasas Road Suite 207, Calabasas, CA 91302 From: Rodney Thurman – Heritage Tree Arboricultural Consulting Re: Oak Tree Impact Report in regard to proposed residential development at 420 Creston Road.
Mr. Wilson,
Inresponsetoyourrequest, I have assessed the condition,stabilityandpotentialforretentionoften (10) nativeoak treeslocated at 420 Creston Road in Paso Robles, California. Additionally, I have included a brief overview of non-native trees on site.
Summary:
I assessed the health and stability of ten (10) native oak trees 6 inches in diameter and larger that were growing on the property where you are proposing to construct a new housing development. Three (3) native oak trees numbered 1-3 were in fair condition and structurally sound. Seven (7) other native oaks were generally in poor or very poor condition and did not warrant retention. The proposed footprint of the project will significantly impact all of the trees including Trees 1-3. The proposed construction impacts will not allow the retention of any of the native oaks on site.
Tree replacements are required for all native oak trees removed that are six (6) inch diameter and larger. All native tree removals must be approved by city council. In total, I recommended that 10 native oak trees be removed due to construction impacts and/or poor health. The combined total diameters of the trees proposed for removal were 176 inches. According to the oak tree protection ordinance, a 25% replacement of total diameter inches removed is required. Twenty-five percent of 176 is 44 inches. Therefore twenty-nine (29) native oaks at a size of 1.5 inch caliper would be required for mitigation replacement, on site, if all trees recommended for removal are approved by the city.
There were also numerous non-native trees on site. According to the City of Paso Robles tree ordinance, there is no restriction on removing non-native trees.
Exhibit G
*Denotes glossary term – Appendix D
2 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Introduction:
The property is located on the south side of Creston Road between Capitol Hill Drive and Ferro Lane. You have proposed to build multiple residences on this site. Associated paved access roads and parking areas are also proposed. The terrain is relatively flat on the northern half of the property. The southern half of the property slopes off significantly to a seasonal drainage below. See Appendix A – Photographs - Photo 1.
There were ten (10) valley oak trees (Quercus lobata) on the site that measured greater than 6 inches in *diameter at standard height (DSH). There were also approximately 33 non-native trees on site.
Observations:
I conducted health and condition assessments for each native oak tree on the property with a DSH of six (6) inches and greater. I numbered each tree with a rectangular metal tag and attached it to the base of the trunk. Photos of the trees are provided in Appendix A - Photographs. Locations of each tree listed are in Appendix B - Site Map.
A chart for quick reference regarding the assessment is included in Chart 1 - Oak Tree Inventory on page 3.
To determine the condition class rating for each tree, I listed six (6) subcategories of condition with values of 1-5. One was the lowest rating and five was the highest rating. From the combined total of the six (6) categories, a condition class was assigned according to Chart 2 on page 4. A condition class rating quantification breakdown is listed in Chart 3 on page 4.
Exhibit G
*Denotes glossary term – Appendix D
3 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Chart 1 - Individual Oak Tree Inventory
Tree # Species Diameter Location Condition Impact % Comments 1 Valley Oak
(Quercus lobata) 13
front of
lot at
street
fair 100 Utility pruned but structurally stable.
2 Valley Oak
(Quercus lobata) 13
front of
lot at
street
fair 100 Utility pruned but structurally stable.
3 Valley Oak
(Quercus lobata) 13
front of
lot at
street
fair 100 Utility pruned but structurally stable.
4 Valley Oak
(Quercus lobata) 18
front of
lot at
driveway
very poor 100 Trunk defect due to wired girdling it.
Severely drought stressed.
5 Valley Oak
(Quercus lobata) 13
front of
lot at
west
fenceline
poor 100 Severe drought stress
6 Valley Oak
(Quercus lobata) 44
mid lot at
west
fenceline
very poor 100
Fire damage. 3 of 4 stems badly burned on
north side. South stem and scaffold
branch burned and not alive. Live canopy
50%. Decay present in 3 of 4 burned
stems. Large stems of tree likely to fail
due to decaying stems. Presents hazard
post development.
7 Valley Oak
(Quercus lobata) 19
mid lot at
east prop
line
poor 100
Two-stemmed tree with included bark.
Moderate drought stress
8 Valley Oak
(Quercus lobata) 16
mid lot at
east prop
line
poor 100
Two-stemmed tree with included bark.
Moderate drought stress
9 Valley Oak
(Quercus lobata) 17
mid lot at
east prop
line
very poor 100
Two-stemmed tree with included bark.
Severe drought stress.
10 Valley Oak
(Quercus lobata) 10
mid lot at
east prop
line
very poor 100
Three-stemmed tree with included bark.
Moderate drought stress.
