Paso Robles City Council
April 21, 2026

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Rear 10' Varies; 9’-0” – 25’-0”

4.13 Waste Enclosures
The project proposes a total of eight (8) screened waste storage enclosures to serve the proposed buildings. Each enclosure is designed to accommodate refuse, recycling and organics bins in compliance with PRMC Section 21.51.030. The enclosures measure 19’-4” x 13’-4”, with a height of 11’-9”. Enclosures are sited along internal drive aisles, all within at least 150 feet from the nearest point of the building served, and will be constructed with durable, visually compatible materials that are of the same architectural design and materials of the primary structures on the site, and include secure, self-closing gates. For waste enclosure locations, refer to Sheet A3; for dimensions, coloring board, and design details, refer to Sheet A26 and Figure 11 below.

Figure 11: Waste Enclosures Elevations and Material Board

4.14 Parking
Pursuant to PRMC Section 21.48.030, a minimum of 308 residential parking spaces and 31 guest spaces are required. The project provides 282 garage spaces and 90 driveway spaces, totaling 372 residential parking spaces, along with 33 guest spaces. Guest spaces are evenly distributed throughout the site, with a greater concentration of spaces being located in front of the club house for ease of access. Two motorcycle spaces are required per PRMC Section 21.48.070, and two are provided. Similarly, 31 bicycle rack spaces are required per PRMC Section 21.48.060, and Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
31 are proposed. In addition, Ardmore Extension will include 26 parallel parking spaces along both sides of the street. Refer to Table 5 for a full summary of parking calculations.

Table 5: Proposed Parking Summary
Parking Type Required Provided
Residential (2 sp/unit) 308 372 (garage + driveway)
Guest (1 sp/5 units) 31 33
Total Vehicle Spaces 339 403
Bicycle Parking (2/10 units) 31 31
Motorcycle Parking (1/20 guest spaces) 1 2

4.15 Landscape & Oak Tree Replacement Plan
The proposed landscape plan covers approximately 199,841 sq. ft. and emphasizes adaptive, drought-tolerant planting throughout the site. The diverse plant palette includes over 254 trees, featuring native species such as Valley Oak and California Sycamore, as well as accent and shade trees like Red Maple, Ginkgo, Marina Arbutus, Crape Myrtle, and Tulip Tree. Understory planting includes a mix of California lilac, fuchsia, sage, and sedges.

Landscaped areas are organized into distinct zones, including shaded pedestrian walkways, bocce ball courts, picnic spaces, passive recreation lawns, and a woodland-themed natural play area.

Flexible recreational spaces, such as synthetic turf mounds and temporary soccer nets, support informal activities without requiring permanent hardscape courts. Bioretention areas and stormwater basins are planted with species such as Berkeley Sedge, Muhlenbergia, and native rushes to manage runoff and promote infiltration.

The proposed open space and recreational network is designed to encourage a variety of active and passive uses, with distinct outdoor zones integrated throughout the community. The site includes multiple flexible-use turf areas, play features, shaded paths, and social gathering nodes, all framed by drought-tolerant landscaping and native tree species.

The central open space features a "no-mow" turf substitute surrounded by a meadow trail pedestrian walking loop, designed to accommodate informal activities such as small group sports or community events. A temporary soccer net is provided to support casual play. This open area is framed by a tree-lined walkway, including species such as accent maples and California sycamores, which provide shade and visual structure.

Adjacent to this space is the community clubhouse and pool, which anchor a shaded social hub.

Surrounding the clubhouse are pool cabanas, parcel lockers, and a mail kiosk, with convenient access from nearby buildings. Amenities include a bike rack, picnic spaces, and public sidewalks linking each amenity area to the broader pedestrian network.

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Toward the southwestern edge of the site, the design transitions to a Woodland-Themed Natural Play Area, which offers a nature-inspired setting for families and children. Play features include sculptural climbing elements, climbing structure, fallen branch benches, and ADA-compliant wood mulch surfacing. A synthetic turf-mound provides an informal zone for climbing and creative play, while surrounding coast live oaks and California sycamores contribute to the shaded, immersive character of the space. Anchoring this zone is a Family Picnic Area, featuring a central planter or fire circle, picnic seating, and access to a continuous walking path that loops throughout the site.

Importantly, oak tree mitigation plantings are incorporated throughout the site landscape plan.

A total of 34 two-inch-caliper trees are required to mitigate oak tree impacts (discussed more in Section 5.2); however, 39 are proposed, exceeding mitigation requirements and reinforcing the native woodland character typical of Paso Robles. Refer to Figure 12, Sheet L1, L5 and L6 for the Landscape and Oak Tree Replacement Plan, Sheet L7 for the irrigation and hydrazone plan, and to Sheet L2 for enlarged views of the community spaces.

Figure 12: Landscape & Oak Tree Replacement Plan

4.16 Fencing
The project proposes a variety of fencing types throughout the site to ensure privacy, safety, and design cohesion. Fence locations are shown on Sheet L10, and fence types are shown on Sheet L3. The fencing types are also summarized below:

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
6-Foot Decorative Metal Pool Fencing (Landscape Plan Design Key #23) will enclose the clubhouse pool area. This fencing will consist of vertical steel bars, designed for pool safety and compliance with applicable Building Code and Environmental Health standards. It will include self-closing and self-latching gates.
6-Foot Vinyl-Coated Micromesh Chain Link Fencing
(Landscape Plan Design Key #24) will be installed around the drainage basins located at the southwestern and northeastern corners.
3-6-Foot Perimeter Privacy Wood Slat Fencing (Landscape Plan Design Key #25) will be used along the entire property
boundary to define the residential edge, screen adjacent uses, and provide privacy for future residents. The wood slats will be finished in a neutral, natural stain that complements the overall architectural palette and landscaping. Shorter, 3-foot fencing will be used along the rear property line of the Ardmore Road townhomes to enhance the pedestrian experience.

4.17 Outdoor Lighting
The project proposes a coordinated site lighting plan that balances visibility, safety, and design aesthetics throughout the residential community. Lighting will be installed along pedestrian walkways, drive aisles, parking areas, and shared community spaces. Four primary fixture types are proposed, along with street pole lighting throughout the community:
• Bollard Lighting: Lithonia Radean LED bollards will be installed in select areas to provide low-level illumination along pedestrian paths and open space corridors. • Pedestrian Lighting: Lithonia W527 fixtures with PM30 Post Mounts are proposed at a height of 12 feet to illuminate key pedestrian corridors and intersections within the site. • Wall-Mounted Fixtures: Lithonia WM1925 wall-mounted lights (850 lumen LED) and Solano 20134EDDMG-BL lights will be installed on residential buildings and the clubhouse, providing localized lighting at entrances, garages, and key circulation points.

All lighting fixtures will utilize LED technology and will feature a bronze finish to maintain consistency throughout the site. All fixtures will adhere to Dark Sky Compliance standards. Refer to Sheet L11 and the attached Lighting Cut Sheets for additional details.

5.0 Environmental Considerations

5.1 Water & Sewer
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
A Water Use Evaluation was prepared by Wallace Group in July 2025 to estimate projected domestic water demand and sewer flows associated with the project and was updated in November 2025 to include peak day and peak hour flow data. Landscaping water demand estimates were completed separately by RRM in August 2025.

The project is anticipated to generate approximately 7.71 AFY of irrigation demand (Table 6),

33.57 AFY of domestic water demand (Table 7), and an estimated sewer flow of 20,696 gallons per day (Table 8). The project will connect to the City’s water and sewer systems.

Table 6: Landscaping Water Demand Calculations
Table 7: Domestic Water Demand Calculations
Table 8: Sewer Flow Rates
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765

5.2 Oak Tree Assessment
An Oak Tree Assessment Report was prepared by Heritage Tree Arboricultural Consulting (“Heritage”) in October 2022 for the previously approved Planned Development/Conditional Use Permit (PD22-20). The assessment concluded that six trees proposed for removal (Tree # 1, 2, 3, 4, 9, and 11) were in poor or very poor condition, with imminent catastrophic failure due to internal fungal root and butt rot. Two additional trees (Tree # 11 and 13) were proposed for protection and were assessed as being in poor and good condition, respectively. An Oak Tree Removal Permit (OTR23- 11) was subsequently approved for the removal of the six trees, as shown in Figure 13.

Since that assessment, Tree #3 has since fallen. In light of this and the project’s change from an industrial to a residential use, Heritage prepared an updated assessment in July 2025 to reevaluate Tree #13, which was previously identified as being in good condition but at high risk of trunk failure due to advanced internal decay.

The July 2025 reassessment reconfirmed that Tree #13, a 42-inch native oak, remains at high risk of structural failure. Resistograph testing showed significant internal decay, with up to 77% radial wood loss in some areas. While the tree was previously proposed for retention under the industrial use scenario with protective fencing, the transition to residential use introduces more frequent and prolonged public access, including by children. Due to the increased potential for injury, the consulting arborist now recommends removal of Tree #13. This recommendation has been incorporated into the project’s updated oak mitigation plan.

Figure 13: Approved
OTR Map
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
PRMC Section 10.01.050 requires that any native oak tree 6 inches in diameter or greater that is removed must be replaced with new oak plantings equal to 25 percent of the total diameter removed. The combined diameter of the oak trees previously approved for removal under OTR23-11, plus Oak Tree #13, and minus Oak Tree #3 (which has since fallen), totals 265 inches, 5 inches less than the original approval. Based on this total, the required oak tree replacement diameter is 67 inches, which may be planted onsite or at another location within the City.

As discussed in Section 4.16 above, oak tree mitigation plantings are incorporated throughout the site landscape plan. A total of 34 two-inch-caliper trees are required to mitigate oak tree impacts, and 37 are proposed, thereby exceeding mitigation requirements. Refer to Table 9 for more details.

Table 9: Oak Tree Replacement Calculations
Lastly, in October 2025, Heritage prepared a supplemental memo reviewing the updated grading and landscape plans for consistency with the City’s Oak Tree Ordinance. The memo confirmed that the plans incorporate all required tree protection measures and provide adequate mitigation for oak tree impacts in accordance with ordinance standards.

5.3 Noise
An Acoustic Study was completed by 45 dB in March 2023 for the previously approved commercial and light industrial project (P22-20), concluding that noise impacts would be less than significant and consistent with both daytime and nighttime standards in the Municipal Code.

In January 2025, 45 dB prepared a supplemental memo evaluating the conversion of the site to a residential housing development. The memo reconfirmed the ambient noise levels identified in the 2023 study and determined that the proposed residential use would remain compatible Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
with surrounding conditions, with outdoor noise levels below the 65 dBA threshold and interior levels projected at DNL 36 dBA, well under the 45 dBA interior limit. As a result, no noise mitigation is required.

5.4 Air Quality & Greenhouse Gas Emissions
An Air Quality and Greenhouse Gas Emissions Analysis was completed by LSA in April 2023 for the previously approved project (P22-20). The study found no conflicts with the 2001 Air Plan and determined that construction and operation would not generate air pollutants or GHG emissions exceeding SLO County APCD thresholds, impact sensitive receptors, or create objectionable odors.

In September 2025, LSA prepared a supplemental memo evaluating the proposed residential project and confirmed it would also remain below all significance thresholds. The memo concluded that no significant impacts would occur for a project with fewer than 330 multi-family units; therefore, this project remains consistent with the prior analysis.

5.5 Biological Resources
A Biological Resources Assessment was completed by David Wolff Environmental in July 2023for the previously approved project (P22-20), concluding that with implementation of recommended mitigation measures for nesting birds and San Joaquin Kit Fox, impacts would be less than significant. The proposed project involves an equal amount of site disturbance as the approved project, and with the same mitigation measures, it will result in no significant biological impacts.

5.6 Cultural Resources
A Phase 1 Archaeological Study was completed by Padre Associates in July 2022 for the previously approved project (P22-20) and found no cultural resources within the project area, concluding that no further archaeological work is required. Since the proposed project is within the same study area, no impacts to cultural resources are anticipated. In the unlikely event that buried cultural materials are encountered during construction, all ground disturbances will cease until a qualified archaeologist is contacted to evaluate the nature, integrity, and significance of the deposit.

5.7 Traffic
A Transportation Analysis was completed by CCTC in December 2022 for the previously approved project (P22-0020), concluding the project would generate 1,194 average daily trips, with 117 AM peak hour trips and 158 PM peak hour trips, and that no VMT or intersection impacts would occur.

In September 2025, as part of the Notice of Incomplete Application package for the proposed project, CCTC compared the approved trips to the proposed trips and found that the new project would generate fewer daily and peak hour trips. Consequently, the proposed project would result Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
in lower traffic impacts than the approved project and would not cause significant impacts on intersection operations or VMTs. Refer to Table 8 for the updated trip generation data.

Table 8: Trip Generation Comparison

6.0 Zoning Code Analysis

21.10.080 – Special Planned Development (SPD) Overlay
The purpose of the SPD overlay is to provide for innovation and flexibility in the design of residential, mixed-use commercial and industrial developments. Approval of a special planned development zoning overlay can allow modification of certain development standards as specified in PMRC 21.11.050.

The proposed project requests an SPD overlay to provide flexibility in design given the site’s unique location, base C-3 zoning, and the City’s housing objectives. The project is intended to deliver housing that is affordable by design, featuring smaller lots and attached townhomes, while also providing neighborhood amenities and streetscape enhancements. The SPD overlay is necessary to accommodate modifications to setback standards, frontage design, and wall standards. While some of these modifications could potentially be processed as PD modifications under PRMC 21.16.020, the City directed the applicant to include all proposed changes under the SPD. Modifications that could alternatively be processed as PD modifications are identified in the subsections below.

Setback Modification
A modification from the setback standards outlined in PRMC Section 21.36.050-1 is requested to allow varying reduced front, side, and rear setbacks, including zero-foot setbacks in instances where townhomes feature shared walls along zero-lot lines or alley-loaded designs with zerofoot front setbacks. This modification is necessary to achieve the proposed density while maintaining the project’s front- and rear-loaded quad and quasi-plex design concept, which reduces lot sizes and supports the City’s goal of providing attainable housing that is affordable by design. This modification could be processed as a PD modification.

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Special Planned Development Overlay “F” Modification
A modification from the wall and fencing standard outlined in PRMC Section 21.04.070 is requested, which would otherwise require the construction of a solid decorative masonry wall along the portion of the property abutting the residentially zoned land to the south. The original intent of this standard was to provide a buffer between future industrial or commercial uses on the project site and the adjacent residential properties, consistent with the site’s C-3 zoning designation. However, since the project has transitioned to a residential use, such buffering is no longer necessary. This modification cannot be processed as a PD modification.

Objective Design Standards Modification – Building Orientation Tier 1 Design Strategy A modification from the Building Orientation Tier 1 Design Strategy outlined in PRMC Section

21.50.050.B.1 is requested to waive the requirement that townhomes along Ardmore Road include pedestrian-oriented entries facing the street. Given the site location’s industrial context, direct pedestrian access from Ardmore Road would be incompatible and undesirable for the proposed residential use. Instead, resident access is provided internally within the community.

To address the intent of the standard and maintain a strong streetscape presence, the rear elevations have been enhanced with upgraded frontage treatments, including 3-foot-tall wood fencing (Option A / Figure 14) or 6-foot-tall wood fencing (Option B / Figure 15)4, dual-sided landscaping, and courtyard-oriented designs featuring covered porches designed to appear as front entries. These elements create the visual impression of pedestrian entryways, strengthening the streetscape and enhancing the overall appearance along Ardmore Road. All mechanical equipment will be fully screened, and a mix of shrubs and trees will further soften and enrich the pedestrian environment. Gates are not proposed. Fence maintenance will be managed by the HOA to ensure routine upkeep and timely repairs, preventing deterioration 5 .

Refer to Sheet L8 for the typical backyard landscaping plan and Sheets A27/A28 and Figures 14/15 for a rendering of the rear frontage along Ardmore Road. This modification could be processed as a PD modification.

Figure 14: Ardmore Road Rendering – Option A
4 At the December 16, 2025, Development Review Committee meeting, the Committee directed the applicant to evaluate and include an alternative fencing design to enhance privacy for the affected residences. 5 Fencing maintenance requirements will be included in the CC&Rs and are requested to be incorporated as a condition of approval
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Figure 15: Ardmore Road Rendering – Option B
Objective Design Standards Modification – Roof Tier 4 Design Strategies A modification to the Tier 4 Design Strategies (Roofs) outlined in PRMC Section 21.50.050.E is requested to allow implementation of one complete strategy, supplemented by portions of other strategies, rather than requiring two complete strategies.

The project fully complies with Strategy 6.c, incorporating gables along at least 40% of all façade lengths. In addition, the design integrates key elements from several other strategies, collectively achieving the intent of promoting architectural variety and visual interest. These elements include:
• Roof height variations exceeding 18 inches on most elevations. • Dormers provided along certain right-of-way-facing facades in accordance with SubStandard 1, though covering less than 50% of those elevations. • Substantial eave and rake projections consistent with Sub-Standard 2, though slightly less than 2 feet in depth.
• Accent standing seam metal roofing consistent with Sub-Standards 5 and 7, applied to less than 25% of some roof lines and under 50% of the total roof area.

This modification could be processed as a PD modification.

Eave Projection Standards
A modification to the eave projection standards in PRMC Section 21.50.060.C.2.c is requested to allow eaves to project between 0 and 12 inches beyond the roofline, instead of the required 18 inches. Due to the project’s affordable design, featuring smaller lot sizes and reduced or zero-lotline setbacks, eaves extending more than 12 inches would encroach over the exterior property lines. Additionally, in certain instances where interior lot lines terminate at the roof edge, zeroinch eaves are proposed. Because the project provides one complete roof objective design standard along with key elements from five additional objective design standards, the reduction in eave projection would not diminish architectural variety or the overall visual interest of the roof. This modification cannot be processed as a PD modification.

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Hillside Development Standards – Rear Yard Retaining Wall Height A modification to PRMC Section 21.81.040.D.1.a is requested to allow rear-yard retaining walls to exceed the six-foot maximum height by two feet or more in limited instances, consistent with PRMC Section 21.81.050. Due to both onsite and offsite topographical and drainage constraints, this modification is necessary to facilitate development and support required drainage basins.

In five locations, retaining walls exceed six feet in height; however, in only two of these instances does the visible height exceed six feet (Sections B and F). The applicable section drawings on Sheet A31 are summarized below:
• Section A: An eight-foot retaining wall with a concrete bypass channel is proposed along the southern property line behind Lots 88–92. When standing at the adjacent property line, on the opposite side of the four-foot-wide bypass channel, the exterior visible height of the wall is approximately five feet. The retaining wall is not visible from within the site.
• Section B: A six-foot nine-inch retaining wall is proposed along the eastern property line behind Lot 79 and is visible from the interior of the lot. This condition occurs entirely within the private rear yard, does not result in offsite visual impacts, and is driven by sitegrading constraints necessary to accommodate development. The wall configuration will be apparent to future property owners at the time of purchase and does not create an unreasonable visual condition.
• Section C: An eight-foot retaining wall is proposed along the east side of Basin C. The wall is only visible from within the site. When standing at the edge of Basin C, which will be fenced, the visible height is less than six feet. In addition, when the basin contains water, the visible height of the wall is further reduced.
• Section F: A eight-foot six-inch retaining wall is proposed along the north side of Basin C and Lot 17. This wall boarders an agricultural field and will be visible from offsite. Due to onsite and offsite drainage patterns and site-grading constraints, Basin C must be located in this position, and the associated retaining wall is necessary to support the basin and ensure compliance with stormwater performance standards. • Section G: An eight-foot nine-inch retaining wall is proposed along the west side of Lots 106–109. Due to the sloping topography to the west, the visible height of the wall is less than six feet at a distance of approximately ten feet from the wall. This property line is shared with Spurr Construction and is bordered by an existing six-foot-tall chain-link fence with privacy slats, which effectively reduces the visible height to less than six feet. • Section H: Similar to Section G, an eight-foot one-inch retaining wall is proposed along the west side of Lots 110–113. While the topography slopes more gently in this area, the wall is adjacent to Spurr Construction and screened by an existing six-foot-tall chain-link fence with privacy slats, which effectively reduces the visible height to less than six feet.

This modification cannot be processed as a PD modification.

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Findings
Pursuant to PRMC Section 21.11.060, the City Council shall make the following findings to approve or conditionally approve the SPD application:

A. Consistency. The proposed special planned development is consistent with the goals and policies established by the general plan, particularly the purpose of the applicable land use category
Response: The SPD overlay and modifications are consistent with the Paso Robles General Plan and the MU overlay zoning, which encourages compact, infill development and well-designed residential neighborhoods. The project advances the City’s housing objectives by providing attainable housing that is affordable by design, with smaller lots and attached townhomes, while offering convenient access to jobs, services, and transit. The SPD overlay allows flexibility to achieve these goals while maintaining consistency with the City’s General Plan, Housing Element and Economic Development Strategic Plan.

B. Design or Public Benefit. The proposed special planned development will result in better, more creative, and higher quality architectural and site development design or greater public benefit than would otherwise be allowed under adopted development standards; Response: The SPD overlay allows for a higher quality, more cohesive neighborhood design than would be achievable under standard development standards. Modifications to setbacks, fencing, building orientation, roof design, and rear yard retaining wall heights enable well-planned open spaces, improved pedestrian streetscapes, and greater affordability by supporting a compact, efficient lot layout. These adjustments enhance design and functionality without compromising other architectural elements or community amenities.

