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Home My WebLink AboutItem 4a. Review of a residential development consisting of 42 units, a sign program, tree removals, and supporting site improvements such as access, landscaping, and parking ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A RESIDENTIAL DEVELOPMENT CONSISTING OF 43 UNITS, A SIGN PROGRAM, TREE REMOVALS, AND SUPPORTING SITE IMPROVEMENTS SUCH AS ACCESS, LANDSCAPING, AND PARKING. A FENCE HEIGHT EXCEPTION IS REQUESTED AS PART OF THE PROJECT. BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner Phone Number: (805) 781-7432 Phone Number: (805) 781-7574 Email: hhanh@slocity.org Email: rcohen@slocity.org APPLICATION NUMBER: ARCH-0364-2025 PROJECT ADDRESSES: 137 and 175 Crandall Way APPLICANT: Mike April, Reliant Group Management REPRESENTATIVE: Thom Jess, Arris Studio Architects RECOMMENDATION Recommend the Community Development Director find the project consistent with applicable goals, policies, and guidelines in the Community Design Guidelines and Sign Regulations. This action may include recommended conditions to address consistency of the project with these preceding goals, policies, and guidelines. 1.0 PROJECT SUMMARY Reliant Group Management (Applicant) has applied for a Development Review (ARCH - 0364-2025) application to construct a proposed residential development consisting of (a) 43 units throughout four (4) separate buildings; (b) a sign program; (c) removal of and compensatory plantings for 43 onsite trees; and (d) supporting site improvements such as access, landscaping, and parking at 137 and 175 Crandall Way (Attachment A – Project Plans; Figure 1). The residences are two- to three-bedroom units and designed as apartments (Building A) and townhouses (Buildings B, C, and D). Proposed s ite amenities and features include private patios and balconies, common recreational areas (i.e., study room and roof deck), and assigned surface parking for the apartment building, and private patios, balconies, and garages for the townhouses. The sign program includes one (1) projecting sign, attached to the apartment building, to provide visibility and overall identification for the development along the street frontage. In addition, to facilitate construction of the rear surface parking area, a fence height exception is requested to allow a combined retaining wall and guardrail height of up to 11 -feet, 3- inches for a portion of the perimeter wall/fencing along the southerly property lines. The existing residences, parking area, and trees would be removed to construct the project (Attachment A – Sheet A2.0 of Project Plans). Meeting Date: 12/15/2025 Item Number: 4a Time Estimate: 45 minutes Page 9 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Figure 1 – Project Site Accompanying Project Applications and Requests Density Bonus (AFFH-0366-2025) To construct the residential development at its desired density, it should be noted that the project includes a density bonus, which provides specific protecti ons for housing developments and allows the flexibility to deviate from development standards – in the form of incentives/concessions and waivers/reductions. In accordance with State Density Bonus Law (SDBL, Government Code Sections 65915 – 65918), the project includes a 50 percent density bonus in exchange for dedicatin g a minimum 15 percent of the base residential units to very low income households (Attachment B – Density Bonus Summary). As part of the density bonus, the project qualifies for modified parking requirements (i.e., 1.5 spaces per two- and three-bedroom units, inclusive of parking for persons with a disability and guests) and configurations (i.e., tandem spaces) for residential units under SDBL. Three (3) incentives or concessions are allowed for projects that dedicate a minimum 15 percent of units to very low-income households per San Luis Obispo Municipal Code (SLOMC) Section 17.140.070(A)(3). Incentives and concessions are a form of financial assistance intended to result in cost reductions that allow the project to provide for affordable housing costs and rents. Two (2) concessions are requested, as follows: Page 10 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025  Compensatory Tree Plantings (SLOMC Section 12.24.090(J)) – Reduce the required number of compensatory tree plantings and provide 32 replacement trees, instead of 43 trees as required per a 1:1 onsite replacement ratio. This concession would reduce the number of required trees to acquire, plant, and maintain, thus resulting in cost reductions for affordable housing costs and rents.  