Exhibit G
*Denotes glossary term – Appendix D
4 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Chart 2 - Condition Class Rating
Condition Class Rating
Tree # Trunk
Condition
Growth
Rate
Structure Insects and
Disease
Crown
Development
Life
Expectancy
Rating Condition
Class
1 4 3 2 4 1 3 17 Fair
2 4 3 2 4 1 3 17 Fair
3 4 3 2 4 1 3 17 Fair
4 1 1 1 3 1 1 8 Very
poor
5 4 1 2 3 1 1 12 Poor
6 1 1 1 1 1 1 6 Very
poor
7 1 2 1 3 3 1 11 Poor
8 2 1 1 3 2 1 10 Poor
9 2 1 1 3 1 1 9 Very
Poor
10 2 1 1 3 2 1 9 Very
Poor
Chart 3 - Condition Class Valuation
Condition Class Valuation
Condition Class Percent Rating
Excellent 81-100% 24-30
Good 61-80% 19-23
Fair 41-60% 14-18
Poor 21-40% 10-13
Very Poor 0-20% 0-9
Exhibit G
*Denotes glossary term – Appendix D
5 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Discussion:
Analysis of Tree Health
Trees 1-3 were given a condition rating of fair. All of the trees had been utility pruned for power line clearance.
Although not specimen trees, they were viable. See Appendix A - Photographs - Photo 2 Tree 4 was given a condition rating of poor. It was growing along the west edge of the western driveway that enters the property. The tree had grown into the wire fence and the wire was causing damage to the trunk and compromising its structure. Additionally, the tree was moderately drought stressed and had heavy soil compaction from driveway use in its *critical root zone or CRZ. No damage to the structural roots was apparent. The main issue contributing to the low rating was the wire fence embedded into the trunk. The embedded wire had compromised the wood structure and was also an entry point for decay. Long term, the stem will become more unstable and prone to failure. See Appendix A - Photographs - Photos 3 & 4.
Tree 5 was given a condition rating of poor. The tree was growing on western property line, approximately 50 yards south of the street. It had severe drought stress which was indicated by twig die-back in the *canopy and decline of small diameter branches. See Appendix A - Photographs - Photo 5.
Tree 6 was given a condition rating of very poor. Fire had damaged 3 of 4 stems and they were severely burned on the north side. The scaffold branch growing off the south stem was completely burned with no signs of life. The remaining viable canopy was approximately 50%. Decay was present in 3 of 4 burned stems. Large stems of the tree were likely to fail due to decay. The tree will present risk to people and property post development if it is retained. See Appendix A - Photographs - Photos 6 & 7.
Tree 7 was given a condition rating of poor. The tree was located along the eastern property line at the mid-point of the parcel. It had moderate drought stress which was indicated by twig die-back in the canopy. This tree also had a multi-stem trunk with *included bark that will make it more prone to failure in the future. See Appendix A - Photographs - Photos 8 & 9.
Tree 8 was given a condition rating of poor. The tree was also located along the eastern property line at the mid-point of the parcel. It had moderate drought stress which was indicated by twig die-back in the canopy. This tree also had a multistem trunk with included bark that will make it more prone to failure in the future. See Appendix A – Photographs - Photos 10 & 11.
Tree 9 was given a condition rating of very poor. The tree was also located along the eastern property line at the midpoint of the parcel. It had severe drought stress which was indicated by twig die back and decline of small diameter branches. This tree also had a multi-stem trunk with included bark that will make it more prone to failure in the future.
See Appendix A – Photographs - Photos 10, 12 & 13.
Exhibit G
*Denotes glossary term – Appendix D
6 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Tree 10 was given a condition rating of very poor. The tree was also located along the eastern property line at the midpoint of the parcel. It had severe drought stress which was indicated by twig die back and decline of small diameter branches. This tree also had a multi-stem trunk with included bark that will make it more prone to failure in the future.
See Appendix A – Photographs - Photos 14 & 15.
Consideration of trees in relation to development plans:
Many of the native oak trees on the site were in poor to very poor condition, displaying structural defects and stress caused by drought and in one case a tree had been badly burned. When I assessed the trees for long term retention in relation to the proposed new homes, few were worthy of keeping. When the site development plans were overlayed, the impacts were so great that none of the native oak trees on site would survive.
Trees 1-3 were in fair condition and located next to the existing sidewalk at Creston Road. The entrance into the development is planned for this area. The impacts from the entry construction will be 100%. Based on current plans, I do not recommend these trees for retention.
Tree 4 had severely declined due to drought. Although it was a larger tree, because of the damage to the trunk caused by the embedded fence, its structure had been compromised which makes it more prone to whole stem failure. Additionally, a building and parking area are proposed in this location. I do not recommend this tree for retention.
Tree 5 had also declined due to drought. Because of its poor vigor I anticipate it will decline further. Additionally, construction impacts from grading and paving the parking area will severely impact the roots of the tree and contribute further to its decline. Grading may also cause the tree to become unstable. If this tree were of higher quality, I would recommend creating a tree island to protect and retain it. In its current condition, I don’t anticipate it being long lived, therefore I do not recommend retention. This tree is located on the property line and you must gain permission from the adjacent owner before it can be approved for removal by the city.
Tree 6 suffered significant damage during a 2020 fire. Its structure and health has been compromised. It is not safe to retain this tree in a housing development. Current plans indicate a building is planned for this location. I do not recommend this tree for retention.