C. Compatibility. The proposed special planned development is compatible with surrounding development;
Response: The proposed project is compatible with surrounding land uses. The site abuts residential zoning to the south, which under the base C-3 zoning could result in incompatible uses; however, with the proposed residential development, the project aligns with adjacent neighborhoods and supports removal of the SPD Overlay “F” wall requirement. Additionally, waiving the pedestrian-entry requirement for the Ardmore Road-facing units allows a functional and logical site layout, concentrating pedestrian access within the community while still enhancing the streetscape and achieving the intent of a pedestrian-oriented frontage. Similarly, allowing a combination of key elements from the Tier 4 Design Strategies results in roof forms that maintain architectural variety and high-quality building design. The requested setback modifications do not adversely affect surrounding properties and, if anything, reinforce a cohesive and context-sensitive site design.

Lastly, the rear-yard retaining walls will have a visible height exceeding six feet in only two limited instances. The first instance occurs along the eastern property line behind Lot 79, where the Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
increased height is visible solely from within the private rear yard. The second instance occurs along the north side of Drainage Basin C, where the increased height is visible from offsite locations. In all other areas, although the structural height of certain retaining walls exceeds six feet, the visible height remains at or below six feet due to sloping topography, intervening drainage features, and fencing.

These limited exceptions are dictated by existing topographic conditions and drainage constraints and are necessary to accommodate required stormwater infrastructure and development. By restricting taller retaining walls to discrete, functionally necessary locations and minimizing their visibility through site design and screening, the project avoids adverse visual or physical impacts on adjacent properties and maintains compatibility with surrounding development.

D. Sensitive to Topography and Natural Resources. The
proposed special planned development is sensitive to the natural topography of the site, minimize alterations to the land, and maintain and enhance significant natural resources, including, but not limited to, oak woodlands, natural drainage ways and open space preservation;
Response: The project is sensitive to the site’s natural topography and resources. Grading is designed to work with existing landforms where feasible, and retaining walls are located in specific, functionally necessary locations to accommodate slope conditions and support required drainage features and development. Only oak trees identified as safety hazards and in poor condition are proposed for removal, with arborist review supporting their removal. The remaining oak tree will be preserved with appropriate protection measures, and mitigation plantings are included in the landscape plan to ensure compliance with the City’s Oak Tree Ordinance.

E. Circulation. The proposed special planned development's vehicular, bikeway, and pedestrian circulation system is designed to be efficient and well-integrated with the overall city circulation system;
Response: The project provides safe and efficient circulation for vehicles, pedestrians, and emergency services. Vehicular access is via a new east-west extension of Ardmore Road, with internal private roads connecting all residences, the clubhouse, and guest parking, meeting the City’s minimum 20-foot width and 150-foot maximum hose pull requirements. Pedestrian circulation is continuous and accessible, linking all buildings, open spaces, and parking areas, with sidewalks along internal roads, the Ardmore Road extension, and landscaped pathways.

F. General Welfare. The proposed special planned development does not pose adverse impacts on the public health, safety, and general welfare, nor on neighboring properties in particular.

Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Response: The project does not pose adverse impacts to public health, safety, or welfare.

Environmental and technical studies, including noise, traffic, air quality, biological, and cultural resources, demonstrate that impacts will be less than significant with standard mitigation measures. The design promotes general welfare through thoughtful housing, neighborhood amenities, and streetscape improvements.

21.36.060 – Planned Development (PD) Overlay.

The PD Overlay is applied to properties where a formal Development Plan is required, regardless of whether the project otherwise meets the standard thresholds and would trigger discretionary review. The PD process allows for greater flexibility in design, site planning, and development standards while ensuring a high level of project quality and compatibility with surrounding uses.

The project site is located within a PD Overlay and therefore includes a request for a Development Plan application. The proposed development will comply with the applicable development standards of the C-3 base zone and the MU Overlay designation, as discussed in the sections below.

21.36.050 – Mixed-Use (MU) Overlay Zoning District
The purpose of the MU Overlay zoning is to provide for locations appropriate for development of multi-family residential in nonresidential zoning districts, either in combination with commercial uses or as stand-alone residential development projects. The project complies with this Section, as shown in Table 10 below.

Table 10: Development Standards for Mixed-Use Overlay Zoning District Development
Standard
Requirement Project Compliance
Maximum
Height Per underlying zone (C-3: 50 ft) Complies; all proposed buildings are two stories, under 50 ft. in height.

Front & Street
Side Setbacks 10 ft. (20 ft. for garages) Varies; 0’-0” – 31’-6” (SPD modification requested) Side Setbacks 5 ft. (first story); 10 ft. (second story) Varies; 0’-0” – 20’-0”(SPD modification requested) Rear Setback 10 ft. Varies; 9’-0” – 25’-0” (SPD modification requested.

Maximum
Density 30 dwelling units per acre Complies; 11.86 units per acre Private Open
Space 100 sq. ft. per unit
Complies; provides 160 sq. ft. – 390 sq. ft. of private open space per unit for a total private open space area of 37,700 sq. ft.

Common Open
Space
100 sq. ft. per unit; or 300 sq. ft. per
unit if only common space provided.

Complies; 154 units x 100 sq. ft. = 15, 400 sq. ft.
required; 49,834 sq. ft. proposed (includes ~19,872 sq. ft. for flex use recreational basin)
Storage Space 200 cubic feet per unit (not including
closets).

Complies; 200 cubic feet of storage are provided
within each unit’s garage, as shown on the floor plans.

Garages will include mounted storage above the
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
parking area to maximize usable space and support
affordability through efficient design.

Laundry
Facilities 1 washer/dryer per 6 units Complies; in-unit laundry is provided for each residence Refuse &
Recycling Areas Per PRMC Chapter 21.51 Complies; centralized trash/recycling enclosures included.

Sign Program Required if more than one
commercial space Not applicable; no commercial signage is proposed

21.50.090 – Transition to Adjacent R-1 Zoning District
Where a side or rear property line abuts a property zoned R-1, specific development standards apply related to setbacks, window and balcony orientation, and landscaping. Although a portion of the southern property line of the project site adjoins an R-1 zoning district, no buildings are proposed in this area (see Figure 13). As such, the setback, window orientation, and balcony orientation standards do not apply.

A landscape buffer is still required along property lines adjacent to the R-1 zone. This buffer must be a minimum of five feet wide and include evergreen screening trees planted at fifteen-foot intervals along the interior property line. The selected species must reach a minimum height of twenty feet at maturity and be at least fifteen gallons in size at the time of planting. The project complies with this requirement by planting six evergreen trees at fifteen-foot intervals along the interior property line. Refer to Sheet L1, Design Key Number 28.

21.50.050 – Building Desing and Articulation
This Section establishes objective design standards (ODS) 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. The project must comply with the following standards based on the fact that the proposed buildings contain between 11+ units:

21.50.050-1: Minimum Required Number of Design Strategies by Building Type Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
The project has been designed in compliance with all applicable (ie. residential) design strategies, with the exception of the townhomes along Ardmore Road, for which an SPD modification is requested to modify the Building Orientation Tier 1 Design Strategy. A summary of the project’s compliance with these strategies is provided in Table 11.

Table 11: Design Strategies Compliance Summary
Design Strategy Project Compliance
Tier 1 Design Strategies.

1. Building Orientation. Buildings visible from the public right-of-way shall have at least 1 pedestrian entry oriented toward the primary street. On corner parcels, additional pedestrian entries may be oriented toward both the primary street and a secondary street. (See Section 21.50.070
[Frontage Standards].)
An SPD modification is requested to
waive this requirement for the
townhomes along Ardmore Road.

3.c. Residential Uses. Windows and openings of residential uses shall constitute a minimum of 15 percent of all building faces.

Windows constitute a minimum of
fifteen percent of all building faces.

Refer to the building elevations and
calculations on Sheets A5, A8, A14, and
A16.

4. Blank Walls. The maximum length of any blank wall visible from the public right-of-way, meaning without a window, opening, or other massing break, shall be limited to 20 feet in length.

All building walls incorporate windows,
openings, or other architectural breaks
in massing, ensuring that no
uninterrupted wall plane exceeds 20
feet in length.

5. Building Corner Treatments. For mixed-use and multifamily projects with 11 or more units, the corners of a building on street-facing facades shall incorporate at least one of the following, located within 25 feet of the corner of the building, which may also be used to satisfy wall plane requirements of Subsection 21.50.050.C (Tier 2 Variation Design Strategies: Wall Plane)
e. A different roof style from the roof style associated with the abutting adjacent façade.
f. Massing break with minimum dimensions of 1 foot in
depth by 3 feet in length by 8 feet in height located within 25 feet of the corner.

The project incorporates two design
strategies (e & f). A different roof style,
and massing break with minimum
dimension of 1 foot by 3 feet within 25'
of corner is satisfied with street facing
porches.

Tier 2 Variation Design Strategies: Wall Plane. All façades facing the public right-of-way shall include variation that cumulatively equals at least 25 percent of the total façade plane area that faces the public right-of-way. To achieve the 25 percent wall plane variation, projects shall incorporate, at a minimum, the number of design strategies identified in in Table 21.50.050-1 (Minimum Required Number of Design
The project incorporates two design
strategies (1.e & 2). Refer to elevation
sheets (A5, A8, A14 and A16) for
calculations that show the general
massing breaks meet Tier 2 Design
standards. Additionally, all elevations
longer than 100 feet feature at least 1
vertical element (taller than wide). A
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765
Strategies by Building Type) for Tier 2 (Wall Plane), choosing from the list of design strategies in Paragraph 21.50.050.C.1.

1. Menu of Wall Plane Variation Design Strategy Options e. General Massing Break. Provide a general massing break, which may extend the height of a building’s façade; extend the height of a building’s upper stories; and/or may be recessed or projected from the façade with minimum
dimensions of 1 foot in depth by 3 feet in length by 8 feet in height.

2. Vertical Elements on Horizontal Buildings. Where Tier 2 strategies are required, buildings longer than 100 feet shall include at least 1 design strategy that adds a vertical element to offset the horizontal length of the building. The vertical element shall be taller than it is wide.
gable roof, which creates a form that is
taller than it is wide, breaks up the
roofline and facade to offset the
horizontal length of the building.

Tier 3 Design Strategies: Fenestration and Materials.

Projects shall incorporate, at a minimum, the number of design strategies identified in Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type) for Tier 3 (Fenestration and Materials), choosing from the list of strategies below. Design strategies shall be applied to all building façades, including those not facing the public rightof-way…

4. Window trim on all windows, with a minimum width of 3.5 inches.

7. Windowsills projecting a minimum of 2 inches beyond the building façade on all windows.

9. Use of a secondary cladding material (per Subsection

21.50.080.A [Exterior Building Wall Materials]) that is different from the primary cladding material (per Section

21.50.080.A [Exterior Building Wall Materials]). Secondary cladding material shall be applied for a minimum of 10
percent of all façade areas, or 3 feet of cladding along the base for the full length of all façades. Exception: where window sills are lower than 3 feet, secondary cladding shall be applied up to the level of the lowest windowsill.

The project incorporates three design
strategies (4, 7 & 9). All window trim
shall be a minimum of 3.5 inches, sills
shall be a minimum of 2” beyond the
façade, and secondary cladding material
will be used for a minimum of ten
percent of the façade. Refer to Sheet
A29 for more details.

Tier 4 Design Strategies: Roofs. Projects shall incorporate, at a minimum, the number of design strategies identified in Table 21.50.050-1 (Minimum Required Number of Design
Strategies by Building Type) for Tier 4 (Roofs), choosing from the list of strategies below…
The project incorporates one design
strategies (6.c) and key elements from
other design strategies (1, 2, 5, 6.a & 7).

Gables equal at least 40% of the façade
length (refer to Sheets A5, A8, A14 and
A16 for calculations). Additionally, a
combination of strategies 1, 2, 5, 6.c and
Exhibit G

8830 Morro Road, Atascadero, CA 93422
Phone: (805) 461-5765

1. Dormers applied to at least fifty percent of the windows of an upper floor visible from the public right-of-way, but no less than two windows.

2. Eaves and rakes, with a twenty-four-inch minimum
projection, applied on all roof sections.

5. Combining more than one roof type; the secondary roof type shall represent at least twenty-five percent of the total roof line. See Subsection 21.50.060(C) (Roofs) for allowed roof types

6.c Gables equal to at least 40 percent of the façade length.

7. Installing either clay tile or standing seam metal roof for at least fifty percent of roof area.
7 are deployed (refer to SPD
modification above for more details).

Exhibit G

Attachment 3
ORDINANCE NO. XXXX N.S.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES, CALIFORNIA, ADOPTING ZONING CODE AMENDMENT RZN 25-03 REGARDING UPDATES TO THE EL PASO DE ROBLES ZONING

CODE AND ZONING MAP
APPLICANT – COVELOP, INC. & MD3 INVESTMENTS
APN: 025-362-050
WHEREAS, Covelop, Inc. & MD3 Investments (“applicant”) have applied for a Zoning Code Amendment (“RZN 25-03) requesting an amendment to the Zoning Map and Zoning Code to revise the designation of the subject property to include the addition of a Mixed-Use (“MU”) Overlay and a Special Planned Development (“SPD”) Overlay (“Overlay K”); and
WHEREAS, the project site is a +/- 12.98-acre property located at 2930 Union Road, Lots 6 & 13 of APN 025-362-050; and
WHEREAS, in conjunction with the above request, the applicant has also applied for Planned Development 25-14, Modification 26-04, Conditional Use Permit 25-05, Vesting Tentative Tract Map 3255, and Oak Tree Removal 25-09, requesting approval of a 154-unit residential subdivision; and WHEREAS, on November 4, 2025, the City Council of the City of Paso Robles approved Resolution 25-124, authorizing a reservation of 154-units from the Cycle 2 Surplus Density Unit pool to be applied to this project site; and
WHEREAS, the General Plan designation is Commercial Service (CS) and the zoning designation is Commercial/ Light Industrial with a Planned Development Overlay and special district “F” overlay (C3-PD, District “F” Overlay); and
WHEREAS, as part of RZN 25-03, the applicant is requesting the site be rezoned to include the MU Overlay to allow residential uses by-right. The purpose of the MU Zoning Overlay zoning is to provide for locations appropriate for development of multi-family residential in nonresidential zoning districts, either in combination with commercial uses or as stand-alone residential development projects; and WHEREAS, as part of RZN 25-03, and in accordance with Section 21.11.050 of the Zoning Code, the applicant is also requesting SPD Zoning Overlay “K” be established to allow:
 Reduced setbacks including zero lot line development as part of the associated development plan; and
 Exceptions to the Special Planned Development Overlay “F” designation as outlined by PRMC Section 21.04.070, to eliminate the requirement for a solid wall adjacent to residentially zoned land.
 Minimum lot size, parking requirements, and common recreation amenities; and

Attachment 3
WHEREAS, RZN 25-03 requests consideration of an amendment to the Zoning Map to amend the zoning designation to include the “MU Overlay” and “SPD Overlay K”, as shown in Exhibit A, Zoning Map; and WHEREAS, RZN 25-03 requests consideration of an amendment to the Zoning Code that would apply special conditions to the property, through a new Section 21.04.120, as shown in Exhibit B, Zoning Code Text; and
WHEREAS, on February 20, 2024, the City adopted a Mitigated Negative Declaration (MND) (SCH No. 2023090132) (2024 MND) for a commercial/industrial project (“Covelop”) consisting of 240,000 square feet of floor area spanning six buildings for this project site (Planned Development 22-20, Conditional Use Permit 22-20, Vesting Tentative Parcel Map 22-0054, Oak Tree Removal 23-11). As lead agency, and as part of the City’s due diligence, the City required a supplemental Noise Analysis, supplemental Arborist Report, and supplemental Air Quality and Greenhouse Gas Emissions Analysis to determine if the proposed Project would result in any new or more severe significant effects not identified in the original MND. Based on these studies, and a full analysis of the scope of the Project, and the previously adopted 2024 MND, none of the criteria specified in CEQA Guidelines section 15162 requiring a subsequent or supplemental environmental document to be prepared is triggered. In particular, there have been no: (1) substantial changes in the project that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect; (2) substantial changes with respect to the circumstances under which the Project is undertaken that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect; and (3) new information of substantial importance that was not known and could not have been known at the time the previous MND was adopted that shows: (a) the Project would have significant effects not discussed in the previous MND; (b) the Project would have more seve re environmental effects; or (4) mitigation measures previously found to be infeasible or new mitigation measures now exist and would be feasible and would reduce significant effects. Therefore, an addendum is the appropriate document under CEQA to analyze the consistency of the Project with the type and intensity of development previously analyzed for the site in the MND as provided for in CEQA Guidelines section 15162 and 15164; and
WHEREAS, on March 24, 2026, the Planning Commission held a duly noticed public hearing at which it received a staff report, considered all public testimony, and reviewed the proposed amendments to the Zoning Code and Zoning Map; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

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

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

Section 2. Findingsfor Approval of RZN 25-03to Establish a Zoning Map Amendment for the “MU-Overlay”. Based upon the facts and analysis presented in the staff report, public testimony received, and the record, and consistent with Paso Robles Municipal Code Section 21.10.070, the City Council finds that the proposed amendments to the Zoning Map are appropriate for the following reasons:

Attachment 3
PRMC Section 21.10.070 Findings for Zoning Code and Zoning Map Amendments.

1. The rezone to include the MU-Overlay is consistent with the General Plan as it is consistent with General Plan Land Use Policy 1A, which is to “provide an appropriate mix and diversity of land uses” and Policy 2I, which is to “Encourage infill development as a means of accommodating growth while preserving open spaces areas, reducing vehicle miles travelled and enhancing livability/quality of live.”

2. The rezone to include the MU-Overlay will not be detrimental to the public interest, health, safety, convenience, or welfare, since the General Plan contemplates mixed use and infill opportunities within city limits. Further, concurrent with the request for the MU-Overlay is a development plan for the residential subdivision including a well-designed site plan, new roadways, pedestrian crossings, emergency access, site lighting, and other amenities that will complement the surrounding area.

3. The rezone to include the MU-Overlay is internally consistent with other applicable provisions of this zoning code because other existing development standards will still apply, including the requirement for there to be an approved development plan that will establish setbacks, height, parking, etc. The MUOverlay simply allows residential uses in addition to the base zoning of C3 (Commercial/Light Industrial). Further, concurrent with the request for the MUOverlay is a request to adopt SPD Overlay K, which will set forth additional conditions for development at the site with a Development Plan.

4. Specific to the Zoning Map amendment, the affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography; is suitable in terms of the provision of public and emergency vehicle access and public services and utilities; and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located, which was thoroughly studies as part of environmental and technical studies performed for the project, including noise, traffic, air quality, biological, and cultural resources, which demonstrate that impacts will be less than significant with standard mitigation measures. The design promotes general welfare through thoughtful housing, neighborhood amenities, and streetscape improvements. The project includes a well-designed site plan, new roadways, pedestrian crossings, emergency access, site lighting, utility access, and other amenities that ensure site compatibility with the proposed use and will complement the surrounding area.

Section 3. Findings for Approval of RZN 25-03 to Establish a Zoning Map and Zoning Code Amendment for “SPD Overlay K”. Based upon the facts and analysis presented in the staff report, public testimony received, and the record, and consistent with Paso Robles Municipal Code Section 21.10.070 and Section 21.11.060, the City Council finds that the

Attachment 3
proposed amendments to the Zoning Map and Zoning Code (Title 21 of the City Municipal Code) are appropriate for the following reasons:

PRMC Section 21.10.070 Findings for Zoning Code and Zoning Map Amendments.

1. The rezone to include the SPD Overlay “K” is consistent with the General Plan as it is consistent with General Plan Land Use Element which allows for “innovation and flexibility in the design of residential… developments” especially when “(a)pproval of a planned development can allow modification of certain development standards if it results in better design or greater public benefit.” SPD Overlay K will allow modification of certain development standards for both commercial and residential uses through a development plan.

2. The rezone to include the SPD Overlay K will not be detrimental to the public interest, health, safety, convenience, or welfare, since General Plan Land Use policy LU-2D recognizes “attractive streetscapes, a pedestrian friendly setting, and coordinated site design, architecture, and amenities” as a means to “create livable, vibrant neighborhoods”. The modifications being incorporated into SPD Overlay K are necessary to allow zero-lot line development as part of the design of the project, which results in a thoughtfully designed for-sale townhome style development that includes neighborhood amenities such as open spaces, a tot lot, and clubhouse, and streetscape improvements. The removal of a masonry wall along the south side of the development is not injurious to adjacent parcels, since the requirement was set in place in the event the site is constructed with a commercial land use.

3. The rezone to include the SPD Overlay K is internally consistent with other applicable provisions of this zoning code because other existing development standards will still apply, including the requirement for there to be an approved development plan that will establish site planning design, building height, required onsite parking, architectural review, etc. Further, concurrent with the request for the SPD Overlay K is a request to rezone the site to include the MUOverlay, which permits mixed-use projects to allow residential uses in addition to the base zoning of C3 (Commercial/Light Industrial).

4. Specific to the Zoning Map amendment, the affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography; is suitable in terms of the provision of public and emergency vehicle access and public services and utilities; and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The proposed project was thoroughly studied as part of environmental and technical studies performed for the project, including noise, traffic, air quality, biological, and cultural resources, which demonstrate that impacts will be less than significant with standard mitigation measures. The design promotes general welfare through thoughtful housing, neighborhood amenities, and streetscape improvements.

Attachment 3
The project includes a well-designed site plan, new roadways, pedestrian crossings, emergency access, site lighting, utility access, and other amenities that ensure site compatibility with the proposed use and will complement the surrounding area.

PRMC Section 21.11.060 Findings
A. Consistency. The proposed special planned development is consistent with the goals and policies established by the general plan, particularly the purpose of the applicable land use category, because the SPD overlay and created modifications encourages compact, infill development and well-designed residential neighborhoods, which are consistent with Paso Robles General Plan Policy 2I, which is to “Encourage infill development as a means of accommodating growth while preserving open spaces areas, reducing vehicle miles travelled and enhancing livability/quality of live.” The project advances the City’s housing objectives by providing attainable housing that is affordable by design, with smaller lots and attached townhomes, while offering convenient access to jobs, services, and transit. The SPD overlay also allows flexibility to achieve these goals while maintaining consistency with the City’s General Plan, Housing Element and Economic Development Strategic Plan.

