Paso Robles City Council
March 3, 2026

CITY OF EL PASO DE ROBLES
"The Pass of the Oaks"
City Council Regular Meeting Agenda Addendum

Tuesday, March 3, 2026, 5:00 PM
Tuesday, March 3, 2026, 6:00 PM
Centennial Park - Norris Room
600 Nickerson Drive
Paso Robles, CA 93446
Residents can livestream the meeting at www.prcity.com/youtube, and call (805)865-7276 to provide public comment via phone. The phone line will open just prior to the start of the meeting and remain open throughout the meeting to ensure the opportunity to comment on each item heard by the Council, other than brief reports and announcements by staff or the Council.

Written public comments can be submitted via email to [email protected] prior to 12:00 noon on the day of the Council meeting to be posted as an addendum to the Agenda. If submitting written comments in advance of the meeting, please note the agenda item by number or name. City Council meetings will be livestreamed during the meeting and also available to play later on YouTube by accessing the following link: www.prcity.com/youtube. Any writing or document pertaining to an open session item on this agenda which is distributed to a majority of the City Council after the posting of this agenda will be available for public inspection at the time the subject writing or document is distributed. The writing or document will be available for public review in the City Clerk’s Office, 1000 Spring Street, Paso Robles, CA, during normal business hours, and may be posted on the City’s web site at www.prcity.com/meetings.

AMERICANS WITH DISABILITIES ACT Any individual, who because of a disability needs special assistance to attend or participate in this meeting, may request assistance by contacting the City Clerk’s Office (805) 237- 3960. Whenever possible, requests should be made four (4) working days in advance of the meeting.

Pages
P. CONSENT CALENDAR
*6. Second Reading by Title Only, Adoption of Ordinance No. 1166 Re-Instating and Amending Chapter 3.21 of the Paso Robles Municipal Code, Visual Art in Public Places and Approval of Revised PRAC Bylaws
3 - 35
Wyatt Lund, Recreation Program Coordinator
CEQA Determination: The City Council hereby finds and determines that this Ordinance is exempt from CEQA pursuant to State CEQA Guidelines section 15061(b)(3).

Recommendation: Approve the second reading by title only and adopt Ordinance No. 1166 re-instating and amending the Visual Art in Public Places program; and reassign public art review authority by approving the Arts and Culture Board Bylaws and amending the Parks and Recreation Advisory Committee Bylaws.

Q. PUBLIC HEARINGS
*1. 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, 36 - 141
City Council Agenda March 3, 2026
P24-0100)
Katie Banister, Associate Planner
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.

Recommendation: 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.

City Council Agenda March 3, 2026 Page 2 of 141
City Council Agenda Report
From: Wyatt Lund, Recreation Program Coordinator
Subject: Second Reading by Title Only, Adoption of Ordinance No. 1166 Re-Instating and Amending Chapter 3.21 of the Paso Robles Municipal Code, Visual Art in Public Places and Approval of Revised PRAC Bylaws
CEQA Determination: The City Council hereby finds and determines that this Ordinance is exempt from CEQA pursuant to State CEQA Guidelines section 15061(b)(3).

Date: March 3, 2026
Facts

1. The 2024-2026 City Council Goals include reviewing and updating the Arts in Public Places ordinance to enhance community engagement and cultural experiences.

2. Public art was first identified as a City priority in the 2003 General Plan as an essential component of placemaking. With the adoption of Municipal Code Chapter 3.21 in 2005, the City created the Public Art Fund, requiring eligible capital projects to set aside 1% for public art, and assigned review authority to the Parks and Recreation Advisory Committee (PRAC).

3. The last Art in Public Places expenditure occurred in 2009, when $4,000 was used to purchase art display panels. Public Art Fund contributions were suspended during the Great Recession, and 2018 amendments formally placed the ordinance on hold, rendering the program inactive.

4. Since 2012, limited projects have moved forward, and the Public Art Fund balance remains small, $700 as of FY 2025. Several recent artists funded installations, including the Norma’s Way archway (2019) and two temporary sculptures (2024), required unique processing due to the absence of a formalized program.

5. Public art is a major contributor to Paso Robles’ cultural, social, and economic vitality. According to the 2025 San Luis Obispo County Economic Impact of the Arts & Culture Sector Report, the Arts & Culture sector draws approximately 630,000 visitorsto Paso Robles annually, supporting $70.2 million in visitor spending and enriching overall quality of life. Public art enhances community identity, supports local artists, increases tourism, reduces blight, and helps activate public spaces.

6. The City’s 5-Year Economic Development Strategic Plan (EDSP 2024–2029) identifies placemaking, downtown revitalization, gateway enhancement, branding, and infrastructure improvements as core economic development priorities. The EDSP specifically calls for a Downtown Placemaking Pilot Project, activation of public spaces, and strategic investments that improve “livability,” visitor experience, and business attraction. Public art is one of the most cost-effective and visible tools for achieving these objectives, strengthening both tourism and long-term economic competitiveness.

7. Reinstating and amending Chapter 3.21 will provide a structured, sustainable framework for funding, acquiring, and maintaining public art, funded through tourism-related revenues to maximize economic benefits without burdening general funds.

8. If the Visual Art in Public Places Program is re-instated and amended, PRAC bylaws will need to be amended, and Arts and Culture Board bylaws will need to be adopted to re-assign review authority.

9. Re-establishing and amending Chapter 3.21 of the Municipal Code does not alter Chapter 21.63 which governs original murals on private buildings. This program will continue to have a separate permitting and review process through the City’s Community Development Department.

10. On February 18,2026, City Council introduced for first reading, Ordinance No. 1166 re-instating and amending Chapter 3.21 Visual Art in Public Places of the Paso Robles Municipal Code.

Community Outreach
Recreation Services conducted a public art survey during the 2025 Summer Concert Series. The survey was also administered electronically via the City’s social media channels. 121 respondents provided feedback.

Key Results
 100% support more public art in Paso Robles.
 92% believe existing public art enhances City character.

Preferred Art Types
 Murals – 86%
 Sculptures – 75%
 Community Art Projects – 73%
 Monuments – 32%
 Other ideas included stained glass, utility boxes, metalwork, and rock gardens.

Options

1. Take no action;

2. Approve the second reading by title only and adopt Ordinance No. 1166 re-instating and amending the Visual Art in Public Places program; and reassign public art review authority by approving the Arts and Culture Board Bylaws and amending the Parks and Recreation Advisory Committee Bylaws;

3. Provide alternative direction to staff.

Analysis and Conclusions
The City of Paso Robles’ Art in Public Places Program has remained inactive since 2009, resulting in the absence of a structured funding mechanism, modern approval process, or oversight framework for new public art installations. During this time, community support for expanding public art has only grown stronger, and the arts and culture sector continues to deliver substantial economic benefit. According to the Economic Impact of the Arts & Culture Sector in San Luis Obispo County: 2025 report, the arts sector in Paso Robles draws approximately 630,000 visitors annually and generates $70.2 million in visitor spending.

In the absence of an active ordinance, staff have relied on outdated processes to move a limited number of artist- or community-funded installations forward. While this has resulted in high-quality and unique works, it places the City in a passive role, limits strategic impact, and increases the risk of inconsistent review standards, missed economic opportunities, and inequitable distribution of public art across the community.

To meet the City Council’s FY 2024–26 goal of reviewing and updating the Arts in Public Places ordinance, staff conducted a comprehensive review of the existing ordinance, Public Art Fund, and approval processes, as well as a community-wide survey that produced 121 responses. Of these, 100% of

respondents expressed support for more public art and 92% agreed that existing art enhances the City’s character.

Importantly, revitalizing the Visual Art in Public Places Program directly supports the City’s 5-Year Economic Development Strategic Plan (EDSP). The EDSP identifies placemaking, downtown revitalization, gateway improvements, public space activation, and branding as priority economic strategies. Public art is one of the most visible and effective tools for achieving these goals—enhancing walkability, creating destinations, driving foot traffic, strengthening downtown identity, supporting tourism, and improving overall livability and workforce attraction. Integrating the public art program with EDSP objectives ensures the City is making strategic investments that advance both cultural and economic development outcomes.

Recognizing the benefits and positive impacts of public art programs, the Americans for the Arts Local Arts Agencies Wayfinder tool identifies more than 100 municipally led public art programs in California.

However, the directory is not comprehensive and excludes nearby jurisdictions, including San Luis Obispo and Santa Maria, both of which have formal public art programs in place.