Tree 7 was in poor condition overall. In regard to health the tree rated as fair, however the tree was a two-stem with included bark which makes it prone to failure and lowered its rating for structure. Additionally, the tree is located within the footprint of a proposed building. If this tree were of higher structural quality, I would recommend redesign to protect and retain it, but as it stands, I do not recommend retention of the tree based on its poor structure.
Exhibit G
*Denotes glossary term – Appendix D
7 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Trees 8 & 9 were rated poor and very poor. They had declining health from years of drought stress and their structures were compromised due to included bark between their co-dominant stems which makes them prone to failure. Additionally, the trees are located within the proposed footprint of a building. If these trees were of higher structural quality, I would recommend redesign to protect and retain them, but as it stands, I do not recommend retention based on their poor structure and low vigor.
Tree 10 was rated very poor. It had declining health due to drought and its structure was compromised due to included bark between its co-dominant stems. Included bark makes the tree prone to failure. Additionally, the tree is located within the proposed footprint of a building. If this tree were of higher structural quality, I would recommend redesign to protect and retain it, but as it stands, I do not recommend retention based on its poor structure and low vigor.
Non-Native Trees - There were approximately thirty-three (33) non-native trees on site which included: Aleppo pine (Pinus halepensis), Almond (Prunus dulcis), Siberian elm (Ulmus pumila), Ailanthus (Ailanthus altissima), black locust (Robinia pseudoacacia), and California pepper (Schinus molle). See Appendix A - Photographs- Photos 13 - 16 for examples. According to the City of Robles Paso tree ordinance, there is no restriction on removing non - native trees. For the most part, these trees occurred along the eastern border of the property. Many were drought stressed and in severe decline.
The pines along the eastern border were young and vigorous; however, their potential for red turpentine beetle (Dendroctonus valens) infestation is high. Aleppo pines also grow to 60 or more feet tall and are prone to large branch failure.
Furthermore, pines are highly flammable. If left in place, the branches of these trees would encroach on buildings, pose failure, and fire hazards.
Oak Tree Replacements:
The City of Paso Robles requires replacements for any native oak that is removed which is over 6 inches in diameter. This requirement is at the discretion of the Director of Public Works. The following is excerpted from the city’s Oak Tree Ordinance 835 N.S.:
Replacement oaks being equivalent to twenty-five percent of the diameter of the removed tree(s). (For example, the replacement requirement for removal of two trees of fifteen-inch DBH (thirty total diameter inches), would be seven and onehalf inches (thirty inches removed multiplied by twenty-five hundredths replacement factor). This requirement could be satisfied by planting five, one and one-half inch caliper trees, or three, two-and one-half inch caliper trees or any other combination totaling seven and one-half inches). A minimum of two, twenty-four inch box, one and one-half inch minimum trunk caliper measurement trees shall be required for each oak tree removed.
Replacement trees shall be located on the same property as where the tree is approved for removal or, subject to approval of the director, arrangements can be made to locate the replacement trees on public property. Planting standards for replacement trees shall he consistent with City Standard Details and Specification L-4 except that deep root barriers shall not be required if the trees are not adjacent to sidewalk areas. Oak tree preservation and maintenance measures shall be consistent with the provisions of this chapter.
Exhibit G
*Denotes glossary term – Appendix D
8 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] The combined total for diameters of the trees proposed for removal is 176 inches. Twenty-five percent of that total diameter is 44 inches. Therefore, twenty-nine (29) native oaks measuring 1.5 inch caliper would be required for mitigation replacement on site, if all trees recommended for removal are approved by the city. Replacement trees shall be native California oaks endemic to the Paso Robles area. The species proposed for removal is valley oak (Quercus lobata) therefore it is the preferred species to plant back on site. Exceptions can be made by the City regarding the native oak species, but must be approved prior to planting.
Because valley oaks have a large mature size and require unrestricted root-space, planting the trees in a grove in the openspace adjacent to the existing wooded area at the south end of the parcel would be ideal. See Appendix A – Photographs - Photo 20. The trees shall be planted 30 feet on center.
Automatic irrigation shall be provided at approximately 10 gallons per tree on a weekly basis, May through October for the first 5 years after planting in order to establish the trees.
I have also provided an International Society of Arboriculture tree planting diagram in Appendix C. It is consistent with the City’s Standards and Specifications Section 8 - Appendix L. Note that tree stakes shall remain on trees no more than 2 years. Wire fencing may need to be installed around the trees to prevent deer from entering the mitigation area.
Conclusion and Recommendations:
Trees 1-3 were in fair condition and viable, however proposed new curb, gutter and sidewalk improvements including the main driveway entry to the property will not allow the retention of these trees.
Trees 4,5,7,8,9 and 10 had poor health and structure or were growing within or adjacent to proposed building footprints.
None were of high enough quality to be retained and therefore did not warrant the adjustment of building plans.
Tree replacements are required for all approved oak trees removals that are six (6) inch diameter and larger. Twenty-nine (29) native oaks at a size of 1.5 - inch caliper would be required for replacement if all trees recommended for removal are approved. Planting the trees in a grove adjacent to the existing wooded area at the south end of the parcel would be ideal.