B. Design or Public Benefit. The proposed special planned development will result in better, more creative, and higher quality architectural and site development design or greater public benefit than would otherwise be allowed under adopted development standards, because it allows the project to be designed specifically with zero-lot line setbacks, enabling the townhome configuration proposed by the project which is not otherwise achieved under the base zoning development standards.

C. Compatibility. The proposed special planned development is compatible with surrounding development, since the site abuts residential zoning to the south, which under the base C-3 zoning could result in incompatible uses; however, with the proposed residential development, the project aligns with adjacent neighborhoods and creates a well-thought transition point from the other surrounding commercial uses to the west. The project also supports removal of the SPD Overlay “F” wall requirement which was intended to establish a solid, decorative masonry wall between commercial/industrial projects under C-3 zoning and the adjacent residential to the south. By establishing the residential use, the solid masonry wall is no longer necessary.

D. Sensitive to Topography and Natural Resources. The proposed special planned development is sensitive to the natural topography of the site, minimizes alterations to the land, and maintains and enhancessignificant natural resources, since there is an associated development plan that includes a well-thought grading plan which has been designed to work with existing landforms where feasible, and retaining walls are located in specific, functionally necessary locations to accommodate slope conditions and support required drainage features and development. Only oak trees identified as safety hazards and in poor

Attachment 3
condition are proposed for removal, with arborist review supporting their removal. The remaining oak tree will be preserved with appropriate protection measures, and mitigation plantings are included in the landscape plan to ensure compliance with the City’s Oak Tree Ordinance.

E. Circulation. The proposed special planned development's vehicular, bikeway, and pedestrian circulation system is designed to be efficient and well-integrated with the overall city circulation system, because as proposed, there will be a new vehicular access point via a new east-west extension of Ardmore Road, with internal private roads connecting all residences, the clubhouse, and guest parking, meeting the City’s minimum 20-foot width and 150-foot maximum hose pull requirements. Pedestrian circulation is continuous and accessible, linking all buildings, open spaces, and parking areas, with sidewalks along internal roads, the Ardmore Road extension, and landscaped pathways.

F. General Welfare. The proposed special planned development does not pose adverse impacts on the public health, safety, and general welfare, nor on neighboring properties in particular, as determined by relying on environmental and technical studies, including noise, traffic, air quality, biological, and cultural resources, which demonstrate that impacts will be less than significant with standard mitigation measures. The design promotes general welfare through thoughtful housing, neighborhood amenities, and streetscape improvements.

Section 4. Findings on the Necessity for a Subsequent or Supplemental MND or EIR. Based on the substantial evidence set forth in the record, including but not limited to, the 2024 MND, the Addendum, and all related information presented to the City Council, the City Council finds that the Project necessitates only minor modifications to the 2024 MND.

Therefore, pursuant to State CEQA section 15164, an Addendum to the 2024 MND is the appropriate document for the Project.

The City Council further finds that the preparation of a subsequent or supplemental MND or EIR is not required for the Project because the Project:

A. will not result in substantial changes that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
B. will not result in substantial changes with respect to the circumstances under which the Project is developed that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and
C. does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the 2024 MND documents were certified showing any of the following:
(i) the Project would have one or more significant effects not discussed in the 2024 MND;

Attachment 3
(ii) that significant effects previously examined would be substantially more severe than shown in the 2024 MND;
(iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the lead agency declined to adopt such measures; and
(iv) that mitigation measures or alternatives considerably different from those analyzed would substantially reduce one or more significant effects on the environment, but which the lead agency declined to adopt.

Section 5. Findings on Environmental Impacts. Having considered the Addendum, the administrative record, the 2024 MND and all written and oral evidence presented to the City Council, the City Council finds that all environmental impacts of the Project have been addressed within the 2024 MND and the Addendum. The City Council finds that no new or additional mitigation measures are required. The City Council further finds that there is no substantial evidence in the administrative record supporting a fair argument that the Project may result in any significant environmental impacts beyond those analyzed in the 2024 MND. The City Council finds that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the City Council.

Section 6. Approval. The City Council of the City of El Paso de Robles, based on its independent judgment and analysis, adopts RZN 25-03, as depicted in Exhibit A and Exhibit B of this Ordinance, incorporated herein by this reference.

Section 7. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City of El Paso de Robles Community Development Department, 1000 Spring Street, Paso Robles, CA 93446. The custodian of the record is the City Clerk.

Section 8. Effective Date. This Ordinance shall take effect thirty (30) days after its final passage and adoption.

INTRODUCED at a regular meeting of the City Council held on April 21, 2026, for first reading by the City Council of the City of El Paso de Robles, and adopted on the ___ day of ______, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Attachment 3
Melissa Martin, City Clerk
Exhibit A – Mixed Use Overlay and Special Planned Development Overlay K - Zoning Map Amendments Exhibit B – Special Planned Development Overlay “K” - Zoning Code Text Amendment

EXHIBIT A

PROPOSED ZONING MAP AMENDMENT
Proposed MU-Overlay
and Special Planned
Development Overlay “K”

EXHIBIT B
PROPOSED TITLE 21 ZONING CODE TEXT

AMENDMENT
Added text is shown as blue underline and deleted text is shown as red strikethrough.

SECTION 21.04.120 – Reserved Special Planned Development Overlay K Section 21.04.120 to read as follows:

Special Planned Development Overlay K applies to the +/- 12.98-acre property located at 2930 Union Road, Lots 6 and 13 (originally recorded as part of the Golden Hills Orchard Tract Map in 1919 via Map Book 002-050-001) of APN 025-362-050, as designated on the official Zoning Map and conditioned by Ordinance No. XXXX N.S. as follows:

A. Property setbacks may allow for varying reduced front, side, and rear setbacks, including zerofoot setbacks in instances where townhomes feature shared walls along zero-lot lines or alleyloaded designs with zero-foot front setbacks, as part of a Development Plan.

B. The requirement for the construction of a solid wall of decorative masonry materials, as outlined in Section 21.04.070 as “Special Planned Development Overlay “F”, to be located along the southern portion of the project site abutting residentially zoned land is no longer required when accompanied by a residential project and as part of a Development Plan.

C. Minimum residential lot size 1,563 sq. ft.

D. Parking requirement
a. Minimum 282 garage spaces and 90 driveway spaces totaling 372 spaces b. Shared / guest parking requirement 33 spaces
E. Common recreational amenity minimums
a. Clubhouse building minimum 3,019 sq. ft.
b. Outdoor covered patio minimum 1,177 sq. ft
c. Outdoor pool minimum 711 sq. ft.
d. Playground/tot-lot featuring minimum 15 play equipment features e. Shared/common waste enclosures minimum 8

Attachment 4
RESOLUTION 26-XXX(B)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING THE ALLOCATION OF 154 GENERAL PLAN SURPLUS
DENSITY UNITS TO PARCEL 025-362-050
WHEREAS, Covelop, Inc. & MD3 Investments (“applicant”) have applied for entitlements for a 154-unit residential subdivision (“Project”) on a +/- 12.98-acre property located at 2930 Union Road, Lots 6 & 13 of APN 025-362-050; and
WHEREAS, the entitlements associated with the Project request include a Zoning Code Amendment (“RZN 25-03) requesting an amendment to the Zoning Map and Zoning Code to revise the designation of the subject property to include the addition of a Mixed-Use (“MU”) Overlay and a Special Planned Development (“SPD”) Overlay (“Overlay K”), Planned Development 25-14 (“PD25-14”), Modification 26-04 (“MOD26-04”), Conditional Use Permit 25-05 (“CUP25-05”), Vesting Tentative Tract Map 3255 (“VTTM 3255”), and Oak Tree Removal 25-09 (“OTR 25-09”); and WHEREAS, the General Plan designation is Commercial Service (CS) and the zoning designation is Commercial/ Light Industrial with a Planned Development Overlay and special district “F” overlay (C3- PD, District “F” Overlay). This zoning does not allow residential uses by-right; and WHERAS, the applicant is proposing a rezone of the property to include the Mixed-Use (“MU”) Overlay zoning designation, which would allow the property to be developed with residential uses; and WHEREAS, in addition to the rezoning request for the MU Overlay, the project will require an allocation of 154 surplus density units; and
WHEREAS, in 2020, as part of the City’s Housing Element update, the City Council adopted amendments to the Zoning Code related to fractional density units, which collectively raised the number of dwelling units that could be built within the 44,000-population planning threshold by 345 surplus units. These units are referred to as Cycle 2 Surplus Density Units; and WHEREAS, on November 4, 2025, the City Council approved Resolution 25-124 for the Project, which reserved 154 General Plan Surplus Density Units from the Cycle 2 Surplus Density Units Pool; and WHEREAS, there are currently 246 surplus density units that have yet to be formally allocated from the Cycle 2 Surplus Density Units; and
WHEREAS, on February 20, 2024, the City adopted a Mitigated Negative Declaration (MND) (SCH No. 2023090132) (2024 MND) for a commercial/industrial project (“Covelop”) consisting of 240,000 square feet of floor area spanning six buildings for this project site (Planned Development 22-20, Conditional Use Permit 22-20, Vesting Tentative Parcel Map 22-0054, Oak Tree Removal 23-11). As lead agency, and as part of the City’s due diligence, the City required a supplemental Noise Analysis, supplemental Arborist Report, and supplemental Air Quality and Greenhouse Gas Emissions Analysis to determine if the proposed Project would result in any new or more severe significant effects not identified in the original MND. Based on these studies, and a full analysis of the scope of the Project, and the previously adopted 2024 MND, none of the criteria specified in CEQA Guidelines section 15162 requiring a subsequent or supplemental environmental document to be prepared is triggered. In particular, there have been no: (1) substantial changes in the project that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the

Attachment 4
severity of previously identified significant effect; (2) substantial changes with respect to the circumstances under which the Project is undertaken that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect; and (3) new information of substantial importance that was not known and could not have been known at the time the previous MND was adopted that shows: (a) the Project would have significant effects not discussed in the previous MND; (b) the Project would have more severe environmental effects; or (4) mitigation measures previously found to be infeasible or new mitigation measures now exist and would be feasible and would reduce significant effects. Therefore, an addendum is the appropriate document under CEQA to analyze the consistency of the Project with the type and intensity of development previously analyzed for the site in the MND as provided for in CEQA Guidelines section 15162 and 15164; and WHEREAS, a public hearing was conducted by the Planning Commission on March 24, 2026 to consider the request, and to accept public testimony on the allocation of surplus density units.

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 substantial evidence set forth in the record, including but not limited to, the 2024 MND, the Addendum, and all related information presented to the City Council, the City Council finds that the Project necessitates only minor modifications to the 2024 MND. Therefore, pursuant to State CEQA section 15164, an Addendum to the 2024 MND is the appropriate document for the Project.

The City Council further finds that the preparation of a subsequent or supplemental MND or EIR is not required for the Project because the Project:

A. will not result in substantial changes that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and B. will not result in substantial changes with respect to the circumstances under which the Project is developed that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and
C. does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the 2024 MND documents were certified showing any of the following:
(i) the Project would have one or more significant effects not discussed in the 2024 MND;
(ii) that significant effects previously examined would be substantially more severe than shown in the 2024 MND;
(iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the lead agency declined to adopt such measures; and

Attachment 4
(iv) that mitigation measures or alternatives considerably different from those analyzed would substantially reduce one or more significant effects on the environment, but which the lead agency declined to adopt.

Section 3. Having considered the Addendum, the administrative record, the 2024 MND and all written and oral evidence presented to the City Council, the City Council finds that all environmental impacts of the Project have been addressed within the 2024 MND and the Addendum. The City Council finds that no new or additional mitigation measures are required. The City Council further finds that there is no substantial evidence in the administrative record supporting a fair argument that the Project may result in any significant environmental impacts beyond those analyzed in the 2024 MND. The City Council finds that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the City Council.

Section 4. The City Council of the City of El Paso de Robles hereby allocates 154 surplus units to parcel 025-362-050 as shown below and further described in Exhibit A.

Cycle 2 Surplus Density Unit’s Available 246 units
Oak at Ardmore (025-362-050) Requested -154
Remaining Units 92 units
Section 5. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City of El Paso de Robles Community Development Department, 1000 Spring Street, Paso Robles, CA 93446. The custodian of the record is the City Clerk.

Section 6. The Mayor of the City Council shall sign this Resolution and the City Clerk to the City Council shall attest and certify to the passage and adoption thereof.

APPROVED this 21st day of April 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor
ATTEST:

Melissa Martin, City Clerk
Exhibit A – Surplus Density Units Cycle 2

Exhibit A
Surplus Density Units Cycle 2 Tracking Table – 345 Units Total Project Name APN Council Resolution Surplus Units
Allocated
Surplus Units
Remaining
Highlands Center Site 009-814-044 20-186 20 325
Woodland Plaza Pad 009-814-052 20-186 79 246
Oak at Ardmore 025-362-050 XX-XXX 154 92
Total Remaining 92

Attachment 5
RESOLUTION 26-XXX(C)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING PLANNED DEVELOPMENT 25-14, MODIFICATION 26-04, AND CONDITIONAL USE PERMIT 25-05 (P25-0080)
APPLICANT – COVELOP, INC. & MD3 INVESTMENTS
APN: 025-362-050
WHEREAS, Cove lop, Inc. & MD3 Investments (“Applicant”) has applied for entitlements for a 154-unit residential subdivision (“Project”) on a +/- 12.98-acre property located at 2930 Union Road, Lots 6 & 13 of APN 025-362-050; and
WHEREAS, the General Plan designation is Commercial Service (“CS”) and the zoning designation is Commercial/ Light Industrial with a Planned Development Overlay and Special Planned Overlay “F” (C3- PD, District “F” Overlay); and
WHEREAS, the Applicant has requested Planned Development 25-14 (“PD25-14”), Conditional Use Permit 25-05 (“CUP25-05”), Vesting Tentative Tract Map 3255 (“VTTM 3255”), Modification 26-04 (“MOD26-04”), and Oak Tree Removal 25-09 (“OTR25-09”), which includes the site planning, architecture, subdivision layout, various development standard modifications, and oak tree removals necessary for the project; and WHEREAS, on November 4, 2025, the City Council of the City of Paso Robles (“City”) approved Resolution 25-124 authorizing a reservation of one hundred fifty-four (154) units from the Cycle 2 Surplus Density Unit pool to be applied to this project site; and
WHEREAS, the Applicant also requested RZN 25-03, requesting the site be rezoned to include the MU Overlay to allow residential uses by-right, which would enable an allocation of units to be assigned to the subject property. The purpose of the MU Zoning Overlay is to provide for locations appropriate for development of multi-family residential in nonresidential zoning districts, either in combination with commercial uses or as stand-alone residential development projects; and WHEREAS, as part of RZN 25-03, and in accordance with Section 21.11.050 of the Zoning Code, the Applicant is also requesting SPD Zoning Overlay “K” be established to allow:
 Reduced setbacks, including zero (0) lot line development as part of the associated development plan; and
 Exceptions to the Special Planned Development Overlay “F” designation, as outlined by Paso Robles Municipal Code (“PRMC”) Section 21.04.070, to eliminate the requirement for a solid wall, six (6) to eight (8) feet high, adjacent to residentially zoned land as part of the associated development plan; and
 Minimum lot size, parking requirements, and common recreation amenities; and

Attachment 5
WHEREAS, on February 20, 2024, the City adopted a Mitigated Negative Declaration (“MND”) for a commercial/industrial project (“Cove lop”) consisting of two hundred forty thousand (240,000) square feet of floor area spanning six (6) buildings for this project site (Planned Development 22-20, Conditional Use Permit 22-20, Vesting Tentative Parcel Map 22-0054, Oak Tree Removal 23-11). As lead agency, and as part of the City’s due diligence, the City required a supplemental Noise Analysis, a supplemental Arborist Report, and a supplemental Air Quality and Greenhouse Gas Emissions Analysis to determine if the proposed Project would result in any new or more severe significant effects not identified in the original MND. Based on these studies, and a full analysis of the scope of the Project and the previously adopted 2024 MND, none of the criteria specified in CEQA Guidelines Section 15162 requiring a subsequent or supplemental environmental document to be prepared are triggered. In particular, (1): there have been no substantial changes in the project that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) there have been no substantial changes with respect to the circumstances under which the Project is undertaken that will require major revisions to the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (3) there has been no new information of substantial importance that was not known and could not have been known at the time the previous MND was adopted that shows: (a) the Project would have significant effects not discussed in the previous MND; (b) the Project would have more severe environmental effects; or (c) mitigation measures previously found to be infeasible or new mitigation measures now exist and would be feasible and would reduce significant effects. Therefore, an addendum is the appropriate document under CEQA to analyze the consistency of the Project with the type and intensity of development previously analyzed for the site in the MND as provided for in CEQA Guidelines Sections 15162 and 15164; and WHEREAS, PD25-14 and CUP25-05 requests consideration to establish a one hundred fifty-four (154) unit residential development as shown in Exhibit “D” (“Project Plans”); and
WHEREAS, MOD26-04 requests consideration of modifications to specific development standards of the Zoning Code, including:
 Objective Design Standard Tier 1 – A portion of the project’s frontage along Ardmore Road (facing west) will not have pedestrian-oriented entries along the street frontage;  Objective Design Standard Tier 4 – The project incorporates only one (1) out of the two (2) required design strategies for roofs;
 Objective Design Standard Eave Projections – The project will have eaves that project between zero (0) and twelve (12) inches beyond the roofline, instead of the required eighteen (18) inches;  Hillside Development Standards – The project will include retaining walls in five locations throughout the project site in which the heights exceed the six (6) foot maximum height by more than two (2) feet; and
WHEREAS, on March 24, 2026, the Planning Commission held a duly noticed public hearing at which it received a staff report, considered all public testimony, and reviewed the proposed Planned Development Conditional Use Permit (“CUP”), and Modification (“MOD”); and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

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

Attachment 5
Section 2. Based upon the facts and analysis presented in the staff report and public testimony received, the City Council makes the following findings:

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 would be in a Commercial/Light Industrial Planned Development and Mixed-Use Overlay (C3-PD, MU Overlay) and subject to Special Planned Development Overlay K, which would be consistent with the following:
 General Plan Policy LU-1A, since it would “[p]rovide an appropriate mix and diversity of land uses”
 General Plan Policy LU-2I, since it would “[e]ncourage infill development as a means of accommodating growth, while preserving open space areas, reducing vehicle miles traveled, and enhancing livability/quality of life.”  General Plan Policy LU-2D, since the project includes modifications to allow zero (0) lot line development, which, combined with the site planning of the development, will create more “[a]ttractive streetscapes,” “[a] pedestrian friendly setting,” and “[c]oordinated site design, architecture, and amenities.”
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 will be developed under Special Planned Development K, which is consistent with the General Plan Land Use Element which allows for “innovation and flexibility in the design of residential… developments” especially when “[a]pproval of a planned development can allow modification of certain development standards if it results in better design or greater public benefit.” Special Planned Development Overlay “K” will allow:
 Reduced setbacks including zero (0) lot line development as part of the associated development plan; and
 Exceptions to the Special Planned Development Overlay “F” designation as outlined by PRMC Section 21.04.070, to eliminate the requirement for a six (6) to eight (8) feet high solid wall adjacent to residentially zoned land as part of the associated 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 would be in the designated C3-PD, MU Overlay and subject to Special Planned Development Overlay “K”. The project will provide one hundred fiftyfour (154) residential units that are subject to a precise development plan to ensure the project meets applicable design and development standards of the Zoning Code,

Attachment 5
except those that are being modified as part of Development Plan Modification 26- 04, which is allowed under Section 21.16.020 of the Zoning Code.

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, because it incorporates objective design standards, which are applicable to multi-family residential projects and the density of the project is well under the allowed thirty (30) units per acre for the Mixed-Use Overlay.

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 welldesigned residential project. The site planning, circulation, and emergency access were reviewed by the City and determined to be sufficient to meet City standards.

Further, the adjustments to the objective design standards enhance the design and functionality of the project, are cosmetic only, and do not serve as fire life safety standards under the building code.

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, and although not in a scenic corridor the majority of the project has enhanced frontage treatments featuring covered porches facing the street which will improve the streetscape quality for this segment of the City.

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. Since the project is being rezoned, it will be more compatible with the residentially zoned property to the south.

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 proposes to mitigate impacts to the oak trees and to design around oak trees that can be retained and preserved.

I. The proposed project is a special planned development in conformance with the findings listed in Section 21.11.060. Concurrent with the request for a Development Plan, CUP, and Modification is a request to adopt Special Planned Development Overlay “K”. The City Council has considered the request to adopt Special Planned Development Overlay “K” and proposed project’s conformity with Section 21.22.060 concurrently with this Resolution in City Council Ordinance XXX, and adopts the findings made in Ordinance XXX by this reference.

Conditional Use Permit Findings

Attachment 5
A. Consistency. The proposed use is consistent with the general plan and any applicable specific plan; and is allowed within the applicable zoning district, subject to the granting of a conditional use permit or development plan, and complies with all other applicable provisions of the Zoning Code and the Municipal Code because as a residential project, it does not present the types of impacts typically associated with commercial uses—such as excessive noise, visual disturbances, or land use conflicts—that would necessitate additional scrutiny under the CUP process. Therefore, no additional conditions of approval are required to satisfy the CUP findings.

