Agenda packet — Paso Robles City Council, March 17, 2026 (part 5 of 6)

EXHIBIT A-2
driveway(s), including the westerly driveway located closest to Buena Vista Drive, shall be restricted to right-in and right-out 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/Developer 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, 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.

B.12 Existing Driveway Reconfiguration (Dallons Drive)
The Applicant/Developer shall reconfigure the existing driveway along Dallons Drive, as identified on the approved Site Plan exhibits, to address on-site circulation deficiencies identified in the CCTC review, including conflicts between standard passenger vehicle movements, applicable design vehicles/trucks, and vehicles queuing to exit the site. The driveway reconfiguration shall improve internal circulation, queuing, and turning movements to the satisfaction of the City Engineer.

Prior to issuance of any grading or building permits, the Applicant/Developer shall submit detailed plans demonstrating adequate passenger vehicle and truck turning movements, queuing, and sight distance for the reconfigured driveway for review and approval by the City Engineer. All improvements shall be designed and constructed in accordance with City Standard Plans and Specifications and shall be completed prior to final inspection or occupancy, as determined by the City Engineer.

B-13 Half-Width Resurfacing of Dallons Drive
The Applicant/Developer shall resurface one-half (½) of the paved roadway width of Dallons Drive along the project frontage to address pavement impacts resulting from project construction activities, including utility trenching, excavation, and heavy construction traffic. The limits of resurfacing shall extend the full length of the project frontage and any additional areas damaged or disturbed by construction, as determined by the City Engineer.

Resurfacing improvements shall be designed and constructed in accordance with City Standard Plans and Specifications and shall include all necessary pavement removal, grinding, leveling course, asphalt concrete paving, and striping and signage, as applicable. Prior to issuance of grading or building permits, the Applicant/Developer shall submit a pavement restoration and resurfacing plan for review and approval by the City Engineer. All resurfacing work shall be completed to the satisfaction of the City Engineer prior to final inspection or occupancy, unless otherwise approved by the City.

B-14 Street Lighting Improvements – Dallons Drive
The Applicant/Developer shall design and install new street lighting improvements along south side of Dallons Drive within the project frontage, to the satisfaction of the City Engineer. Streetlights shall be designed and installed in accordance with City Standard

Page 569 of 772 ends

EXHIBIT A-2
Plans and Specifications, applicable lighting standards, and utility provider requirements.

Prior to issuance of grading or building permits, the Applicant/Developer shall submit street lighting plans, photometric analysis (if required), and related calculations for review and approval by the City Engineer.

Streetlights, conduit, and related wiring shall be dedicated to, owned, and operated by the utility company or other agency subject to the review and approval by the City Engineer.

B-13 Sidewalk, Curb, and Gutter Improvements
The Applicant/Developer shall complete the missing sidewalk segment at the easterly end of the project frontage to fully close the existing sidewalk gap, in a manner satisfactory to the City Engineer. In addition, the Applicant/Developer shall remove and replace any existing sidewalk, curb, and gutter along the project frontage that is damaged, cracked, displaced, or otherwise impacted by project construction, as determined by the City Engineer.

All sidewalk, curb, and gutter improvements shall be designed and constructed in conformance with applicable City standard plans and specifications. The timing and limits of required removal and replacement shall be coordinated with the City Public Works Inspector and shall occur at the completion of building construction or at another time approved by the City Engineer.

B-14 Parkway Landscape Refurbishment
The Applicant/Developer shall include detailed landscape plans for the refurbishment of all public parkways along the project frontage(s) as part of the consolidated Site Improvement Plans. The landscape plans shall depict, as applicable, removal and replacement of damaged or deteriorated landscaping, irrigation systems, street trees, groundcover, and related appurtenances within the public right-of-way. The Site Improvement Plans, including the parkway landscape plans, shall be submitted to the City for review and approval by the City Engineer and the Community Development Director prior to issuance of any grading, encroachment, or building permits.

Page 570 of 772 ends

EXHIBIT A-2
C. EASEMENTS, DEDICATIONS & CERTIFCATE OF COMPLIANCE
C.1 Certificate of Compliance for Lot Line Adjustment or Lot Merger The applicant shall submit a Certificate of Compliance for lot mergers or lot line adjustments necessary to relocate property lines outside of proposed building envelopes. The configuration and location of proposed lot lines shall be subject to review and approval by the City Engineer to ensure consistency with approved development plans. The Certificate of Compliance must be recorded in the Office of the County Recorder prior to issuance of any building permit.

C.2 Reciprocal Access and Parking Easement
As a condition of approval of the Lot Line Adjustment, the Applicant shall prepare and record a reciprocal access and parking easement across all adjusted lots. The easement shall provide for shared vehicular and pedestrian access, circulation, and parking between the affected parcels, and shall be in a form and substance satisfactory to the City Engineer and City Attorney.

The easement document shall run with the land, bind all current and future owners of the adjusted parcels, and ensure continued reciprocal access and parking rights consistent with the approved site plan. Evidence of recordation shall be provided to the City prior to Certificate of Compliance approval and recordation.

C.3 Easement Dedications
The applicant must 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, prior to issuance of any building permit.

Required easements shall include, but are not limited to:
a) 10-foot Public Utility Easement (PUE) along Dallons Drive b) Proposed cul-de-sac off of Dallons Drive
c) Drainage
d) Access / Reciprocal Access
e) Public Access and utility Easement along southerly property line from Dallons Dr
f) 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.

C.4 Existing Easements within Proposed Building Footprint Prior to issuance of any building permit, the Applicant shall verify the location of all existing utility services within the limits of the planned construction. Any private utility services located within the footprint of a proposed structure shall be relocated outside of the building envelope to the satisfaction of the City. Verification and any required relocations shall be completed prior to issuance of the building permit and shall be at the Applicant’s sole cost.

Page 571 of 772 ends

EXHIBIT A-2
C.5 Public Access and Utility Easement Dedication
As shown on the project exhibit, the Applicant/Developer shall dedicate a 50-foot-wide easement, for public access and utilities along the southerly property line, extending from Dallons Drive westerly approximately 300 feet, along the adjacent properties for future 2nd access for properties along Experimental Station Road.

1. The easement shall be dedicated for public use but shall not be maintained by the City, unless otherwise approved by the City Council. Maintenance responsibilities shall remain with the Applicant/Developer or subsequent property owner until the completion and acceptance of public improvements by City Council of the future public road extension.

2. The easement dedication shall be recorded in a form acceptable to the City Engineer and Community Development Director prior to issuance of the first building permit. The final location, width, alignment, and permitted uses within the easement shall be consistent with the approved entitlement and subject to City review and approval.

Page 572 of 772 ends

EXHIBIT A-2
D. PUBLIC IMPROVEMENTS, UTILITIES & LANDSCAPING
D.1 All required public improvements—including streets, utilities, and drainage—shall be constructed before final occupancy or secured subject to the City’s satisfaction.

D.2 All utilities shall be installed underground unless otherwise approved by the City Engineer.

D.3 The Applicant shall design and construct planting and irrigation within the City rightof-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.

D.4 Right-of-Way Landscape Maintenance Agreement
The Applicant/Developer 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.

D.4 Sight Distance At Existing and Planned Driveways
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).

D.5 On-Site Pedestrian Circulation
The Applicant/Developer shall design and construct continuous, safe, and ADAcompliant 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.

D.6 Existing Parkway Improvements
The Applicant/Developer shall refurbish the existing parkway areas along the project frontage in accordance with approved landscape and improvement plans, including

Page 573 of 772 ends

EXHIBIT A-2
repair or replacement of landscaping, irrigation, and hardscape elements, to the satisfaction of the City Engineer and Community Development Director. All work shall be completed prior to issuance of a Certificate of Occupancy unless otherwise approved by the City.

Page 574 of 772 ends

EXHIBIT A-2
E. GRADING, GEOLOGY & EARTHWORK
E.1 Grading Plans, Geotechnical Compliance, and Certifications No grading activities shall commence until issuance of a grading permit. The Applicant/Developer 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 sitespecific 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, over-excavation 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.

E.2 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 and geotechnical consultant shall be submitted to the City Engineer for review and approval.
d. Final Compaction Report (Pre-Building Permit Requirement) A final compaction report, prepared by the project geotechnical consultant, shall be submitted to the City Engineer for review and approval prior to issuance of building permits.

Page 575 of 772 ends

EXHIBIT A-2
E.2 Fine and Final Grading Plans and Certifications
No construction of site improvements or building permits shall be issued until the Applicant/Developer 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/Developer’s engineer and geotechnical consultant, shall be submitted to and approved by the City Engineer prior to issuance of Certificates of Occupancy.

E.3 General Construction Activities Stormwater Permit
The Applicant/Developer shall obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the Applicant/Developer 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/Developer 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.

E.4 Tree Protection
Prior to issuance of grading, improvement and building permits, the Applicant/Developer shall implement all tree protection requirements identified in the Arborist Report dated March 9, 2025, prepared by a certified arborist, for all trees designated for preservation.

The Applicant/Developer 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.

E.5 Grading Permissions
Prior to issuance of any grading permit:
a. The Applicant must obtain a notarized Letter of Permission for grading over all existing easements, prior to grading permit issuance.
b. The Applicant must obtain a notarized Letter of Permission for grading outside of the property lines/tract boundary from the adjacent property owner(s).

Page 576 of 772 ends

EXHIBIT A-2
F. DRAINAGE & STORMWATER CONTROL REQUIREMENTS
F.1 Drainage Design and Reports
Drainage facilities shall be designed and constructed in substantial conformance with the approved Preliminary Drainage Report and any subsequent final hydrology, hydraulic, and stormwater quality reports approved by the City Engineer. 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 terms of a detailed narrative description, with a description of the projects’ approach to routing these flows. The final Drainage Report shall describe the design approach used in designing for post Allegretta Village Expansion stormwater pass-through flows. The preliminary report demonstrated conservative assumptions that will result in some improvement of the upstream system flows. The report shall roughly quantify the benefit. The intent is to demonstrate and state that Allegretta Village Expansion is not worsening but improving pass-through flows.

F.2 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 approved drainage analysis.

All on-site runoff shall be retained and/or released at pre-development flow rates. No adverse off-site drainage impacts shall occur unless specifically identified and mitigated through measures approved by the City Engineer.

In addition to complying with the requirement to match pre-development Q100 peak stormwater discharge rates, the Applicant/Developer shall design and construct the proposed stormwater management facilities such that the Northeast (NE) drainage basin also matches pre-development stormwater runoff volume for the 100-year design storm event.

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.

Stormwater detention, retention, or infiltration facilities shall be sized and configured to ensure that post-development runoff from the NE basin does not exceed predevelopment peak flow rates or total runoff volume for the applicable design storm.

F.3 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.

Page 577 of 772 ends

EXHIBIT A-2
F.4 Discharge to City Streets
Condition omitted by City Engineer
F.5 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. Drainage facilities shall be designed and constructed in substantial conformance with the approved Preliminary Stormwater Control Plan for Allegretto Village Expansion dated November 2025 The Applicant/Developer shall prepare a Stormwater Control Plan (SWCP) that meets Post-Construction requirements per
https://www.waterboards.ca.gov/centralcoast/water_issues/programs/stormwater/docs/li d/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.

F.6 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.

F.7 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, 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 long-term operation and maintenance.

Page 578 of 772 ends

EXHIBIT A-2
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.

Page 579 of 772 ends

EXHIBIT A-2
G.1 Consolidated On-Site Improvement Plans
Prior to issuance of any grading permit, encroachment permit, or building permit, the Applicant/Developer 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 offsite/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.

Page 580 of 772 ends

EXHIBIT A-2
H. TRANSPORTION
H-1 Transportation Impact Fee Payment
The Applicant/Developer shall pay all applicable City of Paso Robles Transportation Impact Fees in accordance with the Paso Robles Municipal Code (prior to building certificate of occupancy), the adopted Development Impact Fee Schedule, and any applicable updates or amendments in effect at the time of permit issuance. Fees shall be calculated based on the project’s land use, intensity, and anticipated impact on the City’s transportation infrastructure, as determined by the City Engineer. Payment of these fees is required to mitigate the project’s proportional impact on the City’s roadway network and ensure compliance with the City’s transportation improvement plans.

H.2 Transportation Demand Management Plan (TDMP)
Prior to issuance of building permits, or as otherwise determined by the City Engineer, the Applicant/Developer shall prepare, submit for City review and approval, and implement a Transportation Demand Management Plan (TDMP) to reduce vehicle trips and manage transportation demand associated with the project.

The TDMP shall be consistent with the approved Transportation Analysis and shall include measures appropriate to the project’s operations, which may include but are not limited to: employee transportation programs, carpool and rideshare incentives, shuttle or shared transportation services, transit information and incentives, bicycle and pedestrian accommodations, parking management strategies, and transportation information provided to guests, employees, and event attendees.

For events exceeding thresholds identified in the approved Transportation Analysis (e.g., large conference or special events), the TDMP shall include event-specific transportation management measures addressing traffic circulation, parking, shuttle operations, signage, communications, and incident management. The approved TDMP shall be implemented and maintained for the life of the project, unless modified with approval of the City Engineer.

Page 581 of 772 ends

EXHIBIT A-2
I. On-Site Private Sewer Improvements
I-1. On-Site Sanitary Sewer System Design Standards
The Applicant/Developer shall design, construct, and maintain the proposed 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.

I-2 Private On-Site Sanitary Sewer System Responsibility Unless otherwise expressly approved in writing by the City Engineer and Utilities Director, the sanitary sewer system serving the project shall be a private, on-site sanitary sewer system. All on-site sewer mains, laterals, cleanouts, manholes, and appurtenances shall remain in private ownership and shall not be dedicated to or accepted by the City, notwithstanding that such facilities shall be designed and constructed to standards equivalent to public sanitary sewer facilities. Approval of private sewer facilities shall not obligate the City to accept ownership, operation, or maintenance of any portion of the on-site sanitary sewer system now or in the future.