Exhibit G
*Denotes glossary term – Appendix D
9 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Sincerely,
Rodney D. Thurman
ISA Certified Arborist PN-2684BUM
ISA Tree Risk Assessor Qualification
Appendices: Photographs, Site Map, Tree Planting Specifications, Glossary of Terms Exhibit G
*Denotes glossary term – Appendix D
10 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Appendix A- Photographs
Photo 1 - Panorama view looking south into lot from Creston Road.
Exhibit G
*Denotes glossary term – Appendix D
11 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 2 - View of Trees 1-3 along Creston Road. New driveway entry planned for area.
Tree 1 Tree 2 Tree 3
Exhibit G
*Denotes glossary term – Appendix D
12 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 3 - View south of Tree 4 from Creston Road.
Tree 4
Exhibit G
*Denotes glossary term – Appendix D
13 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 4 - View south of Tree 4 trunk growing into fence. Trunk is not structurally sound.
Tree 4
Exhibit G
*Denotes glossary term – Appendix D
14 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 5 - View southwest of Tree 5 - Note drought stress indicated by dead branches and sparse canopy. Tree is outside property line.
Tree 5
Exhibit G
*Denotes glossary term – Appendix D
15 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 6 - View south of tree 6 – A mature valley oak that was badly burned in a June 2020 fire. The tree is alive but in very poor condition.
It is not safe to retain in a housing project.
Exhibit G
*Denotes glossary term – Appendix D
16 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 7 - View of Tree 6 trunk on north side – 4 of 4 primary stems were badly burned and starting to decay. The tree is not safe to retain in a housing project.
Exhibit G
*Denotes glossary term – Appendix D
17 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 8 - View south of Tree 7 Photo 9 - Tree 7 with included bark indicated by arrow.
Exhibit G
*Denotes glossary term – Appendix D
18 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 10 - View of Trees 8 & 9 - Note dead branches indicating drought stress.
Tree 8 Tree 9
Exhibit G
*Denotes glossary term – Appendix D
19 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 11 - Trunkof Tree 8 withincludedbark.
Exhibit G
*Denotes glossary term – Appendix D
20 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photo 12 - View of Tree 9 - Note drought stress Photo 13 - Trunk of Tree 9 with included bark . indicated by dead branches and sparse canopy.
Exhibit G
*Denotes glossary term – Appendix D
21 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected]
Photo 14 - View of Tree 10 - Multi-stem tree Photo 15 - Trunk of Tree 10. with included bark.
Exhibit G
*Denotes glossary term – Appendix D
22 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Photos 16 -19 Below - Examples of non-native trees on site
Photo 16 - Pines Photo 17 - Almonds
Photo 18 - Elm Photo 19 - CaliforniaPepper
Exhibit G
*Denotes glossary term – Appendix D
23 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected]
Photo 20 - View of open-space above existing oak woodland at the south end of the parcel.
Exhibit G
*Denotes glossary term – Appendix D
24 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Appendix B - Site Map
Black cirles indicate tree locations. Tree numbers are called out on map. See page A2.0 of plan set for full scale version.
Exhibit G
*Denotes glossary term – Appendix D
25 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Appendix C - Tree Planting Diagram
Exhibit G
*Denotes glossary term – Appendix D
26 1343 Bishop Street, San Luis Obispo, CA 93401
Tel: 805 234 8760 Email: [email protected] Appendix D- Glossary of Terms
• Canopy- Collectivebranchesandfoliageof a treeorgroupoftree’scrowns.Aggregateorcollectivetreecrowns. • CriticalRootZoneor CRZ- The International SocietyofArboriculture (ISA)definesCriticalRoot Zone(CRZ) asan areaequalto 1-footradiusfromthebaseofthetree’strunkforeach 1 inchofthetree’sdiameterat4.5feet above grade (referred to as Diameter at Standard Height or DSH. • Diameter atStandardHeightorDSH- Diameter oftrunkmeasured at 4.5 feet above groundlevel. • Drip-line- Area beneath the tree delineated by the outer edge ofthe tree canopy. • IncludedBark- Barkthatbecomesembeddedin a crotch(union)betweenbranchandtrunkorbetweenco-dominant stems. Causes a weakstructure.
Exhibit G
Exhibit H
City of Paso Robles
Notice of Exemption
To: Office of Planning and Research From: City of Paso Robles 1400 Tenth Street, Room 121 1000 Spring Street
Sacramento, CA 95814 Paso Robles, CA 93446
[email protected]
805-237-3970
County Clerk
County of San Luis Obispo
County Government Center
San Luis Obispo, CA 93408
File
Project Title: Montage Condos (PD24-07, MOD25-09, OTR25-04, Tentative Tract Map 3254, P24-0100) Project Applicant: Stephen Ross representing Montage Development, Inc.