B. Compatibility. The design, location, size, and operating characteristics of the project will be compatible with the existing and future land uses in the vicinity because the proposed residential subdivision is of an appropriate scale and density for this part of the City and will provide an effective transition between the established commercial and industrial uses within the C3 zone to the north and west, and the future North Chandler Ranch development to the east.

C. Suitability.

1. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, site improvements, loading, and parking because the site has ample room for vehicle circulation, parking, open space, and stormwater retention areas. b. Streets and highways adequate to accommodate public and emergency vehicle (such as fire and medical) access because the site circulation has been designed to accommodate all modes of transportation, ranging from pedestrian, to bicyclists, to emergency services.
c. Public protection services (such as fire protection, police protection, etc.) because the site is of a sufficient width to accommodate fire apparatus throughout the project site.
d. The provision of utilities (such as potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) because water, sewer, and other utilities are available to the site and as part of the application review process for considering the Mixed Use Overlay to allow residential uses, the project was thoroughly reviewed by the City’s Utilities Department to ensure there is adequate capacity for the site to be served by the City’s water, sewer and solid waste divisions. Conditions of approval have also been added to the project to ensure the utilities are designed to the satisfaction of the City’s Utilities Division.

2. The type, density, and intensity of the residential project will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located because the environmental and technical studies, including noise, traffic, air quality, biological, and cultural resources, demonstrate that potential impacts as a result of the project will be less than

Attachment 5
significant with standard mitigation measures. Further, the design promotes general welfare through thoughtful housing, neighborhood amenities, and streetscape improvements.

Development Plan Modification Findings
A. There are no alternatives to the requested modification, such as an incentive or concession allowed through a density bonus (PRMC 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, as the requested modifications to the objective design standards and retaining wall height would still be necessary even if the project incorporated a density bonus.

B. The modification will not be detrimental to the health, safety, or general welfare of the persons within the vicinity, because the adjustments to the objective design standards enhance the design and functionality of the project, are cosmetic only, and do not serve as fire life safety standards under the building code.

C. The modification results in a superior project, since waiving the pedestrian-entry requirement for the Ardmore Road-facing units allows for a functional and logical site layout, concentrating pedestrian access within the community, while still enhancing the streetscape and achieving the intent of a pedestrian-oriented frontage. Similarly, allowing a combination of key elements from the Tier 4 Design Strategies results in roof forms that maintain architectural variety and highquality building design. The requested setback modifications do not adversely affect surrounding properties and, if anything, reinforce a cohesive and contextsensitive site design. Lastly, the rear-yard retaining walls will have a visible height exceeding six feet in only two limited instances. The first instance occurs along the eastern property line behind Lot 79, where the increased height is visible solely from within the private rear yard. The second instance occurs along the north side of Drainage Basin C, where the increased height is visible from offsite locations. In all other areas, although the structural height of certain retaining walls exceed six feet, the visible height remains at or below six feet due to sloping topography, intervening drainage features, and fencing. These limited exceptions are dictated by existing topographic conditions and drainage constraints and are necessary to accommodate required stormwater infrastructure and development. By restricting taller retaining walls to discrete, functionally necessary locations and minimizing their visibility through site design and screening, the project avoids adverse visual or physical impacts on adjacent properties and maintains compatibility with surrounding development.

D. The characteristics of the project and the degree of potential for the project to negatively impact neighboring properties justify the modification, because the building orientation, roof design, and rear yard retaining wall heights enable wellplanned open spaces, improved pedestrian streetscapes, and greater affordability by supporting a compact, efficient lot layout. These adjustments

Attachment 5
enhance design and functionality without compromising other architectural elements or community amenities.

E. The modification does not preclude or prevent adequate fire protection as the requested modifications do not affect emergency access.

F. The modification does not impair the sight distance of vehicles on the street or on the driveway of adjacent lots since the adjustments to the objective design standards are strictly applied to the building’s architecture and will not impede sight distance, The retaining wall height modification does not impair the sight distance of vehicles on the street or on the driveway of adjacent lots since the rear-yard retaining walls will have a visible height exceeding six feet in only two limited instances. The first instance occurs along the eastern property line behind Lot 79, where the increased height is visible solely from within the private rear yard. The second instance occurs along the north side of Drainage Basin C, where the increased height is visible from offsite locations. In all other areas, although the structural height of certain retaining walls exceeds six feet, the visible height remains at or below six feet due to sloping topography, intervening drainage features, and fencing. These limited exceptions are dictated by existing topographic conditions and drainage constraints and are necessary to accommodate required stormwater infrastructure and development, but will not pose as physical or visual hindrances to vehicle circulation on the site.

Section 3. Based on the substantial evidence set forth in the record, including but not limited to, the 2024 MND, the Addendum, and all related information presented to the City Council, the City Council finds that the Project necessitates only minor modifications to the 2024 MND. Therefore, pursuant to CEQA Section 15164, an Addendum to the 2024 MND is the appropriate document for the Project.

The City Council further finds that the preparation of a subsequent or supplemental MND or EIR is not required for the Project because the Project:

A. Will not result in substantial changes that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
B. Will not result in substantial changes with respect to the circumstances under which the project is developed that would require major revisions of the 2024 MND due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and
C. Does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the 2024 MND documents were certified showing any of the following:
a. The Project would have one or more significant effects not discussed in the 2024 MND;
b. That significant effects previously examined would be substantially more severe than shown in the 2024 MND;

Attachment 5
c. That mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the lead agency declined to adopt such measures; and
d. That mitigation measures or alternatives considerably different from those analyzed would substantially reduce one or more significant effects on the environment, but which the lead agency declined to adopt.

Section 4. Having considered the Addendum, the administrative record, the 2024 MND and all written and oral evidence presented to the City Council, the City Council finds that all environmental impacts of the Project have been addressed within the 2024 MND and the Addendum. The City Council finds that no new or additional mitigation measures are required. The City Council further finds that there is no substantial evidence in the administrative record supporting a fair argument that the Project may result in any significant environmental impacts beyond those analyzed in the 2024 MND. The City Council finds that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the City Council.

Section 5. Given the foregoing, the City Council approves Planned Development 25-14, Conditional Use Permit 25-05, and Modification 26-04, subject to the following:

EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval (Planning Division) B Site-Specific Conditions of Approval (Engineering/Utilities Divisions) C Standard Conditions of Approval
D Project Plans
Section 6. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s offices at 1000 Spring Street, Paso Robles, CA 93446. The Secretary to the City Council is the custodian of the record of proceedings.

Section 7. This Resolution shall become effective upon its adoption. The Mayor of the City Council shall sign this Resolution and the City Clerk to the Council shall attest and certify to the passage and adoption thereof.

APPROVED this 21st day of April, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

John R. Hamon, Jr., Mayor

Attachment 5
ATTEST:

Melissa Martin, City Clerk
Exhibit A - Site-Specific Conditions of Approval (Planning Division) Exhibit B - Site-Specific Conditions of Approval (Engineering/Utilities Divisions) Exhibit C - Standard Conditions of Approval
Exhibit D - Project Plans

Exhibit A
Site Specific Conditions of Approval – PD25-14, MOD 26-04, and CUP 25-05 (P25-0080) Planning Division Conditions:

1. The applicant/developer shall comply with the checked standard Conditions of Approval, “Exhibit C”.

NOTE: In the event of conflict or duplication between standard conditions in Exhibit C and sitespecific conditions in this Exhibit A, the site-specific condition of this Exhibit A shall supersede the standard conditions of Exhibit C.

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:

EXHIBITDESCRIPTION
A Site-Specific Conditions of Approval (Planning Division) B Site-Specific Conditions of Approval (Engineering/Utilities Divisions) C Standard Conditions of Approval
D Project Plans

3. PD25-14 and CUP25-05 shall allow for the development plan and use permit for the construction of a 154-unit residentialsubdivision, including ten common lots, a private clubhouse, right-of-way dedication for the Ardmore Road extension, subdivision improvements including private access roads, pedestrian walkways, drainage conveyance systems, retention basins, waste enclosures, street lighting, and utility connections.

4. MOD26-04 shall allow for the following modifications from the development standards of the El Paso de Robles Zoning Code:
a) Objective Design Standard Tier 1 – A portion of the project’s frontage along Ardmore Road (facing west) will not have pedestrian-oriented entries along the street frontage; b) Objective Design Standard Tier 4 – The project incorporates only one (1) out of the two (2) required design strategies for roofs;
c) Objective Design Standard Eave Projections – The project will have eaves that project between 0 and 12 inches beyond the roofline, instead of the required 18 inches; d) Hillside Development Standards – The project will include retaining walls in five locations throughout the project site in which the heights exceed the six-foot maximum height by more than two feet.

5. Approval of this project is valid for a period of two (2) years from date of approval. Unless construction permits have been issued and site work has begun, the approval of Planned Development 25-14, Conditional Use Permit 25-05, and Modification 26-04 shall expire on April 21, 2028 (as measured from final decision by City Council). The Planning Commission may extend this expiration date if a Time Extension application has been filed with the City along with the fees before the expiration date.

6. The Applicant/Developer shall defend, indemnify, protect and hold harmless the City or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City or its agents, officers, attorneys or employees to attack, set aside, void, annul or

Exhibit A
seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, design plans, maps, licenses, and amendments. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate in the defense. In the event of any such third-party action or proceeding, the City shall have the right to retain legal counsel. The applicant shall be responsible and reimburse the City for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

7. Any condition imposed by the Planning Commission in approving this Conditional Use Permit may be modified or eliminated, or new conditions may be added, provided that the Planning Commission shall first conduct a public hearing in the same manner as required for the granting of the original permit. No such modification shall be made unless the Planning Commission 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.

8. Prior to issuance of the first Certificate of Occupancy for any residential unit within the project, the project applicant shall provide an affordable housing in-lieu contribution in the one-time payment amount of sixty thousand dollars ($60,000) to the City of Paso Robles. The City may deposit the funds into any City-designated affordable housing or housing-related fund, to be used to support the development, financing, or leveraging of income-restricted housing within the City.

The obligation established by this condition shall run with the land and shall be binding upon the project applicant and all successors and assigns. Payment of the contribution required by this condition shall satisfy the project’s affordable housing contribution associated with this entitlement.

9. Prior to issuance of building permits, the Development Review Committee shall review the following:
a. Final location of backflow preventer device and screening (if necessary) b. Building and/or Monument Signs
c. Tot lot equipment
d. Final light fixtures
e. Final retaining wall heights for retaining walls receiving a Modification to Hillside Development standards

10. The decorative masonry wall to be constructed for the rear-yard of Lots 1-9 of VTTM 3255 shall include pilasters approximately 25-feet on center, based on the rendering below:

Exhibit A

11. Prior to the recordation of the final map, CC&Rs shall be provided for City review and approval to address the following:
a. Overall site landscaping, irrigation and fencing plans. This plan needs to indicate what is maintained by HOA and what is maintained by individual property owners; b. Site lighting plans including decorative pole lights, and wall mounted light fixtures.

12. A disclosure and buyer acknowledgement regarding the zoning and permitted land uses shall be provided to all prospective buyers as soon as practicable and before transfer of title.

13. Installation of the tot lot shall be completed prior to issuance of a Certificate of Occupancy for the 100th unit.

14. Prior to issuance of a grading or building permit, provide owner authorization for work to occur on the adjacent property (APN 025-362-048) related to grading and/or storm drain improvements.

15. Prior to issuance of building permits, a landscape and irrigation plan prepared by a landscape architect that conforms to the water efficiency requirements of the City Landscape and Irrigation Ordinance (Zoning Ordinance Chapter 21.56 or successor) shall be submitted to the Planning Department. As part of this submittal, the applicant shall include a Landscape Documentation Package including a Water Efficient Landscape Worksheet.

16. Prior to final inspection, the application shall submit a Certificate of Completion for the landscaping and irrigation installed.

17. Before final inspection, all exterior lighting shall be shielded so the light source is not visible offsite. Light fixtures shall be dark skies rated.

18. An oak tree removal permit shall be issued prior to removal of an oak tree.

19. Prior to removal of Oak Tree No. 4, provide the written agreement between applicant and adjacent property owner.

Exhibit A

20. The following precautions shall be taken to ensure protection of Tree No. 10:
• Do not till or trench within the TPZ to install landscaping or irrigation. • Install only drought tolerant and preferably California native plants beneath the tree canopy. • Irrigation shall be drip-type and all supply hoses shall be routed above ground. • Do not install overhead sprinkler irrigation because it will introduce too much moisture and potentially rot the tree’s roots.
• Do not install weed block cloth beneath the canopy of the tree. It restricts rainwater from percolating into the soil.
• Allow permeable surface treatments (e.g., mulch, decomposed granite, or permeable pavers) subject to approval by the project arborist.
• Do not construct permanent concrete or brick patios beneath the canopy of the tree.

21. Prior to any construction or ground disturbing activities, the project arborist shall meet with all contractors involved with the development of this project to review tree protection measures.

Any new contractors brought on site shall also meet or communicate with the project arborist by phone or video conference to ensure they are aware of all tree protection measures.

22. If construction occurs during the months of June through November, the TPZ shall be irrigated to a depth of 12 inches 1 time before construction begins, which will ensure the tree is properly hydrated. Additional irrigations during construction may be recommended by the project arborist.

23. Monitoring of tree protection measures and construction around the tree by the project arborist shall occur throughout the construction of the project on a weekly basis or as required by the City of Paso Robles.

24. Hand-dig or hydro excavate trench at limits of grading around tree to expose roots. Trench shall be dug to a depth of 2’. If any roots 1” diameter or larger are discovered, they shall be cut with a sterilized pruning saw or reciprocating saw. All root cutting shall be supervised by the project arborist.

25. Prior to construction activities, install tree protection fencing at limits of grading. Set fencing at a 60’ radius measured from the outside of trunk of tree and encircle the entire TPZ of the tree.

Fencing shall be made of chain-link fence panels 6’ H x 8’ W. Affixed panels to driven steel posts.

Project arborist to verify all are correctly installed. Fencing may be removed upon completion of construction activities.

26. Dust Control Measures:

The following measures are recommended to minimize nuisance impacts associated with construction-generated fugitive dust emissions:
a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems, in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20 percent opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. Please note that during drought conditions, water use may

Exhibit A
be a concern and the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in California Vehicle Code Section 23113 and California Water Code 13304. To prevent Track Out, designate access points and require all employees, subcontractors, and others to use them. Install and operate a “track-out prevention device” where vehicles enter and exit unpaved roads onto paved streets.

The track-out prevention device can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices require periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust reduction measures shall be shown on grading and building plans; and
m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to

Exhibit A
prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition.

27. Prior to issuance of certificates of use and occupancy, the property owner or authorized agent is required to pay the City’s Development Impact Fees.

Mitigation Measures – Conditions of Approval:

MM BIO-1: Vegetation removal and initial site disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be conducted by a qualified biologist to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required.

If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist.

MM BIO-2: To avoid direct take of SJKF during construction in accordance with the CDFW and San Luis Obispo County Guide to SJKF Mitigation Procedures Under CEQA, the project owner shall adopt the Standard Kit Fox CEQA Mitigation Measures and shall be included on development plans. The following measures shall be implemented:
• A maximum 25 mph speed limit shall be required at the project site during construction activities.
• All construction activities shall cease at dusk and not start before dawn. • A qualified biologist shall be on-site immediately prior to initiation of project activities to inspect for any large burrows (e.g., known and potential dens) and to ensure no wildlife are injured during project activities. If dens are encountered, they should be avoided as discussed below.
• Exclusion zone boundaries shall be established around all known and potential SJKF dens.
• All excavations deeper than 2 feet shall be completely covered at the end of each working day, or fitted with wildlife escape ramps.
• All pipes, culverts, or similar structures shall be inspected for SJKF and other wildlife before burying, capping, or moving.
• All exposed openings of pipes, culverts, or similar structures shall be capped or temporarily sealed prior to the end of each working day. • All food-related trash shall be removed from the site at the end of each workday. • Project-related equipment shall be prohibited outside of designated work areas and access routes.
• No firearms shall be allowed in the project area.
• Disturbance to burrows shall be avoided to the greatest extent feasible.

Exhibit A
• No rodenticides or herbicides should be applied in the project area. • Permanent fences between any remaining habitat areas shall allow for SJKF passage through or underneath (i.e., an approximate 4-inch passage gap shall remain at ground level).
• To avoid take of any SJKF and/or active SJKF dens, within 30 days prior to the initiation of site disturbance, implement the SJKF den survey and den closure protocol for unoccupied dens. Any SJKF occupied dens shall be avoided until the SJKF leave the den/site.
• Prior to issuance of grading and/or construction permit and within 30 days prior to initiation of site disturbance and/or construction, all personnel associated with the project shall attend a worker education training program, conducted by a qualified biologist, to avoid or reduce impacts on sensitive biological resources (i.e. San Joaquin kit fox). At a minimum, as the program relates to the kit fox, the training shall include the kit fox’s life history, all mitigation measures specified by the City, as well as any related biological report(s) prepared for the project. The applicant shall notify the City shortly prior to this meeting. A kit fox fact sheet shall also be developed prior to the training program, and distributed at the training program to all contractors, employers and other personnel involved with the construction of the project.
• During the site-disturbance and/or construction phase, any contractor or employee that inadvertently kills or injures a San Joaquin kit fox or who finds any such animal either dead, injured, or entrapped shall be required to report the incident immediately to the applicant and City. In the event that any observations are made of injured or dead kit fox, the applicant shall immediately notify the USFWS and CDFW by telephone. In addition, formal notification shall be provided in writing within three working days of the finding of any such animal(s).

Notification shall include the date, time, location and circumstances of the incident. Any threatened or endangered species found dead or injured shall be turned over immediately to CDFW for care, analysis, or disposition.

MM CUL-1 In the event that cultural resources including human remains are encountered during ground disturbance activity, the project shall stop all activity within a 100-foot radius of the find and the project archaeologist shall access the situation with the County Coroner to verify the next steps and determine when construction may resume.

Emergency Services Division Conditions:

GENERAL CONDITIONS
Prior to the start of construction:

GENERAL PERMITS & PLAN REQUIREMENTS
Underground Fire Line, Fire Sprinkler, and Fire Alarm permits are required through PRFES for this project.

28. Civil plans for the underground fire line are for reference only and shall be clearly marked as such on each civil page. A PRFES Underground Fire Line Permit is required, reviewed by the Fire

Exhibit A
Protection Engineer, and serves as the primary construction set.

29. 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.

Prior to delivery of combustible materials:

FIRE DEPARTMENT CONNECTIONS (FDCS)

30. CFC 903.3.7 – Fire Department Connections:

For clubhouses ≥ 5,000 sq. ft., the FDC shall be located on the addressed side of the building and within 150 feet of a fire hydrant.

31. Final location to be approved by the Fire Marshal during underground and sprinkler plan review.

FIRE SERVICE MAINS & HYDRANTS

32. NFPA 24 §16.9.10.5.1.3 & CFC 6.6.1.3: Sectional control valves shall be located so that no more than five fire appurtenances are affected by shutdown of any single portion of the system. Each fire hydrant, sprinkler riser, and standpipe riser counts as a separate appurtenance.

33. Hydrants shall be spaced a maximum of 400 feet apart and staggered on opposite sides of the roadway.

34. CFC D103.1 – Access Road Width with a Hydrant
Where a fire hydrant is located on a fire apparatus access road, the road shall have a minimum unobstructed width of 26 feet, exclusive of shoulders.

This increased width requirement applies only in the vicinity of hydrants (20’ in each linear direction) to ensure fire apparatus can safely position adjacent to the hydrant while still maintaining the ability for other emergency vehicles to pass.

Plans should clearly indicate where hydrants are placed along access roads and demonstrate that the minimum 26-foot width is provided in those areas.

35. Fire hydrants shall be installed and operative to current, adopted edition of the CFC. Refer to CFC Appendix C & CC.

FIRE APPARATUS ACCESS ROADS

36. CFC 503.1.1 – Approved fire apparatus access roads shall be provided for every facility/building.

Roads shall extend to within 150 feet of all exterior walls of the first story.

37. 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.

38. CFC D102.1 – Access roads shall support fire apparatus up to 75,000 lbs. with approved asphalt, concrete, or equivalent surface.

Exhibit A

39. CFC 503.2.1 & 503.4 – Fire apparatus access roads shall have an unobstructed width of at least 20 feet, clear of parking or obstructions, and maintain vertical clearance of 13’-6”.

40. D105.3 – For buildings with eaves ≥ 30 feet:

Access roads shall be at least 26 feet wide, with 13’-6” vertical clearance.

Setback shall be a minimum of 15 feet and a maximum of 30 feet.

D104.1 – Buildings exceeding three stories or 30 feet in height shall provide at least two means of fire apparatus access.

41. Provide temporary turn-around for phased construction streets that exceed 150’ in length. Refer to Paso Robles Standard Details and Specifications.

Provide on address side of building:

ADDRESSING & IDENTIFICATION

42. Address size, location, and color contrast require PRFD approval. Minimum 6-inch height with contrasting color is required.

43. PRMC 17.04.030 – Address Identification (505.1.1):

Where a building or group of buildings (five units or more) is served by an alley or interior driveway, numbers or alphabetical designation shall be displayed on a directory/annunciator board, approved by the Fire Marshal, at each entrance.

The property owner, HOA, or responsible party shall maintain the directory.

Prior to the issuance of Certificate of Occupancy:

FIRE LANES & SIGNAGE

44. Fire lanes shall be painted and signed per 2022 CFC Chapter 5 and Appendix D §D103.6.

45. Fire lane markings and signage shall also comply with California Vehicle Code §21458.

FIRE PROTECTION REQUIREMENTS

46. Knox Box access is required on the addressed/front side of the clubhouse (CFC 506.1).

47. Fire extinguisher locations shall be verified and approved by PRFES prior to installation.

48. Final Fire Inspection is required prior to occupancy.

Exhibit B
ENGINEERING CONDITIONS OF APPROVAL (P25-0080)

GENERAL ENGINEERING REQUIREMENTS

1. General Code, Engineering, and Utility Compliance
For each phase of the project, the Applicant/Developer 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.