I-3 Operations and Maintenance Program
The Applicant/Developer, 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.

The Owner shall prepare and submit an On-Site Sanitary Sewer System Operations and Maintenance (O&M) Manual for review and approval by the City Engineer. The O&M Manual shall be consistent with applicable State Sanitary Sewer Overflow (SSO) requirements and the Statewide General Waste Discharge Requirements for Sanitary Sewer Systems, and shall clearly define inspection procedures, routine and corrective maintenance activities, emergency response protocols, reporting requirements, and the party responsible for ongoing operation of the on-site sewer system.

The approved O&M Manual shall be implemented for the life of the project and, if required by the City Engineer, shall be recorded against the property in a form acceptable to the City..I-4 Improvement Plans and City Review Prior to issuance of grading permits or building permits, the Applicant/Developer 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.

I-5 Spill Prevention and Response Plan
Prior to final plan approval, the Applicant/Developer 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:

Page 582 of 772 ends

EXHIBIT A-2
 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.
 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.

I-6 Stormwater Protection and Cross-Contamination Prevention The Applicant/Developer 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.

I-7 Compliance with Statewide General Waste Discharge Requirements (WDRs) The Applicant/Developer 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.

I.8 Private Sewer Protection / Permeable Pavement Restriction The Applicant/Developer shall ensure protection of the existing and proposed private on-site sanitary sewer system. Permeable pavement, permeable pavers, infiltration trenches, dry wells, or other stormwater infiltration facilities shall not be installed within twenty-five (25) feet, measured horizontally, of any existing or proposed on-site sanitary sewer main or lateral.

Any permeable pavement or infiltration features shown within this setback on approved plans shall be removed or redesigned to eliminate infiltration within the restricted area, to the satisfaction of the City Engineer, prior to approval of final improvement plans or issuance of grading or building permits, as applicable.

I-9Wastewater Connection Fees
Prior to issuance of any building permit for the proposed project expansion, the Applicant/Developer shall pay all applicable sewer capacity, connection, and related wastewater system fees required by the City. Fees previously paid for the existing development or prior use of the site shall not be credited toward, nor satisfy, this requirement, as the proposed expansion constitutes an increase in use and wastewater flow. All fees shall be paid in full to the satisfaction of the City Engineer and the Utilities Director prior to building permit issuance.

Page 583 of 772 ends

EXHIBIT A-2
J. PUBLIC IMPROVEMENTS CONSTRUCTION & ACCEPTANCE
J.1 Pre-Construction Coordination, Traffic Control, and Submittals Prior to the commencement of any work within or affecting the public right-of-way, the Applicant/Developer 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/Developer’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.

J.2 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/Developer 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/Developer shall be responsible for correcting any defective work or materials identified by the City.

Page 584 of 772 ends

EXHIBIT A-2
K. Water System Improvements
K.1 Water System Capacity & Hydraulic Analysis
The City’s water system is capable of providing up to 2,500 gallons per minute of fire flow to the project area plus the projected maximum day demand flow (MDD) of 111 gpm provided by the Applicant’s Engineer (2,611 gpm total). If the Project’s total water demand (combined fire flow plus MDD) is determined to exceed the available capacity of the City’s water system,
prior to issuance of any building permit, or at an earlier time as determined by the City Engineer and Utilities Department, the Applicant/Developer shall fund a project-specific water system hydraulic analysis prepared by the City’s hydraulic modeling consultant.

The hydraulic analysis shall evaluate the ability of the existing and/or proposed water system to adequately serve the project’s domestic and fire flow demands under ultimate buildout conditions.

If the hydraulic analysis indicates the water system is unable to serve the project’s total water demand, the Applicant/Developer shall be responsible for designing, permitting, constructing, and/or implementing all necessary improvements or project modifications, subject to City review and approval, to ensure adequate water supply and fire protection. Such measures may include, but are not limited to:
a. Off-site public water system improvements.
b. On-site or private improvements, including private fire pumps, booster systems, or on-site water storage.
c. Project design modifications, phasing adjustments, or reductions in demand.

All required improvements or mitigation measures shall be completed, or financial security provided if allowed by the City, prior to issuance of building permits or certificates of occupancy, as determined by the City Engineer and Utilities Department.

Approval of this project does not constitute a determination that adequate water system capacity exists absent compliance with this condition.

K-2 Private On-Site Water Facilities
Unless otherwise expressly approved in writing by the City Engineer and Utilities Director, all potable water, fire service, irrigation, and reclaimed water facilities located on-site and serving the project—including water mains, fire lines, services, any non-City meters, backflow devices, valves, vaults, and appurtenances—shall be private facilities.

Such facilities shall remain in private ownership and shall not be dedicated to or accepted by the City, notwithstanding that they shall be designed, constructed, tested, and operated in accordance with City standards, California Division of Drinking Water requirements, and applicable State and local regulations. Approval of private on-site water facilities shall not obligate the City to accept ownership, operation, or maintenance of any portion of the on-site water system now or in the future.

Page 585 of 772 ends

EXHIBIT A-2
K.3 Water Service Connections
All water service connections, including City water meters, 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. Water service and fire service to all parcels shall be via direct connection to City water mains and shall not cross parcels. Separate, individually metered, and appropriately sized water services shall be provided for each building or tenant, unless otherwise approved by the Utilities Department. The applicant shall evaluate existing water service connections to City mains, meters, and any manifolded service configurations serving the site, and shall modify, upsize, replace, or install additional service connections, meters, and backflow devices as required by the Utilities Department, to meet the demands of the proposed development.

K.4 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/Developer.

K.5 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.

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.

All water facilities 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.

K.6 Easements and Rights-of-Way
The Applicant/Developer 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.

K.7 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.

Page 586 of 772 ends

EXHIBIT A-2
K.8 Reclaimed Water Service for Landscape Irrigation
If reclaimed water service is available at the time of development, the Applicant / Developer shall provide reclaimed (recycled) water service for on-site landscape irrigation, where reclaimed water is available or planned to be available, to the satisfaction of the City Engineer and Utilities Department. Reclaimed water facilities shall be designed and constructed in accordance with City standards and applicable State regulations, including dual-plumbing requirements, identification standards, and cross-connection control provisions.

If reclaimed water service is not available at the time of development, the project shall be designed to allow for future conversion to reclaimed water, as determined by the Utilities Department.

K.9 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 at the Applicant/Developer’s expense, in accordance with City standards.

Timing: Prior to final inspection or as directed by the City Engineer.

K.10 Fire Flow and Hydrant Requirements
The Applicant/Developer shall demonstrate, through approved analysis, that the project meets all applicable fire flow and fire protection requirements. Fire hydrants shall be installed or modified as required in conformance with City and Fire Department standards.

Timing: Prior to approval of improvement plans.

K.11 Testing, Disinfection, and Activation
All newly installed potable and recycled water facilities shall be pressure tested, flushed, and disinfected in accordance with City standards and applicable AWWA requirements prior to being placed into service. Final approval and activation of the water facilities shall be subject to acceptance by the City Engineer and Utilities Director, and shall be completed prior to issuance of a Certificate of Occupancy for any building, tenant, or use that will receive potable or recycled water service from the installed facilities.

K.12 Well Protection and Setback Compliance
The Applicant/Developer shall demonstrate compliance with all applicable potable water well protection requirements and minimum well setback distances for the existing City Well along Buena Vista Drive and property frontage. Prior to issuance of any building permit, the Applicant/Developer shall submit documentation to the City, and revise the project plans as necessary, to clearly provide applicable setback distances, and all potential sources of contamination. No structures, utilities, drainage facilities, stormwater infiltration systems, or other improvements shall be constructed within the required well protection setback areas unless expressly approved by the City Engineer

Page 587 of 772 ends

EXHIBIT A-2
and the Utilities Department and applicable regulatory agency. All documentation, plan revisions, and supporting materials shall be subject to review and approval by the City Engineer.

K-13 Surface Restoration / Easements
The Owner shall be solely responsible for the restoration, repair, and replacement of any private or enhanced surface improvements impacted by City maintenance activities, related to public waterlines and sewers, including emergency access activities. This responsibility includes, but is not limited to, decorative paving, special concrete treatments, colored or stamped concrete, pavers, hardscape features, non-standard curb, gutter, and sidewalk, and surface drainage improvements that exceed standard City construction requirements. The City’s obligation shall be limited to restoration in accordance with applicable City standards, and any restoration beyond those standards shall be completed at the Owner’s sole cost and to the satisfaction of the City Engineer.

All easements granted to the City as part of the Project shall expressly include this provision, and shall acknowledge that the City is not responsible for restoration of improvements beyond standard City facilities within such easements.

Page 588 of 772 ends

EXHIBIT A-2
M. Solid Waste
M.1 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 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.

M.1 On-Site Trash Enclosures
The Applicant/Developer shall design the trash enclosures, and the quantity and locations of each trash enclosure to the satisfaction of the Solid Waste & Recycling Manager. To estimate the project’s solid waste generation, the 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.

M.2 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 shall be maintained for the life of the project.

M.3 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.

M.4 CITY RECYCLING AND ORGANIC WASTE
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.

Page 589 of 772 ends

EXHIBIT A-2
N. FEMA Requirements
N.1 FEMA Flood Zone Compliance
Based on the information available at the time of approval, the project site is not located within a flood hazard area as designated by the Federal Emergency Management Agency (FEMA).

If, at any time during final design, permitting, or construction, any portion of the project is determined to be located within a FEMA-designated flood hazard area, the Applicant/Developer shall demonstrate full compliance with all applicable FEMA requirements, including but not limited to floodplain management standards, elevation requirements, flood-proofing criteria, and any required Letters of Map Revision (LOMR) or Conditional Letters of Map Revision (CLOMR), as applicable, to the satisfaction of the City Engineer and in compliance with the City’s adopted floodplain management regulations.

Page 590 of 772 ends

EXHIBIT A-3

GENERAL PERMITS & PLAN REQUIREMENTS

1. Separate Underground Fire Line, Fire Sprinkler, and Fire Alarm permits are required through PRFES, unless otherwise determined during inspection.

2. Civil plans for underground fire lines are for reference only and shall be clearly marked as such on each civil page.
 A PRFES Underground Fire Line Permit, reviewed by the Fire Protection Engineer, serves as the primary construction document.

3. Combustible Materials During Construction CFC §3313.2  When combustible materials are delivered to the site, a minimum fire flow of 500 GPM shall be available from a hydrant within 500 feet (measured along an approved access route).

ADDRESSING & IDENTIFICATION

4. Address size, location, and color contrast require PRFD approval.  Minimum 6-inch high numerals with contrasting color.

5. PRMC 17.04.030 / CFC §505.1.1 – Address Identification  Where five or more units are served by an alley or interior driveway, an approved directory/annunciator board shall be provided at each entrance.  Property owner, HOA, or responsible party shall maintain the directory.  This may be triggered by the villas identified as group #17 on the conceptual drawing.

FIRE DEPARTMENT CONNECTIONS (FDC’s)

6. CFC §903.3.7 / PRMC 17.04.030
 FDC’s shall be located on the addressed side of the building (buildings 5000sqft and above) and within 150 feet of a fire hydrant.  Final location subject to Fire Marshal approval during underground and sprinkler plan review.

7. CFC §912.4
 Maintain a minimum 3-foot clear space around all FDCs.

FIRE SERVICE MAINS & HYDRANTS

8. NFPA 24 §6.6.1.3, as adopted by CFC §903.3.1.1 – Sectional Valving  Sectional control valves shall be located so that no more than five fire appurtenances are affected by shut-down of any single portion of the fire service main. Each fire hydrant, fire sprinkler system riser and standpipe riser shall be considered a separate fire appurtenance. Sectional Control valves

Page 591 of 772 ends

EXHIBIT A-3
shall be the above ground Post Indicator valve, not sub-grade valves. These vales shall be labeled to what areas they control.

9. Hydrant spacing
 Maximum 400 feet, staggered where required.
 From the conceptual drawing, it appears that at least two on-site hydrants will either need to be relocated, or the distancing to the buildings serviced recalculated to ensure that CFC 503.1.1 is adhered to for the 150’ hose pulls to 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.
 This project will require an additional hydrant added to Dallons Drive, as they are currently spaced at over 1200’ and 1700’ respectively. Maximum distance is 400’ spaced alternating sides of street on surface streets serving lots, keeping a 50’ minimum hydrant clearance from roundabout entrances and exits. Due to the nature of this development and the college across the street, each with private hydrants on site, a variance can be given to add a single hydrant on Dallons at the entrance of the project between buildings #5 & #7.

10.Fire flow verification
 Fire flow and hydrant spacing shall meet Appendix B Table B105.1(2) and Appendix C Table C102.1, where applicable. This project may require a fire pump to achieve the appropriate pressure and flow to all storied of the buildings. This will be determined by confirming pressures and flows at the site.

11.CFC Appendix D §D103.1 – Hydrant Access Width
 Where a hydrant is located on a fire apparatus access road, provide 26 feet minimum unobstructed width, exclusive of shoulders.
 Applies 20 feet in each linear direction from the hydrant.  Plans shall clearly identify hydrant locations and compliant road widths.  From the conceptual drawing, it appears that at least two on-site hydrants will either need to be relocated, or the distancing to the buildings serviced recalculated to ensure that CFC 503.1.1 is adhered to for the 150’ hose pulls to 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.

FIRE APPARATUS ACCESS ROADS

12.CFC §503.1.1 - Approved fire apparatus access roads shall extend to within 150 feet 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.

Page 592 of 772 ends

EXHIBIT A-3

13.CFC §501.4 - Fire apparatus access roads and water supply shall be installed and serviceable prior to and during construction unless approved alternatives are provided.