Project Location – Specific: 420 Creston Road, APN 009-541-010 and 009-541-011 Project Location - City: Paso Robles Project Location - County: San Luis Obispo Project Description: The project is a Development Plan for 24 residential condos including one unit deed restricted for a very-low income household. The project also includes a request for a fence height modification, a permit to remove 10 oak trees, and a 1-lot tract map for condominium purposes.
Name of Public Agency Approving Project: City of Paso Robles Name of Person or Agency Carrying Out Project: Montage Development, Inc.
Exempt Status:
Ministerial (Sec 21080(b)(1); 15268);
Declared Emergency (Sec 21080(b)(3); 15269(a));
Emergency Project (Sec 21080(b)(4); 15269(b)(c));
Categorical Exemption. Class 32, Infill Development; CEQA Guidelines Section 15332 Statutory Exemptions. State code number:
Reasons why project is exempt: The project meets all requirements of a class 32 exemption and does not meet any exception to a categorical exemption.
Consistent with CEQA Guidelines Section 15300.2, the project does not meet any of the exceptions to a categorical exemption:
a. Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.
The project qualifies for a Class 32 exemption and avoids the oak woodland and seasonal creek at the southern edge of the property. There are no resources of hazardous or critical concern designated or mapped on the property
Exhibit H
b. Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
The cumulative impact of residential development in the City is mitigated through the payment of development impact fees that address demands on the City’s transportation, fire, police, and recreation infrastructure. In addition, the project is required to annex into the City’s Community Facilities District 2005-1 to address its ongoing impact on fire, police, and recreation services.
The impacts of the build out of the City of Paso Robles were analyzed and mitigated to the maximum extent possible by the EIR of the 2003 General Plan Update. The general plan anticipated development of the site for multi-family development. c. Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
There are no unusual circumstances relevant to the impacts of the project, which is designed to avoid biological resources associated with the seasonal creek and related oak woodland at the southern edge of the property.
d. Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.
The site is not within or adjacent to a scenic highway. e. Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
No hazardous sites are listed within 1,000 feet of the project in the Department of Toxic Control’s EnviroStor database.
f. Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
No historical resources are located on the property, which is undeveloped but disturbed. Aerial photographs from 1941 show the site was partially developed with a single-family residence near Creston Road at that time. In 1971, the site was partially developed with two single-family residences near Creston Road.
Consistent with CEQA Guidelines Section 15332, the project is categorically exempt from CEQA as an infill development because:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The property has a General Plan land use category of Residential Multiple Family, Low Density 8 units per acre (RMF-8). The purposes of the RMF-8 category include providing low density multifamily developments where each building has only 2-3 units; permitting clustered housing in environmentally sensitive areas; and providing housing in close proximity to schools, shopping and other services including public transit. Each building has 2 units, which are clustered on the flatter portion of the site and away from an unnamed seasonal creek and oak woodland on the southern edge of the property. The site is located near schools and shopping centers. Creston Road is an arterial road. The site is on the City’s transit route that runs hourly on Creston Road in
Exhibit H
each direction. The site is zoned R2, which corresponds with the RMF-8 land use category.
Consistent with both the general plan and zoning ordinance, steeply sloping and oak-covered areas of the lot are excluded from the developable area of the site. The developable area is 3.1 acres and has an average slope of 9.8%. The maximum site density is 6.5 units per acre due to the slope. Twenty units are allowed on the site by right. A state density bonus of 4 units (total of 24 residential density units) is allowed in exchange for the applicant deed-restricting 1 unit for a very-low income household.
Land Use Element Policy LU2I is to “[e]ncourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life.” The project would fill a vacant lot along the second most traveled arterial street in the City without impacting the adjacent oak woodland and seasonal creek.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The property is within the City, is 4.32 acres in size and is surrounded on all sides by developed sites including Creston Road to the north, Ferro Road to the east, and Capitol Hill Road to the west. The project avoids any impact to the seasonal creek at the southern property line. No jurisdictional permits from state or federal agencies are required to accomplish the project. c. The project site has no value as habitat for endangered, rare or threatened species.
The project includes removal of 10 native oak trees on the site (7 of which are in poor or very poor condition) but avoids a seasonal creek at the southern edge of the property, which connects with the Salinas River approximately 500 feet west of the site. The project also avoids impacting a relatively intact oak woodland surrounding the drainage, which has limited value as habitat and as a local wildlife corridor.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
The project is 24 residential units. The traffic impact study prepared for the project indicates “the Project would generate 160 average daily trips (ADT), 10 AM peak hour trips and 12 PM peak hour trips.” The expected trips are below the threshold of significance for traffic impacts established by City policy. In addition, the proposed project is expected to have a less than significant impact on vehicle miles traveled (VMT).
The project is residential in character. The development will be subject to the City’s Noise Ordinance; no significant noise effects are anticipated.
The San Luis Obispo County Air Pollution Control District has determined that a low-rise apartment project operational in 2027 would need to include more than 88 units to have a significant greenhouse-gas impact and more than 192 units to have a significant ozone-precursor impact (CEQA Air Quality Handbook, 2023). A 24-unit project falls below the thresholds of significance for all air quality metrics of concern in the region.