2. 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 / Developer 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/Developer 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 City Engineer in support of the request. The request shall be approved by the City Engineer prior to submittal of complete improvement plans.

3. Project Phasing and Buildout
The project may be developed in phases, subject to review and approval of each phase by the Director of Community Development and City Engineer prior to issuance of permits. All infrastructure and improvements necessary to serve each phase shall be constructed or otherwise provided as part of that phase. All required off-site improvements, including frontage improvements, shall be completed prior to issuance of the first certificate of occupancy, unless otherwise approved by the City Engineer.

Phasing of public infrastructure improvements shall not be permitted unless a phasing plan has been specifically analyzed and approved by the City Engineer and Utilities Director demonstrating that each phase can be adequately served by all required utilities, access, and public infrastructure. If such phasing analysis has not been prepared and approved to the satisfaction of the City Engineer and Utilities Director, all required public infrastructure and utility improvements necessary to serve the project shall be constructed prior to issuance of any building permits or certificates of occupancy.

Exhibit B

4. 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) Site-Specific Conditions of Approval
b) Site Plan
c) Drainage Study
d) Stormwater Control Plan
e) Landscape Plan
f) Utility Plan

5. 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.

6. Utilities Serving Property
Separate utilities, including water, sewer, gas, electricity, telephone, and internet shall be served to each parcel / unit 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.

7. 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.

8. 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/Developer 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,

Exhibit B
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.

9. Overhead Utility Service
No new overhead utility lines, facilities, or appurtenances shall be installed within or fronting the project site along Ardmore Road. All new utility installations shall be placed underground to the satisfaction of the City Engineer.

10. Fee Agreement
Prior to the submittal of any plans for City plan review, the Applicant shall enter into a Fee Agreement with the City, in a form approved by the City Attorney, to reimburse the City for all costs associated with review, inspection, administration, and implementation of the project.

11. 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.

Exhibit B

12. 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.

13. 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.

14. Consolidated Improvement Plans
Prior to issuance of any grading permit, encroachment permit, or building permit, the Applicant/Developer shall prepare and submit one consolidated Improvement Plans for review and approval by the City Engineer.

The consolidated Improvement Plans shall integrate and clearly coordinate all on-site improvements, including but not limited to the following:
a. Water systems, including domestic, fire, irrigation, all appurtenances, and any special facilities where applicable.
b. Sanitary sewer systems, including mains, laterals, cleanouts, and appurtenances.
c. Grading and earthwork.
d. Drainage and stormwater management facilities.
e. Paving and site access, including internal drive aisles, parking areas, emergency access, and pedestrian circulation, and clearly identifying which paving and access improvements are constructed with each building or phase of development.
f. Parkway and on-site landscaping and irrigation, including a unified landscape and irrigation plan that coordinates on-site landscaping with any off-site or parkway improvements within the public right-of-way.

Exhibit B
g. Utility Plans
The consolidated Improvement Plans shall be prepared by the Engineer of Record and shall demonstrate internal consistency between all disciplines, including but not limited to 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 in writing by the City Engineer and Community Development Director.

Final Map / Subdivision Requirements

15. Final Map Preparation, Review, and Recordation
Prior to issuance of any building permit, the Applicant/Developer shall cause a Final Tract Map to be prepared by, or under the direction of, a California-licensed Land Surveyor or Civil Engineer authorized to practice land surveying. The Final Map shall be submitted to the City for review and approval, shall be in substantial conformance with the approved Vesting Tentative Map and all applicable Conditions of Approval, and shall comply with the Subdivision Map Act and all applicable City, County, and State requirements.

The Final Map, as approved by the City, shall be filed in the Office of the County Recorder prior to issuance of the first building permit. Any deviations from the approved Tentative Map shall require City review and approval and shall not be permitted unless determined by the City to be in substantial conformance with the approved Tentative Map and Conditions of Approval.

16. Title Report Requirements
The Applicant/Developer shall submit a current preliminary title report as part of the Final Map review for City review. The title report shall be dated within ninety (90) days of submittal, shall be kept current throughout the Final Map review process, and shall be updated as necessary to reflect any changes in title. A current preliminary title report shall be provided in conjunction with the Preliminary Subdivision Guarantee prior to the City Council meeting at which the Final Map is considered for approval.

17. Deed Restriction & Covenant Requirement
Prior to approval and recordation of any phase of the Final Map, the subdivider shall prepare and submit a separate Deed Restriction and Covenant for all parcels designated for non-residential, commercial, or industrial use, including but not limited to open space, drainage facilities, private streets, driveways, public utility parcels, trails,

Exhibit B
pedestrian access easements, private driveways, and any other parcels not intended for residential use. The Deed Restriction and Covenant shall be in a form approved by the City and shall be recorded concurrently with the applicable phase of the Final Map. The document shall limit the use of each affected parcel to its designated purpose and shall prohibit any future development or use inconsistent with that intended function without prior City approval.

18. Monumentation
All subdivision monumentation shall be set in accordance with the Subdivision Map Act, the California Land Surveyors Act, and City Survey Standards prior to map recordation unless deferred with security acceptable to the City Engineer.

19. Easement Subordination and Recordation Restrictions Prior to recordation of the Final Tract Map or Parcel Map, the Applicant/Developer shall not grant or record any easements within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction lines, or other public purposes, unless such easements are expressly subordinated to the proposed grant or dedication in a manner acceptable to the City Engineer.

Any easements created or recorded after approval of the Tentative Map shall be properly subordinated by the easement holder prior to recordation of the Final Map.

20. Off-Site Easements
Prior to approval of the Final Map or issuance of building permits, the Developer shall dedicate to the City any easements required for construction, access, operation, or maintenance of public improvements not shown on the map, in a form acceptable to the City Engineer.

21. Access Restriction to Ardmore Road
Prior to recordation of the Final Map, the Applicant shall dedicate an access restriction along the entire Ardmore Road and Ardmore Road extension frontage for all lots abutting Ardmore Road, as determined by the City Engineer. The access restriction shall prohibit direct vehicular access to Ardmore Road from the affected lots and shall be shown on the Final Map and recorded concurrently with the map.

The form, limits, and extent of the access restriction shall be subject to review and approval by the City Engineer and City Attorney.

22. Bonding of Deferred Improvements
If any required monumentation, public improvements, and/or private street improvements are not fully constructed, completed, and accepted by the City prior to recordation of the Final Map, the Subdivider shall enter into a Subdivision Improvement Agreement (SIA) with the City.

Exhibit B
As part of the SIA, and prior to recordation of the Final Map, the Subdivider shall furnish security acceptable to the City Engineer and City Attorney, including but not limited to the following:
a. Faithful Performance Bond - A faithful performance bond in an amount equal to one hundred percent (100%) of the estimated cost of all required but uncompleted monumentation, public improvements, and private street improvements, including appurtenant facilities, as approved by the City Engineer, guaranteeing the full and faithful completion of said improvements in accordance with approved plans, specifications, and City standards. b. Labor and Materials (Payment) Bond - A labor and materials bond in an amount equal to one hundred percent (100%) of the estimated cost of the required but uncompleted improvements, ensuring payment to contractors, subcontractors, laborers, and material suppliers.
c. Monumentation Security - If survey monumentation has not been fully set prior to Final Map recordation, the Subdivider shall also provide a separate monumentation bond or cash deposit, in an amount and form approved by the City Engineer, to guarantee the setting of all required survey monuments in accordance with the Subdivision Map Act and City requirements.

All bond amounts shall be based on City Engineer–approved cost estimates and shall include all costs associated with construction, inspection, administration, and contingency, as determined by the City.

No Final Map shall be recorded until the Subdivision Improvement Agreement is fully executed and all required bonds and securities have been submitted to and approved by the City.

23. Design Changes and Record Documentation Prior to Bond Release No material changes or deviations from the City-approved Improvement Plans shall be made without a written plan addendum reviewed and approved by the City Engineer prior to construction of the affected work. Any field changes, design revisions, or modifications shall be documented through City-approved addenda.

Prior to final acceptance of improvements and release of any performance, payment, or monumentation bonds, the Applicant/Developer shall submit to the City complete record drawings (“as-builts”), prepared by the Engineer of Record, reflecting all approved addenda and field changes, along with any required certifications, reports, and documentation, to the satisfaction of the City Engineer.

HOA / POA CC&R’s

24. Formation of Homeowners’ Association and Maintenance Responsibilities

Exhibit B
Prior to issuance of the first building permit or Certificate of Occupancy, the Applicant/Developer shall establish a Homeowners’ Association (HOA), or other Cityapproved entity responsible for the ownership, operation, repair, and long-term maintenance of all private and common improvements associated with the project.

Private and common improvements subject to this requirement shall include, but not be limited to, shared or private streets and driveways, drainage and stormwater facilities, utilities located on private property, utilities that will be privately owned, operated and maintained, open space and landscaped areas, slope and retaining structures, pedestrian and trail facilities, lighting, signage, and any other private or common improvements not intended to be owned or maintained by the City or another public agency.

The Applicant/Developer shall provide documentation satisfactory to the City demonstrating the establishment of the HOA or approved entity and its responsibility for ongoing maintenance prior to issuance of the first building permit or Certificate of Occupancy, as determined by the City.

25. CC&R Preparation and Recordation
Draft CC&Rs shall be submitted for City review and approval prior to City Council consideration of the first phase of the Final Map. The CC&Rs shall be recorded concurrently with the first Final Map phase unless otherwise approved by the City.

Contents and Required Elements - The CC&Rs shall include provisions addressing ownership, operation, funding, and long-term maintenance of all private improvements and facilities, including but not limited to:
a. Private streets and driveways
b. Drainage facilities operations and maintenance
c. Stormwater quality basins operations and maintenance d. Open space, landscaping
e. Public infrastructure located on private property
f. Private water, sewer, or other private utility facilities g. Any parcel subject to the required Deed Restriction and Covenant h. Maintenance Responsibilities - The CC&Rs shall establish a Homeowners Association (HOA) or other approved private entity responsible for the operation, repair, and long-term maintenance of all private/common area improvements.

Maintenance obligations shall include routine maintenance, periodic capital replacement, and emergency repairs.
i. City Rights and Remedies - The CC&Rs shall grant the City the right, but not the obligation, to enter private property to correct life-safety hazards or maintenance failures that constitute a public nuisance if the HOA or responsible entity fails to act after written notice. All associated costs shall be reimbursed by the HOA and may be attached as a lien.

Exhibit B
j. Consistency With Deed Restriction & Covenant - The CC&Rs shall not conflict with the Deed Restriction & Covenant. In the event of a conflict, the Deed Restriction shall control. The CC&Rs shall cross-reference all restricted-use parcels.
k. Amendment Limitations - Any amendments affecting private streets, drainage facilities, utility parcels, open space, or any restricted-use parcel shall require prior written City approval.
l. Verification Prior to Permit Issuance - Prior to issuance of building permits within any phase, the City shall verify that the recorded CC&Rs reflect all maintenance and use restrictions applicable to that phase.
m. The Applicant/Owner shall include a provision within the recorded Covenants, Conditions, and Restrictions (CC&Rs) stating that, once established and recorded, the CC&Rs shall not be amended, modified, rescinded, or otherwise changed without the prior written approval of the City. The required provision shall further state that any proposed amendment to the CC&Rs shall be submitted to the City for review and approval prior to recordation, and that any amendment made without prior City approval shall be void and of no force or effect.
n. Include a provision that the Homeowners’ Association (HOA) acknowledges that all private streets within the project are and shall remain private, and shall not be dedicated to or accepted by the City as public streets, now or in the future. o. Include a provision stating that the Homeowners’ Association (HOA) shall be responsible for restoration and repair of all private street, driveway, and common area surface improvements disturbed by maintenance, repair, or replacement of public utilities. All surface restoration shall be completed in a timely manner and returned to a condition equal to or better than that which existed prior to the disturbance. The City shall have no obligation to repair or restore private surface improvements associated with such work.

PUBLIC IMPROVEMENT PLANS

26. Public Improvement Plans (City Right of Way)
The Applicant/Developer shall prepare Improvement Plans, to the satisfaction of the City Engineer, for all public infrastructure within the public right-of-way and within any separate easement areas on the project site. The Improvement Plans shall include, as applicable, public street frontage improvements, encroachments within the public rightof-way, public utilities, storm drain facilities within or discharging to the public right-ofway, traffic control devices, signing and striping, ADA facilities, and related appurtenances.

Exhibit B
The design plans for all public improvements shall be incorporated into the consolidated Improvement Plans and submitted to the City for review and approval by the City Engineer prior to issuance of any grading permit, encroachment 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, as part of the approved consolidated Improvement Plans, have been approved and all required City permits have been issued.

27. Public Street Improvements
The Applicant/Developer shall design, permit, bond, and construct all public street improvements, including frontage, driveway, and pedestrian improvements shown on the VTTM plans, to the satisfaction of the City Engineer. Such public improvements shall include, but are not limited to, the following:

Street
Name
Curb &
Gutter
Sidewalk Paving Streetlights Parkway
Landscape
Striping,
signage and
Markings
Ardmore Rd
(Frontage)

XX XX XX XX XX XX
Ardmore Rd
(Extension w/in
Project)
XX XX both
sides

XX XX XX XX
a. Public street frontage improvements along Ardmore Road and Ardmore Road extension, including pavement, curb, gutter, sidewalk, parkway landscape including street trees, and related roadway features.
b. 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.
c. Signing, striping, pavement markings, traffic control devices, median, and street lighting necessary to serve the project or maintain public safety. d. Any other frontage or access-related improvements within or affecting the public right-of-way that are shown on the approved plans or determined to be necessary by the City Engineer.
e. Install bulb outs on Ardmore Rd extension on the east side of Ardmore Road and both sides of the project access.
f. Install Street Name Signs at the Ardmore Intersection. g. Install Stop Sign / Legend at Ardmore Intersection.

All frontage and access improvements shall be included in the consolidated Improvement Plans for the project and shall be constructed prior to occupancy of any building served by such improvements (unless an alternative timing is expressly approved by the City).

Exhibit B

28. Proposed Driveways (Ardmore Road and Ardmore Road Extension) The proposed driveways shall be shown on and constructed in accordance with the public improvement plans, to the satisfaction of the City Engineer. Driveway design and construction shall comply with applicable City standards, ADA accessibility requirements, and County of San Luis Obispo sight distance requirements, as applicable.

29. Street Improvement Transition along the Northerly Property Line The Applicant shall design and construct all required frontage improvements to provide a smooth and functional transition between the proposed project frontage improvements and the existing improvements along Ardmore Road at the northerly property line, to the satisfaction of the City Engineer. The transition design shall be shown on the improvement plans and shall ensure continuity of pavement, curb, gutter, sidewalk, drainage, and grades, as applicable.

30. Public Utility and Storm Drain Improvements within the Public Right-of-Way The Applicant/Developer 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:
a. Public water and sewer facilities within the public right-of-way, including mains, services, valves, manholes, cleanouts, and appurtenances. b. 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.
c. Utility relocations, abandonments, and protections necessary to accommodate the project and avoid conflicts within the public right-of-way; and d. 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 the consolidated Improvement Plans. No construction, trenching, or discharge affecting the public rightof-way shall occur until all applicable plans are approved and all required permits are issued.

31. Off-Site Intersection Improvements
The Applicant/Developer shall design, permit, and construct required off-site public intersection improvements, generally consistent with the approved entitlement application plans and applicable City standards, to the satisfaction of the City Engineer.

The locations shall include Ardmore Road Intersection (Project Entrance). Intersection improvements shall include, but are not limited to, the following:

Exhibit B
a) Construction of curb extensions (bulb-outs), or similar geometric features, as required.
b) Removal, reconstruction, or modification of existing concrete and crosswalk improvements, including decorative or stamped concrete (if the applicant proposes), as necessary to accommodate the approved intersection geometry and pedestrian facilities.
c) Installation of ADA-compliant curb ramps, bulb outs, crosswalks, and pedestrian improvements, including detectable warning surfaces and associated sidewalk reconstruction.
d) Modifications to signing, striping, and pavement markings necessary to implement the approved intersection configuration and maintain public safety. e) Coordination with existing street lighting facilities, including protection, relocation, or adjustment, as required.
f) Any additional improvements within the public right-of-way necessary to fully implement the intersection design and ensure safe vehicular and pedestrian operations, as determined by the City Engineer.

The design plans for this required improvement shall be incorporated into the consolidated Improvement Plans. 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 approval of the consolidated Improvement Plans.

32. Intersection Street Lighting – Ardmore Road
Prior to approval of off-site improvement plans or issuance of any encroachment permit, the Applicant/Developer shall prepare and submit a photometric lighting analysis for the affected intersection(s) and adjoining roadway segments for review and approval by the City Engineer. The photometric analysis shall demonstrate that proposed and existing street lighting provides illumination levels consistent with City standards and all applicable state and federal requirements for vehicular, bicycle, and pedestrian facilities.

Based on the approved photometric analysis, the Applicant/Developer shall install new street lighting, modify existing lighting, or otherwise implement lighting improvements necessary to adequately illuminate the intersection(s) and pedestrian crossing areas, or alternatively demonstrate, to the satisfaction of the City Engineer, that existing street lighting provides sufficient illumination and that no additional improvements are required.

All work shall be completed to the satisfaction of the City Engineer prior to final inspection or occupancy, unless otherwise approved by the City.

33. Half-Width Resurfacing Public Street
The Applicant/Developer shall resurface one-half (½) of the paved roadway width of Ardmore Road and Ardmore Road extension along the project frontage (including limits

Exhibit B
of utility connections 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 as part of the consolidated improvement plans. 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.

33. Street Lighting Improvements
The Applicant/Developer shall design and install new street lighting improvements along both sides of Ardmore Road along the project frontage and Ardmore Road extension within the project, to the satisfaction of the City Engineer. Streetlights shall be designed and installed in accordance with City Standard 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 as part of the consolidated improvement plans and 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.

34. 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. The design for this improvement shall be incorporated into the consolidate improvement plans.

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.

Exhibit B

35. Future Street Extension Notice Sign – Ardmore Road
Prior to issuance of any Certificate of Occupancy for the project, or prior to acceptance of public improvements (whichever occurs first), the Applicant shall install a temporary sign at the east end of Ardmore Road, at the terminus of the planned construction, stating:
“NOTICE – THIS STREET TO BE EXTENDED IN THE FUTURE.”
The sign location, size, materials, mounting method, and final placement shall be subject to review and approval by the City Engineer. The sign shall be maintained by the Applicant until such time as the street extension is constructed or the City Engineer determines the sign is no longer required.

EASEMENTS, DEDICATIONS & CERTIFCATE OF COMPLIANCE

36. 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.

37. 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.

38. Easement Dedications
The applicant must dedicate any necessary easements shown on the project site plans, and tentative map or required by the project. Easements shall be reviewed and approved by the City and dedicated by separate easement document or as part of the final map, prior to issuance of any building permit.

39. Public Easements
All required public street, utility, drainage, access, trail, slope, and open-space easements shall be granted on the Final Map or by separate concurrent instruments

Exhibit B
approved by the City and recorded concurrently with the Final Map and shall remain in effect for the life of the Project.

40. Private Access Easements
Private streets and common area parcels shall be clearly labeled on the Final Map and restricted for their intended function consistent with the approved CC&Rs and any applicable Deed Restriction and Covenant, prior to recordation of the Final Map and thereafter maintained in accordance with the recorded documents.

41. Public Utility Easements (PUEs)
PUE’s shall be provided at all locations necessary for public water, sewer, storm drain, electric, gas, fiber, and telecommunications infrastructure shown on the approved improvement plans and shall be shown on the Final Map or granted by separate concurrent instruments, prior to and concurrent with recordation of the Final Map.

42. 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.

43. 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.

44. This tentative map approval is subject to the applicant / developer's acceptance of the following conditions for acquisition of easements/right-of-way:

A. The applicant / developer must secure, at the applicant / developer's expense, sufficient title, or interest in land to permit construction of any required off-site improvements.

B. If the applicant / developer is unable to acquire sufficient title or interest to permit construction of the required off-site improvements, the applicant / developer must notify the City of this inability not less than six months prior to approval of the Tract/Parcel Map. In such case, the City may thereafter acquire sufficient interest in the land, which will permit construction of the offsite improvements by the applicant / developer.

C. The applicant / developer must pay all of the City's costs of acquiring said offsite property interests pursuant to Government Code Section 66462.5.

Applicant / developer must pay such costs irrespective of whether the Tract/Parcel Map is recorded or whether a reversion occurs. The cost of

Exhibit B
acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses, and/or damages as provided under Code of Civil Procedures Sections 1268.510-.620 and overhead.

D. The applicant / developer agrees that the City will have satisfied the 120-day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time.

E. At the time the applicant / developer notifies the City as provided in “B” hereinabove, the applicant / developer must simultaneously submit to the City in a form acceptable to the City all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings, and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to the City for preliminary review and comment at least 30 days prior to the applicant / developer's notice described hereinabove at “B”
F. The applicant / developer agrees to deposit with the City, within five days of request by the City, such sums of money as the City estimates to be required for the costs of acquisition. The City may require additional deposits from time-to-time.

G. The applicant / developer must not sell any lot/parcel/unit shown on the Tract/Parcel Map until the City has acquired said sufficient land interest.

H. If the superior court thereafter rules in a final judgment that the City may not acquire said sufficient land interest, the applicant / developer agrees that the City may initiate proceedings for reversion to acreage.