Based on this evaluation, staff proposes a comprehensive update to Municipal Code Chapter 3.21 – Visual Art in Public Places. The update, which was unanimously endorsed by PRAC at its January 12, 2025, meeting, modernizes the program and establishes a sustainable framework for managing public art in Paso Robles. Key improvements include:
 The proposed funding model allocates 0.5% of annual Transient Occupancy Tax (TOT) revenue, estimated at approximately $50,000 annually, to the Public Art Fund. This approach would replace the former and currently inactive “1% for Art” capital project requirement and does not propose an increase to the current TOT rate. Rather, it establishes a benchmark for annual public art funding based on projected TOT revenues. Reassignment of the review authority from PRAC to a newly created, City Council-appointed, five-member Art and Culture Board to provide specialized review, artist selection, project approval, and annual program planning.  Defined administrative roles for the Community Services Director, including oversight, procedural development, and high-profile project determinations.
 An annual Public Art Plan, prepared jointly by the Board and Director, outlining proposed projects, priorities, and budget allocations.
 Expanded eligible uses of the Public Art Fund, including maintenance, conservation, temporary or rotating installations, education, and administrative or professional costs.  Clearer approval thresholds, requiring City Council review for high-profile or high-value artworks and allowing board-level approval for smaller projects.  Updated processes for donations, deaccessioning, placement, and appeals to ensure consistency, transparency, and accountability.

If adopted, the Board’s initial task will be to establish a year one workplan that includes placement and artist selection procedures as well as identification of initial projects.

To fully implement the intent of the amended ordinance, the bylaws of the Parks and Recreation Advisory Committee would need to be revised to reassign applicable review authority to the newly formed Art and Culture Board. In addition, bylaws for the Arts and Culture Board need to be adopted. Board members would then be appointed through the City’s established recruitment process, which will include being City Council appointed. If the City Council approves the first reading of the ordinance, these related actions would be presented for Council consideration at the time of the second reading.

Re-establishing and amending Chapter 3.21 of the Municipal Code does not alter Chapter 21.63 which governs original murals on private buildings. This program will continue to have a separate permitting and review process through the City’s Community Development Department.

Together, these ordinance amendments, bylaw updates and program enhancements create a fully modernized, sustainable Visual Art in Public Places Program that elevates artistic excellence, strengthens community identity, advances key economic development goals, and ensures Paso Robles continues to grow as a vibrant and culturally rich community.

Fiscal Impact
An amount equal to 0.5% of the City’s annual Transient Occupancy Tax (TOT) revenues from unrestricted sources will be appropriated annually to the Public Art Fund. The appropriation will be reviewed and adjusted through the City’s annual budget process based on available funds and program needs.

Recommendation (Option 2)
Approve the second reading by title only and adopt Ordinance No. 1166 re-instating and amending the Visual Art in Public Places program; and reassign public art review authority by approving the Arts and Culture Board Bylaws and amending the Parks and Recreation Advisory Committee Bylaws.

Attachments

1. Ordinance No. 1166 - Reinstating and Amending Chapter 3.21 of the Municipal Code

2. Chapter 3.21 Visual Art in Public Places-Suspended

3. Art and Culture Board Bylaws
a. Appendix A-Code of Ethics

4. Parks and Recreation Advisory Committee Bylaws-Redlined

Attachment 1
ORDINANCE NO. 1166

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES, CALIFORNIA, REINSTATING AND AMENDING CHAPTER 3.21 OF THE MUNICIPAL CODE OF THE CITY OF EL PASO DE

ROBLESREGARDING VISUAL ART IN PUBLIC PLACES
WHEREAS, public art was first identified as a City priority in the 2003 General Plan as an essential component of placemaking. With the adoption of Municipal Code Chapter 3.21 in 2005, the City created the Public Art Fund, requiring eligible capital projects to set aside 1% for public art, and assigned review authority to the Parks and Recreation Advisory Committee (PRAC); and WHEREAS, the last Art in Public Places expenditure occurred in 2009, when $4,000 was used to purchase art display panels. Public Art Fund contributions were suspended during the Great Recession, and 2018 amendments formally placed the ordinance on hold, rendering the program inactive; and WHEREAS, since 2012, limited projects have moved forward, and the Public Art Fund balance remains small, $700 as of FY 2025. Several recent artist funded installations, including the Norma’s Way archway (2019) and two temporary sculptures (2024), required unique processing due to the absence of a formalized program; and
WHEREAS, public art is a major contributor to Paso Robles’ cultural, social, and economic vitality.

According to the 2025 San Luis Obispo County Economic Impact of the Arts & Culture Sector Report, the Arts & Culture sector draws approximately 630,000 visitors to Paso Robles annually, supporting $70.2 million in visitor spending and enriching overall quality of life. Public art enhances community identity, supports local artists, increases tourism, reduces blight, and helps activate public spaces; and WHEREAS, the City’s 5-Year Economic Development Strategic Plan (EDSP 2024–2029) identifies placemaking, downtown revitalization, gateway enhancement, branding, and infrastructure improvements as core economic development priorities. The EDSP specifically calls for a Downtown Placemaking Pilot Project, activation of public spaces, and strategic investments that improve “livability,” visitor experience, and business attraction. Public art is one of the most cost-effective and visible tools for achieving these objectives, strengthening both tourism and long-term economic competitiveness; and
WHEREAS, to effectively administer the reinstated program, the City Council finds it necessary to establish an Arts and Culture Board to provide expert guidance, ensure community input, and align public art initiatives with City goals; and
WHEREAS, reinstating and amending Chapter 3.21 will provide a structured, sustainable framework for funding, acquiring, and maintaining public art, funded through tourism-related revenues to maximize economic benefits without burdening general funds.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Recitals. All of the above recitals are true and correct and are incorporated herein by reference.

Attachment 1
SECTION 2. Reinstatement and Amendment to Municipal Code. Chapter 3.21 (Visual Art in Public Places) of Title 3 (Revenue and Finance) of the El Paso de Robles Municipal Code is reinstated and amended to read as follows:
“Chapter 3.21 VISUAL ART IN PUBLIC PLACES

3.21.010 Intent and purpose.

This chapter shall be known as the "Visual Art in Public Places Program of the City of El Paso de Robles." The City Council declares that visually pleasing and high-quality public art enhances community identity, promotes cultural tourism, and improves public welfare. In furtherance of these goals, the City shall fund, acquire, and maintain public art through revenues derived from the City’s Transient Occupancy Tax (“TOT”), as provided in this
chapter.3.21.020 Definitions.

For purposes of this chapter, the following terms shall have the meanings ascribed to them as follows:
“Acquire” or “acquisition” means to purchase, commission, accept as a donation, or otherwise obtain ownership or custodial rights to works of art. “Artist” means a professional practitioner in the visual, media, or performing arts who is recognized by peers, critics, or relevant organizations and who has demonstrated experience creating public art.
“Arts and Culture Board” or “Board” means the City of El Paso de Robles Arts and Cultural Board.
“Commission” means a contract with an artist for the design, fabrication, and installation of a site-specific work of art.
“Director” means the Community Services Director or their designee in the El Paso de Robles Community Services Department.
“Donation” means a work of art that is gifted to the City with no conditions restricting City ownership, display, or disposition.
“High-profile work of art” or “high-profile” means a work of art (i) valued at $50,000 or more; (ii) proposed for placement in a highly visible or prominent public location such as a City gateway, major park, or downtown area; (iii) anticipated to generate substantial public interest; (iv) otherwise deemed by the Director to warrant City Council review due to its scale, impact, or cost. “Maintenance” means all actions required to preserve, clean, repair, and protect works of art to ensure their continued public display and safety. “Public Art Collection” means the aggregate of all City-owned and maintained works of art.
“Public Art Fund” or “Fund” means the special revenue fund established by Section 3.21.050 of this Chapter.
“Public Art Plan” means an annual planning document prepared by the Board and Director setting forth proposed public art projects, priorities, funding

Attachment 1
allocations, and program objectives for the upcoming fiscal year consistent with the City’s budget process.
“Transient Occupancy Tax” or “TOT” means the tax imposed by the City on transient occupancy pursuant to Chapter 3.26 of this Code. "Visual art in public places" or "public art" means any visual work of art displayed in a publicly visible location in a City-owned or City-controlled leased area.
"Works of art" include, but are not limited to, ornamental landscaping, sculpture, monument, mural, fresco, bas-relief, mobiles, photography, drawing, handcrafts, painting, decorative fountain, landscape composition, banners, mosaic, ceramic, weaving, carving, stained glass, and digital or lighted immersive installations. "Works of art" are the creative result of individual or group effort, and are either unique or of limited-issue nature, and are normally not mass-produced or intended primarily for a commercial market. "Works of art" do not normally include landscaping, paving, architectural ornamentation or signs.

3.21.030 Arts and Culture Board and bylaws.

There is hereby established the Arts and Culture Board. The City Council shall adopt bylaws by resolution to regulate and govern the Board’s composition, terms of office, officers, meetings in compliance with the Brown Act, quorum, voting, conflict-of-interest rules, functions, and authority. The City Council may update bylaws from time to time by resolution.