The project will be required to comply with the Central Coast Regional Water Quality Control Board Post-Construction Stormwater Requirements, which will result in a project that does not have significant impact on water quality.
Exhibit H
e. The site can be adequately served by all required utilities and public services.
Water, sewer, electrical, and gas services are available to the site. The General Plan anticipates its development, and public utilities and services (including water, sewer, and solid waste) are designed to accommodate build-out of the General Plan.
Lead Agency Contact Person: Katie Banister Phone: (805) 237-3970 Associate Planner Email: [email protected]
Signature: Date: February 4, 2026
Signed by Lead Agency
Date received for filing at OPR:
Signature: Date: Title:
Date received for filing at OPR:
Authority cited: Sections 21083 and 21110, Public Resources Code Reference: Sections 21108, 21152, and 21152.1, Public Resources Code
1010 Marsh St., San Luis Obispo, CA 93401
(805) 546,8208 • FAX (805) 546,8641
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of San Luis Obispo,
I am a citizen of the United States and a resident
of the county aforesaid; I am over the age of eighteen years, and not a party interested in the above entitled matter. I am the principal clerk
of the printer of the New Times, a newspaper
of general circulation, printed and published
weekly in the City of San Luis Obispo, County
of San Luis Obispo, and which has been
adjudged a newspaper of general circulation by
the Superior Court of the County of San Luis
Obispo, State of California, under the date of
February 5, 1993, Case number CV72789: that
notice of which the annexed is a printed copy
(set in type not smaller than nonpareil), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
fr,,bv-v{,.,( r lO\
in the year 2026.
I certify ( or declare) under the the penalty of
perjury that the foregoing is true and correct.
Dated at San Luis Obispo,
lj of_L.Cl.,<:J..a.;=-4--'
Patricia Horton, New Times Legals
Adm.m&PcrlODd'•NTMGAdaw/NfMGOfu/BUSINESS/PublicNoti«JProofofPub Proof of Publication of
NOTICE OF CITY COUNCIL
PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of Paso Robles City Council will hold a Public Hearing to consider the following project:
Project Description: Development of 24 residential condos 112 duplex buildings) on a vacant property. The project includes a state affordable housing density bonus, fence height
modification, subdivision map, and oak tree removal permit for 10 oak trees (P024-07, DTR25-04, MOD25-09, P24-0100).
Applicant Stephen Ross, Montage Development Inc
Location: 420 Creston Road (APN 009-541-010 and 009-541- 0ll)
CEOA Determination: The project is exempt from
environmental review as a class 32 categorical exemption for infill development projects pursuant to the State's Guidelines to lmplement the California Environmental Quality Act (CEQA), Section 15332
Hearing Date: The City Council will hold a Public Hearing on March 3, 2026, at 6:00 p.m. at the Norris Room, Centennial Park, 600 Nickerson Drive, Paso Robles, CA 93446.
On February 10, 2026, the Planning Commission held a public hearing to consider the project. On a vote of 6-0 (Marlow absent), the Commission recommended the City Council
approve the project
The public has the option to attend the meeting in person or to participate remotely. To participate remotely, residents can \ivestream the meeting at www.prcity.com/youtube, and call (805)865-7276 to provide live public comment via telephone.
The phone line will open just prior to the start of the meeting.
Written public comments can be submitted via email to
[email protected] or US Mail (submit early) to the City Clerk, 1000 Spring Street, Paso Robles, CA 93446 provided that the comments are received prior to the time of the public hearing. Comments received prior to 12:00 noon on the day of the meeting will be posted as an addendum to the agenda. If submitting written comments, please note the agenda item by number or name. Comments on the proposed application must be received prior to the time of the hearing to be considered by the City Council.
Challenge to the application in court will be limited to issues raised at the public hearings or in written correspondence delivered to the Planning Commission or City Council at, or prior to, the public hearings.
Copies of the project staff report will be available for review on the City's website (www.prcity.com/meetings) on the
Friday preceding the hearing. If you have any questions, please contact tho r.omm11nity Development Department at pla•[email protected] or (805) 237-3970.
February 19, 2026
Attachment 3
CITY OF EL PASO DE ROBLES
“The Pass of the Oaks”
1000 SPRING STREET • PASO ROBLES, CALIFORNIA 93446 • www.prcity.com
AFFIDAVIT
OF MAIL NOTICES
CITY COUNCIL NOTICING
I, Marci Reynoso , employee of the City of El Paso de Robles, California, do hereby certify that the mail notices have been processed as required for the March 3, 2026 public hearing for P24-0100 / MOD 25-09 / OTR25-04 / PD24-07 on this 20th day of February in the year 2026.
City of El Paso de Robles
Community Development Department
Planning Division
Signed:
Marci Reynoso
Attachment 4
Attachment 5
1000 SPRING STREET • PASO ROBLES, CALIFORNIA 93446 • www.prcity.com
CITY OF EL PASO DE ROBLES
“The Pass of the Oaks”
AFFIDAVIT OF SITE NOTICES
FOR CITY COUNCIL HEARING
I, Katie Banister , employee of the City of El Paso de Robles, California, do hereby certify that a site notice at least 11 inches x 17 inches in size has been posted in a prominent place at 420 Creston Road for the March 3, 2026 City Council hearing for Development Plan 24-07, Site Plan Modification 25-09, Tentative Tract Map 3254, and Oak Tree Removal Permit 25-04 (P24-0100), on this 18th day of February 2026.