14.CFC Appendix D D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with CFC Appendix D Table D103.4. This may pertain to the entrance for buildings #12, 16, & 17.

15.CFC Appendix D §D102.1 - Access Roads shall have an all-weather surface supporting fire apparatus up to 75,000 lbs. with approved asphalt, concrete, or equivalent surface.

16.Provide detail confirming that the Fire Truck Turning Radii from Drawing M-6 of Paso Robles Standard Details and Specifications is met on turns.

17.CFC §503.2.1 & 503.4 - Minimum 20-foot unobstructed width and 13′-6″ vertical clearance.

18.CFC §D105.3 & CFC §D104.1 – For buildings with eaves exceeding 30 feet, three stories, or 124,000 feet (exception):
 Access roads shall be a minimum 26 feet wide, with 13’-6” vertical clearance.  One or more of the required access routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the building and shall be positioned parallel to one entire side of the building.  The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the Fire Marshal. This may pertain to building #16 based on the conceptual drawing.
 Shall provide at least two means of fire apparatus access.

FIRE LANES & SIGNAGE

19.CFC Chapter 5 & Appendix D §D103.6 - Fire lanes shall be painted and signed where required.

20.CFC §503.3 & California Vehicle Code §21458 - “NO PARKING – FIRE LANE” signage and curb markings required where minimum access widths cannot otherwise be maintained.

GATE REQUIREMENTS

21.CFC Appendix D §D103.5 and Section §503.6 are the reference to gates, and emergency gate access. If gates are to be proposed, Gate Access to meet requirements of CFC Appendix D 103.5 Fire apparatus access road gates.

Gates securing the fire apparatus access roads shall comply with all of the following criteria:

Page 593 of 772 ends

EXHIBIT A-3

1. Where a single gate is provided, the gate width shall be not less than 20'.

Where a fire apparatus road consists of a divided roadway, the gate width shall be not less than 12'.

2. Gates shall be of the horizontal swing, horizontal slide, vertical lift or vertical pivot type.

3. Construction of gates shall be of materials that allow manual operation by one person.

4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective.

5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official.

6. Methods of locking shall be submitted for approval by the Fire Marshal.

7. Electric gate operators, where provided, shall be listed in accordance with UL 325.

8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirement of ASTM F2200.

LIFE SAFETY & SYSTEM REQUIREMENTS (PROJECT-DEPENDENT)

22.CFC §905.3.1 - Standpipes
 Class I standpipes required in exit stairways for buildings ≥ 3 stories.

23.Fire Alarm Systems (CFC §907)
 Buildings with > 11 units require monitored fire alarm with occupant notification.

OTHER FIRE PROTECTION REQUIREMENTS

24.CFC §506.1 - Knox Box access is required on the addressed/front side of the structure.

25.CFC §906 - Fire extinguisher locations shall be verified and approved by PRFES prior to installation.

26.CFC §304.3.3 - Trash Enclosures
 Maintain 10-foot minimum clearance from structures unless sprinkler protected.

27.Final Fire Inspection is required prior to occupancy.

28.Comments and information provided to assist in understanding the codes but is not meant to be all-inclusive of requirements. Additional requirements will be reviewed when applying for building permits, as project specifics may change.

Page 594 of 772 ends

Exhibit B
DRAFT

CITY OF EL PASO DE ROBLES

STANDARD DEVELOPMENT CONDITIONS
Conditional Use Permit Development Plan Review
GPA/Rezone/Borkey SP Amend Tentative Tract Map
Approval Body: City Council Date of Approval:

Applicant: Ayres Paso, ltd

Location: Buena Vista Rd.

APN:

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 , 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 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

Page 595 of 772 ends

Exhibit B
obligation to defend any legal actions challenging the City’s actions with respect to the project.

4. Any site-specific condition imposed by the Review Authority in approving this project ( ) may be modified or eliminated, or new conditions
may be added, provided that the Review Authority shall first conduct a public hearing in the same manner as required for the approval of this project. No such modification shall be made unless the Review Authority finds that such modification is necessary to protect the public interest and/or neighboring properties, or, in the case of deletion of an existing condition, that such action is necessary to permit reasonable operation and use for this approval.

5. The site shall be kept in a neat manner at all times and the landscaping shall be continuously maintained in a healthy and thriving condition.

6. All signs shall be subject to review and approval as required by 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.

Page 596 of 772 ends

Exhibit B
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. 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.

14. 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.

15. It is the property owner's responsibility to ensure that all construction of private property improvements occur on private property. It is the owner's responsibility to identify the property lines and ensure compliance by the owner's agents.

16. Any existing oak trees located on the project site shall be protected and preserved 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.

17. No storage of trash cans or recycling bins shall be permitted within the public rightof-way.

18. Prior to recordation of the map or prior to occupancy of a project, all conditions of approval shall be completed to the satisfaction of the City Engineer and Community Developer Director or their designee.

19. Two sets of the revised Planning Commission approved plans incorporating all Conditions of Approval, standard and site specific, shall be submitted to the Community Development Department prior to the issuance of building permits.

20. Prior to the issuance of building permits, the
Development Review Committee shall approve the following:

Planning Division Staff shall approve the following:

Page 597 of 772 ends

Exhibit B
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 (or Parcel Map) ________ 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:

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.

Page 598 of 772 ends

Exhibit B

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 consistent with the project conditions of approval.

4. The project shall conform to the City’s Storm Water Discharge Ordinance.

5. A Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.

6. 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.

7. The applicant shall submit a composite utility plan signed as approved by a representative of each public utility.

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 City’s Standards and Specifications.

2. 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.

3. 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 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

Page 599 of 772 ends

Exhibit B
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.

Buena Vista Dr
Dallons Dr

4. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act.

Bonds required and the amount shall be as follows:

Performance Bond...............100% of improvement costs.

Labor and Materials Bond........50% of performance bond.

5. If the existing City street adjacent to the frontage of the project is inadequate for the traffic generated by the project, or will be severely damaged by the construction, the applicant shall excavate the entire structural section and replace it with a standard half-width street plus a 12' wide travel lane and 8' wide graded shoulder adequate to provide for two-way traffic.

6. If the existing pavement and structural section of the City street adjacent to the frontage of the project is adequate, the applicant shall provide a new structural section from the proposed curb to the edge of pavement and shall overlay the existing paving to centerline for a smooth transition.

7. Due to the number of utility trenches required for this project, the City Council adopted Pavement Management Program requires a pavement overlay on _________________ along the frontage of the project.

8. The applicant shall install all utilities. Street lights shall be installed at locations as required by the City Engineer. All 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 City Engineer:

Page 600 of 772 ends

Exhibit B
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 (to be completed by Fire Marshall)

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).

Applicant shall provide documentation to PRFES that required fire flows can be

Page 601 of 772 ends

Exhibit B
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 property shall be responsible for maintaining the directory.

Page 602 of 772 ends

Exhibit B

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.

Page 603 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
COVER SHEET A0 AYRES ALLEGRETTO VINEYARD RESORT
PROPOSED EXPANSION2700 BEUNA VISTA DRIVE, PASO ROBLES, CA 93446ARCHITECTURAL CONCEPT DRAWINGSJUNE 12, 2025 APPLICANTAYRES PASO ROBLES LP2700 BUENA VISTA DRIVEPASO ROBLES, CA 93446ATTN. DOUGLAS AYRESARCHITECTACS ARCHITECTURAL CONSTRUCTION SERVICES, INC.567 SAN NICOLAS PLACE, SUITE 340NEWPORT BEACH, CA 92660ATTN. DAVID RHODES, AIASHEET INDEXA0 COVER SHEETA1 SITE PLANA2 AERIAL SITEA3 CONFERENCE ELEVATIONSA4 RESTAURANT ELEVATIONSA5 SPA HOTEL ELEVATIONSA6 SPA HOTEL ELEVATIONSA7 ALLEGRETTA HOTEL ELEVATIONSA8 PIAZZA ELEVATIONSA9 ABBEY ELEVATIONSA10 OUTBUILDING ELEVATIONSA11 VILLA ELEVATIONSA12 EXTERIOR MATERIALSA13 PROGRAMMATIC SITE PLANA101 CONFERENCE CENTER FLOOR PLANA101 RESTAURANT FIRST FLOOR PLANA102 RESTAURANT SECOND FLOOR PLANA101 SPA HOTEL FIRST FLOOR PLANA102 SPA HOTEL SECOND FLOOR PLANA103 SPA HOTEL THIRD FLOOR PLANA101 ALLEGRETTA HOTEL FIRST FLOOR PLANA102 ALLEGRETTA HOTEL SECOND FLOOR PLANA101 PIAZZA BUILDING FLOOR PLANA101 ABBEY FLOOR PLANA101 OUTBUILDING FLOOR PLANSA101 VILLA FLOOR PLANA101 TRASH ENCLOSURE PLAN AND ELEVATIONSAS-101 SOLAR PANEL SITE PLAN

VICINITY MAP PROJECT SITE
A2 AERIAL SITEA3 CONFERENCE ELEVATIONSA4 RESTAURANT ELEVATIONSA5 SPA HOTEL ELEVATIONSA6 SPA HOTEL ELEVATIONSA7 ALLEGRETTA HOTEL ELEVATIONSA8 PIAZZA ELEVATIONSA9 ABBEY ELEVATIONSA10 OUTBUILDING ELEVATIONSA11 VILLA ELEVATIONSA12 EXTERIOR MATERIALSA13 PROGRAMMATIC SITE PLANA101 CONFERENCE CENTER FLOOR PLANA101 RESTAURANT FIRST FLOOR PLANA102 RESTAURANT SECOND FLOOR PLANA101 SPA HOTEL FIRST FLOOR PLANA102 SPA HOTEL SECOND FLOOR PLANA103 SPA HOTEL THIRD FLOOR PLANA101 ALLEGRETTA HOTEL FIRST FLOOR PLANA102 ALLEGRETTA HOTEL SECOND FLOOR PLANA101 PIAZZA BUILDING FLOOR PLANA101 ABBEY FLOOR PLANA101 OUTBUILDING FLOOR PLANSA101 VILLA FLOOR PLANA101 TRASH ENCLOSURE PLAN AND ELEVATIONSAS-101 SOLAR PANEL SITE PLAN A1 PHASING PLAN PROJECT DESCRIPTION
THIS PROJECT IS DESIGNED TO BE COMPLEMENTARY TO THE EXISTING AYRES VINEYARD RESORT BOTH IN ARTCHITECTURAL STYLE AND ITS AMENITIES. IT IS ABLEND OF BUILDINGS IN THE ITALIANESQUE STYLE ADDING 93 KEYS TO THE EXISTING 172 CONTAINED IN THE ALLEGRETTO HOTEL, A SPA, CONFERENCE CENTER,RESTAURANT, AND WINE PRODUCTION/CLASSROOM BUILDING ALONG WITH OTHER SITE AMENITIES ALLOWING FOR AN IMMERSIVE SITE EXPERIENCE AMONG THESMALL VINEYARDS.THE PROJECT IS SEPARATED INTO 3 PHASES:PHASE 1 (START 2026-2027): SPORTS COURTS & ANCILLARY BUILDINGS, CONFERENCE CENTER, RESTAURANT, & POOL W/ POOL BUILDINGPHASE 2 (START 2028): SPA BUILDING, SPA HOTEL, HOTEL, ABBEY, & PIAZZAPHASE 3 (START 2030): VILLAS [1], VITICULTURE BUILDING [2][3], LANDSCAPING, & EQUIPMENT YARDS[1] VILLAS UNDER SEPARATE OWNERSHIP, DETAILS TO BE DETERMINED IN PHASE 3.[2] WINE PRODUCTION IMPACTS SUCH AS NOISE, TRUCK TRIPS, & HOURS OF OPERATION TO BE DETERMINED IN PHASE 3.[3] LOCATION OF FUTURE VITICULTURE BUILDING TO REMAIN IN CURRENT NATURAL STATE UNTIL GRADING IN PHASE 2.