Parking Stall Sizes (SLOMC Section 12.38.050(H)) – Provide seven (7) parking spaces that are compact size, instead of standard size. This concession would accommodate additional parking spaces for the development and limit overall land area required to be dedicated to parking, thus allowing more effective use of the site that would result in cost reductions for affordable housing costs and rents. Per Chapter 4.3 (Density Bonuses and Other Incentives) of Government Code Sections 65915-65918, a project qualifying for a density bonus may receive other forms of assistance such as waivers or reductions of development standards that physically preclude construction of the project at its permitted density and with the granted incentive(s)/concession(s). Waiver(s)/reduction(s) are requested , as follows:  Building Height (SLOMC Table 2-10) – Waive the maximum building height requirement of 35 feet and construct an apartment building that is 46-feet,7-inches tall1 and townhouses that are up to 37 feet tall. This waiver would allow the construction of additional bedrooms and/or units on the third and fourth floors of these buildings.  Front Setback (SLOMC Table 2-10) – Reduce the minimum required front setback of ten (10) feet to two (2) feet for the apartment building and eight (8) feet for the street-facing townhouse (Building B). This reduction would allow the construction of additional residential units closer to the street frontage.  Side Setback (SLOMC Table 2-11) – Reduce the minimum required side setback2 to five (5) feet for the apartment building and eight (8) feet for the townhouses. This reduction would allow the construction of additional residential units closer to the side property lines (to the north and south). The 50 percent density bonus and its associated concessions and waiver(s)/reduction(s) are intended to facilitate construction of the project with 4 3 units, as proposed. 1 The apartment building would be 54-feet, 3-inches at the stair tower as allowed for certain building height projections per SLOMC Section 17.70.080(C)(2). 2 Minimum required side setbacks range from five (5) to ten (10) feet based on building height. Page 11 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Tree Removal Application (TREE-0368-2025) To facilitate the project, 43 onsite trees located within the project footprint (e.g., new buildings, driveways, parking areas, etc.) would be removed (Attachment C – Arborist Report and Tree Protection Plan; marked red in Figure 2). Trees proposed for rem oval include a variety of species (Victorian box, cypress, silver maple, Brazilian pepper, palm, sweetgum, eucalyptus, pepper tree, oaks, ash, macadamia, etc.), range from 1.5 to 60 inches in diameter breast height (DBH), and are in poor to fair health con dition (Attachment C – Pages 6-35 of the Arborist Report). In addition, it should be noted that the existing trees located on neighboring properties would be protected during construction (e.g., project arborist monitoring, protective fencing, etc.). Figure 2 – Tree Removals (Excerpt of Attachment C, Page 67) As part of the project, 32 compensatory trees would be replanted. As described in the preceding section, a concession is requested as part of the density bonus to reduce the required number of compensatory plantings. In coordination with the City Arborist, the proposed landscaping plan (Attachment A – Sheet L1.1 of Project Plans) includes a selection of tree species that would be relatively tall and provide large canopies at maturity to address the loss of tree canopy onsite. These trees have been positioned to account for potential future conflicts with buildings and other site features and are spaced accordingly to avoid overcrowding (Figure 3). Large canopy trees are proposed in the parking areas and along the site perimeter and medium-sized trees with upright forms are proposed near the buildings. Page 12 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Figure 3 – Landscaping Plan Fence Height Exception To construct a surface parking area in the rear southwest portion of the property, a higher finished grade is required where the site naturally slopes downwards. To create the higher finished grade for the parking area, a fence height exception is requested to allow a combined retaining wall and guardrail height of up to 11-feet, 3-inches (as measured from the existing lower grade) along a portion of the perimeter wall/fencing (delineated as the dotted red line in Figure 4; Figure 5; Attachment A – Sheet C-2.2 and Wall A Profile of the Project Plans). The visible extent of this retaining wall and guardrail combination would be limited to the side yard area, adjacent to a neighboring parking area and rear yard, and include intervening landscaping to provide a visual