City of El Paso de Robles
Community Development Department
Planning Division
Signed:
Katie Banister
1 From: Warren Frace
Sent: Sunday, June 22, 2025 8:14 PM
To: Katie Banister
Subject: Fwd: 420 Creston
FYI
Warren Frace
City of Paso Robles.
Begin forwarded message:
From: Mary < >
Date: June 22, 2025 at 6:23:52 PM PDT
To: CDdirector <[email protected]>
Subject: 420 Creston
[You don't often get email from . Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ]
[EXTERNAL EMAIL]
Hello Mr. Frace,
I live on Ferro Lane and would like to lodge a public comment about the proposed development at 420 Creston Road. My comment is related to the parking provisions. Based upon what I read, there will be 2 garage parking spaces per unit and 14 guest spaces. In as much as these are 4 bedroom units it is somewhat likely that there will be more than 2 drivers in a dwelling. This is based upon the fact that more young people are staying in the family home for longer periods of time. Even if only half the families have 3 vehicles you can see how quickly the extra spaces will be used up causing an overflow to parking on Creston Road and possibly Ferro Lane and Capital Hill. If only one family had a medium sized gathering you can see how easily parking will be an issue. On Ferro Lane where most places only have one parking garage/carport per unit we have a continuous parking issue. I’m concerned that this problem will be exacerbated by the new development. I am in favor of increased affordable housing but I think this project’s proposed density may be more than the neighborhood can comfortably accommodate.
Thank you for your consideration of my concerns.
Mary Alvarado
Sent from my iPhone
Attachment 6
1 From: Mary < >
Sent: Saturday, January 31, 2026 4:06 PM
To: Planning
Subject: Public comment 420 Creston
[Some people who received this message don't oŌen get email from . Learn why this is important at hƩps://aka.ms/LearnAboutSenderIdenƟficaƟon ] [EXTERNAL EMAIL]
I am wriƟng as a potenƟal neighbor for the proposed development at 420 Creston Road. I live on Ferro Lane.
I have reviewed the site plan from the agenda of June 2, 2025.
My concerns are related to the plans for guest parking. Each dwelling has 4 bedrooms. Typically we would expect that there would be 2 drivers/household. Unfortunately in this economy that is not the case. Many households have mulƟ generaƟonal families as residents. If teens or young adults live with parents, as is oŌen the case, there would be more cars than the alloƩed 2/dwelling. Since there are only 14 overflow/guest parking spaces you can see how it could be nearly impossible for a guest to find a parking space. Should a family host a party of some sort that would create more parking issues. Since the recent construcƟon on Creston road with the welcome addiƟon of a leŌ turn lane and expanded bike lane there are no streetside parking opƟons.
I have visited the Experimental StaƟon density development and parking is a nightmare.
While I recognize the need for more housing I feel that we have to be pracƟcal in design to meet the needs of the current demographics in our area. It might require fewer dwellings be built so that more parking and open space is available.
Mary E. Alvarado
Sent from my iPhone
Mary E. Alvarado
Attachment 7
From:
Sent:
To:
Subject:
Faith Wells >
Sunday, February 8, 2026 7:27 AM
Planninq
Concerns about Creston Condo Project
Some people who received this message don't often get email from Dear Planning Commission,
. Learn why this is important
It has come to my attention via mail notice that there is a hearing to accept the development of 24 4 bedroom condos at 420 Creston Road. This concerns me deeply as a home owner at. Elm Court, which is directly across the street from the proposed development. I am writing to ask you to reject this development for many reasons but the biggest being the traffic impact.
This portion of Creston Road is one lane each direction. Currently this section of Creston Road is already impacted during morning, evening and mid-afternoon. Each weekday morning this area from South River past Elm Court is backed up with traffic from school drop off and those going to work. This backup happens without the current and ongoing construction. How is this area supposed to absorb the potential 61 + additional cars that will be added when the proposed 24 condos are built Trying to get out of Elm Court, a one way street is already difficult and quite scary. I've owned this home since December 2008 and have seen many accidents. My parents were rear-ended in this area and their car totaled due to the traffic issues. Yes, the new middle turning lane helps but with an additional 61 + cars the impact will be immense as people already do not watch for cars or pedestrians within this stretch of Creston Road.
In addition to the extremely large capacity of traffic impact from this, I fear these additional 24 condos will lower the home prices within this area of town. This area has seen quite the turn around and adding 24 condos will not help the values of homes.
Please, I ask you to vote no and to not recommend this project to move forward. Or if you would please work with the developer to lower the number of condos built. The impact of traffic alone on this two lane road will be a total mess as it is already a mess.
Thank you in advance for your consideration of rejecting this project.