I. The applicant / developer must execute any agreements mutually agreeable prior to approval of the Tract/Parcel Map as may be necessary to assure compliance with the foregoing conditions.

J. Failure by the applicant / developer to notify the City as required by “B” hereinabove, or simultaneously submit the required and approved documents specified in “E” hereinabove, or make the deposits specified in “F” hereinabove, must constitute applicant / developer's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider must meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5

45. New Utility Installation Locations

Exhibit B
All utilities shall be installed underground unless otherwise approved by the City Engineer.

46. Parkway Landscape
The Applicant shall design and construct planting and irrigation within the City right-ofway 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 design for these improvements shall be incorporated into the consolidate improvement plans.

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.

47. 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.

48. 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).

GRADING, GEOLOGY & EARTHWORK

49. 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.

Exhibit B
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.
f. Off Site Grading: Before the City Engineer, or designee issues a grading permit, the applicant / developer must obtain a notarized Letter of Permission for grading outside of the property lines/tract boundary from the adjacent property owner(s) (If Applicable).

50. Grading Operations and Post-Rough Grading Requirements All grading activities shall be performed in conformance with the following:
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.

51. Fine Grade Plans
No building permits shall be issued until a Fine Grading Plan, which may be incorporated into the building plans, has been prepared, submitted, and approved by the City Engineer. The Fine Grading Plan shall be consistent with the approved Improvement Plans and shall be approved prior to issuance of building permits or commencement of construction of site improvements.

52. Final Grading Certifications
Before occupancy the following must be addressed to the satisfaction of the City Engineer.

Exhibit B
a. 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.
b. Final Compaction Report
A final compaction report, prepared by the project geotechnical consultant, shall be submitted to the City Engineer prior to occupancy.

53. 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.

54. Tree Protection
Prior to issuance of grading, improvement and building permits, the Applicant/Developer shall implement all tree protection requirements for the Oak Trees onsite that will remain. 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 into the consolidated improvement plans, to the satisfaction of the City Engineer and Planning Director.

55. Import - Earthwork
The Preliminary Grading Plan shows an import of approximately 7900 CY of dirt to the project. Before the City Engineer, or designee, issues a grading permit for this project, the applicant / developer must submit a copy of the grading permit for the export/receiving site and an exhibit of the proposed haul route. The applicant / developer is responsible to obtain approval from all applicable agencies for the dirt hauling operation.

The applicant / developer must comply with the following requirements for the dirt hauling operation:
a. Obtain an encroachment permit for the work.
b. The hours of operation shall be between 8:30 am to 3:30 pm.

Exhibit B
c. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer. d. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer.
e. The applicant / developer must pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000/$100,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs must be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant / developer or subsequent property owners must complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs.

Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City will seek additional funds from the applicant / developer.
f. Before the issuance of building permits/Tract/Parcel Map approval/building final, the applicant / developer must repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs must be consistent with the approved haul route.

56. 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).

DRAINAGE REQUIREMENTS

57. Project Drainage Study
Prior to approval of improvement plans and issuance of any grading permit or other construction permit, the Applicant shall amend the approved Drainage Study to include detailed background and analysis of the proposed off-site storm drain improvements for each project discharge point.

The amended Drainage Study shall clearly identify the scope, location, and purpose of the off-site improvements, including any modifications proposed to the existing storm drain facilities located on Parcel Map PR 18-0067.

The Applicant shall be responsible for all communications, coordination, and agreements with the adjacent property owner(s) upon whose property the off-site storm

Exhibit B
drain improvements are proposed. All proposed off-site storm drain improvements, including any changes to existing facilities, shall be subject to review and approval by the City Engineer prior to improvement plan approval.

The Applicant shall be solely responsible for the construction of the off-site storm drain improvements and for the restoration of any existing improvements disturbed by the work, to a condition equal to or better than existing, as determined by the City Engineer.

58. Drainage Design and Reports
Drainage facilities shall be designed and constructed in substantial conformance with the approved Drainage Study 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 unless otherwise approved by the City Engineer.

59. Cross-Lot Drainage Prohibition and Controls
No cross-lot drainage shall be permitted between individual lots unless permanent drainage improvements are designed and constructed to safely collect, convey, and discharge runoff in a controlled manner, to the satisfaction of the City Engineer. Any approved cross-lot drainage shall be accommodated within a recorded drainage easement, in a form approved by the City Engineer and City Attorney, granting the Homeowners’ Association (HOA) the right and obligation to access, operate, inspect, and maintain all associated drainage facilities in perpetuity. Private cross-lot drainage without approved improvements and recorded easements is prohibited.

60. 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.

61. Drainage Approvals and Acceptance

Exhibit B
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.

62. 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.

STORMWATER CONTROL REQUIREMENTS

63. 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/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.

64. Stormwater Management Facility Design
Prior to issuance of grading or building permits, the applicant shall submit design plans for the proposed roadside infiltrator located on private property for review and approval by the City Engineer. The infiltrator shall be designed, sized, and constructed in accordance with approved plans, applicable City standards, and the current Small MS4 Permit requirements to treat stormwater runoff from the adjacent public right-of-way.

65. Stormwater Facility Ownership
The infiltration basins shall remain entirely on private property. The private property owner shall be solely and fully responsible, in perpetuity, for the operation, inspection,

Exhibit B
maintenance, repair, and replacement of the infiltrator and all associated appurtenances.

The City shall have no responsibility, obligation, or liability whatsoever for the operation, inspection, maintenance, repair, replacement, failure, or performance of the roadside infiltrator. Approval of the infiltrator’s placement on private property shall not be construed as acceptance, dedication, or assumption of responsibility by the City.

66. Stormwater Operation and Maintenance Agreement
The Applicant shall prepare and submit a Stormwater 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.

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 agreement shall acknowledge the City’s right to inspect all stormwater facilities to ensure they are operating as permitted.

The O&M Plan shall be approved and the Maintenance Agreement executed prior to final map recordation or issuance of a certificate of occupancy, whichever occurs first.

67. 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

Exhibit B
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.

On-Site Improvements

68. 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.

69. Private Streets and Stormwater Infrastructure
The Applicant/Developer shall design, and construct all required private streets, storm drain facilities, and stormwater detention and/or treatment basins shown on the approved entitlement application and associated exhibits, plans, and conditions of approval.

All such improvements shall be designed and constructed to the satisfaction of the City Engineer and Utilities Director, in conformance with the approved entitlement application, applicable City codes and ordinances, City Standard Plans and Specifications, approved technical studies, and these Conditions of Approval.

Improvement Plans for private streets and stormwater infrastructure shall be included with the consolidated Improvement Plans. Private streets shall comply with applicable Fire Authority emergency access and load requirements.

Construction of the private streets and stormwater infrastructure shall be subject to City plan review, inspection, and approval. No Certificate of Occupancy shall be issued until all required private streets, storm drain facilities, and stormwater basins have been constructed, inspected, and approved by the City, or otherwise secured to the satisfaction of the City Engineer, if deferral is permitted.

On-Site Private Sewer Improvements

70. 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

Exhibit B
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.

71. 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.

72. Sanitary Sewer System in Ardmore Road Extension Sewer (Public) Notwithstanding the private on-site sanitary sewer system, the sanitary sewer main proposed within the Ardmore Road extension located within the project boundaries shall be designed, constructed, and dedicated as a public sanitary sewer facility, subject to the review and approval of the City Engineer and Utilities Department. The point of connection between the public sewer main and the private on-site sanitary sewer system shall occur at a sanitary sewer manhole (SMH), with the exact location and configuration subject to approval by the City Engineer and Utilities Director. All facilities upstream of the approved SMH connection point shall remain private unless otherwise approved by the City.

73. On-Site Sanitary Sewer System – HOA Responsibility and CC&R Requirements
The Applicant/Developer shall establish a Homeowners’ Association (HOA), or other responsible ownership or maintenance entity approved by the City, which shall be solely responsible for the operation, inspection, maintenance, repair, replacement and all costs associated with the on-site sanitary sewer system for the life of the project.

The HOA shall prepare an On-Site Sanitary Sewer System Operations and Maintenance (O&M) Plan, subject to review and approval by the City Engineer. The O&M Plan shall be consistent with applicable State Sanitary Sewer Overflow (SSO) requirements and the Statewide General Waste Discharge Requirements for Sanitary Sewer Systems and shall, at a minimum, address inspection procedures, routine and corrective maintenance activities, emergency response protocols, spill notification and reporting requirements, and identification of the party responsible for ongoing operation, maintenance, and recordkeeping.

The approved O&M Plan shall be incorporated into the project’s Covenants, Conditions, and Restrictions (CC&Rs) and shall be enforceable against the HOA and all subsequent owners. The CC&Rs, including the O&M Plan or an obligation to comply with the approved O&M Plan, shall be submitted to the City for review and approval by the City Engineer prior to issuance of any Certificate of Occupancy or sale of any individual lot or unit, whichever occurs first.

Exhibit B
The HOA shall implement and maintain the approved O&M Plan for the life of the project. The City reserves the right to require updates to the O&M Plan to remain consistent with applicable regulatory requirements. If required by the City Engineer, the CC&Rs and/or O&M Plan shall be recorded against the property in a form acceptable to the City.

74. Sewer Improvement Plans
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. The design plans shall be incorporated into the consolidated improvement plans.

75. 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.

76. Wastewater 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.

PUBLIC IMPROVEMENTS CONSTRUCTION & ACCEPTANCE

77. Pre-Construction Coordination, Traffic Control, and Submittal 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:
a. Pre-Construction Meeting: A pre-construction meeting shall be conducted with the City prior to the start of construction activities. b. 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

Exhibit B
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.
c. 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.

78. Construction Site Maintenance
Dust control, noise control, erosion control, and stormwater BMPs shall be implemented at all times. (Scope: Construction Requirements / Public Improvements; Timing:

Ongoing / See condition)
a. No occupancy shall occur within any phase until all required improvements for that phase are completed or secured, and all fire, water, and sewer service tests have passed. (Scope: Phasing / Occupancy; Timing: Ongoing / See condition) b. Temporary access may be allowed if approved by the City Engineer and Fire Chief. (Scope: Phasing / Occupancy; Timing: Ongoing / See condition) c. Public improvements shall be inspected and accepted by the City prior to release of performance securities. (Scope: Final Acceptance / Record Drawings; Timing:
prior to release of performance securities.)
d. Record drawings (as-builts) shall be submitted and approved prior to City acceptance. (Scope: Final Acceptance / Record Drawings; Timing: prior to City acceptance.)
e. A one-year warranty period shall commence upon City acceptance of public improvements. (Scope: Final Acceptance / Record Drawings; Timing: Ongoing / See condition)
f. Before the City Engineer, or designee, issues grading permit, the applicant / developer must obtain septic system removal permit from Building & Safety Division for any existing septic system(s) onsite. The location of the existing septic system must be shown on the grading plan. Subdivision Requirements (Scope: Grading / Geotechnical / Earthwork; Timing: Before the City Engineer, or designee, issues grading permit, the applicant / developer must obtain septic system removal permit from Building & Safety Division for any existing septic system(s) onsite.)
g. Before the City Engineer, or designee issues a grading permit, the applicant / developer must obtain a notarized Letter of Permission for grading over all easements.

79. Contributary Drainage Acceptance
Prior to issuance of a grading permit by the City Engineer, the applicant/developer shall demonstrate that all upstream and contributory drainage entering the project site from

Exhibit B
adjoining properties is properly accommodated and conveyed through the site without creating adverse impacts. All upstream drainage patterns and proposed conveyance facilities shall be clearly shown on the grading, and improvement plans and shall conform to applicable City standards.

Timing: All contributary drainage shall be shown on grading and improvement plans prior to plan approval and permit issuance.

80. Drainage Discharge
Prior to issuance of a grading permit by the City Engineer, the applicant/developer shall demonstrate that all drainage discharged from the project site is properly conveyed to an approved point of discharge without creating adverse impacts to adjacent or downstream properties. The applicant/developer shall obtain and submit written drainage acceptance letters from all affected downstream property owners and shall provide a notarized Acceptance of Drainage Form where drainage is proposed to be diverted onto an adjacent property and the discharge does not match pre-development hydrology characteristics. All proposed drainage patterns, discharge points, and conveyance facilities shall be clearly shown on the grading, and improvement plans and shall conform to applicable City standards.

Timing: All drainage discharge improvements and design details shall conform to the approved drainage study and shall be shown on the grading and improvement plans, subject to approval by the City Engineer, prior to plan approval and grading permit issuance.

80. Before the City Engineer, or designee issues a grading permit, specific recommendations will be required from the consultant(s) regarding the suitability for development of all lots/parcels designed as ungraded site lots. The applicant / developer must file a report with the State Real Estate Commissioner indicating that additional geologic and/or soils studies may be required for ungraded site lots/parcels by the Soils and Geology Section. (Scope: Final Map / Survey / Subdivision; Timing:

Before Tract Map /Parcel Map approval, the applicant / developer must submit a notarized affidavit to the City Engineer, signed by all owners of record at the time of filing of the map with the City, stating that any proposed condominium building have not been constructed or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the County Recorder.)

81. Street and Frontage Restoration
Prior to issuance of any Certificate of Occupancy, the Applicant/Developer shall repair or replace any broken, damaged, or deteriorated curb, gutter, and sidewalk, and shall rehabilitate the half-width pavement section along all streets within or abutting the project, as determined necessary by the City Engineer. All work shall be performed to the satisfaction of the City Engineer and in accordance with applicable City standards.

Exhibit B

82. 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.

83. Contractor Material Submittals
The Applicant/Developer’s Engineer of Record shall review, check, and approve all contractor submittals, shop drawings, product data, mix designs, materials certifications, and any other submittals required by the approved improvement plans or project specifications prior to submittal to the City for review. All contractor submittals provided to the City shall include written evidence of the Engineer of Record’s review and approval, confirming conformance with the approved plans, applicable City Standards, and project requirements. Submittals lacking Engineer-of-Record approval shall be returned without City review.

Contractor submittals shall be provided to the City for all major materials, a. Water and Serer pipe materials and appurtenances
b. Valves, hydrants, blow offs,
c. Base and Pavement materials
d. Storm drain components, pipes
e. Streetlights,
f. Signage & striping
Construction shall comply with City Standard Specifications and Details.

84. Traffic Control
Traffic control plans shall be submitted to the City for review and approval prior to issuance of any permit and prior to commencement of construction, for all work occurring within or affecting the public right-of-way. Plans shall be prepared in accordance with City standards and the latest edition of the California Manual on Uniform Traffic Control Devices (CA MUTCD).

Water System Improvements

85. Water Service Final Design Standards and Compliance The details shown on the entitlement-level Preliminary Utility Plans (including utility types, general alignments, connection points, and locations within the public right-ofPage 1096 of 1344 City Council Agenda April 21, 2026 Exhibit B
way and private streets) are conceptual and intended to demonstrate feasibility only.

Final utility locations, sizes, depths, and configurations shall be determined during preparation of the improvement plans and may be modified during plan check, subject to review and approval by the City Engineer and applicable utility agencies.

All construction of water services and related utility improvements shall conform to applicable City standards, Utility Department requirements, and State regulations, and shall be subject to review and approval by the City Engineer and Utilities Director.

Any proposed work not conforming to City standards shall require a formal request for a design exception, subject to review and approval by the City Engineer and Utilities Director. No final water service design shall be approved until all required revisions and comments have been satisfactorily addressed and accepted by the City.

86. Project Water Demand Evaluation / Review
Initial hydraulic modeling indicates the City’s water system can currently provide up to 1,500 gallons per minute (gpm) to the Project; however, additional hydraulic analyses may be required if the Project’s water demands, phasing, or configuration change, as determined by the City Engineer and Utilities Department. a. Prior to approval of any final map, or improvement plans, or at an earlier time as determined by the City Engineer and Utilities Department, the Applicant/Developer shall submit the Project’s total water demand for City review, including combined fire flow demand and maximum day demand (MDD) for domestic and landscape uses, to demonstrate adequate water supply, pressure, and fire flow to serve the Project is available. b. A hydraulic analysis will be required if the project’s demands differ from those received and reviewed by the City. Analysis may also be required if the project changes phasing or configuration of proposed improvements, or points of connection. The hydraulic analysis shall evaluate potential improvements to the existing water system, including on-site and/or off-site facilities, that would increase available supply and system capacity as necessary to adequately serve the Project’s total water demand, including domestic, landscape, and fire flow demands, under ultimate buildout conditions.
c. The Applicant/Developer shall reimburse the City for all costs associated with preparation, review, and administration of the hydraulic analysis, in accordance with the City’s adopted fee schedule for actual costs. Review and approval of the hydraulic analysis by the City Engineer and Utilities Department shall be required prior to further City approvals, as determined by the City.

87. Water System Improvements and Mitigation Measures
The Applicant/Developer shall be responsible for designing, permitting, constructing, and/or implementing all necessary improvements necessary to provide adequate water

Exhibit B
supply, pressure, and fire protection to the Project. If a hydraulic analysis approved by the City Engineer and Utilities Director identifies improvements beyond those proposed by the Applicant/Developer are necessary to serve the project, Applicant/ Developer shall be responsible for implementing the necessary improvements which 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 water demand.

All required improvements or mitigation measures shall be completed, or financial security provided if allowed by the City, prior to approval of any final map, and or issuance of building permits, 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 full compliance with this condition.

88. 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.

89. Existing Wells and Water Supply
The Applicant shall identify whether any existing groundwater wells are located on the project parcels. If present, the Applicant shall indicate the proposed future use or abandonment of each well and reference the well labeling shown on the project plans (including well numbering where multiple wells exist).

As proposed, the project shall be served exclusively by the City’s municipal water system. The use of water supplied from private wells for domestic, irrigation, construction, or any other purposes shall not be permitted. Any existing wells located on project properties shall be subject to a Private Well Agreement with the City or shall be properly abandoned in accordance with applicable City, County, and State requirements, as determined by the City prior to any building permits.

Exhibit B

90. 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 existing water supply 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.

91. Water Improvement Plans
Public 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 the Utilities Department prior to approval of any final map, issuance of any grading, encroachment, or building permits.

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 and Utilities Director. The design plans shall be incorporated into the consolidated improvement plans.

92. 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 water facilities, to the satisfaction of the City Engineer and Utilities Department. Easements shall be recorded with the final map or prior to issuance of building permits, unless otherwise approved by the City.

93. 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. Connections, backflow prevention, and meter sizing shall comply with City requirements.

94. 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.

Exhibit B
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, within the project site, as determined by the Utilities Department.

95. 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. The water system shall be included in the site improvements plans submitted to the City for review and approval.

96. 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.

97. Surface Restoration / Easements Areas
The Owner shall be solely responsible for the restoration, repair, and replacement of any private 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.

Solid Waste

98. 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

Exhibit B
collection vehicles, including turning radii, roadway widths, and vertical clearance, as determined by the City and the solid waste service provider.

99. 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. 100. Solid Waste Collection – HOA Responsibility and CC&R Requirements The Applicant/Developer shall ensure that the Homeowners’ Association (HOA), contracts with the City’s authorized solid waste and recycling service provider to provide adequate solid waste, recycling, and organics collection service for the project.

The level and frequency of service shall be sufficient to prevent overflowing bins, accumulation of trash, or nuisance conditions at any time, as determined by the City.

The HOA shall be responsible for adjusting service levels, container sizes, and/or collection frequency as needed to maintain compliance.

These requirements shall be incorporated into the project’s Covenants, Conditions, and Restrictions (CC&Rs) and shall be enforceable against the HOA and all subsequent owners. The CC&Rs shall require the HOA to maintain continuous solid waste service and to modify service levels as necessary to prevent overflow and maintain site cleanliness for the life of the project.
101. 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.
102. 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

Exhibit B
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. 103. 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.

Exhibit C

CITY OF EL PASO DE ROBLES

STANDARD DEVELOPMENT CONDITIONS
Conditional Use Permit Development Plan Review
Tentative Parcel Map Tentative Tract Map
Approval Body: City Council Date of Approval: April 21, 2026 Applicant: Covelop, Inc. & MD3 Investments

Location: 2930 Union Road
APN: 025-362-050
The following conditions that have been checked are standard conditions of approval for the above referenced project. The checked conditions shall be complied with in their entirety before the project can be finalized, unless otherwise specifically indicated. In addition, there may be site specific conditions of approval that apply to this project in the resolution.

COMMUNITY DEVELOPMENT DEPARTMENT - The applicant shall contact the Community Development Department, (805) 237-3970, for compliance with the following conditions:

A. GENERAL CONDITIONS – PD/CUP:

1. This project approval shall expire on April 21, 2028, unless a time extension request is filed with the Community Development Department, or a State mandated automatic time extension is applied prior to expiration.

2. The site shall be developed and maintained in accordance with the approved plans and unless specifically provided for through the development review process shall not waive compliance with any sections of the Zoning Code, all other applicable City Ordinances, and applicable Specific Plans.

3. The applicant shall defend, indemnify, and hold harmless the City of El Paso de Robles and its officers, employees, and agents from and against any claim, action, or proceeding against the City of El Paso de Robles, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of El Paso de Robles concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Development Review Committee, Community Development Director, or City Planner. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own 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

Exhibit C
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 (PD25-14, CUP25-05, MOD26-04, VTTM 3255, P25-0080) may be amended 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 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. 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.

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

Exhibit C
Code Chapter 21.47 and subject to approval by the Community Development Director or their designee. Details shall be included in the building plans.

12. All existing and/or new roof-mounted appurtenances such as air-conditioning units, grease hoods, etc. shall be screened from public view consistent with Paso Robles Municipal Code Chapter 21.47. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or their designee. Details shall be included in the building plans.