ARRIS STUDIO ARCHITECTS1319 MARSH STREET, SUITE 200SAN LUIS OBISPO, CA 93401ATTN. THOM JESS BUENA DESIGN ARCHITECT ARCHITECT REVISION: 01/14/2026 FEBRUARY 24, 2026 EXHIBIT C-Y

Page 604 of 772 ends

ARBIVORTAE

EQUIPMENT YARD

SCREENING
REVISION: 01/14/2026

Page 605 of 772 ends

ARBIVORTAE

EQUIPMENT YARD

SCREENING
PHASE 1 PHASE 3 PHASE 2 PHASE 1

PHASING PLAN
REVISION: 01/14/2026

Page 606 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
AERIAL SITE PLAN A2
N REVISION: 01/14/2026

Page 607 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO CONFERENCE CENTER ELEVATIONS SCALE: 1/8" = 1'-0" A3 4' 8' 16' T.O. ROOF 19' -0" T.O. TOWER 41' - 0" GRADE 0' - 0" T.O. ROOF 32' - 0" ALLEGRETTO CONFERENCE CENTER - FRONT ELEVATION ALLEGRETTO CONFERENCE CENTER - LEFT ELEVATION ALLEGRETTO CONFERENCE CENTER - BACK ELEVATION ALLEGRETTO CONFERENCE CENTER - RIGHT ELEVATION CLAY TILE ROOF STUCCO STONE STUCCO RTU IN ROOF WELL STUCCO STONE CLAY TILE ROOF RTU IN ROOF WELL RTU IN ROOF WELL STUCCO CLAY TILE ROOF STONE CLAY TILE ROOF STUCCO STONE RTU IN ROOF WELL T.O. ROOF 19' -0" T.O. TOWER 41' - 0" GRADE 0' - 0" T.O. ROOF 32' - 0" T.O. ROOF 19' -0" T.O. TOWER 41' - 0" GRADE 0' - 0" T.O. ROOF 32' - 0" T.O. ROOF 19' -0" T.O. TOWER 41' - 0" GRADE 0' - 0" T.O. ROOF 32' - 0" REVISION: 01/14/2026

Page 608 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO RESTAURANT ELEVATIONS SCALE: 1/8" = 1'-0" A4 4' 8' 16' T.O. PARAPET 18' - 0" GRADE 0' - 0" T.O. ROOF 34' - 0" ALLEGRETTO RESTAURANT - FRONT ELEVATION ALLEGRETTO RESTAURANT - LEFT ELEVATION ALLEGRETTO RESTAURANT - BACK ELEVATION ALLEGRETTO RESTAURANT - RIGHT ELEVATION T.O. PARAPET 18' - 0" GRADE 0' - 0" T.O. ROOF 34' - 0" GRADE 0' - 0" T.O. ROOF 34' - 0" T.O. PARAPET 18' - 0" GRADE 0' - 0" T.O. ROOF 34' - 0" LEVEL 2 15' - 0" LEVEL 2 15' - 0" LEVEL 2 15' - 0" PAINTED METAL PANELS CLAY TILE ROOF "WEATHERED" STUCCO STONE

RTU BEHIND PARAPET PAINTED METAL PANELS
"WEATHERED"

STONE RTU BEHIND PARAPET CLAY TILE ROOF STUCCO STONE CLAY TILE ROOF PAINTED METAL PANELS "WEATHERED"
STUCCO STONE STONE RTU BEHIND PARAPET RTU IN ROOF WELL RTU IN ROOF WELL RTU IN ROOF WELL REVISION: 01/14/2026

Page 609 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO SPA HOTEL ELEVATIONS SCALE: 1/8" = 1'-0" A5
4' 8' 16' ALLEGRETTO SPA HOTEL - FRONT OUTSIDE ELEVATION ALLEGRETTO SPA HOTEL - FRONT INSIDE ELEVATION LEVEL 2 15' - 0" T.O. ROOF 45' - 0" GRADE 0' - 0" LEVEL 3 27' - 0" STONE

STUCCO METAL RAILING

GLASS STOREFRONT
TILE
STONE

METAL TRELLIS
SPLIT A/C UNITS & RTU IN ROOF WELL LEVEL 2 15' - 0" T.O. ROOF 45' - 0" GRADE 0' - 0" LEVEL 3 27' - 0" CLAY TILE ROOF STUCCO METAL RAILING CLAY TILE ROOF SPLIT A/C UNITS & RTU IN ROOF WELL RTU IN ROOF WELL RTU IN ROOF WELL REVISION: 01/14/2026

Page 610 of 772 ends

REVISION: 01/14/2026

Page 611 of 772 ends

REVISION: 01/14/2026

Page 612 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO PIAZZA ELEVATIONS SCALE: 1/8" = 1'-0" A8
4' 8' 16' T.O. PARAPET 17' - 6" T.O. TOWER 28' - 0" GRADE 0' - 0" STONE CLAY TILE ROOF STUCCO ALLEGRETTO PIAZZA - FRONT ELEVATION ALLEGRETTO PIAZZA - BACK ELEVATION CLAY TILE ROOF STONE STUCCO T.O. PARAPET 17' - 6" T.O. TOWER 28' - 0" GRADE 0' - 0" DECORATIVE FRIEZE RTU BEHIND PARAPET DECORATIVE FRIEZE RTU BEHIND PARAPET METAL GATE REVISION: 01/14/2026

Page 613 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO ABBEY ELEVATIONS SCALE: 1/8" = 1'-0" A9
4' 8' 16' ALLEGRETTO ABBEY - FRONT ELEVATION ALLEGRETTO ABBEY - LEFT ELEVATION ALLEGRETTO ABBEY - BACK ELEVATION ALLEGRETTO ABBEY - RIGHT ELEVATION MUSICIAN MEZZANINE 12' - 6" T.O. ROOF 42' - 0" GRADE 0' - 0" T.O. ROOF 29' - 6" T.O. ROOF 42' - 0" GRADE 0' - 0" T.O. ROOF 29' - 6" T.O. ROOF 42' - 0" GRADE 0' - 0" T.O. ROOF 29' - 6" T.O. ROOF 42' - 0" GRADE 0' - 0" T.O. ROOF 29' - 6" STONE CLAY TILE ROOF CLAY TILE ROOF STONE STONE CLAY TILE ROOF STONE CLAY TILE ROOF MUSICIAN MEZZANINE 12' - 6" MUSICIAN MEZZANINE 12' - 6" MUSICIAN MEZZANINE 12' - 6" REVISION: 01/14/2026

Page 614 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO OUTBUILDING ELEVATIONS SCALE: 1/4" = 1'-0" A10 4' 8' 16' T.O. ROOF 18' - 0" GRADE 0' - 0" POOL OUTBUILDING - FRONT ELEVATION T.O. ROOF 18' - 0" GRADE 0' - 0" POOL OUTBUILDING - LEFT ELEVATION T.O. ROOF 18' - 0" GRADE 0' - 0" POOL OUTBUILDING - BACK ELEVATION T.O. ROOF 18' - 0" GRADE 0' - 0" POOL OUTBUILDING - RIGHT ELEVATION CLAY TILE ROOF STONE CLAY TILE ROOF STONE CLAY TILE ROOF STONE CLAY TILE ROOF STONE METAL FENCE T.O. ROOF 17' - 0" GRADE 0' - 0" PICKLEBALL OUTBUILDING - FRONT ELEVATION T.O. ROOF 17' - 0" GRADE 0' - 0" PICKLEBALL OUTBUILDING - LEFT ELEVATION T.O. ROOF 17' - 0" GRADE 0' - 0" PICKLEBALL OUTBUILDING - BACK ELEVATION T.O. ROOF 17' - 0" GRADE 0' - 0" PICKLEBALL OUTBUILDING - RIGHT ELEVATION CLAY TILE ROOF STONE CLAY TILE ROOF STONE CLAY TILE ROOF STONE CLAY TILE ROOF STONE REVISION: 01/14/2026

Page 615 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
ALLEGRETTO VILLAS ELEVATIONS SCALE: 1/8" = 1'-0" A11
4' 8' 16' CLAY TILE ROOF
STONE

CLAY TILE ROOF
STONE
GRADE 0' - 0" T.O. ROOF 19' - 0" GRADE 0' - 0" T.O. ROOF 19' - 0"

ALLEGRETTO VILLAS - FRONT/REAR ELEVATIONS ALLEGRETTO VILLAS - LEFT/RIGHT ELEVATIONS REVISION: 01/14/2026

Page 616 of 772 ends

ALLEGRETTO

RESORT EXPANSION
APPLICANT: AYRES PASO ROBLES LP
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: MARCH 26, 2025

CONCEPT DESIGN
EXTERIOR MATERIALS A12
Preliminary Material Palette
Italian Clay Roof Tiles Lime Plaster Stucco Lime Plaster Stucco Painted Metal Panels (Weathered )
Smooth Limestone Paver Rough Texture Limestone Stacked Stone Black Metal Railing Arborvitae Equipment YardScreening
REVISION: 01/14/2026

Page 617 of 772 ends

AYRES RESORT

EXPANSION
2700 BUENA VISTA DRIVE, PASO ROBLES, CA
DATE: 2025 JUNE 12

NOT FOR CONSTRUCTION
PROGRAMMATIC SITE PLAN A13
N
SCALE: 1" = 80'-0"
40' 80' 160'

BUENA VISTA DRIVE DALLONS DRIVE CONFERENCE CENTER SPA & SUITES ALEGRETTA SUITES ABBEY POOL EXISTING ALLEGRETTO SUITES EXISTING LANDSCAPED HILL EXISTING GARDEN STAGE 30' x 60' PICKLEBALL RESTAURANT FOOD

STORAGE CABANAS LOUNGE PIAZZA

BAR BBQ TENNIS
T
10' TALL SOUND WALL 108 STALLS 23 1311
8 12 STALLS 17 STALLS
3 17
9 8
8 8 15 255 STALLS 72 STALLS
8 8 8 27 24 24 25 25 26 26 4 20 16 13
5 13 26

TOWEL BAR MECH
wcwc WINE VINEYARD 44 STALLS PRODUCTION (15,000 GSF) FOUNTAIN 9 YARD VINEYARD VILLAS (24 UNITS) VINEYARD 26
9 8 STALLS 8
8 4
2 19 20'-2 3/4"

TRASH TRASH
9 TRASH PROPOSED BUILDING USE Note that all buildings listed below are operated by and support the operation of the Allegretto Vineyard Resort. AREA (SF) PROPOSED USE STORIES HEIGHT HOTEL 1 - ALLEGRETTO HOTEL (EXISTING) 134,014 HOTEL, RESTAURANT & AMENITIES 3 62'-0" 5 - SPA HOTEL 48,919 HOTEL, SPA & AMENITIES 3 45'-0" 7 - ALLEGRETTA 39,827 HOTEL 2 40'-0" 17 - VILLAS (6 @ 4,900 SF EA.) 29,400 HOTEL SUITES 1 19'-0" RESTAURANT 4 - RESTAURANT 8,689 RESTAURANT 1 34'-0" 10 - PIAZZA F&B 2,954 BAR & CATERING KITCHEN 1 28'-0" ASSEMBLY 3 - CONFERENCE CENTER 15,150 CONFERENCE CENTER 1 41'-0" 9 - ABBEY 2,757 CHAPEL & EVENTS 1 42'-0" RECREATION 6 - POOL BUILDING 2,169 RESTROOMS, POOL BAR & EQUIPMENT 1 18'-0" 14 - PICKLEBALL BUILDING 1,836 RESTROOMS, STORAGE & PICNIC SHELTER 1 17'-0"OTHER 4 - EMPLOYEE BREAK AND OFFICES 5,187 EMPLOYEE FACILITIES & RESORT OFFICES 2 34'-0" 16 - VITICULTURE AND WINE PRODUCTION 15,000 WINE PRODUCTION, DEMONSTRATION & CLASSROOM 1 30'-0"TOTAL PROPOSED 171,888EXISTING ALLEGRETTO RESORT 134,014TOTAL (EXISTING + NEW) 305,902

DALLONS DRIVE EXPERIMENTAL STATION RD

BUENA VISTA DRIVE
16 17 17 17 17 17 17
9 10
7 5
1 4
3 6 14 3 STALLS 255 STALLS 72 STALLS 17 STALLS 8 STALLS 12 STALLS 108 STALLS 44 STALLS REVISION: 01/14/2026

Page 618 of 772 ends

G
G G
G
G
G G
G
D
G
CC
D
H
D
C H
C H
C C C
C H
AIR
IN
AIR
OUT
D
C D
D
I
R
D
CWO CWI 24x60 610x1524
24x60
610x1524
24x60
610x1524
24x60
610x1518
24x30
610x756
24x60
610x1524
24x60
610x1518
24x30
610x756
C H
18x72
457x1829
18x36
457x914
24x72
610x1829
24x60
610x1518
18x60
457x1524
GARDEN
GARDEN

PARTITION
CLOSET

FIREPLACE
167' - 1 7/8"
30' - 8 3/4" 70' - 5 1/2" 36' - 10 3/4" 11' - 4 1/8"
149' - 5 1/8"
97' - 11 3/8" 23' - 1" 46' - 1 1/2"
29' - 6 1/8" 47' - 4 3/8" 46' - 10 5/8" 25' - 8"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

NOT PUBLISHED. ALL RIGHTS RESERVED THE ABOVE DRAWINGS, SPECIFICATION, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEROF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED OR DISTRIBUTE TO OTHERS, SOLD, PUBLISHED OR OTHERWISE USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. COPYRIGHT ACS, INC. 2018

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

DRAWN BY
NPB
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 B
A
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
21 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

CHECKED
MKE 3/26/2025 11:05:23 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02 D.PLANK

CONFERENCE CENTER
A101 ALLEGRETTO CONFERENCE CENTER ACS-ARCHITECTS
03/26/2025 T.KASPER D.PLANK

AYRES PASO ROBLES LP
1 1/8" = 1'-0"

FLOOR PLAN
0 4' 8' 16'
2"0
1/8" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 619 of 772 ends

BAR
D
Bar Cooler
D
H
D
C H
C H
D
C
C
D D
G G
G
D
C
R
I
D
D C
D
D
D
D
D
D
C C
H
C 15" DEEP C
D D
DD
DD
C C
H
C 15" DEEP C
CD
D
CH
D
D
D D
D
C
B
D
D
D D D
42' - 0"
19' - 10 1/2"
100' - 0"
80' - 0"
34' - 8"
22' - 8"
43' - 0"
55' - 5"

LOW WALL
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:33:25 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

RESTAURANT
A101 ALLEGRETTO RESTAURANT ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
0 4' 8' 16'
2"0
1/8" = 1'-0"
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 1
. DATE REVISION
REVISION: 01/14/2026

Page 620 of 772 ends

61' - 8"
43' - 0"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT DRAWING TITLEJOB ADDRESSCLIENT

BUILDING

PROJECT NUMBERDESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:33:26 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

RESTAURANT
A102 ALLEGRETTO RESTAURANT ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
4' 8' 16'0
2"0
1/8" = 1'-0"
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 2
. DATE REVISION
REVISION: 01/14/2026

Page 621 of 772 ends

UP
6' HIGH ROCK WALL
8' HIGH ROCK WALL
8' HIGH ROCK WALL

DECORATIVE ROCK
GATE
GATE
GATE
GATE

FENCE (VIEWABLE)