Thank you,
Faith Wells
1 Attachment 8
2 ~~~~~~
Faith Wells
Attachment 8
From: Michael Massey
To: Council; City Clerk
Subject: Item Q1 - 24 Units Creston Road
Date: Tuesday, March 3, 2026 7:26:09 AM
[EXTERNAL EMAIL]
Dear Mayor Hamon and Members of the City Council,
I am writing to respectfully urge you to support the item on tonight’s agenda to approve the proposed 24-unit housing project in Paso Robles.
Our community continues to face a significant housing shortage. Families, young professionals, service workers, and even long-time residents are struggling to find attainable places to live. Every thoughtfully planned housing opportunity makes a meaningful difference.
While 24 units may not solve the entire challenge, it is exactly the kind of incremental, practical progress our city needs.
This project represents smart growth. It adds housing within our existing community footprint, supports local businesses by helping employees live closer to work, and strengthens the overall economic vitality of Paso Robles. Approving well-designed, appropriately scaled projects like this signals that our city is serious about addressing housing needs in a responsible and forward-looking way.
Delaying or denying projects that meet our standards only compounds the housing shortage and drives up costs for everyone. We need to send a clear message that Paso Robles welcomes solutions and is committed to being part of the answer.
I respectfully ask you to vote in favor of approving the 24-unit project tonight. It is a practical, positive step forward for our community.
Thank you for your time and your service to Paso Robles.
Sincerely,
Michael Massey
Paso Robles Citizen
Massey, Michael
Q1 - Public Comment
Council Agenda Report
From: Katie Banister, Associate Planner
Subject: Approval of a Commitment to Defer Certain Development Fees for the Highland’s Senior Affordable Apartments at 298 Niblick Road (P25-0106)
CEQA Determination: The City finds that this action is not a project under the California Environmental Quality Act pursuant to State Guidelines Section State CEQA Guidelines, §§ 15060, subd. (c)(2)-(3), 15378.
Date: March 3, 2026
Facts
1. On March 19, 2024, City Council adopted its Goals and Strategic Priorities for 2024-2026. Amongst those goals is to increase the supply of affordable housing units throughout the City.
2. Since 2012, the City and Paso Robles Housing Authority have been partnering to successfully build tax credit affordable housing. This includes the Oak Park complex, 302 low-income housing apartments located off of 30th Street; the Sunrise Villas, 69 low-income housing apartments located off of Fontanna Road; and the Riverwalk Terrace, a 79 low-income senior housing apartment complex located adjacent from Walmart in the Woodlands Plaza.
3. On January 27, 2026 the Planning Commission unanimously approved Development Plan 25-15 for the Highlands Senior Affordable Apartments, a 30-unit 100% affordable senior residential development (the “Project”) located at 298 Niblick Road (APN 009-814-044) proposed by the Paso Robles Housing Authority and the Affordable Housing Development Corporation (the “Applicant”).
4. The Applicant plans to seek Federal Low-Income Housing Tax Credit financing for the Project, which will require that occupancy be restricted to households earning 60 percent or less of the County median income.
5. The Applicant has requested to enter into a Fee Deferral Agreement for water and sewer connection fees, development impact fees, and building permit fees (hereafter collectively referred to as “City Fees”) in the amount of $482,438.
6. The Fee Deferral Agreement will consist of a 30-year note, bearing simple interest of 3.75% annually, with payments from residual receipts from the Project, and secured by a deed of trust to be recorded against the Project.
7. The development of the Project meets the City’s low-income housing needs, as set forth in the 2021- 2028 Housing Element of the General Plan and the City’s initiative to accelerate multi-family housing production as outlined in the 2024 Economic Development Strategic Plan.
8. The Applicant will be required to enter into and record an Affordability Covenant against the Project to ensure the units are affordable to lower income households, as defined by Health and Safety Code Section 50079.5, for a term of 55 years.
9. The Applicant intends to apply for an allocation of Federal Low Income Housing Tax Credit Financing, and the City’s commitment to the deferral of City Fees will enable the Applicant to submit a more competitive application.
Community Outreach
Approval of the development project occurred at a duly noticed public hearing of the Planning Commission. Noticing included an advertisement in the New Times Newspaper, postcards mailed to neighbors within 300 feet, and paper notices were placed on the property in advance of the hearing.
Options
1. Take no action;
2. Approve the deferral of City Fees for the Highland’s Senior Affordable Apartments (P25-0106);
3. Refer back to staff and Paso Robles Housing Authority for additional analysis; or
4. Provide alternative direction to staff.
Analysis and Conclusions
The Project is a 30-unit low-income housing development for seniors (55 years and older) located on an approximately 2-acre parcel on Niblick Road east of River Road that consists of 25 one-bedroom units and 5 two-bedroom units in a 3-story building. The project includes an affordable housing density bonus that entitles the project to ten additional dwelling units and concession of several development standards including a reduction in required parking.
If the project were operational today, the Applicant could charge a maximum of $1,508/month for a onebedroom apartment and $1,696/month for a two-bedroom apartment consistent with the Affordable Housing Standards published by San Luis Obispo County.
Site Plan
Front Elevation