buffer. Figure 4 – Extent of Fence Height Exception (Retaining Wall and Guardrail) Page 13 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Figure 5 – Detail of Retaining Wall and Guardrail 2.0 PURVIEW OF THE COMMISSION Per SLOMC Section 17.106.040(A)(1), the Architectural Review Commission’s (ARC) role for Moderate Development Review applications is to (a) evaluate the project for consistency with applicable goals, policies, and guidelines in the Community Design Guidelines and Sign Regulations, and (b) provide a recommendation to the Director regarding consistency of the project with these preceding goals, policies, and guidelines. Following the ARC’s review, the project will be scheduled for a final review and decision by the Director. As part of this final review and decision, the Director will review the ARC’s recommendation and all accompanying project applications and requests . Page 14 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 3.0 PROJECT SITE INFORMATION Site Data Location 137 and 175 Crandall Way Land Use Designation High Density Residential (HDR) Zone High-Density Residential (R-4) Project Site Approximately 1.35 acres Surrounding Uses North – Cal Poly SLO South – Single-family and multi-family residences, fraternities/sororities East – Single-family and multi-family residences, fraternities/sororities West – Multi-family residences, fraternities/sororities 4.0 PROJECT DESIGN  Architecture – Spanish-style four-story apartment and three-story townhouses (Figures 6, 7, and 8)  Design details and materials – stucco, clay tile, gable roof, exposed rafters, breezeways, and ground patios and upper story balconies (Attachment A – Sheets A4.5 – A4.6, A5.3, A6.3, and A7.0 of Project Plans)  Colors – warm and neutral tones (chestnut, clay, white, brown, and black) Figure 6 – Rendering Looking West at Apartment Building Along Crandall Way Page 15 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Figure 7 – Rendering Looking South at Apartment Building Figure 8 – Rendering Looking West at Townhouses Along Crandall Way Page 16 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 5.0 EVALUATION The project must be consistent with requirements of the General Plan, Zoning Regulations, Community Design Guidelines (CDG), and Sign Regulations. As proposed, the project buildings include a cohesive architectural st yle and palette of colors and materials. The building design incorporates different elements such as clay tile, gable roofs, exposed rafters, breezeways, ground patios, and upper story balconies to provide architectural interest. The proposed sign program also provides sufficient visibility and identification of the development without resulting in visual clutter. Aside from the discussion item identified in Table 1 below for the ARC’s review, staff has evaluated the project design and found it generally consistent with applicable guidelines in the CDG, particularly Sections 5.4(C)(1) and 5.4(C)(3), for thoughtful incorporation of different architectural elements and articulation to reduce the scale and break up massing of the structures. In addition, the sign program (i.e., projecting sign) is consistent with the intent of the Sign Regulations to provide minimal signage that is compatible with the development and its surroundings and complements the project architecture. Table 1 – Consistency with Community Design Guidelines Section Discussion Item 5.2(F) Exterior Finish Materials The CDG states that the use of combined materials can provide visual interest and texture; however, all sides of each single -family dwelling or multi-family structure should employ the same materials, design details, and window treatment. No residential structure should have a carefully designed and detailed facade facing the street, and use bland, featureless stucco or other simple materials on the other exterior building walls. Each residential structure should look like the same building from all sides. The ARC should discuss whether the west elevation of Buildings B and D (Figure 9) and east and west elevations of Building C (Figure 10) sufficiently incorporate exterior materials and finishes to provide architectural interest in the interior of the site, and whether any building design or material changes are necessary to comply with the CDG. In comparison to the other elevations of these townhouses, staff finds these interior-facing elevations to be inconsistent with this guideline due to the limited use of exterior finishes and articulation. In order to provide additional dimension and/or interest, consider whether any additional and/or different elements or features (e.g., use of pop-outs and/or seating areas similar to the east