3.21.040 Public art policies and guidelines.

A. The City Council shall approve policies and guidelines for the administration of this Chapter, including artist selection criteria, procurement procedures, maintenance standards, and placement protocols, with opportunities for public review and comment.

B. The Board shall exercise its decision-making authority pursuant to such City Council-approved policies and guidelines.

3.21.050 Funding authorization.

An amount equal to one-half of one percent (0.5%) of the City’s annual Transient Occupancy Tax (TOT) revenues from unrestricted sources shall be annually appropriated to the Public Art Fund. The appropriation amount will be reviewed and adjusted through the City’s annual budget adoption process based on available funds and program needs. Funds shall be deposited into the Public Arts Fund. Allocated funds shall not constitute an entitlement to any particular project or vendor and shall be expended solely for purposes consistent with this Chapter.

Attachment 1

3.21.060 Public Art Fund.

A. There is established a special fund designated as the "Public Art Fund," which is to be maintained by the Director in coordination with the Administrative Services Department. All monies appropriated or received for public art shall be deposited in this Fund and used solely for the following purposes:

1. 1. Creation, acquisition, design, fabrication, and installation of public art on City-owned or City-controlled property;

2. 2. Maintenance, conservation, and restoration of works of art in the Public Art Collection;

3. 3. Temporary, rotating, or community-based art projects approved pursuant to this Chapter;

4. 4. Public education and programming related to the Visual Art in Public Places Program;

5. 5. Artist fees, materials, transportation, insurance, and documentation.

6. 6. Administrative costs, professional services, and necessary program support.

B. Interest earned on the Public Art Fund shall accrue to the Fund.

3.21.070 Guidelines for acquisition and installation of public art.

B. In addition to any guidelines promulgated by the Director regarding approval and maintenance, works of art shall be:

1. Clearly visible and easily accessible to the public.

2. Constructed of durable, permanent-type materials to withstand weather, vandalism, theft, and environmental exposure.

3. Related in terms of scale, material, form, and content to immediate and adjacent buildings and landscaping so that they complement the site and surrounding environment.

4. Compatible with the unified design character or historical character of the site.

5. Designed and constructed by persons experienced in the production of such artwork and recognized by critics and by their peers as one who produces works of art.

6. Maintained by the City to an acceptable professional standard.

C. The following items are not to be considered works of art for the purposes of this chapter:

1. Art objects which are mass produced from a standard design;

2. Reproductions of original art works;

Attachment 1

3. Decorative, ornamental, or functional elements which are designed by the building architect as opposed to an artist commissioned for the purpose of creating the works of art;

4. Services or utilities necessary to operate or maintain the works of art.

3.21.080 Authority and administration.

A. The Director shall have the authority to:

1. Develop and administer guidelines, rules, policies, regulations, forms, and procedures deemed necessary to administer this Chapter and implement the Visual Art in Public Places Program, subject to City Council approval pursuant to Section 3.21.040.

2. Review proposed works of art, artists, and donations for qualification under this Chapter and present qualifying items to the Board for consideration and decision.

3. Coordinate with the Board and City departments.

4. Determine whether a proposed work of art, placement, or donation is “high-profile,” as defined in Section 3.21.020, requiring City Council approval.

B. The Board shall have the authority to:

1. Annually prepare and recommend a Public Art Plan in collaboration with the Director specifying proposed projects, sites, budgets, and program goals.

2. Make final decisions on the selection of artists and works of art for commission, acquisition, or approval of donations, and on placements, pursuant to City Council-approved policies and guidelines under Section 3.21.040.

3. Advise on maintenance priorities and funding needs for the Public Art Collection.

4. Recommend to City Council the acceptance of high-profile public art donations and deaccessioning of works no longer suitable for display.

5. Recommend the placement of works of art consistent with the provisions of Section 3.21.080.

6. Promote public awareness, education, and engagement concerning the City’s Visual Art in Public Places Program.

3.21.090 Placement of works of art.

Works of art may be placed in, on or about City-owned, leased, or controlled properties, including municipal buildings, parks, streetscapes, and open spaces.

The location and installation of all works of art shall conform to the adopted Public Art Plan and City Council-approved policies and guidelines and shall be

Attachment 1
approved by the Board pursuant to Section 3.21.080. The Director may approve placements valued at less than $50,000 that are not high-profile works of art.

High-profile placements and all placements valued at $50,000 or more, shall require City Council approval upon recommendation of the Board and Director pursuant to Section 3.21.080. All placements shall comply with Section 3.21.060 and all applicable safety, accessibility, and building regulations.

3.21.100 Donations.

A. All proposed donations shall be reviewed by the Director for initial qualification and presented to the Board.

B. The Board shall approve routine donations. High-profile donations shall be recommended by the Board to the City Council for final approval.

C. Approved donations shall be added to the Public Art Collection and subject to all provisions of this Chapter.

3.21.110 Deaccessioning and relocation.

The City may remove, relocate, or deaccession any work of art that becomes damaged, obsolete, hazardous, or inconsistent with program objectives based on criteria including artistic merit, physical condition, maintenance costs, public safety, and alignment with City goals. Deaccessioning and relocation of highprofile works of art shall occur only after review by the Board and approval by the City Council consistent with City Council-approved policies and guidelines.

Any proceeds from deaccession sales shall be deposited into the Public Art Fund.

3.21.120 Appeals.

A. Any person aggrieved by a decision of the Board or Director may file an appeal to the City Council within ten (10) calendar days of the decision.

B. Appeals shall be filed with the City Clerk in accordance with City procedures.

C. The City Council’s decision shall be final.”
SECTION 3. CEQA Determination. The City Council hereby finds and determines that this Ordinance is exempt from CEQA pursuant to State CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that the Ordinance would not have the potential or possibility for causing a significant effect on the environment. Specifically, the proposed changes to the Municipal Code are primarily technical and administrative in nature. The Ordinance would reinstate a fully revised and updated Chapter 3.21 regarding public art requirements and procedures. No construction is proposed and the Ordinance does not constitute any project approval. In reviewing the Ordinance the City Council has exercised its independent judgment and has reviewed and considered the Ordinance in light of all testimony received, both oral and written. Therefore, based upon the entire administrative record, the City Council hereby determines that no further environmental review is required for the Ordinance.

SECTION 4. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption.

Attachment 1
SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof.

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

SECTION 6. Certification. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published at least five (5) days prior to the meeting at which the proposed Ordinance is to be adopted and shall post a certified copy of the proposed Ordinance in the Office of the City Clerk. Within fifteen (15) days of the adoption of the Ordinance, the City Clerk shall cause a summary of the Ordinance to be published, including the vote for and against the same, in accordance with Government Code Section 36937.

INTRODUCED at a regular meeting of the City Council held on February 17, 2026, for first reading by the City Council of the City of El Paso de Robles, and adopted on the ____ day of _______, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk

Title 3 - REVENUE AND FINANCE
Chapter 3.21 VISUAL ART IN PUBLIC PLACES
El Paso de Robles, California, Code of Ordinances Created: 2025-11-17 12:49:10 [EST] (Supp. No. 66)

Attachment 2
Chapter 3.21 VISUAL ART IN PUBLIC PLACES1

3.21.010 Intent and purpose.

This chapter shall be known as the "Visual Art in Public Places Program of the City of El Paso de Robles." The public health, morals, safety and welfare, as well as the popularity and prosperity of the community, are dependent upon and enhanced by visually pleasing and high quality public art. Therefore, the city council declares that in the interest of the public health, morals, safety and welfare, it is the policy of the city to acquire and install public art works as provided in this chapter.
(Ord. 897 N.S. § 1 (part), 2005)

3.21.020 Definitions.

The following words and expressions when used in this chapter shall, for the purpose of this chapter, have the meanings respectively ascribed to them as follows:

A. "Visual art in public places" or "public art" means any visual work of art displayed in a publicly visible location in a city-owned area.

B. "Works of art" include, but are not limited to, ornamental landscaping, sculpture, monument, mural, fresco, bas-relief, mobiles, photography, drawing, handcrafts, painting, fountain, landscape composition, banners, mosaic, ceramic, weaving, carving and stained glass. "Works of art" are the creative result of individual or group effort, and are either unique or of limited-issue nature, and are normally not mass-produced or intended primarily for a commercial market. "Works of art" do not normally include landscaping, paving, architectural ornamentation or signs.

C. "Construction project" means any project listed in the city's capital improvement program, and paid for in whole or in part by the city for public benefit. Construction projects include, but are not limited to, building construction, building addition, building remodel, parks, plazas, creek improvements, flood protection projects, bridges, streets, sidewalks, bikeways, trails, other public transportation improvements, parking facilities and similar public facilities as determined by the community development director.