COVERED

WALKWAY
CL
ADA
SHOWER
GATE
GATE
70' - 9 1/2" 69' - 10"
140' - 7 1/2"
21' - 7 1/2" 18' - 6 1/2" 71' - 9 1/4" 18' - 5 3/4" 31' - 5" 111' - 3" 32' - 6 1/2"
19' - 5 1/4" 10' - 0" 28' - 4 1/2" 5' - 8 1/2" 34' - 1" 25' - 5 1/2" 9' - 11 1/2"
9' - 2" 2' - 4"
2' - 4" 10' - 8" 2' - 4"
17' - 6 1/4"
4' - 0" 9' - 9"
6' - 0"
9' - 9"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 11:07:14 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02 D.PLANK

SPA HOTEL
A101 ALLEGRETTO SPA HOTEL ACS-Architects
03/26/2025 T.Kasper D.Plank

AYRES PASO ROBLES LP
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 1
0 4' 8' 16'
2"0
1/8" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 622 of 772 ends

52' - 9 1/4" 8' - 0" 9' - 10 1/4"
70' - 7 1/2"
21' - 7 1/2" 90' - 3 3/4" 18' - 5 3/4" 31' - 5" 111' - 3" 273' - 0 3/4"
25' - 5" 25' - 5 1/2" 23' - 6 1/4"
36' - 5 3/4" 22' - 0" 41' - 11 1/2" 41' - 5 1/2" 25' - 2 1/4" 16' - 2" 37' - 10" 16' - 2" 26' - 0 3/4" 9' - 9" 6' - 1"2' - 0" 4' - 0" 6' - 1" 4' - 0" 4' - 0" 1' - 0" 4' - 0"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT DRAWING TITLEJOB ADDRESSCLIENT

BUILDING

PROJECT NUMBERDESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 11:07:16 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02 D.PLANK

SPA HOTEL
A102 ALLEGRETTO SPA HOTEL ACS-Architects
03/26/2025 T.KASPER D.PLANK

AYRES PASO ROBLES LP
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 2
4' 8' 16'0
2"0
1/8" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 623 of 772 ends

70' - 7 1/2"
21' - 7 1/2" 140' - 2 1/4" 111' - 3"
273' - 0 3/4"
6' - 0"
25' - 5" 25' - 5 1/2" 6' - 0"
36' - 5 3/4" 22' - 0" 41' - 11 1/2" 66' - 7 3/4" 16' - 2" 37' - 10" 16' - 2" 26' - 0 3/4" 9' - 9" 6' - 1"2' - 0" 4' - 0" 6' - 1" 4' - 0" 4' - 0" 1' - 0" 4' - 0"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT DRAWING TITLEJOB ADDRESSCLIENT

BUILDING

PROJECT NUMBERDESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 11:07:17 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02 D.PLANK

SPA HOTEL
A103 ALLEGRETTO SPA HOTEL ACS-Architects
03/26/2025 T.Kasper D.Plank

AYRES PASO ROBLES LP
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 3
4' 8' 16'0
2"0
1/8" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 624 of 772 ends

238' - 2"
164' - 2 1/2"
237' - 2"
148' - 10"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:27:50 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

ALLEGRETTA HOTEL
A101 ALLEGRETTA HOTEL ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
0 4' 8' 16'
2"0
1/8" = 1'-0"
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 1
. DATE REVISION
REVISION: 01/14/2026

Page 625 of 772 ends

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT DRAWING TITLEJOB ADDRESSCLIENT

BUILDING

PROJECT NUMBERDESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:27:53 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

ALLEGRETTA HOTEL
A102 ALLEGRETTA HOTEL ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
4' 8' 16'0
2"0
1/8" = 1'-0"
1 1/8" = 1'-0"
FLOOR PLAN - LEVEL 2
. DATE REVISION
REVISION: 01/14/2026

Page 626 of 772 ends

D
D D
D
C
C C
H
C D
D
D
D
D
D
51 D" EE P
D
C
C C
H
C D
D
D
D
D
D
15 D" EEP
D
H
C
D
D
D
C D
CD
D
C C C

H C H C
H
D
D
C
D
D
D
I
R
D

CWI CWO
59' - 0" 22' - 0" 59' - 0"
41' - 0" 9' - 6"
50' - 6"
140' - 0"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:28:43 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank
PIAZZA
A101 ALLEGRETTO PIAZZA ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
0 4' 8' 16'
2"0
1/8" = 1'-0"
1 1/8" = 1'-0"

FLOOR PLAN
. DATE REVISION
REVISION: 01/14/2026

Page 627 of 772 ends

UP
12' - 0"
12' - 2 1/2" 37' - 7" 2' - 0"
12' - 0" 46' - 8" 20' - 0"
78' - 8"
20' - 0" 29' - 9 1/2"
51' - 9 1/2"
2' - 0" 29' - 3 1/2" 16' - 0" 19' - 4 1/2" 12' - 0"

OPEN TO BELOW

OPEN TO BELOW
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 11:03:46 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02
ABBEY
D.PLANK
A101 ALLEGRETTO ABBEY ACS ARCHITECTS
03/26/2025 T.KASPER D.PLANK

AYRES PASO ROBLES LP
1 1/4" = 1'-0"
FLOOR PLAN - LEVEL 1
2 1/4" = 1'-0"

FLOOR PLAN - MUSICIAN MEZZANIENE
0 2' 4' 8'
2"0
1/4" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 628 of 772 ends

15" DEEP
18' - 0"
18' - 8" 20' - 0"
38' - 8"
26' - 9"
25' - 0"
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:29:38 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

OUTBUILDINGS
A101 ALLEGRETTO OUTBUILDINGS ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
0 2' 4' 8'
2"0
1/4" = 1'-0"
1 1/4" = 1'-0"

PICKLEBALL OUTBUILDING FLOOR PLAN
2 1/4" = 1'-0"

POOL OUTBUILDING FLOOR PLAN
. DATE REVISION
REVISION: 01/14/2026

Page 629 of 772 ends

1 A
2 3 4
B
C
D
25' - 0" 20' - 0" 25' - 0"
30' - 0" 10' - 0" 30' - 0"
11' - 0" 2' - 0" 11' - 9 1/8" 11' - 3 1/2" 11' - 7 7/8" 45' - 11 1/8" 10' - 0" 14' - 0 7/8"
70' - 0"
12' - 0" 2' - 0" 9' - 10" 13' - 3 7/8" 16' - 3 1/2" 11' - 7 7/8" 40' - 11 1/8" 15' - 0" 14' - 0 7/8"
70' - 0"
7' - 0" 10' - 0"
-
-
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 11:08:25 AM
2700 BUENA VISTA DR, PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A003.02
VILLAS
D.PLANK
A101 ALLEGRETTO VILLAS ACS ARCHITECTS
03/26/2025 T.KASPER D.PLANK

AYRES PASO ROBLES LP
1 1/4" = 1'-0"

FLOOR PLAN
0 2' 4' 8'
2"0
1/4" = 1'-0"
. DATE REVISION
REVISION: 01/14/2026

Page 630 of 772 ends

A102
2 5 A102
A102 3
A102
4 27' - 4"
16' - 0"
10' - 0"

SPLIT FACED CMU
7' - 0"

CAST STONE CAP

STEEL POST

METAL ROOF

WOOD GATE
7' - 0"
10' - 0"

SPLIT FACED CMU

CAST STONE CAP

STEEL POST

METAL ROOF

WOOD GATE

BOLLARD
7' - 0"
10' - 0"

SPLIT FACED CMU

STEAL POST

METAL ROOF

CAST STONE CAP

BOLLARD
7' - 0"
10' - 0"

SPLIT FACED CMU

CAST STONE CAP

STEEL POST

METAL ROOF

BOLLARD
DOCUMENTS PREPARED BY ACS ARCHITECTS, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF ACS ARCHITECTS, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD ACS ARCHITECTS, INC., HARMLESS FROM ALL CLAIMS AND LOSSES.

B
A
21 1
acs-architects.com
567 San Nicolas PlaceSuite 340Newport Beach, CA92660

ATL CIN
T (714) 436-9000
ACS ArchitecturalConstructionServicesInc.

PROJECT JOB ADDRESSCLIENT

DRAWING TITLEBUILDING

PROJECT NUMBER DESIGNED

ISSUE DATE

PROJECT MANAGER

PLOT DATE AND TIME

DRAWING NUMBER PROFESSIONAL SEAL REVISIONS

CHECKED
MKE 3/26/2025 10:30:04 AM
2700 BUENA VISTA DR. PASO ROBLES, CA 93446

ALLEGRETTO RESORT EXPANSION
AR4A0003.02 D.Plank

TRASH ENCLOSURE
A102 ALLEGRETTO OUTBUILDINGS ACS-Architects
03/26/2025 E.Hillesland D.Plank

AYRES PASO ROBLES LP
1 1/4" = 1'-0"

FLOOR PLAN
4 1/4" = 1'-0"

BACK ELEVATION
2 1/4" = 1'-0"

FRONT ELEVATION
3 1/4" = 1'-0"

RIGHT ELEVATION
5 1/4" = 1'-0"

LEFT ELEVATION
0 2' 4' 8'
2"0
1/4" = 1'-0"
. DATE REVISION
A101
REVISION: 01/14/2026

Page 631 of 772 ends

STOP STOP
NORTH COAST ENGINEERING INC. copyright c 2025 NCE
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127
PAGE 1 OF 16

ALLEGRETTO EXPANSION

OVERALL SITE

1. OVERALL SITE

2. BUENA VISTA DR

3. DALLONS DR - WEST

4. DALLONS DR - EAST

5. PRELIMINARY GRADING - NORTH WEST

6. PRELIMINARY GRADING - SOUTH WEST

7. PRELIMINARY GRADING - NORTH

8. PRELIMINARY GRADING - NORTH EAST

9. PRELIMINARY GRADING - NORTH EAST

10. PRELIMINARY UNDERGROUND - WEST

11. PRELIMINARY UNDERGROUND - EAST

12. PRELIMINARY SITE SECTIONS - A

13. PRELIMINARY SITE SECTIONS - B & C

14. PRELIMINARY SITE SECTIONS - D

15. PRELIMINARY SITE SECTIONS - F

16. PRELIMINARY SITE SECTIONS - G

SHEET INDEX

SITE STATISTICS - OVERVIEW

TOTAL AREA

TOTAL LOTS

COMMERCIAL
RECORD OWNER:

APPLICANT

ENGINEER

ARCHITECT
A.P.N.

PROPOSED USE OF

PROPERTY

18.87 ACRES (821,818 SQ FT) 1
9 BUILDINGS, 86,965 SF

DOUG AYRES
2700 BUENA VISTA DRIVE

PASO ROBLES, CA
93446

DOUG AYRES
2700 BUENA VISTA DRIVE

PASO ROBLES, CA
93446
NORTH COAST ENGINEERING, INC.
725 CRESTON RD., STE. B,
PASO ROBLES, CA 93446
R.C.E. 71787
(805) 239-3127

ACS ARCHITECTURAL
10700 W RESEARCH DRIVE, SUTE 250

MILWAUKEE, WI
53226
(262) 373-8880
025-410-020, 025-410-004

COMMERCIAL

LOCATION MAP NCE

DALLONS DR BUENA VISTA DR EXPERIMENTAL STATION RD
SITE

MAX DEPTH CUT
CUT
FILL
FT
CU YD
CU YD

MAX DEPTH FILL FT
EARTHWORK QUANTITY:

AREA OF DISTURBANCE AC
NET CU YD 21,846 <FILL>

9.0 11.1
25,330
47,176

PRELIMINARY EARTHWORK QUANTITIES

23.5 R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, OVERALL, 2/23/2026 9:14:00 AM, SJJ, 1:1

EXHIBIT Z-JJ

Page 632 of 772 ends

STOP
STOP
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 2 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

BUENA VISTA DRIVE

FRONTAGE IMPROVEMENTS

BUENA VISTA DR

EXPERIMENTAL STATION RD DALLONS DR RIVER OAKS DR

BUENA VISTA DRIVE - NORTH
NCE
BUENA VISTA DRIVE - SOUTH HWY 46 R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, FRONTAGE - BV, 11/14/2025 8:19:11 AM, SJJ, 1:1

Page 633 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE
PAGE 3 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

DALLONS DRIVE - WEST

FRONTAGE IMPROVEMENTS NCE

DALLONS DRIVE

DALLONS DR

DALLONS DR
BUENA VISTA DR R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, FRONTAGE - DAL W, 11/14/2025 8:19:21 AM, SJJ, 1:1

Page 634 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 4 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

DALLONS DRIVE - EAST

FRONTAGE IMPROVEMENTS NCE

DALLONS DRIVE
DALLONS DR R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, FRONTAGE - DAL E, 11/14/2025 8:19:32 AM, SJJ, 1:1

Page 635 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE
10 GRADING AND DRAINAGE / UTILITY LEGEND
PAGE 5 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY GRADING
NORTH WEST SEE SHEET 4 FOR CONTINUATION DALLONS DR BUENA VISTA DR SEE SHEET 3 FOR CONTINUATION R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, GRADING - NW, 11/14/2025 8:19:36 AM, SJJ, 1:1

Page 636 of 772 ends

STOP
NORTH COAST ENGINEERING INC. copyright c 2025 NCE
10 GRADING AND DRAINAGE / UTILITY LEGEND
PAGE 6 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY GRADING

SOUTH WEST BUENA VISTA DR
SEE SHEET 2 FOR CONTINUATION
EXPERIMENTAL STATION RD R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, GRADING - SW, 11/14/2025 8:19:41 AM, SJJ, 1:1

Page 637 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE
10 GRADING AND DRAINAGE / UTILITY LEGEND
PAGE 7 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY GRADING
NORTH SEE SHEET 5 FOR CONTINUATION SEE SHEET 2 FOR CONTINUATION DALLONS DR R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, GRADING - N, 11/14/2025 8:19:47 AM, SJJ, 1:1