13. All new lighting shall be dark-sky compliant consistent with Paso Robles Municipal Code Chapter 21.82.

14. Existing lighting shall be brought into conformance with the standards of Chapter

21.82 as specified in Paso Robles Municipal Code Paragraph 21.82.010.B.2 unless otherwise stated in this resolution. The style, location, and height of the lighting fixtures shall be submitted with the building plans and shall be subject to approval by the Community Development Director or their designee.

15. All walls/fences and exposed retaining walls shall be constructed of decorative materials which include but are not limited to splitface block, slumpstone, stuccoed block, brick, wood, crib walls or other similar materials as determined by the Development Review Committee, but specifically excluding precision block.

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

17. Any existing oak trees located on the project site shall be protected and preserved consistent with Paso Robles Municipal Code Chapter 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an oak tree is designated for removal, an approved oak Tree Removal Permit must be obtained from the City, prior to removal.

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

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

20. Two sets of the revised Planning Commission approved plans incorporating all 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

Exhibit C
Development Review Committee shall approve the following:

Planning Division Staff shall approve the following:
a. A detailed site plan indicating the location of all structures, parking layout, outdoor storage areas, walls, fences and trash enclosures;
b. A detailed landscape plan plan;
c. Detailed building elevations of all structures indicating materials, colors, and architectural treatments
d. Other: See Site Specific Conditions for additional
requirements.

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 the project into the City of Paso Robles Community Facilities District No. 2005-1 for the purpose 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: Private Street(s), private driveways, recreational stormwater basins, bioretention areas, recreation club house and pool complex, private utilities serving the site, and other facilities serving the site.
****************************************************************************** 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.

Exhibit C
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.

2. Any existing oak trees located on the project site shall be protected and preserved as required in Paso Robles Municipal Code Chapter 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An oak tree inventory shall be prepared listing the oak trees, their disposition, and the proposed location of any replacement trees required. In the event an oak tree is designated for removal, an approved Oak Tree Removal Permit must be obtained from the City, prior to its removal.

3. A complete grading and drainage plan shall be prepared for the project by a registered civil engineer and subject to approval by the City Engineer. The project shall conform to the City’s Storm Water Discharge Ordinance.

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

5. A Storm Water Pollution Prevention Plan per the State General Permit for Strom Water Discharges Associated with Construction Activity shall be provided for any site that disturbs greater than or equal to one acre, including projects that are less than one acre that are part of a larger plan of development or sale that would disturb more than one acre.

E. PRIOR TO ISSUANCE OF A BUILDING PERMIT:

1. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and approval. The improvements shall be designed and placed to the Public Works Department Standards and Specifications.

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

3. Landscape and irrigation plans for the public right-of-way shall be incorporated into the improvement plans and shall require approval by the Streets Division Supervisor and the Community Development Department. The Applicant / HOA shall enter into

Exhibit C
an agreement for the long term maintenance of the landscaping in public right of way.

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 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:

Ardmore Road (frontage) Section shown on approved entitlement Plans.

Ardmore Road Extension Section shown on approved entitlement Plans.

Street Name City Standard Standard Drawing No.

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

Bonds required and the amount shall be as follows:

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

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

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

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

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

Exhibit C
_________________ 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:
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

Exhibit C
Department, (805) 227-7560, for compliance with the following conditions:

G. GENERAL CONDITIONS

1. Prior to the start of construction:

Plans shall be reviewed, approved, and permit issued by PRFES for Underground Fire Line (underground fire line shown on any civil set is for reference only and shall indicate so on each civil page).

Applicant shall provide documentation to PRFES that required fire flows can be provided to meet project demands. Refer to California Fire Code (CFC) Appendix B.

2. Prior to delivery of combustible materials:

Fire hydrants shall be installed and operative to current, adopted edition of the CFC. Refer to CFC Appendix C & CC.

Fire Department Connections (FDC) shall be located on the addressed side of the building and within 150 feet of a fire hydrant, and must not block collector or arterial roadways. Refer to Paso Robles Municipal Code (PRMC).

An all-weather access road sufficient to support fire apparatus weighing up to 75,000 lbs. shall be constructed and maintained for the duration of the construction phase of the project. Refer to CFC Appendix D.

Access roads shall be at least 20’ in width with at least 13’ 6” of vertical clearance. All driveway and access roads shall be 10% or less in slope unless approved by PRFES. Refer to CFC Appendix D.

Truck access road shall be minimum 26’ in width with at least 13’ 6” of vertical clearance. Minimum set-back 15’, maximum 30’. Refer to CFC Appendix D.

Provide temporary turn-around for phased construction streets that exceed 150’ in length. Refer to Paso Robles Standard Details and Specifications.

Project shall provide a secondary access fire road approved by PRFES.

Refer to CFC Appendix D.

3. Provide on address side of building if applicable:

Fire alarm annunciator panel location to be approved by PRFES.

Knox Box key entry box or system.

FDC location and access path must be approved by PRFES.

Exhibit C
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.

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.

Exhibit C
A Final Fire Walk-through inspection shall be completed on all buildings.

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0767-02-HS24
03 APRIL 2026
ARDMORE ROAD T1 TITLE SHEET

THE OAK AT ARDMORE

PERSPECTIVE VIEW - CLUBHOUSE ENTRANCE

UNION RD
CA-46

ARDMORE RD

ARDMORE RD
SITE
SITE
PROJECT DIRECTORYOWNER: COVELOP, INC.
1304 GARDEN STREETSAN LUIS OBISPO, CA 93401
ARCHITECT: RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805) 903-1249EMAIL: [email protected] ARCHITECT: RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: ANNA SCHMITZPHONE: (805) 748-9395EMAIL: [email protected] CIVIL ENGINEER: WALLACE GROUP
612 CLARION COURTSAN LUIS OBISPO, CA 93401CONTACT: TOM ZEHNDERPHONE: (805) 544-4011EMAIL: [email protected] PROJECT ADDRESS: 2930 UNION RD, PASO ROBLES, CA 93446APN: 025-362-050PROJECT DESCRIPTIONTHE OAK AT ARDMORE IS A RESIDENTIAL TOWNHOME DEVELOPMENT LOCATED IN PASO ROBLES, CA OFF ARDMORE ROAD. THE EXISTING ROAD WILL BE EXTENDED THROUGH THE MIDDLE OF THE PROJECT, DIVIDING THE PROJECT INTO TWO RESIDENTIAL PARCELS. THE PROJECT FEATURES FOUR TOWNHOME BUILDING PROTOTYPES, 2 OF WHICH HAVE ALLEY-FACING GARAGES AND 2 OF WHICH HAVE STREET FACING DRIVEWAYS AND GARAGES. ON-SITE, THERE ARE 34 TOWNHOME BUILDINGS, PROVIDING 154 TWO-STORY RESIDENCES.ALSO ON SITE IS A COMMON BUILDING CLUBHOUSE AND PLENTY OF OUTDOOR AMENITIES FOR RESIDENTS. 33 OFF-STREET GUEST SPACES ARE PROVIDED IN THE PROJECT. THERE IS ONE PROTECTED OAK TREE ON SITE WHICH BECOMES A CENTERPIECE OF THE PROJECT.

SHEET INDEX
T1 TITLE SHEETA2 PROPOSED SITE PLANA3 CHARACTER SKETCH - FRONT LOADED TOWNHOMESA4 TOWNHOME A - FRONT LOADED (4 PACK) - FLOOR & ROOF PLANSA5 TOWNHOME A - FRONT LOADED (4 PACK) - ELEVATIONSA6 TOWNHOME A - FRONT LOADED (5 PACK) - FLOOR PLANSA7 TOWNHOME A - FRONT LOADED (5 PACK) - ROOF PLANA8 TOWNHOME A - FRONT LOADED (5 PACK) - ELEVATIONSA9 TOWNHOME A - END UNIT FLOOR PLANSA10 TOWNHOME A - LARGE INTERIOR UNIT FLOOR PLANSA11 TOWNHOME A - SMALL INTERIOR UNIT FLOOR PLANSA12 CHARACTER SKETCH - ALLEY LOAD TOWNHOMESA13 TOWNHOME B - ALLEY LOADED (4 PACK) - FLOOR & ROOF PLANSA14 TOWNHOME B - ALLEY LOADED (4 PACK) - ELEVATIONSA15 TOWNHOME B - ALLEY LOADED (5 PACK) - FLOOR & ROOF PLANSA16 TOWNHOME B - ALLEY LOADED (5 PACK) - ELEVATIONSA17 TOWNHOME B - END UNITS FLOOR PLANSA18 TOWNHOME B - INTERIOR UNITS FLOOR PLANSA19 CHARACTER SKETCH - CLUBHOUSE ENTRANCEA20 CLUBHOUSE - FLOOR PLAN AND ROOF PLANA21 CLUBHOUSE - ELEVATIONSA22 CHARACTER SKETCH - INTERIOR WALKSA23 COLOR AND MATERIALS - TOWNHOME A - FRONT LOADEDA24 COLOR AND MATERIALS - TOWNHOME B - ALLEY LOADEDA25 COLOR AND MATERIALS - CLUBHOUSEA26 TRASH ENCLOSUREA27 CHARACTER SKETCH - VIEW FROM ARDMORE ROADA28 SITE SECTIONSA29 DETAIL VIGNETTESA30 WALL SECTIONSC1.1 VESTING PUD TENTATIVE MAPC1.2 LOT DIMENSIONS AND ROAD SECTIONSC2.1 DEMO PLANC2.2 EXISTING NORTH BOUNDARY TOPOC3.2 PRELIM. GRADING PLANC3.3 FIRE TRUCK ACCESS EXHIBITC4.1 SECTION PLAN VIEWC4.2 CROSS SECTIONSC4.3 CROSS SECTIONSC5.1 PRELIM. ARDMORE RD (PUBLIC) - UTILITY PLAN & PROFILEC5.2 PRELIM. ARDMORE RD EXTENSION (PUBLIC) - UTILITY PLAN & PROFILEC5.3 PRELIM. ROADS 1-3 (PRIVATE) - UTILITY PLAN & PROFILEC5.4 PRELIM. ROADS 4-6 (PRIVATE) - UTILITY PLAN & PROFILE PROJECT STATISTICSPERMIT NUMBER P25-0080ZONING C-3 (PLANNED DEVELOPMENT F) MUNICIPAL CODE CHAPTER 21.34
PARCEL SIZE: 14.06 ACRES (612,454 SF)BUILDING GROSS AREA 308,215 SF RESIDENTIAL GROUND FLOOR 163,264 SF
RESIDENTIAL SECOND FLOOR 141,932 SF
CLUBHOUSE 3,019 SF
MAX LOT COVERAGE: N/APROPOSED LOT COVERAGE: 27.2% [(163,264 + 3,019) / 612,454]MAX. F.A.R. N/APROPOSED F.A.R. 0.50 (308,215 / 612,454)LANDSCAPE AREA: SEE LANDSCAPE SHEETS IMPERVIOUS SURFACE AREA: SEE CIVIL SHEETSMAX. ALLOWED HEIGHT: 50’ - 0” (PER TABLE 21.34.030-1)MAX. PROPOSED HEIGHT: 36’ - 4” FROM NATURAL GRADEYARD SETBACKS (21.36.050-1) REQUIRED PROPOSED FRONT/STREET SIDE 10’ TYPICAL
20’ AT GARAGES
VARIES,0’-0” TO 31’-6”
SIDE 1ST STORY: 5’
UPPER STORIES: 10’
VARIES,0’-0” TO 20’-0”
REAR 10’-0” VARIES,
9’-0” TO 25’-0”
*REQUESTING A SPD MODIFICATION TO

SETBACK REQUIREMENTS
OCCUPANCY TYPES & AREA:

RESIDENTIAL 235,257 SF & 154 UNIT COUNT
INDOOR AMENITY 3,019 SF
COMMON OPEN SPACE 49,834 SF
PRIVATE OPEN SPACE 37,700 SF

VICINITY MAPZONING MAP

PARKINGAUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

RESIDENTIAL 2 SPACES PER UNIT (21.48.030-1)
154 UNITS * (2 SPACE/UNIT)
308
SPACES
GUEST PARKING 1 SPACE PER 5 UNITS (21.48.030-1)
154 UNITS * (1 SPACE/5 UNITS)
31 SPACES

CLUBHOUSE AUXILIARY USE TO RESIDENTIAL -

TOTAL REQUIRED FOR

PROPOSED
339
SPACES
PARKING PROVIDED:

RESIDENTIAL 282 GARAGE SPACES
90 DRIVEWAY SPACES
372
SPACES
GUEST PARKING 33
SPACES

TOTAL AUTO PARKING

PROPOSED
403
SPACES

MOTORCYCLE PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED: 1 MOTORCYCLE SPACE / 20
GUEST SPACES (21.48.070)33 SPACES * (1 MOTO/20 AUTO)
2 MOTO
SPACES
PARKING PROVIDED: 2 MOTO
SPACES

BICYCLE PARKING
PARKING REQUIRED: 2 BIKE RACK SPACES / 10 UNITS
(21.48.060)154 UNITS * (2 SPACES/10 UNITS)
31 BIKE
SPACES
TOTAL PROVIDED: 31 BIKE
SPACES

PROJECT DENSITY
TOTAL SITE AREA 14.06 ACRES

ALLOWABLE

DENSITY UNITS
30 DU/ACRE (PER TABLE 21.36.050-1)30 DU/ACRE * 14.06 ACRES = 421.8 DU

DENSITY UNITS

PROVIDED
(154) 2+ BEDROOM TOWNHOMEUNITS (OVER 1,000 SF) * 1 DU EACH 154 DU

PROPOSED

DENSITY
154 DU
(11.86 DU/AC)
C5.5 PRELIM. ROADS 7-8 (PRIVATE) - UTILITY PLAN & PROFILEC5.6 PRELIM. ROADS 9-10 (PRIVATE) - UTILITY PLAN & PROFILEC5.7 PRELIM. ROADS 11-12 (PRIVATE) - UTILITY PLAN & PROFILEC5.8 PRELIM. ROADS 13-14 (PRIVATE) - UTILITY PLAN & PROFILEC5.9 PRELIM. ROADS 15 (PRIVATE) - UTILITY PLAN & PROFILEC6.1 PRELIM. SEWER MAINSC6.2 PRELIM. STORM DRAINSC6.3 PRELIM. WATER MAINSC6.4 PRELIM. COMMON DRY UTILITY TRENCHC7.1 PRELIM. EROSION CONTROL PLANC7.2 PRELIM. EROSION CONTROL DETAILSC7.3 PRELIM. EROSION CONTROL DETAILSC7.4 PRELIM. EROSION CONTROL DETAILSC7.5 PRELIM. EROSION CONTROL DETAILSC7.6 PRELIM. EROSION CONTROL DETAILSL1 PRELIMINARY LANDSCAPE SITE PLANL2 COMMUNITY SPACE ENLARGEMENTS - AREAS FOR RECREATIONL3 LANDSCAPE CHARACTER AND MATERIALSL4 PLANT PALETTE, MWELO DESIGN CRITERION AND CALCULATIONSL5 PRELIMINARY LANDSCAPE AND OAK TREE REPLACEMENT PLANL6 OAK TREE REPLACEMENT LOCATIONS & PROTECTION NOTESL7 PRELIMINARY IRRIGATION AND HYDROZONE PLANL8 LANDSCAPE TYPICALSL9 PRELIMINARY CIRCULATION EXHIBITL10 PRELIMINARY FENCING EXHIBITL11 PRELIMINARY LIGHTING DESIGN AND PHOTOMETRIC PLAN Exhibit
D

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0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A2 PROPOSED SITE PLAN
PROPOSED SITE PLAN 1 1" = 40'-0" (24 X 36 SHEET)
Exhibit
D

0 4 8 16
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0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A3 CHARACTER SKETCH - FRONT LOADED TOWNHOMES Exhibit
D

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0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A4 TOWNHOME A - FRONT LOADED (4 PACK) - FLOOR & ROOF PLANS

BUILDING UNIT COUNT

LOCATION TOTAL UNITS PER BUILDING
TWN A (FRONT 4 PACK) (1) UNIT A (3BD/2.5BA)
(1) UNIT B (3BD/2.5BA)
(2) UNIT C (3BD/2.5BA)

OVERALL UNIT COUNT

LOCATION TOTAL UNITS
TWN-A (FRONT 4 PACK)(7) BUILDINGS
(7) UNIT A (3BD/2.5BA)
(7) UNIT B (3BD/2.5BA)
(14) UNIT C (3BD/2.5BA)
GROUND FLOOR PLAN 1 1/8" = 1'-0" (24 X 36 SHEET) ROOF PLAN 3 1/8" = 1'-0" (24 X 36 SHEET)SECOND FLOOR PLAN 2 1/8" = 1'-0" (24 X 36 SHEET) AREAS PER BUILDING (7)GROUND FLOOR LIVING 2,707 SQFTGARAGE 1,557 SQFTUPPER FLOOR LIVING 3,614 SQFTFOOTPRINT: 4,264 SQFTTOTAL AREA: 7,878 SQFT 1’-0” RAKE O.H. AT GABLE ROOFS, TYP.
1’-0” O.H. AT PORCHES, TYP.
3:12
6:12
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RIDGE
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RIDGE RIDGE
1’-0” EAVE O.H. AT GABLE ROOFS, TYP.

Exhibit
D

0 4 8 16
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P.L. P.L. P.L.

P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A5 TOWNHOME A - FRONT LOADED (4 PACK) - ELEVATIONS 0’-0” (828.73’)0’-0” (828.73’)
10’-0”10’-0”28’-0”28’-0”
HIGHEST GROUND F.F.HIGHEST GROUND F.F.

SECOND FLOORSECOND FLOOR
T.O. ROOFT.O. ROOF
~ -4’-3” (824.5’)~ -4’-3” (824.5’)

AVERAGE NATURAL GRADEAVERAGE NATURAL GRADE
32’-3” 32’-3”
TALLEST BUILDING TALLEST BUILDING FRONT ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET) LEFT ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET) REAR ELEVATION 3 1/8" = 1'-0" (24 X 36 SHEET) RIGHT ELEVATION 4 1/8" = 1'-0" (24 X 36 SHEET)

STREET VIEWNTS
THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 735 SF *.25 = 183 SF VARIATION. 210 SF PROVIDED.

GLAZING CALCULATIONS - LEFTTOTAL FACADE AREA= 733 SF15% MINIMUM = 109 SFWINDOW AREA PROVIDED= 127 SFGLAZING CALCULATIONS - RIGHTTOTAL FACADE AREA= 780 SF15% MINIMUM = 117 SFWINDOW AREA PROVIDED= 139 SF GLAZING CALCULATIONS - FRONTTOTAL FACADE AREA= 2320 SF15% MINIMUM = 348 SFWINDOW AREA PROVIDED= 385 SFGLAZING CALCULATIONS - REARTOTAL FACADE AREA= 2317 SF15% MINIMUM = 348 SFWINDOW AREA PROVIDED= 488 SF THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 2317 SF *.25 = 579 SF VARIATION. 1196 SF PROVIDED.

GABLE CALCULATIONS - LEFTTOTAL FACADE LENGTH= 39’-8”25% MINIMUM GABLE= 9’-11”GABLE LENGTH PROVIDED= 27’-9”GABLE CALCULATIONS - RIGHTTOTAL FACADE LENGTH= 38’-6”25% MINIMUM GABLE= 9’-8”GABLE LENGTH PROVIDED= 31’-3” Exhibit
D

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522)6+($7+,1*3(56758&3/$163529,'(7,*+7),77,1*-2,176$7$//('*(62)*<36803$1(/723/<:22'25%/. *25$6$1$/7(51$7,9(3529,'(+,/7,(/$6720(5,&),5(6723&3625(48$/$7-2,176758663(53/$165813$5$//(/72:$// P.L. P.L. P.L. P.L.P.L. P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A6 TOWNHOME A - FRONT LOADED (5 PACK) - FLOOR PLANS

BUILDING UNIT COUNT

LOCATION TOTAL UNITS PER BUILDING
TWN A (FRONT 5 PACK) (2) UNIT A (3BD/2.5BA)
(1) UNIT B (3BD/2.5BA)
(2) UNIT C (3BD/2.5BA)

OVERALL UNIT COUNT

LOCATION TOTAL UNITS
TWN-A (FRONT 5 PACK)(6) BUILDINGS
(12) UNIT A (3BD/2.5BA)
(6) UNIT B (3BD/2.5BA)
(12) UNIT C (3BD/2.5BA)
GROUND FLOOR PLAN 1 1/8" = 1'-0" (24 X 36 SHEET)SECOND FLOOR PLAN 2 1/8" = 1'-0" (24 X 36 SHEET) AREAS PER BUILDING (6)GROUND FLOOR LIVING 3,378 SQFTGARAGE 1,985 SQFTUPPER FLOOR LIVING 4,523 SQFTFOOTPRINT: 5,363 SQFTTOTAL AREA: 9,886 SQFT TYPICAL UNIT-UNIT DEMISING WALL 3 N.T.S.

Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
P.L. P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A7 TOWNHOME A - FRONT LOADED (5 PACK) - ROOF PLAN ROOF PLAN 3 1/8" = 1'-0" (24 X 36 SHEET)
1’-0” RAKE O.H. AT GABLE ROOFS, TYP.
1’-0” O.H. AT PORCHES, TYP.
3:12 3:12
6:12 6:12
6:12
6:126:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
6:12
6:12
6:12
6:12
6:12
6:12 6:12
6:12
6:126:12
6:12
6:12
6:12
6:12

RIDGE RIDGE

RIDGE RIDGE
RIDGE
RIDGE

RIDGE RIDGE
1’-0” EAVE O.H. AT GABLE ROOFS, TYP.

Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
P.L. P.L. P.L. P.L.

P.L. P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A8 TOWNHOME A - FRONT LOADED (5 PACK) - ELEVATIONS 0’-0” (831.23’)0’-0” (831.23’)
10’-0”10’-0”28’-0”28’-0”
HIGHEST GROUND F.F.HIGHEST GROUND F.F.