D. "Construction cost" means the cost in dollars to construct a capital construction project, as approved by the city council or the city administrative officer. "Construction cost" shall not include land acquisition, design or maintenance costs.

E. "Committee" means the city of El Paso de Robles parks and recreation advisory committee. (Ord. 897 N.S. § 1 (part), 2005)

1Editor's note(s)—Ord. No. 1063 N.S., § 10, adopted Oct. 16, 2018, states "this chapter is currently not in effect, per council policy. No change is recommended, however, as the council may, in the future, bring it back into effect."

Created: 2025-11-17 12:49:10 [EST]
(Supp. No. 66)

Attachment 2

3.21.030 Requests and authorization for appropriations.

A. All city department heads shall include in all estimates of necessary expenditures and all requests for authorization or appropriations for construction projects, an amount for works of art equal or at least one percent of the total cost of any such construction project as estimated in the capital improvement program for the year in which such estimate or request is made. If the source of funding or other appropriate law with respect to any particular project precludes art as an object of expenditure of funds, the amount of funds so restricted shall be excluded from the total project cost in making the aforesaid calculation.

B. The city council may make appropriations for works of art to be selected and implemented by the committee in connection with construction projects as provided in this chapter.

C. For small construction projects, or construction projects in which the city council or city administrative officer determines that it is not feasible or desirable to include works of art due to site limitations or the project's location or design, the city council may appropriate one percent of their construction cost to the "public art fund" established in Section 3.21.050 for works of art to be selected and implemented by the commission as provided in Sections 3.21.070 and 3.21.080. (Ord. 897 N.S. § 1 (part), 2005)

3.21.040 Exempt projects.

The following types of projects are exempt from this chapter:

A. Utility projects, such as public water or sewer system improvements, pumps and wells; B. Underground projects, such as storage tanks and storm drains and similar items. (Ord. 897 N.S. § 1 (part), 2005)

3.21.050 Public art fund.

There is established a special fund designated "public art fund" into which funds appropriated pursuant to this chapter shall be deposited. The public art fund shall be maintained by the director of administrative services and shall be used solely for the acquisition, commission, design, installation, improvement, maintenance and insurance of public art.
(Ord. 897 N.S. § 1 (part), 2005)

3.21.060 Guidelines for acquisition and installation of public art.

Guidelines for the approval and maintenance of works of art shall include, but are not limited to, the following criteria:

A. The works of art shall be clearly visible and easily accessible to the public.

B. The composition of the works of art shall be of permanent-type materials in order to be durable against vandalism, theft, and weather, and in order to require a low level of maintenance.

C. The works of art shall be related in terms of scale, material, form, and content to immediate and adjacent buildings and landscaping so that it complements the site and surrounding environment.

D. The works of art shall be compatible with the unified design character or historical character of the site.

Created: 2025-11-17 12:49:10 [EST]
(Supp. No. 66)

Attachment 2
E. The works of art shall be designed and constructed by persons experienced in the production of such art work and recognized by critics and by his or her peers as one who produces works of art.

F. The works of art shall be maintained in a neat and orderly manner acceptable to the city.

The following items are not to be considered works of art for the purposes of this chapter:

A. Art objects which are mass produced from a standard design; B. Reproductions of original art works;
C. Decorative, ornamental or functional elements which are designed by the building architect as opposed to an artist commissioned for the purpose of creating the works of art; D. Services or utilities necessary to operate or maintain the works of art. (Ord. 897 N.S. § 1 (part), 2005)

3.21.070 Committee [commission] authority.

To carry out its responsibilities hereunder, the committee shall:

A. At least annually, make recommendations to the city council on the expenditure of funds in the "municipal arts fund."
B. Determine a method or methods of recommending the selection and commissioning of artists with respect to the design, execution and placement of works of art for which appropriations have been made, and pursuant to such method or methods recommended to the city council selection of artists by contract for such purposes.

C. Recommend to the city council the specific location and/or amounts to be expended on works of art.

D. Require that any proposed work of art requiring extraordinary operation or maintenance expenses be brought to the city council's attention.

E. Recommend the placement of works of art consistent with the provisions of Section 3.21.080.

F. Prior to payment for works of art, review such works to report on the conformity of the finished work with the approved plans or other documents describing the work of art to be carried out. (Ord. 897 N.S. § 1 (part), 2005)

3.21.080 Placement of works of art.

Works of art selected and implemented pursuant to the provisions of this article and any amendment thereto may be placed in, on or about any municipal construction project or other municipally owned, leased or rented property. They may be attached or detached within or about such property, and may be either temporary or permanent. Placement of works of art shall be authorized by the city council after a report of the committee. (Ord. 897 N.S. § 1 (part), 2005)

Created: 2025-11-17 12:49:10 [EST]
(Supp. No. 66)

Attachment 2

3.21.090 Program evaluation.2
The city clerk shall schedule the public art program for city council review within one year of the date this chapter goes into effect. At such review, the council may modify or suspend the program. (Ord. 897 N.S. § 1 (part), 2005)

2Editor's note(s)—At the city council meeting on June 20, 2006, the council moved to designate the visual arts in public places program as a permanent program and to continue to accumulate funds for arts projects. The motion passed by roll call vote.

Attachment 3
City of Paso Robles 1 Adopted MM/DD/YYYY

PASO ROBLES ARTS AND CULTURE BOARD
BYLAWS

ARTICLE I - THE BOARD
Section 1: Name of Board
The name of the Board shall be the Paso Robles “Art and Culture Board” (hereinafter referred to as the “Board”).

Section 2: Purpose
The Board shall serve as an advisory body to the City Council in matters pertaining to visual art in public places within city owned or city-controlled leased areas. A quorum of the Board at regular meetings serves to consider proposals for permanent or temporary art displays on a case-by-case basis.

Section 3: Membership
Board members are appointed by and serve at the pleasure of the City Council. a. Total Membership. Total membership of the Board shall be five members, as defined in paragraph (b) below.
b. Membership Categories and Qualifications. To be eligible for membership on the Board, a person must meet experience qualifications:

Experience: A minimum of three years working, volunteering or performing in one or more of the following areas of the arts and culture industry, including but not limited to:
youth arts and education, performing arts, visual arts, literary arts, and art collection curation or other art-related relevant experience
Additionally, to be eligible for membership on the Board, a person must also meet as least one requirement below:
(1) Resident: To qualify under this category, the person must either own or occupy a residential dwelling located within the City.
(2) Representative of Existing Community Organization: To qualify under this category, the person must be appointed to serve as a representative member by an existing nonprofit corporation or association of persons and/or entities which has its headquarters or a site office within the City or has a substantial number of constituents who are persons and/or entities who reside or conduct business in the City formed for the purpose of serving the community and generally recognized by persons within the City as a Paso Robles community organization. (3) Other: Non-residents may be considered/appointed so long as a majority of the Advisory Body are residents as provided in Section 3.b.1-3 above.

Attachment 3
City of Paso Robles 2 Adopted MM/DD/YYYY
c. Open Membership. Criteria and selection for membership shall not discriminate based upon sex, race, religion, creed, color, age, marital status, national or ethnic origin, or any other classification protected by law or classification protected by any local codified or adopted policy. d. City Residency. The Council shall ensure, to the extent possible, that at least a majority of the Board members are residents of the City.
e. City Employees. Current City employees are not eligible for membership. f. Term of Appointment. A member’s regular term of appointment shall be three years, starting the first meeting in July of each year.

No person shall be eligible for appointment for more than three consecutive three-year terms, exclusive of prior appointment to fill an unexpired term of office. Persons who have served three full consecutive terms may be reappointed following a one-term absence. g. Membership on only One Board. Appointees shall serve on only one City Council Advisory Body/Commission at any one time. Board members acknowledge that serving on multiple Advisory Body Commissions may lead to forfeiture under the incompatibility of office doctrine. h. Member Code of Ethics. Board members shall adhere to the City Council’s Code of Ethics (Appendix A), and any binding authority that controls, including State law and Fair Political Practices Commission regulations. In addition, Board members are to act for the long-term benefit of the community as a whole, not for personal benefit or the benefit of an organization or group they may belong to or that nominated them. In addition, Board members will complete AB 1234 training if required.

Section 4: Conflict of Interest
Board members shall refrain from using their position to unduly influence the deliberations or decisions of the City Council or other City commission, board, or board and shall act in accordance with any binding authority that controls, including State law and Fair Political Practices Commission regulations. In addition, any artist serving on the board shall not participate in, deliberate on, or vote on any matter involving their own artwork or proposals. Board members should reach out to the City Attorney’s Office with questions regarding compliance with this section.