Page 638 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE
10 GRADING AND DRAINAGE / UTILITY LEGEND
PAGE 8 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY GRADING
NORTH EAST SEE SHEET 6 FOR CONTINUATION DALLONS DR SEE SHEET 4 FOR CONTINUATION R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, GRADING - NE (1), 11/14/2025 8:19:52 AM, SJJ, 1:1

Page 639 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE
10 GRADING AND DRAINAGE / UTILITY LEGEND
PAGE 9 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY GRADING

NORTH EAST
DALLONS DR SEE SHEET 5 FOR CONTINUATION R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, GRADING - NE (2), 2/23/2026 9:16:03 AM, SJJ, 1:1

Page 640 of 772 ends

STOP
NORTH COAST ENGINEERING INC. copyright c 2025

PRELIMINARY UTILITY LEGEND
PAGE 10 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY UNDERGROUND
WEST NCE SEE SHEET 8 FOR CONTINUATION DALLONS DR BUENA VISTA DR A COMBINED WATER LINE TRENCH R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, UG-WEST, 11/14/2025 8:20:02 AM, SJJ, 1:1

Page 641 of 772 ends

NORTH COAST ENGINEERING INC. copyright c 2025 NCE

PRELIMINARY UTILITY LEGEND
PAGE 11 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY UNDERGROUND
EAST
DALLONS DR SEE SHEET 7 FOR CONTINUATION R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\02110A Prelim Plan Set.dwg, UG-EAST, 11/14/2025 8:20:06 AM, SJJ, 1:1

Page 642 of 772 ends

1+00 2+00 3+00 4+00 5+00 6+00 7+00
8+00 9+00 10+00 11+00 12+00 13+00 14+00 14+29.52
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 12 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY SITE SECTIONS
SITE CROSS SECTION SEC-A R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\2025-05-28_02110A Prelim Site Sections.dwg, SEC A, 11/14/2025 8:20:34 AM, SJJ, 1:1

Page 643 of 772 ends

1+00 2+00 3+00 4+00 5+00 6+00
1+00 2+00 3+00 4+00 5+00 6+006+10.29
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 13 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

SITE CROSS SECTION PRELIMINARY SITE SECTIONS
SEC-C
SITE CROSS SECTION SEC-B R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\2025-05-28_02110A Prelim Site Sections.dwg, SEC B-C, 11/14/2025 8:20:46 AM, SJJ, 1:1

Page 644 of 772 ends

1+00 2+00 3+00 4+00 5+00 5+97.89
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 14 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY SITE SECTIONS
SITE CROSS SECTION SEC-D R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\2025-05-28_02110A Prelim Site Sections.dwg, SEC D, 11/14/2025 8:20:56 AM, SJJ, 1:1

Page 645 of 772 ends

1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00
9+00 10+00 11+00 12+00 13+00 14+00 15+00 15+95.59
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 15 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY SITE SECTIONS
SITE CROSS SECTION SEC-F R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\2025-05-28_02110A Prelim Site Sections.dwg, SEC F, 11/14/2025 8:21:07 AM, SJJ, 1:1

Page 646 of 772 ends

1+00 2+00 3+00 4+00 5+00 6+00
7+00 8+00 9+00 10+00 11+00 11+60.04
NORTH COAST ENGINEERING INC. copyright c 2025
PAGE 16 OF 16
725 CRESTON ROAD, SUITE C

PASO ROBLES, CA
805.239.3127

ALLEGRETTO EXPANSION

PRELIMINARY SITE SECTIONS
SITE CROSS SECTION SEC-G R:\PROJ\02110A\_Allegretto Expansion\Design\Plan Set\Prelim\2025-05-28_02110A Prelim Site Sections.dwg, SEC G, 11/14/2025 8:21:23 AM, SJJ, 1:1

Page 647 of 772 ends

EXHIBIT KK-LL

Page 648 of 772 ends

Page 649 of 772 ends

Page 650 of 772 ends

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 17, 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.

Page 651 of 772 ends

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 approved 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.

18. At its regular meeting on March 3, 2026, the City Council opened a duly noticed public hearing for the project. No staff report was presented and no speakers addressed the Council, however a new written public comment was received prior to the hearing and is included as Attachment 9 to this report. The City Council continued the hearing to March 17, 2026.

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 approving Resolution 26-XXX based on findings and subject to conditions of approval.

2. Approve the project with modifications by amending and approving 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.

Page 652 of 772 ends

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
N

Page 653 of 772 ends

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
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.

Page 654 of 772 ends

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 approved 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.

Fire Damaged Oak Tree #6

Page 655 of 772 ends

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.

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

9. Public Comment received March 3, 2026

Page 656 of 772 ends

Attachment 1
Vicinity Map

Page 657 of 772 ends

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

Page 658 of 772 ends

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 approved 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, at its regular meeting on March 3, 2026, the City Council opened a duly noticed public hearing for the project. No staff report was presented and no speakers addressed the Council. The City Council continued the hearing to March 17, 2026.

WHEREAS the City Council continued the public hearing on March 17, 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:

Page 659 of 772 ends

Attachment 2
Development Plan Findings
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.

Page 660 of 772 ends

Attachment 2
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.

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

Page 661 of 772 ends

Attachment 2
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.

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

Page 662 of 772 ends

Attachment 2
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.

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.

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

Page 663 of 772 ends

Attachment 2
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.

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.

Page 664 of 772 ends

Attachment 2
APPROVED this 17th day of March 2026, by the following roll-call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk

Page 665 of 772 ends

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:

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.

Page 666 of 772 ends

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

Page 667 of 772 ends

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

Page 668 of 772 ends

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

Page 669 of 772 ends

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

Page 670 of 772 ends

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.

Page 671 of 772 ends

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

Page 672 of 772 ends

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.

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.

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

Page 673 of 772 ends

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.

Page 674 of 772 ends

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

Page 675 of 772 ends

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,

Page 676 of 772 ends

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.

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.

Page 677 of 772 ends

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

Page 678 of 772 ends

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.

Page 679 of 772 ends

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.

Page 680 of 772 ends

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.

Page 681 of 772 ends

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.

Page 682 of 772 ends

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,

Page 683 of 772 ends

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.

Page 684 of 772 ends

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

Page 685 of 772 ends

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.

Page 686 of 772 ends

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.

Page 687 of 772 ends

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.

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.

Page 688 of 772 ends

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.

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

Page 689 of 772 ends

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:

The City will promptly notify subdivider of any such claim or action and will cooperate fully in the defense thereof.

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.

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:

Page 690 of 772 ends

Exhibit B

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:

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

Page 691 of 772 ends

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.

Bonds required and the amount shall be as follows:

Performance Bond...............100% of improvement costs.

Labor and Materials Bond........50% of performance bond.

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.

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

Page 692 of 772 ends

Exhibit B
City Engineer:
a. Public Utilities Easement;
b. Water Line Easement;
c. Sewer Facilities Easement;
d. Landscape Easement;
e. Storm Drain Easement.

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.

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).

Page 693 of 772 ends

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.

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.

Page 694 of 772 ends

Exhibit B
property shall be responsible for maintaining the directory.

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.

Page 695 of 772 ends

SITE DATA
PROJECT ADDRESS:

ASSESSOR PARCEL NUMBERS:
420 & 424 CRESTON ROAD
009-541-010 & 011

8.48 ACRES
R2

19.98 DU
420 CRESTON ROAD
SITE AREA:

ZONING:

BASE DENSITY BASED ON SLOPE ANALYSIS:

PROJECT DATA
BUILDING HEIGHT ALLOWED:

BUILDING HEIGHT PROPOSED:

NUMBER OF STORIES PROPOSED:

FRONT SETBACK REQUIRED:

FRONT SETBACK PROPOSED:

SIDE YARD SETBACK REQUIRED:

SIDE YARD SETBACK PROVIDED:

DENSITY ALLOWABLE:

BASE DENSITY:

DENSITY BONUS*:

TOTAL ALLOWED:

DENSITY PROPOSED
(24) 4-BED UNITS@ 1.00 DU/UNIT:

TOTAL PROPOSED:

PARKING REQUIRED
(24) 4-BEDS@ 2 SPACE/UNIT:

GUESTS@ 1 SPACES/5 UNITS:

TOTAL REQUIRED:

PARKING PROVIDED:

GARAGE SPACES:

SURFACE SPACES:

TOTAL PROVIDED:

OPEN SPACE REQUIRED:

PRIVATE OPEN SPACE:

SHARED OPEN SPACE*****:

OPEN SPACE PROVIDED:

PRIVATE OPEN SPACE:
35 FEET
30 FEET
2 STORIES
25 FEET
25 FEET
VARIES

SEE SITE PLAN
20 DU (19.98 BASED ON SLOPE ANALYSIS)
4 DU (19.98 DU x 20% BONUS)

24.00 DU
24DU
24DU
48 SPACES
5 SPACES
53 SPACES
48 SPACES
13 SPACES
61 SPACES
375 SF PER DWELLING
1 PLAYGROUND
VARIES (560 SF MIN.)

AFFORDABLE HOUSING NOTES

PROJECT DIRECTORY
OWNER
MONTAGE DEVELOPMENT INC.
23945 CALABASAS ROAD, SUITE 207
CALABASAS, CA 91302
CONTACT: STEPHEN ROSS
PHONE: (818} 501-1800 X202
EMAIL: [email protected]

ARCHITECT

ARRIS STUDIO ARCHITECTS
1319 MARSH STREET, SUITE 200
SAN LUIS OBISPO, CA 93401
CONTACT: REBECCA NEWMAN
PHONE: (805) 547-2240 X122
EMAIL: [email protected]

VICINITY PLAN
24\hS\
Paso Robles Event Center 9
� I ! �
,.,�,1, 't:: � - '!1
so ·Robles Main ft .r,
West Reservo1r Y o
L i 20,hSt
�
,
,: 18thSI
a Pasofuminat1on
"4siseim0ua tyli<Jht
NCI Aff1llates 9
; ) 11,,.s,
,.
' r,unoSI
17\hSt
1!51hSI
Amber Joh on, Top a Producing ent In Paso
Exceot1o�iill Re
E1181tAo�IS
q Paso Robles Inn
�._4• 1011\SI �
•
�

CIVIL ENGINEER

ASHLEY & VANCE ENGINEERING
1229 CARMEL STREET
SAN LUIS OBISPO, CA 93401
CONTACT: KATHLEEN ALLWINE
PHONE: (805) 545-0010 X165
EMAIL: [email protected]
.,._. PROJECT SITE
PasoW1r
Country Rent
NORTH
H1 ltop 365 Vacation
Rental Paso Robles Bth 51 Q Stables Inn Cal Paso 8ectrie, Inc Estat>II� l�S
*PERSUANT TO CA GOVERNMENT CODE SECTION 65915(f), THE APPLICANT IS PROVIDING 5% OF THE BASE DENSITY DWELLING UNITS AS VERY-LOW INCOME UNITS (1 TOWN HOME= lDU) IN EXCHANGE FOR A 20% DENSITY BONUS. PER SECTION 95915(d)(2)(A), THE APPLICANT SHALL RECEIVE ONE INCENTIVE OR CONCESSION AND AN UNLIMITED NUMBER OF WAIVERS. **THE APPLICANT IS REQUESTING A WAIVER PERSUANT TO CA GOVERNMENT CODE SECTION 65915(e) FOR RELIEF FROM PRMC 21.33.060(E}(l}(a)(i) WHICH STATES THAT "PRIVATE OPEN SPACE AT GROUND FLOOR UNITS SHALL NOT BE LOCATED WITHIN THE FRONT OR STREET SIDE SETBACK". NOT GRANTING THIS WAIVER WOULD PHYSICALLY PRECLUDE THE CONSTRUCTION OF THE DEVELOPMENT AT THE PROPOSED DENSITY. DUE TO THE COMPACT & EFFICIENT LAYOUTS OF THE UNITS, THE LARGE BACKYARDS ARE AN INVALUABLE ELEMENT TO THE DEVELOPMENT. GREATLY REDUCING THE UNIT'S PRIVATE OPEN SPACE WOULD IMPACT THE SALABILITY OF THE UNITS AND MAKE THE PROJECT INFEASIBLE. FURTHERMORE,

SHIFTING ALL DUPLEXES SOUTH, AWAY FROM THE FRONT YARD WOULD REDUCE THE NUMBER OF DWELLINGS TO BE PROVIDED DUE TO THE SLOPE OF THE SITE, ALSO MAKING THE PROJECT INFEASIBLE.
*****THE APPLICANT IS REQUESTING A CONCESSION PERSUANT TO CA GOVERNMENT CODE SECTION 65915(d) FOR RELIEF FROM PRMC TABLE 21.33.060-3 WHICH WOULD REQUIRE ONE PLAYGROUND FOR THE DEVELOPMENT. NOT PROVIDING A PLAYGROUND WILL RESULT IN AN IDENTIFIABLE AND ACTUAL COST REDUCTION FOR THE DEVELOPMENT.

PASO ROBLES, CALIFORNIA

PROJECT DESCRIPTION
THE PROPOSED PROJECT CONSISTS OF (12) DUPLEXES WITH TWO-STORY TOWN HOMES (24 TOTAL DWELLINGS) ON A SINGLE SITE. ALL DWELLING UNITS HAVE A PRIVATE 2-CAR GARAGE, LARGE PRIVATE OUTDOOR SPACE AND ACCESS TO SHARED SURFACE PARKING. OTHER SITE IMPROVEMENTS INCLUDE STORMWATER CHAMBERS AND BIORETENTION AREAS.

THE PROJECT IS UTILIZING THE CALIFORNIA STATE AFFORDABLE HOUSING DENSITY BONUS PROGRAM (CA GOVERNMENT CODE SECTION 69515}

REFER TO PROJECT DATA FOR ADDITIONAL INFORMATION

THE PROJECT WILL COMPLY WITH THE INCLUSIONARY HOUSING
REQUIREMENTS BY PROVIDING (1) VERY LOW INCOME UNIT (5%) PERSUANT TO THE CALIFORNIA STATE DENSITY BONUS PROGRAM.