SECOND FLOORSECOND FLOOR
T.O. ROOFT.O. ROOF
~ -6’-9” (824.5’)~ -6’-9” (824.5’)

AVERAGE NATURAL GRADEAVERAGE NATURAL GRADE
34’-9” 34’-9”

TALLEST BUILDING TALLEST BUILDING
AVG. NATURAL GRADE: 824.5’
HIGH POINT: 837’LOW POINT: 812’(837’+812’)/2
FRONT ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET) LEFT ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)REAR ELEVATION 3 1/8" = 1'-0" (24 X 36 SHEET) RIGHT ELEVATION 4 1/8" = 1'-0" (24 X 36 SHEET)

STREET VIEWNTS
THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 735 SF *.25 = 183 SF VARIATION. 210 SF PROVIDED.

GLAZING CALCULATIONS - LEFTTOTAL FACADE AREA= 733 SF15% MINIMUM = 109 SFWINDOW AREA PROVIDED= 127 SFGLAZING CALCULATIONS - RIGHTTOTAL FACADE AREA= 733 SF15% MINIMUM = 109 SFWINDOW AREA PROVIDED= 127 SF GLAZING CALCULATIONS - FRONTTOTAL FACADE AREA= 3025 SF15% MINIMUM = 454 SFWINDOW AREA PROVIDED= 524 SF GLAZING CALCULATIONS - REARTOTAL FACADE AREA= 2908 SF15% MINIMUM = 436 SFWINDOW AREA PROVIDED= 563 SF THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 2908 SF *.25 = 727 SF VARIATION. 1456 SF PROVIDED.

GABLE CALCULATIONS - LEFTTOTAL FACADE LENGTH= 39’-8”25% MINIMUM GABLE= 9’-11”GABLE LENGTH PROVIDED= 27’-9”GABLE CALCULATIONS - RIGHTTOTAL FACADE LENGTH= 39’-8”25% MINIMUM GABLE= 9’-11”GABLE LENGTH PROVIDED= 27’-9” Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
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EXAMPLES OF STORAGE ABOVE GARAGE PARKING
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A9 TOWNHOME A - END UNIT FLOOR PLANS
UNIT A (3BD/2.5BA)GROUND FLOOR LIVING 671 SQFTGARAGE 428 SQFTUPPER FLOOR LIVING 909 SQFTLIVING: 1,580 SQFTTOTAL: 2,008 SQFT UNIT PLAN A - GROUND FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) UNIT PLAN A - SECOND FLOOR PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) Exhibit
D

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EXAMPLES OF STORAGE ABOVE GARAGE PARKING
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A10 TOWNHOME A - LARGE INTERIOR UNIT FLOOR PLANS UNIT B (3BD/2.5BA)GROUND FLOOR LIVING 794 SQFTGARAGE 449 SQFTUPPER FLOOR LIVING 969 SQFTLIVING: 1,763 SQFTTOTAL: 2,212 SQFT UNIT PLAN B - GROUND FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) UNIT PLAN B - SECOND FLOOR PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) Exhibit
D

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EXAMPLES OF STORAGE ABOVE GARAGE PARKING
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A11 TOWNHOME A - SMALL INTERIOR UNIT FLOOR PLANS UNIT C (3BD/2.5BA)GROUND FLOOR LIVING 621 SQFTGARAGE 340 SQFTUPPER FLOOR LIVING 868 SQFTLIVING: 1,489 SQFT TOTAL: 1,829 SQFT UNIT PLAN C - GROUND FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) UNIT PLAN C - SECOND FLOOR PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A12 CHARACTER SKETCH - ALLEY LOAD TOWNHOMES Exhibit
D

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P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A13 TOWNHOME B - ALLEY LOADED (4 PACK) - FLOOR & ROOF PLANS

BUILDING UNIT COUNT

LOCATION TOTAL UNITS PER BUILDING
TWN B (ALLEY 4 PACK) (2) UNIT D (4BD/2.5BA)
(2) UNIT E (3BD/2.5BA)

OVERALL UNIT COUNT

LOCATION TOTAL UNITS
TWN-B (ALLEY 4 PACK)(9) BUILDINGS
(18) UNIT D (4BD/2.5BA)
(18) UNIT E (3BD/2.5BA)
GROUND FLOOR PLAN 1 1/8" = 1'-0" (24 X 36 SHEET)SECOND FLOOR PLAN 2 1/8" = 1'-0" (24 X 36 SHEET) ROOF PLAN 3 1/8" = 1'-0" (24 X 36 SHEET)
AREAS PER BUILDING (9)GROUND FLOOR LIVING 2,264 SQFTGARAGE 1,978 SQFTUPPER FLOOR LIVING 3,732 SQFTFOOTPRINT: 4,242 SQFTTOTAL AREA: 7,974 SQFT TYPICAL UNIT-UNIT DEMISING WALL 3 N.T.S. 1’-0” RAKE O.H. AT GABLE ROOFS, TYP.
1’-0” O.H. AT PORCHES,TYP.
9:12
3:12
3:12
9:12
9:12
9:12
9:12
4:12
4:12
3:12
3:12
4:12
4:12
9:12
9:12
9:12 DORMER RIDGE

DORMER RIDGE

TRELLIS TRELLIS

TRELLIS

RIDGE RIDGE
RIDGE
RIDGE
1’-0” EAVE O.H. AT GABLE ROOFS, TYP.

Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
P.L. P.L. P.L.P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A14 TOWNHOME B - ALLEY LOADED (4 PACK) - ELEVATIONS FRONT ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET)

STREET VIEWNTS
LEFT ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)
REAR ELEVATION 3 1/8" = 1'-0" (24 X 36 SHEET) RIGHT ELEVATION 4 1/8" = 1'-0" (24 X 36 SHEET) 0’-0” (830.7’)0’-0” (830.7’)
10’-6”10’-6”30’-0”30’-0”
HIGHEST GROUND F.F.HIGHEST GROUND F.F.

SECOND FLOORSECOND FLOOR
T.O. ROOFT.O. ROOF
~ -6’-2” (824.5’)~ -6’-2” (824.5’)

AVERAGE NATURAL GRADEAVERAGE NATURAL GRADE
36’-2” 36’-2”

TALLEST BUILDING TALLEST BUILDING
AVG. NATURAL GRADE: 824.5’
HIGH POINT: 837’LOW POINT: 812’(837’+812’)/2
GLAZING CALCULATIONS - LEFTTOTAL FACADE AREA= 965 SF15% MINIMUM = 144.8 SFWINDOW AREA PROVIDED= 155 SF GLAZING CALCULATIONS - RIGHTTOTAL FACADE AREA= 965 SF15% MINIMUM = 144.8 SFWINDOW AREA PROVIDED= 155 SFGABLE CALCULATIONS - RIGHTTOTAL FACADE LENGTH= 45-0”25% MINIMUM GABLE= 11’-3”GABLE LENGTH PROVIDED= 30’-2”GABLE CALCULATIONS - LEFTTOTAL FACADE LENGTH= 45-0”25% MINIMUM GABLE= 11’-3”GABLE LENGTH PROVIDED= 30’-2” GLAZING CALCULATIONS - FRONTTOTAL FACADE AREA= 2064 SF15% MINIMUM = 309.6 SFWINDOW AREA PROVIDED= 350 SF GLAZING CALCULATIONS - REARTOTAL FACADE AREA= 2100 SF15% MINIMUM = 315 SFWINDOW AREA PROVIDED= 320 SF Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
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P.L. P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A15

BUILDING UNIT COUNT

LOCATION TOTAL UNITS PER BUILDING
TWN B (ALLEY 5 PACK) (2) UNIT D (4BD/2.5BA)
(3) UNIT E (3BD/2.5BA)

OVERALL UNIT COUNT

LOCATION TOTAL UNITS
TWN-B (ALLEY 5 PACK)(12) BUILDINGS
(24) UNIT D (4-BED)
(36) UNIT E (3-BED)
TOWNHOME B - ALLEY LOADED (5 PACK) - FLOOR & ROOF PLANS GROUND FLOOR PLAN 1 1/8" = 1'-0" (24 X 36 SHEET)SECOND FLOOR PLAN 2 1/8" = 1'-0" (24 X 36 SHEET) ROOF PLAN 3 1/8" = 1'-0" (24 X 36 SHEET)
AREAS PER BUILDING (12)GROUND FLOOR LIVING 2,811 SQFTGARAGE 2,444 SQFTUPPER FLOOR LIVING 4,659 SQFTFOOTPRINT: 5,255 SQFTTOTAL AREA: 9,914 SQFT 1’-0” RAKE O.H. AT GABLE ROOFS, TYP.
1’-0” O.H. AT PORCHES, TYP.
9:12
3:12 3:12
3:12 3:12
9:12
9:12
9:12 9:12
9:12
9:12
4:12
3:12
3:12
4:12
9:12
9:12
9:12 9:12
9:12

DORMER RIDGE

DORMER RIDGE

DORMER RIDGE

TRELLIS TRELLIS

TRELLIS

TRELLIS

TRELLIS
RIDGE
RIDGE
RIDGE
RIDGE
1’-0” EAVE O.H. AT GABLE ROOFS, TYP.

Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
P.L. P.L. P.L. P.L.P.L. P.L. P.L. P.L.
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A16 TOWNHOME B - ALLEY LOADED (5 PACK) - ELEVATIONS FRONT ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET)

STREET VIEWNTS
LEFT ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)
REAR ELEVATION 3 1/8" = 1'-0" (24 X 36 SHEET) RIGHT ELEVATION 4 1/8" = 1'-0" (24 X 36 SHEET) 0’-0” (830.85’)0’-0” (830.85’)
10’-6”10’-6”30’-0”30’-0”
HIGHEST GROUND F.F.HIGHEST GROUND F.F.

SECOND FLOORSECOND FLOOR
T.O. ROOFT.O. ROOF
~ -6’-4” (824.5’)~ -6’-4” (824.5’)

AVERAGE NATURAL GRADEAVERAGE NATURAL GRADE
36’-4” 36’-4”

TALLEST BUILDING TALLEST BUILDING
AVG. NATURAL GRADE: 824.5’
HIGH POINT: 837’LOW POINT: 812’(837’+812’)/2
THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 965 SF *.25 = 241.3 SF VARIATION. 351 SF PROVIDED.THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 965 SF *.25 = 241.3 SF VARIATION. 351 SF PROVIDED.

GLAZING CALCULATIONS - FRONTTOTAL FACADE AREA= 2550 SF15% MINIMUM = 383 SFWINDOW AREA PROVIDED= 433 SF GLAZING CALCULATIONS - REARTOTAL FACADE AREA= 2600 SF15% MINIMUM = 390 SFWINDOW AREA PROVIDED= 395 SF THIS ELEVATION IS A R.O.W. FACING ELEVATION.TIER 2 WALL PLANE VARIATION 21.50.050.C.1.E GENERAL MASSING BREAK REQUIRES 25% OF ELEVATIONTOTAL FACADE = 2550 SF *.25 = 637.5 SF VARIATION. 1288 SF PROVIDED.

GLAZING CALCULATIONS - LEFTTOTAL FACADE AREA= 965 SF15% MINIMUM = 144.8 SFWINDOW AREA PROVIDED= 155 SF GLAZING CALCULATIONS - RIGHTTOTAL FACADE AREA= 965 SF15% MINIMUM = 144.8 SFWINDOW AREA PROVIDED= 155 SFGABLE CALCULATIONS - RIGHTTOTAL FACADE LENGTH= 45-0”25% MINIMUM GABLE= 11’-3”GABLE LENGTH PROVIDED= 30’-2”GABLE CALCULATIONS - LEFTTOTAL FACADE LENGTH= 45-0”25% MINIMUM GABLE= 11’-3”GABLE LENGTH PROVIDED= 30’-2” Exhibit
D

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02 4 8
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EXAMPLES OF STORAGE ABOVE GARAGE PARKING
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A17 TOWNHOME B - END UNITS FLOOR PLANS
UNIT D (4 BD/2.5 BA)GROUND FLOOR LIVING 585 SQFTGARAGE 523 SQFTUPPER FLOOR LIVING 939 SQFTLIVING: 1,524 SQFT TOTAL: 2,047 SQFT UNIT PLAN D - GROUND FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) UNIT PLAN D - SECOND FLOOR PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) Exhibit
D

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02 4 8
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EXAMPLES OF STORAGE ABOVE GARAGE PARKING
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A18 TOWNHOME B - INTERIOR UNITS FLOOR PLANS UNIT E (3BD/2.5BA)GROUND FLOOR LIVING 547 SQFTGARAGE 466 SQFTUPPER FLOOR LIVING 927 SQFTLIVING: 1,474 SQFTTOTAL: 1,940 SQFT UNIT PLAN E - GROUND FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) UNIT PLAN E - SECOND FLOOR PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A19 CHARACTER SKETCH - CLUBHOUSE ENTRANCE
Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET

 
 
 
 




 
 
 




 
 

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0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A20 CLUBHOUSE - FLOOR PLAN AND ROOF PLAN
ROOF PLAN 2 1/8" = 1'-0" (24 X 36 SHEET) GROUND FLOOR PLAN 1 1/8" = 1'-0" (24 X 36 SHEET) 1’-0” RAKE O.H. AT GABLE ROOFS, TYP.
3:12 3:12 9:12
3:12
9:12

TRELLIS

TRELLIS

TRELLIS

FIREPLACE
RIDGE
RIDGE
RIDGE
1’-0” EAVE O.H. AT GABLE ROOFS, TYP.
9:12
9:12
9:12
9:12
Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A21 CLUBHOUSE - ELEVATIONS
SOUTHEAST ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET)

STREET VIEWNTS
NORTHEAST ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)
NORTHWEST ELEVATION 3 1/8" = 1'-0" (24 X 36 SHEET) SOUTHWEST ELEVATION 4 1/8" = 1'-0" (24 X 36 SHEET) 0’-0” (828.65’)0’-0” (828.65’)
~ -4’-2” (824.5’)~ -4’-2” (824.5’)
15’-0”15’-0”
31’-4” 31’-4”
27’-2”27’-2”
GROUND F.F.GROUND F.F.

AVERAGE NATURAL GRADEAVERAGE NATURAL GRADE
T.O. COMMON ROOM PLATET.O. COMMON ROOM PLATE
T.O. ROOFT.O. ROOF
AVG. NATURAL GRADE: 824.5’
HIGH POINT: 837’LOW POINT: 812’(837’+812’)/2
Exhibit
D

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A22 CHARACTER SKETCH - INTERIOR WALKS
Exhibit
D

ASPHALT SHINGLE ROOFING

PRODUCT SELECTED DURING

CONSTRUCTION DOCUMENTATION
G
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A23

METAL ROOFING

MCELROY

CHARCOAL

COLOR AND MATERIALS - TOWNHOME A - FRONT LOADED
FRONT ELEVATION 1 3/16" = 1'-0" (24 X 36 SHEET)
C D
D
E F
F
F
E
E
A
A
A

LAP SIDING

HARDIE PLANK LAP SIDING

COLOR TO BE SELECTED BY OWNER
B
B
G
C

BOARD & BATTEN SIDING

HARDIE PANEL VERTICAL SIDING

COLOR TO BE SELECTED BY OWNER

WOOD COLUMN

COLOR TO BE SELECTED BY OWNER

WINDOW TRIM AND FASCIA

FIBER CEMENT

COLOR TO BE SELECTED BY OWNER

DOORS, GARAGE DOORS, AND

GARAGE DOOR TRIM

COLOR TO BE SELECTED BY OWNER
Exhibit
D

ASPHALT SHINGLE ROOFING

PRODUCT SELECTED DURING

CONSTRUCTION DOCUMENTATION
G
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A24

METAL ROOFING

MCELROY

CHARCOAL

COLOR AND MATERIALS - TOWNHOME B - ALLEY LOADED
FRONT ELEVATION 1 3/16" = 1'-0" (24 X 36 SHEET)
A
A A
C

LAP SIDING

HARDIE PLANK LAP SIDING

COLOR TO BE SELECTED BY OWNER
B
B
G
C
C

BOARD & BATTEN SIDING

HARDIE PANEL VERTICAL SIDING

COLOR TO BE SELECTED BY OWNER
D
D
D
E
E E
F
F

WOOD COLUMN

COLOR TO BE SELECTED BY OWNER

WINDOW TRIM AND FASCIA

COLOR TO BE SELECTED BY OWNER

DOORS, GARAGE DOORS, AND

GARAGE DOOR TRIM

COLOR TO BE SELECTED BY OWNER
Exhibit
D

ASPHALT SHINGLE ROOFING

PRODUCT SELECTED DURING

CONSTRUCTION DOCUMENTATION
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A25 COLOR AND MATERIALS - CLUBHOUSE
FRONT ELEVATION 1 3/16" = 1'-0" (24 X 36 SHEET)
A
A
B
B
C
C
D
G
D

METAL ROOFING

MCELROY

CHARCOAL

STONE VENEER

EL DORADO STONE VENEER

FINISH SELECTED BY OWNER

BOARD & BATTEN SIDING

HARDIE PANEL VERTICAL SIDING

COLOR TO BE SELECTED BY OWNER

LAP SIDING

HARDIE PLANK LAP SIDING

COLOR TO BE SELECTED BY OWNER
E
E
F G
F

WOOD COLUMN

COLOR TO BE SELECTED BY OWNER

WINDOW TRIM AND FASCIA

COLOR TO BE SELECTED BY OWNER
Exhibit
D

02 4 8
1/4” = 1’-0” 24X36 SHEET

 
 




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2:12
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A26 TRASH ENCLOSURE
ROOF PLAN 2 1/4" = 1'-0" (24 X 36 SHEET) FRONT ELEVATION 3 1/4" = 1'-0" (24 X 36 SHEET) LEFT ELEVATION 5 1/4" = 1'-0" (24 X 36 SHEET)FLOOR PLAN 1 1/4" = 1'-0" (24 X 36 SHEET) REAR ELEVATION 4 1/4" = 1'-0" (24 X 36 SHEET) RIGHT ELEVATION 6 1/4" = 1'-0" (24 X 36 SHEET) 0’-0”0’-0”
6’-8”6’-8”
11’-9”11’-9”
GROUND F.F.GROUND F.F.

T.O. WALLT.O. WALL
T.O. ROOFT.O. ROOF
A
A A
A
B
B B
B
C
C
C
D
D
D
E
E
E

CMU BLOCK

PAINTED WHITE

CMU BLOCK

PAINTED GRAY

METAL GATES AND POSTS

DARK GRAY

METAL RAFTERS

LIGHT GRAY

STANDING SEAM ROOFING
GRAY
9’-5” INSIDE CLR. AT ROOF LOW POINT. 9’ REQUIRED AT 4-CY BIN 9’-5” INSIDE CLR. AT ROOF LOW POINT. 9’ REQUIRED AT 4-CY BIN Exhibit
D

0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A27 CHARACTER SKETCH - VIEW FROM ARDMORE ROAD Exhibit
D

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C
AA
C
BB
0 20 40 80
1” = 40’-0” 24X36 SHEET
0 8 16 32
1/16” = 1’-0” 24X36 SHEET
0 8 16 32
1/16” = 1’-0” 24X36 SHEET
0767-02-HS24
03 APRIL 2026
ARDMORE ROAD A28 SITE SECTIONS
LONGITUDINAL SECTION LOOKING WEST 3 1" = 40'-0" (24 X 36 SHEET)CROSS SECTION 1 LOOKING NORTH 1 1/16" = 1'-0" (24 X 36 SHEET)CROSS SECTION 2 LOOKING NORTH 2 1/16" = 1'-0" (24 X 36 SHEET) TOWNHOME B - (4 PACK) TOWNHOME B - (4 PACK) TOWNHOME B - (5 PACK) TOWNHOME B - (5 PACK)
TOWNHOME A - (4 PACK) TOWNHOME B - (5 PACK) TOWNHOME B - (4 PACK) TOWNHOME A - (5 PACK)

TOWNHOME B -
(5 PACK)

TOWNHOME B -
(4 PACK)

TOWNHOME B -
(4 PACK)

TOWNHOME B -
(4 PACK)

TOWNHOME A -
(4 PACK)

TOWNHOME B -
(5 PACK)

TOWNHOME B -
(5 PACK)

TOWNHOME B -
(5 PACK)

EXISTING OAK
TREE
PLAZA

TOWNHOME A -
(5 PACK)
UNIT D
UNIT D
UNIT D
UNIT D
UNIT D

UNIT D UNIT B
UNIT C
UNIT E
UNIT E
UNIT E
UNIT E
UNIT E
UNIT E
UNIT E
UNIT E
UNIT E
UNIT A
824.5’824.5’824.5’
860.85’860.85’860.85’

36.35’

36.35’ 36.35’
AVG. NATURAL GRADEAVG. NATURAL GRADEAVG. NATURAL GRADE

MAX PROPOSED HEIGHT ON SITEMAX PROPOSED HEIGHT ON SITEMAX PROPOSED HEIGHT ON SITE

MAX PROPOSED HEIGHT ON SITE

ARDMORE ROAD

EXTENSION

RECREATIONAL

STORMWATER
BASIN
AVG. NATURAL GRADE: 824.5’
HIGH POINT: 837’LOW POINT: 812’(837’+812’)/2
MAX PROPOSED HEIGHT: 860.85’
HIGHEST ALLEY-LOAD F.F. ON SITE: 830.85’HEIGHT OF BUILDING = 30’830.85’ + 30’ = 860.85’HIGHEST FRONT-LOAD F.F. ON SITE: 831.23’HEIGHT OF BUILDING = 25’831.23’ + 25’ = 856.23’ Exhibit
D