Section 5: Termination of Membership
Membership in the Board shall terminate if:
a. The member shall not be, or shall no longer be, a member of that membership category from and for which he or she was elected or appointed;
b. The member shall have acted in violation of Section 9 of Article III of these Bylaws; c. The member shall have served three consecutive full terms; or d. The member shall have acted in violation of the adopted Code of Ethics (Appendix A), any other applicable adopted City policy or State law, or for similar cause.

Attachment 3
City of Paso Robles 3 Adopted MM/DD/YYYY
Section 6: Removal of Members
A member may be removed by an affirmative vote of a majority of the City Council, if, after a hearing, it is found and determined that any one of the grounds for termination specified in Section 5 of Article I exists.

Section 7: Resignation
Any Board member may resign at any time by giving written notice to the Chairperson, who shall forward such notice to the Board and the City Council. Board members shall endeavor to submit written notice at least ten (10) days before the planned effective date whenever possible. Any such resignation will take effect upon receipt or upon a date specified therein. The acceptance of such resignation shall not be necessary to make it effective.

Section 8: Filling of Vacancies
In the event of a vacancy on the Board, the City Council shall select an individual to fill such vacancy as soon as reasonably practicable. New members shall meet the qualifications set forth in Section 3 (b) of Article I.

Section 9: Remuneration
Members shall serve without pay except for reimbursement for travel expenses to meetings outside of the City, if there are any.

Section 10: Liaisons
In addition to the five Board members, two members of the City Council (appointed by the Mayor and confirmed by the full City Council), as well as the Recreation Services Manager or the Community Services Director, or their designees, shall be non-voting Liaisons. The purpose of the Liaisons shall be to facilitate the work of the Board, by serving as a two-way conduit of information between the Board and their respective City organizations.

ARTICLE II – OFFICERS
Section 1: Officers
The officers of the Board shall consist of a Chairperson and a Vice Chairperson, who shall be elected in the manner set forth in Section 6 of this Article II.

Section 2: Chairperson
The Chairperson shall preside at all meetings of the Board, and may submit such agenda, recommendations, and information at such meetings as are reasonable and proper for the conduct of the business affairs and policies of the Board. The Chairperson may sign documents necessary to carry out the business of the Board.

Section 3: Vice-Chairperson
The Vice Chairperson shall perform the duties of the Chairperson in the absence or incapacity of the Chairperson. In the event of the death, resignation, or removal of the Chairperson, the Vice Chairperson shall assume the Chairperson’s duties until such time as the Board shall elect a new Chairperson.

Section 4: Secretary
The Recreation Services Manager or designee shall be the Secretary. The Secretary shall be responsible for noticing meetings, creating the agenda, and keeping the minutes and other official records.

Attachment 3
City of Paso Robles 4 Adopted MM/DD/YYYY
Section 5: Additional Duties
The officers of the Board shall perform such other duties and functions as may from time to time be required by the Board, these Bylaws, or other rules and regulations, or which duties and functions are incidental to the office held by such officers.

Section 6: Election
The Chairperson and Vice Chairperson shall initially be elected from among the members of the Board at the Board’s first regular meeting. Thereafter, the Chairperson and Vice Chairperson shall be elected annually upon reorganization from among the members of the Board. Officers of the Board shall hold office until their successors are elected and in office. Any such officer shall not be prohibited from succeeding themselves.

Section 7: Removal of Officers
Upon an affirmative vote by a majority of the members of the Board present at a regular or special meeting of the Board at which a quorum is present, the Chairperson or Vice Chairperson may be removed from office, and a successor elected pursuant to Section 8 of this Article II.

Section 8: Vacancies
Should the offices of the Chairperson or Vice Chairperson become vacant, the Board shall elect a successor from among the Board members at the next regular or special meeting, and such office shall be held for the unexpired term of said office.

ARTICLE III – MEETINGS
Section 1: Regular Meetings
The Board shall meet quarterly (either in person or virtually, depending on any public health restrictions resulting from a pandemic or other event, consistent with State law) on a regular recurring day/time/place which will be determined at the annual reorganization meeting when the chairperson is selected. A notice, agenda, and other necessary documents shall be delivered to the members by email and with a link posted on the City’s website at least 72 hours prior to any regular meeting.

Section 2: Special Meetings
Special meetings may be held upon call of the Chairperson or Secretary, or an affirmative vote by a majority of the members of the Board present at a regular or special meeting of the Board at which a quorum is present, for the purpose of transacting any business designated in the call, after notification of all members of the Board by written notice personally delivered or by email at least twenty-four (24) hours before the time specified in the notice for a special meeting. At such special meeting, no business other than that designated in the notice shall be considered.

Section 3: Adjourned Meetings
Any meeting of the Board may be adjourned to another meeting date, time, and place without the need for notice requirements of a special meeting, provided the adjournment adheres to the Ralph M. Brown Act (Gov. Code §54950 et seq.), and indicates the date, time, and place of the adjourned meeting. Board members absent from the meeting at which the adjournment decision is made shall be notified by staff of the adjourned meeting.

Attachment 3
City of Paso Robles 5 Adopted MM/DD/YYYY
Section 4: All Meetings to be Open and Public
All meetings of the Board shall be conducted in Paso Robles, at a location accessible to the public (either in person or virtually, depending on any in-person meeting restrictions resulting from a pandemic or other event). All persons shall be permitted to attend except as otherwise provided by law.

Section 5: Posting Agendas/Notices
The Secretary shall post an agenda for each regular Board meeting or a notice for each special Board meeting containing the time and location of the meeting together with a brief description of each item of business to be transacted or discussed at the meeting consistent with State law. Agendas/notices shall be posted outdoors at the Paso Robles City Library at least 72 hours in advance of each regular meeting and at least 24 hours in advance of each special meeting. The Secretary shall maintain a record of such posting.

Section 6: Right of Public to Appear and Speak
At every regular meeting, members of the public shall have an opportunity to address the Board on any matter within the Board’s subject matter jurisdiction. Public input and comment on matters on the agenda, as well as public input and comment on matters not otherwise on the agenda, shall be made during the time set aside for public comment; provided, however, that the Chairperson may direct that public input and comment on matters on the agenda be heard when the matter regularly comes up on the agenda. The Chairperson, with the consent of the Board, and consistent with any Board policies or guidelines, may limit the total amount of time allocated for public discussion, applied uniformly to each individual speaker.

At every special meeting, members of the public shall have an opportunity to address the Board only on a matter agendized for that special meeting.

Section 7: Non-Agenda Items
Matters brought before the Board at a regular meeting that had not been placed on the agenda of the meeting shall not be acted upon by the Board at that meeting unless action on such matters is permissible pursuant to the Ralph M. Brown Act (Gov. Code §54950 et seq.). Those non-agenda items brought before the Board that the Board determines will require Board consideration and action, and where Board action at that meeting is not so authorized, may be placed on the agenda for a future meeting at the discretion of the Board, once a City staff report concerning the matter is prepared.

Section 8: Quorum
The powers of the Board shall be vested in the members thereof. Three of the five total members (a majority) then in office shall constitute a quorum for the purpose of conducting the Board’s business, exercising its powers, and for all other purposes, but less than that number may adjourn the meeting until a quorum is obtained. An affirmative vote by a majority of the members of the Board present at a regular or special meeting of the Board at which a quorum is present shall be required for approval of any question brought before the Board.

Section 9: Absences
Members shall notify the Secretary or Chairperson in advance of a meeting if they will not be able to attend. If a member shall be absent from more than 50% of the meetings within a 12-month period, such absence shall result in the termination of the membership of the absenting member.

Attachment 3
City of Paso Robles 6 Adopted MM/DD/YYYY
Section 10: Method and Order of Business
All business and matters before the Board shall be transacted in conformance with the City Council’s established practice.

Section 11: Action Minutes
Minutes of the Board shall be prepared in writing by the Secretary and approved by the Board at the next regular meeting. The approved minutes of the Board documenting the Board’s actions shall be forwarded to the City Council following each meeting. The approved minutes of each meeting shall be made available on the City’s website and filed in the official book of minutes of the Board.

Section 12: Reports and Recommendations to City Council Reports or recommendations of the Board to the City Council, to the extent contemplated by the Board’s purpose and responsibilities, shall be prepared in writing by the Secretary following every regular meeting and presented to the City Council during a public meeting once the Secretary or designee has prepared a report identifying key facts, options, analysis of the options, fiscal impact, and recommendations, and the report has been reviewed by the City Manager. Reports may also be prepared following a special meeting, at the request of the Board.

The Chair, or the Chair’s designee, at the direction of a majority of the Board at a meeting at which a quorum is present, may also make verbal reports to the City Council on any issue within the Board’s purview. The verbal report may be agendized as a presentation item by the staff liaison or the Chair or Chair’s designee may make a brief verbal report as part of the general public comment portion of the meeting.