SHEET INDEX
Al.0
A2.0
A2.l
A2.2
C-2.1
A3.0
A3.la
A3.lb
A4.0
A4.la
A4.lb
A7.0
Ll.0
Ll.1
L2.0

COVER SHEET / PROJECT INFORMATION

OVERALL SITE PLAN

ENLARGED PROPOSED SITE PLAN

PROPOSED FENCING PLAN

PRELIMINARY GRADING AND DRAINAGE PLAN
BUILDING TYPE 1 - FIRST AND SECOND FLOOR PLAN
BUILDING TYPE 1- EXTERIOR ELEVATIONS - SCHEME A
BUILDING TYPE 1- EXTERIOR ELEVATIONS - SCHEME B
BUILDING TYPE 2 - FIRST AND SECOND FLOOR PLAN
BUILDING TYPE 2 - EXTERIOR ELEVATIONS - SCHEME A
BUILDING TYPE 2 - EXTERIOR ELEVATIONS - SCHEME B

SCHEME A & B - COLOR BOARD

CONCEPTUAL LANDSCAPE PLAN

ENLARGED CONCEPTUAL LANDSCAPE AND FRONTAGE PLAN

PRELIMINARY PLANT PALETTE
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
Arris ,_
STUDIO ARCHITECTS Paso Robles, CA
Al.O
Exhibit C

Page 696 of 772 ends

0 <(
0 a::::
z
0 IV)
w
a::::
u
\
�_/ ...L -1
\ � I "--_/
! (E) OAK TREE #5

I TO BE REMOVED
I
�--BUILDINGS 1 &2, LOCATED

ALONG CRESTON ROAD SHALL

HAVE A PEDESTRIAN ORIENTED

ADJACENT PARCEL

NOT A PART
("j(

ENTRY WITH FRONT PORCHES

FACING CRESTON ROAD PER
PRMC 21.50.070
�--(E) OAK TREE #7 TO BE REMOVED
�--(E) OAK TREE #8 TO BE REMOVED
(E) OAK TREE #9 TO BE REMOVED
/ (E) OAK TREE #4 TO BE
/ REMOVED I I
/ (E) OAK TREES #1-3TO BE I
\ I
I -i-FI
6��=='-:.::.=-1
/ REMOVED I \ I 1
L _____________ P
R
O
P
E
R
T
r� NE
___ \�-----�.±.:::�=-=-��=-
(E) OAK T
R
EE #6 TO BE
R
EMOVED =1 \
�--
/ = w � " / 5'oa� � / g�w
" / a_V)
� / �
�........__ _____ _____,,., w
---------

OVERALL SITE PLAN
(E) OAK TREE # 10 TO BE REMOVED
NORTH
0 12.5 25 50

EXISTING WOODED AREA TO
REMAIN
/
/
\
\
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
\
\
\
\
\
\
�-
NOVEMBER 17, 2025
>coo
1"=50'@ llxl7
,_
A2.0
Exhibit C

Page 697 of 772 ends

0 <(
0 �
z
0 1-
C/)
w
�
u
I
I
I
I
I
-- -PEDESTRIAN WALKWAY CONNECTING
BUILDINGS 1 & 2 TO CRESTON ROAD
�-PEDESTRIAN ENTRY AND FRONT
PORCHES AT BUILDINGS 1 & 2

EXISTING INTERNAL PROPERTY

LINE TO BE ABANDONED PER

PENDING LOT MERGER

ADDRESS IDENTIFICATION AT INTERIOR
DRIVEWAY WITH 5 UNITS OR MORE
/

PROPOSED UNDERGROUND
/

STORMWATER CHAMBERS
I TRASH ENCLOSURE ----�
/ PROPOSED LOCATION OF
TRASH

ENCLOSURE
� _ _ _ _ _ _ ---
FIRE HYDRANT -----� ---------------�---

BASIN MAINTENANCE
ACCESS

PROPOSED SITE PLAN

FIRE TRUCK TURN
AROUND
NORTH
$ �� 0 10 20 40
I
I
I
Arris

STUDIO ARCHITECTS
�-
NOVEMBER 17, 2025
420 Creston Road
>coo
1"-40'@11xl7
,_
Paso Robles, CA
A2.1
Exhibit C

Page 698 of 772 ends

FENCING LEGEND
I

MECHANICAL EQUIPMENT LOCATED

BEHIND FENCE 'WING WALL' AT
BUILDINGS 1 & 2
5 r---------------------- ---------------------
6' HIGH HORIZONTAL FENCING 42" HIGH HORIZONTAL FENCING

PROPOSED FENCING PLAN
I I
I
I I
,---------
I I I
T
�-�--------------------------------------�
I I I
L�- ��
NORTH
$ �� 0 10 20 40 Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
NOVEMBER 17, 2025
>coo
1"-40'@11xl7
,_
A2.2
Exhibit C

Page 699 of 772 ends

S S
S
S S
S
S
755
760 765
770 775 780
785
754
756
757
758
759 762
761764 763
766
767 768 769 771 773 772 774 777 776 778 779 781 782 783784 755
760
765
770
775 780 751752753
754
756 757 758 759 761 762 763 764 766 767 768 769
771 772 773 774 776 777 778
779
770
775
767
768
769
771
772
773
774
776
777
778
779
777
778
779
775
780
785
776
777
778
779
781
782
783
784
786
787
785 783 783 786 787
786 787 788
788
789 789
775
780
774
776
777
778
779
781
782
783
784

S S W W W FW FW FW FW
E E
W

FW FW SD SD SD SD SD SD

S S S S S S S S
S
S S

E E E E E
E
E E

FW FW FW W W W

FW FW FW FW FW
FW
FW
FW
FW
FW
W
W
FW
S
S
E
E W FW

FW SD SD
FW
FW FW
W W
E E
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

SD SD SD SD SD

SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD SDSD SD

SD SD SD SD SD SD SD SD
W
W W
W
W
W
W
W
RIM=776.58' INV 8" E=766.79' INV 8" W=766.78'
RIM=785.17' INV 8" S=771.21' INV 8" E=771.22' INV 8" W=771.19' 2.0%

2.2%

1.5%
3:1
(12.0%)
3:1

0.5%

8.6%

8.3%
TBM: FOUND BRASS CAP IN WELL MONUMENT
TCS #94 ELEV = 778.797' FOUND BRASS CAP

IN WELL MONUMENT
TCS #108 ELEV = 777.717'
RIM=773.21' INV 6" NE=765.00' INV 8" E=763.85' INV 8" W=763.54' 2:1
3:1
2:1
780
781
782
783
781
782
783
780
781
782
783 784 784
770
775
780
782 782782
783
770
775
775
774
776
777
778
775
780 780
780
774 776 777 778 779 779 779
779 779
781
782
784
778
760
760
765
761
761
762
762
763
763
764
2:1
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00
BUILDING #3 FFE: 782.50
BUILDING #4 FFE: 784.00
(776.7 FG)
(774.0 FG)
(779.7 FG)
(772.5 FG) CONFORM
(773.4 FG)
BUILDING #1 FFE: 781.50
BUILDING #2 FFE: 784.00 BUILDING #4 FFE: 784.00
BUILDING #3 FFE: 782.50
781.14 FS
777.66 SS INV
778.00 SS INV
BUILDING #5 FFE: 780.00
BUILDING #8 FFE: 778.50 BUILDING #8 FFE: 778.50 BUILDING #9 FFE: 779.00BUILDING #9 FFE: 779.00 BUILDING #10 FFE: 780.00 BUILDING #10 FFE: 780.00
BUILDING #12 FFE: 782.00 BUILDING #7 FFE: 783.50
(776.0 FG)
BUILDING #5 FFE: 780.00
(779.0 FG)
778.34 FS/LP
778.64 FS
774.34 SS INV
764.20 SS INV
783.42 FS
775.62 FS
780.03 FS
769.89 SS INV
782.87 FS
779.14 SS INV
780.00 SS INV
775.86 FL
775.38 FL
777.05 TC
776.55 FL
780.15 FL
781.02 FL
783.5 FG
H=1.0-FT
(778.6 FG)
(782.4 FG) (785.5 FG) (785.4 FG) (788.4 FG) (789.0 FG) 782.2 FG (788.6 FG) 784.00 FS H = 5-FT (MAX)
779.84 FS
775.84 SS INV
773.80 FS
767.27 SS INV
781.1 FG
H=4.3-FT
783.5 FG
H=2.1-FT
BUILDING #6 FFE: 784.00
BUILDING #6 FFE: 784.00
777.5 FG/TW
778.0 FG/TW
(774.6 FG)

1.2% 782.60 FS
781.3 FG
781.5 FG
780.0 FG
779.0 FG
777.8 FG
(775.9 FG)
3:1 2:1
SS @ 2.3%
SS @ 2.3%
(770.0 FG)
780.00 SS INV
779.50 SS INV
779.84 FS
775.32 SS INV
775.42 TG
774.12 INV
778.08 TG
772.07 INV 3.6%
SS @ 7.8%
(784.8 FG)
(786.0 FG) 783.30 FS

4.5%
779.68 FS 781.00 FS
BUILDING #7 FFE: 783.50
BUILDING #11 FFE: 781.50
BUILDING #11 FFE: 781.50
BUILDING #12 FFE: 782.00
780
776777778 779 S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, C-2.1, Nov 14, 2025 11:42am, Logan 1ST ENTITLEMENT SUBMITTAL - NOT FOR CONSTRUCTION Revisions:

Project Engineer: Project Manager: Date: AV Job No: Scale: PER PLAN Sheet Size: 24" x 36" Ext:

Engineer of Record: Plan Prepared By: The use of these plans and specifications shall be restricted to the original site for which they were
prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method,
in whole or in part, is prohibited. Title to these plans and specifications remain with Ashley & Vance Engineering,
Inc. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. Ashley
&Vance ENGINEERIN G, IN
C. 1229 Carmel Street San Luis Obispo, CA 93401 (805) 545-0010 www.ashleyvance.com C I V I L S T R U C T U R A L

PLAN REVIEW SET

NOT FOR CONSTRUCTION
EE
I N
C 77354 TS C

TA E OF
I GER
IA
I FO

CAL V I L NR
R
E PR

S ED RET OF ON

I LA GNE

SS I KATHLE EN ALLWINE
N
20 0 20 40 HORIZONTAL SCALE: 1" = 20' 420 CRESTON ROAD 420 CRESTON PASO ROBLES, CA 93446 EMD
KEA
11/14/2025
240621 PRELIMINARY

GRADING AND

DRAINAGE PLAN
C-2.1
1 . 2 . 3 . 4 . 5 . 141 DIAL TOLL FREE 811 OR
(1-800-422-4133) AT LEAST TWO DAYS

BEFORE YOU DIG UNDERGROUND SERVICE ALERT
P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY. LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED. P/L P/L
(E) P/L PER NORTH COAST ENGINEERING TOPOGRAPHIC
SURVEY/ LOT LINE ADJUSTMENT OR MERGER TO BE COMPLETED.

TYP 1.5%
TYP 1.5%
TYP 1.5%
TYP 1.5% TYP 1.5% TYP 1.5%
TYP 1.5%
(E) POWER POLE AND GUY WIRE. GUY WIRE TO BE RELOCATED
(E) 1" WATER METER WITH
(P) RP ASSEMBLY FOR

LANDSCAPE IRRIGATION, BY OTHERS
(E) POWER POLE AND GUY WIRE

BEHIND BACK OF SIDEWALK
(E) WATER METER
(E) EXTENET VAULT
(E) BELL MH
(P) 6" FIRE WATER SERVICE

AND DDCV ASSEMBLY
(P) WATER SERVICE, RP
ASSEMBLY AND 2-INCH WATER METER
(P) STORMWATER RETENTION BASIN
(P) BASIN OVERFLOW
8-IN SS @ S=9.9%
(P) UNDERGROUND

STORMWATER CHAMBERS
GENERAL NOTES: ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST AVAILABLE INFORMATION. CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES. MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANY DIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BE NOTIFIED IMMEDIATELY. TOPOGRAPHIC AND BOUNDARY INFORMATION PROVIDED BY: NORTH COAST ENGINEERING, JUNE 2024 A PROPOSED RETAINING WALL ALONG THE EASTERLY PROPERTY LINE WILL PREVENT THE PROJECT FROM RECEIVING STORMWATER RUN-ON FROM THE NEIGHBORING SUBDIVISION TO THE EAST. POST-CONSTRUCTION STORMWATER NOTES: 1. THE PROJECT SITE IS LOCATED IN WMZ 1. 2. THE PROJECT WILL CREATE OR REPLACE MORE THAN 22,500 SF OF IMPERVIOUS SURFACING. 3. THE PROJECT WILL DISTURB APPROXIMATELY 2.6 AC. 4. THE PROJECT IS REQUIRED TO RETAIN THE 95TH PERCENTILE STORM EVENT. FLOOD CONTROL NOTES: 1. THE PROJECT, IN ITS FULLY DEVELOPED CONDITION, IS REQUIRED TO MATCH THE PREDEVELOPMENT STORMWATER PEAK FLOWS UP TO THE 100-YEAR, 24-HOUR STORM EVENT. UTILITY NOTES: 1. UTILITY CONNECTIONS TO BE PROVIDED FOR EACH UNIT (24 TOTAL UNITS) INCLUDING DOMESTIC WATER SUBMETERS. 2. ALL UTILITIES ON SITE WILL BE PRIVATELY MAINTAINED, AND ALL OTHER UTILITIES IN THE RIGHT-OF-WAY WOULD BE MAINTAINED BY THE CITY OF PASO.