Section 13: Reports to the Community
The Board, assisted by staff, shall also report to the community each time it reports to the Council.

ARTICLE IV - REPRESENTATION BEFORE PUBLIC BODIES OTHER THAN THE CITY COUNCIL The Chairperson or designee may make official representations on behalf of the Board before public bodies other than the City Council at the direction of the Board and with the affirmative vote of a majority of the City Council.

Nothing in this article shall limit the ability of members of the Board to speak before the City Council or any other public body as an individual, provided the member states he or she is not representing or speaking on behalf of the Board.

ARTICLE V – SUB-BOARDS
The Board may establish any standing and/or special sub-boards consistent with State law it deems necessary consistent with, and to fulfill, its stated purpose as established in Article I, Section 2 of these Bylaws.

ARTICLE VI – AMENDMENTS
These Bylaws may be amended upon an affirmative vote by a majority of the City Council.

Attachments
Appendix A - CODE OF ETHICS

CODE OF ETHICS

PREAMBLE
The residents and businesses of Paso Robles are entitled to have fair, ethical, and accountable local government. Such a government requires that:
► Public officials comply with both the letter and spirit of the laws and policies affecting operations of the government;
► Public officials be independent, impartial, and fair in their judgment and actions; ► Public office be used for the public good, not for personal gain; and ► Public deliberations and processes be conducted openly, unless legally confidential, in an atmosphere of respect and civility.

To this end, the Paso Robles City Council has adopted this Code of Ethics to encourage public confidence in the integrity of local government and its operation.

PUBLIC INTEREST
Advisory Body and Commission Members will work for the common good of the people of Paso Robles and not for any private or personal interest, and they will endeavor to treat all persons, claims, and transactions in a fair and equitable manner.

Advisory Body and Commission Members shall comply with the laws of the nation, the State of California, and the City in the performance of their public duties.

CONDUCT
Advisory Body and Commission Members are expected to exercise a duty of care in carrying out their responsibilities, which includes devoting sufficient time to carefully review and fully understand the matters that come before them.

Advisory Body and Commission Members shall act with civility towards all and shall refrain from abusive conduct, personal charges, or verbal attacks upon the character or motives of others.

Advisory Body and Commission Members shall perform their duties in accordance with the processes and rules of order established by the City Council.

Advisory Body and Commission Members shall inform themselves on public issues;listen attentively to public discussions before the body; and focus on the business at hand.

Advisory Body and Commission Members shall base their decisions on the merits and substance of the matter at hand.

Advisory Body and Commission Members shall publicly share substantive information that is relevant to a matter under consideration that they may have received from sources outside of the public decisionmaking process.

Appendix A

CONFLICT OF INTEREST1
Advisory Body and Commission Members shall not use their official positions to influence government decisions in which they have a financial interest, or where they have an organizational responsibility or personal relationship that would present a conflict of interest under applicable State law.

In accordance with the law, members shall timely file with the City Clerk a Statement of Economic Interests (Form 700) and, if they have a conflict of interest regarding a particular decision, refrain from participating in that decision, unless otherwise permitted by law.2 Advisory Body and Commission
Members shall participate biennially in Ethics Training seminars as required by state law.

Advisory Body and Commission Members shall not take advantage of services or opportunities for personal gain, by virtue of their public office, which are not available to the public in general. They shall refrain from accepting gifts, favors, or promises of future benefits that might compromise their independence of judgment or action or give the appearance of being compromised.

Advisory Body and Commission Members shall respect and preserve the confidentiality of information provided to them concerning the confidential matters of the City. They shall neither disclose confidential information without proper legal authorization, nor use such information to advance their personal, financial, or other private interests.

Advisory Body and Commission Members shall not use public resources (such as City equipment, staff, and facilities) not available to the public for private gain or personal purposes.

No Advisory Body or Commission Member shall appear before the body on which that member serves to advocate on behalf of or to represent the private interests of third parties.

Advisory Body and Commission Members shall represent the official policies and positions of the Advisory Body if authorized by the Advisory Body. When presenting their personal opinions and positions, members shall explicitly state they are doing so in their personal capacity, and not as a representative of the Advisory Body or the City.

Advisory Body and Commission Members shall refrain from using their position to unduly influence the deliberations or decisions of City commissions, boards, or committees.

POLICY ROLE
Advisory Body and Commission Members shall respect and adhere to the Council-Manager structure of Paso Robles City government as provided in State law and the Municipal Code.

Advisory Body and Commission Members shall support the maintenance of a positive and constructive environment for residents, businesses, and City employees.

COMPLIANCE & ENFORCEMENT
Advisory Body and Commission Members themselves are primarily responsible for ensuring they understand and meet the ethical standards set forth herein. 1 State laws governing conflicts of interest are written to ensure that actions are taken in the publicinterest. These laws are complex and fact dependent. Advisory Board Members should notify the City Manager if they have a question about the conflictof-interest rules or should consult with the FairPolitical Practices Commission for guidance in advance.

Appendix A

PASO ROBLES PARKS AND RECREATION ADVISORY COMMITTEE
BYLAWS

ARTICLE I - THE COMMITTEE
Section 1: Name of Committee
The name of the Committee shall be the Paso Robles “Parks and Recreation Advisory Committee” (hereinafter referred to as the “Committee”).

Section 2: Purpose
The Committee shall serve as an advisory body to the City Council in matters pertaining to parks, trails, recreation, playgrounds, sports, and art in public spaces within the city limits of Paso Robles. A quorum of the Committee at regular meetings serves as The Public Art Review Committee (PARC) to consider proposals for permanent or temporary art displays on a case-by-case basis.

Section 3: Membership
Committee members are appointed by and serve at the pleasure of the City Council. a. Total Membership. Total membership of the Committee shall be five members, as defined in paragraph (b) below.
b. Membership Categories and Qualifications. To be eligible for membership on the Committee, a person must be either a:
(1) Resident: To qualify under this category, the person must either own or occupy a residential dwelling located within the City.
(2) Business Owner: To qualify under this category, the person, or the entity, which the person represents, must present satisfactory evidence of ownership and operation of a business within the City.
(3) Representative of Existing Community Organization: To qualify under this category, the person must be appointed to serve as a representative member by an existing nonprofit corporation or association of persons and/or entities which has its headquarters or a site office within the City or has a substantial number of constituents who are persons and/or entities who reside or conduct business in the City formed for the purpose of serving the community and generally recognized by persons within the City as a Paso Robles community organization. (4) Other: Non-residents may be considered/appointed so long as a majority of the Advisory Body are residents as provided in Section 3.b.1-3 above. c. Open Membership. Criteria and selection for membership shall not discriminate based upon sex, race, religion, creed, color, age, marital status, national or ethnic origin, or any other classification protected by law or classification protected by any local codified or adopted policy.

Attachment 4

d. City Residency. The Council shall ensure, to the extent possible, that at least a majority of the Committee members are residents of the City.
e. Term of Appointment. A member’s regular term of appointment shall be three years, starting the first meeting in July of each year.

No person shall be eligible for appointment for more than three consecutive three-year terms, exclusive of prior appointment to fill an unexpired term of office. Persons who have served three full consecutive terms may be reappointed following a one-term absence. f. Membership on only One Committee. Appointees shall serve on only one City Council Advisory Body/Commission at any one time. Committee members acknowledge that serving on multiple Advisory Body Commissions may lead to forfeiture under the incompatibility of office doctrine. g. Member Code of Ethics. Committee members shall adhere to the City Council’s Code of Ethics (Appendix A), and any binding authority that controls, including State law and Fair Political Practices Commission regulations. In addition, Committee members are to act for the long-term benefit of the community as a whole, not for personal benefit or the benefit of an organization or group they may belong to or that nominated them. In addition, Committee members will complete AB 1234 training if required.

Section 4: Conflict of Interest
Committee members shall refrain from using their position to unduly influence the deliberations or decisions of the City Council or other City commission, board, or committee and shall act in accordance with any binding authority that controls, including State law and Fair Political Practices Commission regulations. Committee members should reach out to the City Attorney’s Office with questions regarding compliance with this section.

Section 5: Termination of Membership
Membership in the Committee shall terminate if:
a. The member shall not be, or shall no longer be, a member of that membership category from and for which he or she was elected or appointed;
b. The membershall have acted in violation of Section 9 of Article III of these Bylaws; c. The membershall have served three consecutive full terms; or d. The member shall have acted in violation of the adopted Code of Ethics (Appendix A), any other applicable adopted City policy or State law, or for similar cause.

Section 6: Removal of Members
A member may be removed by an affirmative vote of a majority of the City Council, if, after a hearing, it is found and determined that any one of the grounds for termination specified in Section 5 of Article I exists.

Section 7: Resignation
Any Committee member may resign at any time by giving written notice to the Chairperson, who shall forward such notice to the Committee and the City Council. Committee members shall endeavor to Attachment 4

submit written notice at least ten (10) days before the planned effective date whenever possible. Any such resignation will take effect upon receipt or upon a date specified therein. The acceptance of such resignation shall not be necessary to make it effective.

Section 8: Filling of Vacancies
In the event of a vacancy on the Committee, the City Council shall select an individual to fill such vacancy as soon as reasonably practicable. New members shall meet the qualifications set forth in Section 3 (b) of Article I.

Section 9: Remuneration
Members shall serve without pay except for reimbursement for travel expenses to meetings outside of the City, if any.

Section 10: Liaisons
In addition to the five Committee members, two members of the City Council (appointed by the Mayor and confirmed by the full City Council), as well as the Recreation Services Manager or the Community Services Director, or their designees, shall be non-voting Liaisons. The purpose of the Liaisons shall be to facilitate the work of the Committee, by serving as a two-way conduit of information between the Committee and their respective City organizations.

ARTICLE II – OFFICERS
Section 1: Officers
The officers of the Committee shall consist of a Chairperson and a Vice Chairperson, who shall be elected in the manner set forth in Section 6 of this Article II.

Section 2: Chairperson
The Chairperson shall preside at all meetings of the Committee, and may submit such agenda, recommendations, and information at such meetings as are reasonable and proper for the conduct of the business affairs and policies of the Committee. The Chairperson may sign documents necessary to carry out the business of the Committee.

Section 3: Vice-Chairperson
The Vice Chairperson shall perform the duties of the Chairperson in the absence or incapacity of the Chairperson. In the event of the death, resignation, or removal of the Chairperson, the Vice Chairperson shall assume the Chairperson’s duties until such time as the Committee shall elect a new Chairperson.

Section 4: Secretary
The Recreation Services Manager or designee shall be the Secretary. The Secretary shall be responsible for noticing meetings, creating the agenda, and keeping the minutes and other official records.

Section 5: Additional Duties
The officers of the Committee shall perform such other duties and functions as may from time to time be required by the Committee, these Bylaws, or other rules and regulations, or which duties and functions are incidental to the office held by such officers.

Section 6: Election
The Chairperson and Vice Chairperson shall initially be elected from among the members of the Committee at the Committee’s first regular meeting. Thereafter, the Chairperson and Vice Chairperson Attachment 4

shall be elected annually upon reorganization from among the members of the Committee. Officers of the Committee shall hold office until their successors are elected and in office. Any such officer shall not be prohibited from succeeding themselves.

Section 7: Removal of Officers
Upon an affirmative vote by a majority of the members of the Committee present at a regular or special meeting of the Committee at which a quorum is present, the Chairperson or Vice Chairperson may be removed from office, and a successor elected pursuant to Section 8 of this Article II.

Section 8: Vacancies
Should the offices of the Chairperson or Vice Chairperson become vacant, the Committee shall elect a successor from among the Committee members at the next regular or special meeting, and such office shall be held for the unexpired term of said office.

ARTICLE III – MEETINGS
Section 1: Regular Meetings
The Committee shall meet monthly. The meeting shall take place at Centennial Park, 600 Nickerson Drive in Paso Robles, California (either in person or virtually, depending on any public health restrictions resulting from a pandemic or other event, consistent with State law). A notice, agenda, and other necessary documents shall be delivered to the members by email and with a link posted on the City’s website at least 72 hours prior to any regular meeting.

Section 2: Special Meetings
Special meetings may be held upon call of the Chairperson or Secretary, or an affirmative vote by a majority of the members of the Committee present at a regular or special meeting of the Committee at which a quorum is present, for the purpose of transacting any business designated in the call, after notification of all members of the Committee by written notice personally delivered or by email at least (24) hours before the time specified in the notice for a special meeting. At such special meeting, no business other than that designated in the notice shall be considered.

Section 3: Adjourned Meetings
Any meeting of the Committee may be adjourned to another meeting date, time, and place without the need for notice requirements of a special meeting, provided the adjournment adheres to the Ralph M.

Brown Act (Gov. Code §54950 et seq.), and indicates the date, time, and place of the adjourned meeting.

Committee members absent from the meeting at which the adjournment decision is made shall be notified by staff of the adjourned meeting.

Section 4: All Meetings to be Open and Public
All meetings of the Committee shall be conducted in Paso Robles, at a location accessible to the public (either in person or virtually, depending on any in-person meeting restrictions resulting from a pandemic or other event). All persons shall be permitted to attend except as otherwise provided by law.

Attachment 4

Section 5: Posting Agendas/Notices
The Secretary shall post an agenda for each regular Committee meeting or a notice for each special Committee meeting containing the time and location of the meeting together with a brief description of each item of business to be transacted or discussed at the meeting consistent with State law.

Agendas/notices shall be posted outdoors at the Paso Robles City Library at least 72 hours in advance of each regular meeting and at least 24 hours in advance of each special meeting. The Secretary shall maintain a record of such posting.

Section 6: Right of Public to Appear and Speak
At every regular meeting, members of the public shall have an opportunity to address the Committee on any matter within the Committee’s subject matter jurisdiction. Public input and comment on matters on the agenda, as well as public input and comment on matters not otherwise on the agenda, shall be made during the time set aside for public comment; provided, however, that the Chairperson may direct that public input and comment on matters on the agenda be heard when the matter regularly comes up on the agenda. The Chairperson, with the consent of the Committee, and consistent with any Committee policies or guidelines, may limit the total amount of time allocated for public discussion, applied uniformly to each individual speaker.

At every special meeting, members of the public shall have an opportunity to address the Committee only on a matter agendized for that special meeting.

Section 7: Non-Agenda Items
Matters brought before the Committee at a regular meeting that had not been placed on the agenda of the meeting shall not be acted upon by the Committee at that meeting unless action on such matters is permissible pursuant to the Ralph M. Brown Act (Gov. Code §54950 et seq.). Those non-agenda items brought before the Committee that the Committee determines will require Committee consideration and action, and where Committee action at that meeting is not so authorized, may be placed on the agenda for a future meeting at the discretion of the Committee, once a City staff report concerning the matter is prepared.

Section 8: Quorum
The powers of the Committee shall be vested in the members thereof. Three of the five total members (a majority) then in office shall constitute a quorum forthe purpose of conducting the Committee’s business, exercising its powers, and for all other purposes, but less than that number may adjourn the meeting until a quorum is obtained. An affirmative vote by a majority of the members of the Committee present at a regular or special meeting of the Committee at which a quorum is present shall be required for approval of any question brought before the Committee.

Section 9: Absences
Members shall notify the Secretary or Chairperson in advance of a meeting if they will not be able to attend. If a member shall be absent from more than 25% of the meetings per year, whether regular or special, such absence shall result in the termination of the membership of the absenting member.

Section 10: Method and Order of Business
All business and matters before the Committee shall be transacted in conformance with the City Council’s established practice.

Attachment 4

Section 11: Action Minutes
Minutes of the Committee shall be prepared in writing by the Secretary and approved by the Committee at the next regular meeting. The approved minutes of the Committee documenting the Committee’s actions shall be forwarded to the City Council following each meeting. The approved minutes of each meeting shall be made available on the City’s website and filed in the official book of minutes of the Committee.

Section 12: Reports and Recommendationsto City Council
Reports or recommendations of the Committee to the City Council, to the extent contemplated by the Committee’s purpose and responsibilities, shall be prepared in writing by the Secretary following every regular meeting and presented to the City Council during a public meeting once the Secretary or designee has prepared a report identifying key facts, options, analysis of the options, fiscal impact, and recommendations, and the report has been reviewed by the City Manager. Reports may also be prepared following a special meeting, at the request of the Committee.

The Chair, or the Chair’s designee, at the direction of a majority of the Committee at a meeting at which a quorum is present, may also make verbalreportsto the City Council on any issue within the Committee’s purview. The verbal report may be agendized as a presentation item by the staff liaison or the Chair or Chair’s designee may make a brief verbal report as part of the general public comment portion of the meeting.

Section 13: Reportsto the Community
The Committee, assisted by staff, shall also report to the community each time it reports to the Council.

ARTICLE IV - REPRESENTATION BEFORE PUBLIC BODIES OTHER THAN THE CITY COUNCIL The Chairperson or designee may make official representations on behalf of the Committee before public bodies other than the City Council at the direction of the Committee and with the affirmative vote of a majority of the City Council.

Nothing in this article shall limit the ability of members of the Committee to speak before the City Council or any other public body as an individual, provided the member states he or she is not representing or speaking on behalf of the Committee.