GRADING INFORMATION NOTES: CUT QUANTITY: 1000 CUBIC YARDS FILL QUANTITY: 8000 CUBIC YARDS NET QUANTITY: 7000 CUBIC YARDS IMPORT *NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TO CLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES AND FOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES ARE BASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND PROPOSED

FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THE PLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OF PREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE

SHALL INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS. RETAINING WALL INFORMATION: RETAINING WALL ALONG EAST PROPERTY LINE LENGTH: 340 FT MAX HEIGHT: 5 FT (CUT) RETAINING WALL ALONG WEST PROPERTY LINE: LENGTH: 110 FT MAX HEIGHT: 4 FT (FILL) P/L
P/L
(E) OVERHEAD PG&E LINES
TYP 1.5% 30' PG&E EASEMENT 30' PG&E EASEMENT 45' PG&E EASEMENT 25' SETBACK 5' SETBACK 10' SETBACK 15' SETBACK 15' SETBACK 10' SETBACK 5' SETBACK 5' SETBACK
10' SETBACK
15' SETBACK
TYP 1.5%
TYP 1.5% TYP 1.5%
TYP 1.5%
(P) BIORETENTION

PLANTER
(P) BIORETENTION

PLANTER
(P) WATER LINE
(P) FIREWATER LINE
(P) SEWER LINE
(P) ELECTRICAL LINE
(P) STORMDRAIN
(P) FENCE
LEGEND
SD SD
W W
FW FW
S S
E E
(P) STAIRS (P) STAIRS
(P) STAIRS (P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) STAIRS
(P) GATE FOR RETENTION

BASIN MAINTENANCE ACCESS
(P) FIRE HYDRANT GRADING IS ALLOWED 10' INTO AGREEMENT WITH PG&E THE 30' EASEMENT PER (E) 10" VCP SEWER MAIN PER AS-BUILT DRAWINGS. CONTRACTOR TO VERIFY.
(E) APPROXIMATE
LOCATION OF 12" AC WATERLINE

PER UTILITY ATLAS
(E) APPROXIMATE
LOCATION OF 4" CI WATERLINE PER

UTILITY ATLAS
(P) TRASH ENCLOSURE
(P) TRASH ENCLOSURE
(P) STEPS
(P) STEPS (P) STEP
(P) STEP
S:\All Jobs\2024 All Jobs\240621 - 420 Creston Road - Montage\02_Working Drawings\Entitlement Drawings\02_ONSITE\C-2 GRADING SHEET.dwg, 11/14/2025 11:42:37 AM, DWG To PDF.pc3 Exhibit C

Page 700 of 772 ends

23' 23'
14'-4
" 8'-8
" 8'-8" 14'-4
"
0 0 0 0

BATH BATH
b 1 1 b
'o BED 1 BED 1 'o
-7 ,-
I I
W.I.C. I I W.I.C. I I
__ _J L __
½' BED 2 BED 2 ½>
N N
b
"'
'o
□ □

I TH-A I I TH-A I
O? BED 3 BED 4 BED 4 BED 3 °r
M M
½' '?
;.._ ;.._
BUILDING TYPE 1 - SECOND FLOOR PLAN
46'
14'-4
" 8'-8
" 8'-8
" 14'-4
"
M M

DINING I TH-A I I TH-A I DINING
lll LIVING LIVING
a� IH �5 ½' i>
N I N

KITCHEN KITCHEN
I
°r °r
M M "' � �
"'
'o 'o

GARAGE GARAGE

N N N N
1-------7 ,-------7

I I I I

I I I I
-----------7 I ,-----------
L ___________ � ___________ J
BUILDING TYPE 1 - FIRST FLOOR PLAN
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA

SHUTTERED WINDOW AT
BLDG 3-WEST
ELEVATION & BLDG 8-

NORTH ELEVATION
0 2.5 5
�-
SEPTEMBER 29, 2025
>coo
1"=10'@11xl7
,_
A3.0
10 Exhibit C

Page 701 of 772 ends

I
�
,---11
�
-,/
-__n
�
TRIANGULAR 12
ROOF VENTS --� �5
MAIN ROOF�
�-ffly
+30'�
,�- "'- � HORIZONTAL FIBER
== �T-1 �-
✓ =
..._
==
�EM:

SIDING
�□□� □□ □□ □□� �
�
� �
II
II II II �l 11 1111 11
C=::J C=::J C=::J C=::J �
\__ BRICK/STONE VENEER
BASE
--
II
II II II II II II II t C=::J C=::J C=::J C=::J �
\ 1------ -----llll
\__ FIBER CEMENT BOARD

AND BATTEN
I
�� - � �
.... II II
--
II II
□
=
m IT
��\�� IV I\
/ \
� �
� .
[

II II II II
� �
"'"'
v
I

RECESSED VINYL WINDUWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
\__ FIBER CEMENT BOARD

AND BATTEN
BUILDING TYPE 1 - ELEVATIONS {SCHEME A)
0 2.5 5
I
□
10 COMP SHINGLE ROOFING I
r 24" OVERHANGS WI 16"
□
JL____[L___il_
11 DEEP CORBELS @ 3' O.C.

DI
l
......

II II
□
m
□
•
�
L
BLDG

SHUTTERED
3- WEST
WINDOW/�

ELEVATION & BUILDING
8 - NORTH ELEVATION
□
\

RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
□ □
I\
\
�
□ □ □ □

II II I
\__ FIBER CEMENT BOARD

AND BATTEN

BRICK I STONE VENEER
BASE
J
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
>coo
1"= 10'-0"@llxl7
,_
A3.1a
Exhibit C

Page 702 of 772 ends

TRIANGULAR

ROOF VENTS ---

BRICK/STONE VENEER
BASE

TRIANGULAR

ROOF VENTS
�
c0��;s,,,,,, ,...;: ._.,
□ □ □
-� 11 11 11 11
�-<T
� 'I..
::iJ=
- ---- --- □ ------
------
J
RECESSED VINYL WINDr W / 2" DEEP x 3.5" WIDE
WWS/ DECORATIVE TRIM & 2"

DEEP WINDOW SILL
��
::::::--.....
□
"
12 5

MAIN ROOF
+30' �
2'-0" (EAVE,
TYP.

HORIZONTAL FIBER CEMENT SIDING

COMP SHINGLE ROOFING
::::::--.....
�
-- ��m�rr�
�
11 11 11 11 n.._,
l'I,. • v =□ �
� �� I
\__ HORIZONTAL FIBER CEMENT SIDING
BUILDING TYPE 1 - ELEVATIONS {SCHEME B)
0 2.5 5
I
10 =
=
TT
Ir COMP SHINGLE ROOFING 24" OVERHANGS W / 16"
DEEP CORBELS @ 3' O.C.
□
-
m
I
I
·1r DI
""
t-
- � □
m
....,_
/ RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
□ □ = e==
I 1 1 m TT
..

H □ □ □
. �
\ -.

L SHUTTERED WINDOW
J
:�,��\_ BLDG 3 - WEST HORIZONTAL FIBER CEMENT SIDING

ELEVATION & BUILDING BRICK/STONE VENEER
8 - NORTH ELEVATION BASE
Arris 420 Creston Road
STUDIO ARCHITECTS Paso Robles, CA
�-
SEPTEMBER 29, 2025
>coo
1"= 10'-0"@llxl7
,_
A3.1b
Exhibit C

Page 703 of 772 ends

23' 23'
11'-5" 11'-7' 11'-7' 11'-5"
BED 4 BED 4 � BED 3 BED 3 �
M M
" "
:
'.
·
1 '.l "'
½'
N N
b b
[n [n "'
½' BED 2 BED 2 ½>
N N
I I
10'-8" I I .I.C. I I W.I.

ITH-BI I I TH-B
(REVERSE)
� BED l BED l �
" "
L l
14'-4" L
8'-8" 8'-8" L 14'-4" L
1 1 1 1 1
BUILDING TYPE 2 - SECOND FLOOR PLAN
b?
M
�
N "'
;,-

SHUTTERED WINDOW
@ BLDG 1 - WEST

ELEVATION AND
BLDG 5 - NORTH

ELEVATION
N N

KITCHEN
�
11'
22'-5"
------- COLUMNS AT ENTRY
__,------------r---- COVERED PORCH
- OPEN ON 3-SIDES
r-,===,--i 1 �--LINE OF ROOF ABOVE
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
23' 23'
11'-5" 23-2" 11'-5"

KITCHEN
[I ITH-BI TH-B[ (REVERSE)
I I

LIVING LIVING

DINING DINING
b?
M
�
N "'
;,-

GARAGE GARAGE
N N
,-------7 ,-------7

I I I I

I I I I
I ,-------- --------7 I
L ______________ J L ______________ _J
BUILDING TYPE 2 - FIRST FLOOR PLAN
0 2.5 5
�-
SEPTEMBER 29, 2025
420 Creston Road
>coo
Arris
1"=10'@11xl7
,_
STUDIO ARCHITECTS Paso Robles, CA
A4.0
10 Exhibit C

Page 704 of 772 ends

BRICK/STONE VENEER
BASE

TRIANGULAR

ROOF VENTS ---

RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
12 5

MAIN ROOF
+30' �

COMP SHINGLE ROOFING

FIBER CEMENT BOARD

AND BATTEN
e_2'-0"
EAVE,
TYP.

FIBER CEMENT BOARD

AND BATTEN
BUILDING TYPE 2 - ELEVATIONS (SCHEME A)
I

SHUTTERED WIND
@ BLDG l - WEST

ELEVATION AND
BLDG 5 - NORTH

ELEVATION
ow
C----, 8
�
r COMP SHINGLE ROOFING
r 24" OVERHANGS WI 16"
DEEP CORBELS@ 3' O.C. r RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
=
=
" " ll
/
I
�
-:::: �
EE ID!l=B
� � " " "
□
I II II II I II \
� BRICK/STONE VENEER
BASE
�
\
=
=
�
•
\__ FIBER CEMENT BOARD

AND BATTEN
�
� ..... -,::::::?
-cc-_�1/rr
---- �
q� � �� rr irR� �-
�� □
II
- ,,,. -� _jL__]]_ IB
1111
t::::=
t::::= □ □ -

II II II II II II
-� " " L..1L II II II
� � □ □
I•
-- .......,,... .----ir
\
�
-
I
,=_ ��
I= �
,
,
_
_ --
� _:--._, � ,--lL_JL = v~
=
=
'r,--n � ITT
COVERED PORCH ENT RIE S @
BUILDINGS l & 2 ALONG
CRESTON PER PRMC 21.50.070
=
-
/
BUILDINGS l &
CH ENTRIES@
2ALONG l[

CRESTON PER P

COVERED POR
RMC 21 .50.070
' --------
"·-
L::-
�
1-$
" \

PRIVACY SCRE EN WALL

DIVIDING SHAR ED ENTRY
PORCH
"
-�CRAFTS MAN STYLE

COLU MNS AT ENTRIES
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
0 2.5 5 10 Arris

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

Page 705 of 772 ends

-
�
I

TRIANGULAR
ROOF VENTS �5 MAIN ROOF
+30' �
� '---
12 � � COMP SHINGLE ROOFING
� � ��11Tr�� ;:::�_ ::::::��r':::�"'
" t:=U
t:==
�
�
□ □ t:==
t:== ,_ t:==,_
] ] 1111 1 1 1 1 ,1.._----.__
" � v
C=::JC=::JC=::JC=::J " E a C=::J C=::J C=::J C=::J
t:==
ill
\ \ BRICK/STONE VENEER \__ HORIZONTAL FIBER CEMENT SIDING BASE

TRIANGULAR
ROOF VENTS ---�

RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL

HORIZONTAL FIBER

CEMENT SIDING

FIBER CEMENT BOARD

AND BATTEN
e_2'-0"
EAVE,
TYP.

HORIZONTAL FIBER

CEMENT SIDING
I
BUILDING TYPE 2 - ELEVATIONS (SCHEME B)
DLL.l"-7 J - l'IVr..ln

ELEVATION
I

SHUTTERED WIND
@ BLDG l - WEST

ELEVATION AND
BLDG 5 - NORTH

ELEVATION
ow
=
=
=
m
I
0 2.5 5
r COMP SHINGLE ROOFING
r 24" OVERHANGS W / 16"
DEEP CORBELS @ 3' O.C. r RECESSED VINYL WINDOWS
W / 2" DEEP x 3.5" WIDE
DECORATIVE TRIM & 2"

DEEP WINDOW SILL
�
10 = m -
== ==
TT I
I
I� 1111� 11111
1 1111
1 � 11 111
1 1
1 111
1 1P II
I
□ � 1
,_
t:=
'
\ BRICK/STONE VENEER
BASE
� - -�COVERED PORCH ENTRIES@
BUILDINGS l & 2 ALONG
CRESTON PER PRMC 21.50.070
<
== �
=
t= �� m � ��
\ -.
\__ HORIZONTAL FIBER

CEMENT SIDI NG
�
�
□ ----
=
i=
m
I=
I=
BUILDINGS l &
CH ENTRIES@ l[
2ALONG

COVERED POR
CRESTON PER P RMC 21.50.070
.: --------------
�J_ 'sr: ±
c= �
-
�
,'\

PRIVACY SCREE N WALL

DIVIDING SHAR ED ENTRY
PORCH
' -.
\__ CRAFTSMAN STYLE

COLUMNS AT ENTRIES
FRONT PORCH ENTRIES @ BUILDINGS 1 & 2
�-
SEPTEMBER 29, 2025
420 Creston Road
-
Arris
l"-10'-0'@ llx17
,_,
STUDIO ARCHITECTS Paso Robles, CA
A4.1b
Exhibit C

Page 706 of 772 ends

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

Page 707 of 772 ends

Paso Robles City CouncilMarch 17, 2026

Paso Robles City Council
March 17, 2026