ARTICLE V – SUB-COMMITTEES
The Committee may establish any standing and/or special sub-committees consistent with State law it deems necessary consistent with, and to fulfill, its stated purpose as established in Article I, Section 2 of these Bylaws.

ARTICLE VI – AMENDMENTS
These Bylaws may be amended upon an affirmative vote by a majority of the City Council.

Attachment 4

CODE OF ETHICS

PREAMBLE
The residents and businesses of Paso Robles are entitled to have fair, ethical, and accountable local government. Such a government requires that:
► Public officials comply with both the letter and spirit of the laws and policies affecting operations of the government;
► Public officials be independent, impartial, and fair in their judgment and actions; ► Public office be used for the public good, not for personal gain; and ► Public deliberations and processes be conducted openly, unless legally confidential, in an atmosphere of respect and civility.

To this end, the Paso Robles City Council has adopted this Code of Ethics to encourage public confidence in the integrity of local government and its operation.

PUBLIC INTEREST
Advisory Body and Commission Members will work for the common good of the people of Paso Robles and not for any private or personal interest, and they will endeavor to treat all persons, claims, and transactions in a fair and equitable manner.

Advisory Body and Commission Members shall comply with the laws of the nation, the State of California, and the City in the performance of their public duties.

CONDUCT
Advisory Body and Commission Members are expected to exercise a duty of care in carrying out their responsibilities, which includes devoting sufficient time to carefully review and fully understand the matters that come before them.

Advisory Body and Commission Members shall act with civility towards all and shall refrain from abusive conduct, personal charges, or verbal attacks upon the character or motives of others.

Advisory Body and Commission Members shall perform their duties in accordance with the processes and rules of order established by the City Council.

Advisory Body and Commission Members shall inform themselves on public issues;listen attentively to public discussions before the body; and focus on the business at hand.

Advisory Body and Commission Members shall base their decisions on the merits and substance of the matter at hand.

Advisory Body and Commission Members shall publicly share substantive information that is relevant to a matter under consideration that they may have received from sources outside of the public decisionmaking process.

Attachment 4

CONFLICT OF INTEREST1
Advisory Body and Commission Members shall not use their official positions to influence government decisions in which they have a financial interest, or where they have an organizational responsibility or personal relationship that would present a conflict of interest under applicable State law.

In accordance with the law, members shall timely file with the City Clerk a Statement of Economic Interests (Form 700) and, if they have a conflict of interest regarding a particular decision, refrain from participating in that decision, unless otherwise permitted by law.2 Advisory Body and Commission
Members shall participate biennially in Ethics Training seminars as required by state law.

Advisory Body and Commission Members shall not take advantage of services or opportunities for personal gain, by virtue of their public office, which are not available to the public in general. They shall refrain from accepting gifts, favors, or promises of future benefits that might compromise their independence of judgment or action or give the appearance of being compromised.

Advisory Body and Commission Members shall respect and preserve the confidentiality of information provided to them concerning the confidential matters of the City. They shall neither disclose confidential information without proper legal authorization, nor use such information to advance their personal, financial, or other private interests.

Advisory Body and Commission Members shall not use public resources (such as City equipment, staff, and facilities) not available to the public for private gain or personal purposes.

No Advisory Body or Commission Member shall appear before the body on which that member serves to advocate on behalf of or to represent the private interests of third parties.

Advisory Body and Commission Members shall represent the official policies and positions of the Advisory Body if authorized by the Advisory Body. When presenting their personal opinions and positions, members shall explicitly state they are doing so in their personal capacity, and not as a representative of the Advisory Body or the City.

Advisory Body and Commission Members shall refrain from using their position to unduly influence the deliberations or decisions of City commissions, boards, or committees.

POLICY ROLE
Advisory Body and Commission Members shall respect and adhere to the Council-Manager structure of Paso Robles City government as provided in State law and the Municipal Code.

Advisory Body and Commission Members shall support the maintenance of a positive and constructive environment for residents, businesses, and City employees.

COMPLIANCE & ENFORCEMENT
Advisory Body and Commission Members themselves are primarily responsible for ensuring they understand and meet the ethical standards set forth herein. 1 State laws governing conflicts of interest are written to ensure that actions are taken in the publicinterest. These laws are complex and fact dependent. Advisory Board Members should notify the City Manager if they have a question about the conflictof-interest rules or should consult with the FairPolitical Practices Commission for guidance in advance.

Attachment 4

From: Jeff Carr
To: City Clerk
Subject: City Council March 3, 2026 Consent Calendar Item 6.

Date: Tuesday, March 3, 2026 11:48:46 AM
[EXTERNAL EMAIL]

6. Second Reading by Title Only, Adoption of Ordinance No. 1166 ReInstating and Amending Chapter 3.21 of the Paso Robles Municipal Code, Visual Art in Public Places and Approval of Revised PRAC Bylaws It is disappointing to see the city staff and council recommending this unnecessary growth in the city government. Public art, and the promotion of public art, in the city is fine. However--does it require a city managed effort and advisory body to make it happen? From a city that can't currently meet its current and core responsibilities? We have a variety of private non-profits in the city--some already doing projects for the city. Studios in the Park for instance already claims to be promoting public art in the city as part of their "mission to advance the arts in our community". https://studiosonthepark.org/support-us/#dollars-at-work They or some other non-profit should be able to take on the role of recommending public art for the city without forming a formal government advisory body.

Since the last mural "Enjoy PASO", the outdoor artwork at 1215 Spring Street, I've inquired a number of times about helping to finance an outdoor mural. But when I've asked if there are any areas identified where a mural was wanted, I've been told there is no such effort. Most recently, a walkway spot between Pine St and Railroad St (near Studios in the Park) was suggested. That didn't seem a good spot because few would see it, and I did not feel there was an appropriate field of view in the narrow walkway.

But still--no list of other suggestions. This makes me really question whether outdoor public art is in demand in the city. Or if it is--maybe Studios in the Park just isn't getting the message.

Of course--if the city pledges financing from the TOT or the General Fund and activates this government art advisory body, I have no doubt public art will appear.

But--I still feel that a private non-profit would be a better group to advise, recommend, or manage a public art effort vs. starting a city advisory body. Perhaps they just need more encouragement.

The City of Paso Robles now, can't fulfill its existing responsibilities to maintain infrastructure (especially streets) or keep up to date with policy documents and plans.

The city should focus on the jobs at hand instead of over extending themselves out into other areas like this. If the city ultimately chooses to help finance a specific public art project upon such recommendations from the private body--that decision is up to the council. But please don't burden the effort with the unnecessary cost of government.

Carr, Jeff
P6 - Public Comment

Jeff Carr--Paso Robles, CA
Carr, Jeff
P6 - Public Comment

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
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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.

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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
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NOVEMBER 17, 2025
420 Creston Road
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STUDIO ARCHITECTS Paso Robles, CA
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Exhibit C

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ALONG CRESTON ROAD SHALL

HAVE A PEDESTRIAN ORIENTED

ADJACENT PARCEL

NOT A PART
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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
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/ (E) OAK TREES #1-3TO BE I
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OVERALL SITE PLAN
(E) OAK TREE # 10 TO BE REMOVED
NORTH
0 12.5 25 50

EXISTING WOODED AREA TO
REMAIN
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STUDIO ARCHITECTS Paso Robles, CA
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-- -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
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STUDIO ARCHITECTS
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420 Creston Road
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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
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STUDIO ARCHITECTS Paso Robles, CA
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Exhibit C

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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
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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
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" 8'-8" 14'-4
"
0 0 0 0

BATH BATH
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46'
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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
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SEPTEMBER 29, 2025
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1"=10'@11xl7
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STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
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1"= 10'-0"@llxl7
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A3.1a
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I

TRIANGULAR

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Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
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1"= 10'-0"@llxl7
,_
A3.1b
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23' 23'
11'-5" 11'-7' 11'-7' 11'-5"
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------- COLUMNS AT ENTRY
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23' 23'
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SEPTEMBER 29, 2025
420 Creston Road
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1"=10'@11xl7
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STUDIO ARCHITECTS Paso Robles, CA
A4.0
10 Exhibit C

BRICK/STONE VENEER
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DECORATIVE TRIM & 2"

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STUDIO ARCHITECTS
420 Creston Road
Paso Robles, CA
�-
SEPTEMBER 29, 2025 -
l"-10'-0'@ llx17
,_,
A4.1a
Exhibit C

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�-
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

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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 ==
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CITY OF PASO ROBLES
ELECTRIC; PG&E
TELEPHONE: AT&T
CABLE TV; SPECTRUM
GAS: SOUTHERN CAL GAS
EASEMENT NOTE:
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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

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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