elevation of Buildings B and D) should be incorporated into the design of these elevations for texture, shading, etc. Page 17 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 Figure 9 – Building B and D Elevations Figure 10 – Building C Elevations Page 18 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 6.0 PROJECT STATISTICS Table 2 – Summary of Development Standards Project Details Proposed Allowed / Required Maximum Residential Density 36 units / net acre3 24 units / net acre Minimum Front Setback4 2 feet (apartment) 8 feet (townhouse) 10 feet Minimum Side Setback5 5 feet (apartment for entire height) 8 feet (townhouses for the entire height) 5 – 10 feet6 Minimum Rear Setback 12 feet 5 – 10 feet6 Maximum Building Height7 47 feet (apartment) 37 feet (townhouses) 35 feet Maximum Lot Coverage 42% 60% Tree Removals8 32 onsite trees 43 onsite trees Total Number of Car Spaces9  EV Ready  EV Capable 78 spaces 8 EV ready spaces 40 EV capable spaces 65 spaces 7 EV ready spaces 33 EV capable spaces Total Number of Bicycle Spaces  Short-term  Long-term 130 spaces 10 short-term spaces 120 long-term spaces 95 spaces 9 short-term spaces 86 long-term spaces Environmental Review Exempt under CEQA Guidelines Section 15332 (In-Fill Development Projects) 3 The project includes a 50 percent density bonus in accordance with SDBL. 4 A reduction is requested to reduce the minimum front setback and allow construction of residential units closer to the front property line. 5 A reduction is requested to reduce the minimum side setback and allow construction of residential units closer to the side property lines (to the north and south). 6 The minimum required side and rear setbacks are dependent on the proposed building height as detailed in Table 2-11. 7 A waiver is requested to exceed the maximum building height and allow construction of bedrooms and residential units on the third and fourth floors of these buildings. 8 The City Arborist shall review and provide a recommendation to the Director per SLOMC Section 12.24.090(F)(3). A concession is also requested to reduce the number of compensatory plantings. 9 The project utilizes parking requirements for residential units under SDBL. Page 19 of 130 Item 4a ARCH-0364-2025 (AFFH-0366-2025, TREE-0368-2025) Architectural Review Commission Report – December 15, 2025 7.0 POSSIBLE ACTIONS 1. Staff Recommendation: Recommend the Community Development Director find the project consistent with applicable goals, policies, and guidelines in the Community Design Guidelines and Sign Regulations. This action may include recommended conditions to address consistency of the project with these preceding goals, policies, and guidelines. 2. Continue the review. To ensure compliance with State Law with the processing of housing projects, an action continuing the review should include clear direction to the applicant and staff regarding the additional information required to make a recommendation and all pertinent issues related to consistency with the Community Design Guidelines and Sign Regulations. 3. Recommend the Community Development Director find the project inconsistent with applicable policies, guidelines, and requirements in the General Plan, Zoning Regulations, Community Design Guidelines, Sign Regulations and/or other policy document(s). This action should include findings that cite the basis for the recommendation and reference inconsistency(ies) with goals, policies, guidelines, and requirements in the preceding documents. 8.0 ATTACHMENTS A. Project Plans B. Density Bonus Summary C. Arborist Report and Tree Protection Plan Page 20 of 130 ATTACHMENT A Page 21 of 130 ATTACHMENT A Page 22 of 130 ATTACHMENT A Page 23 of 130 ATTACHMENT A Page 24 of 130 ATTACHMENT A Page 25 of 130 ATTACHMENT A Page 26 of 130 ATTACHMENT A Page 27 of 130 ATTACHMENT A Page 28 of 130 ATTACHMENT A Page 29 of 130 ATTACHMENT A Page 30 of 130 ATTACHMENT A Page 31 of 130 ATTACHMENT A Page 32 of 130 ATTACHMENT A Page 33 of 130 ATTACHMENT A Page 34 of 130 ATTACHMENT A Page 35 of 130 ATTACHMENT A Page 36 of 130 ATTACHMENT A Page 37 of 130 ATTACHMENT A Page 38 of 130 ATTACHMENT A Page 39 of 130 ATTACHMENT A Page 40 of 130 ATTACHMENT A Page 41 of 130 ATTACHMENT A Page 42 of 130 ATTACHMENT A Page 43 of 130 ATTACHMENT A Page 44 of 130 ATTACHMENT A Page 45 of 130 ATTACHMENT A Page 46 of 130 ATTACHMENT A Page 47 of 130 S SS SS SS SS SS SS SS SS SS SS SS SS S S SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWW E E E E ETC ETC ETC ETC ETC ETC ETC ETC ETC XXXX X X X X X XXX X X X X X X X X X X ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC XXXXXXXXXXXXXXXXX X X X X X X X X X SD ETCXXETCCCECETCTTETCEETEETEC X X XX X X X TCCCC X ' X CETCC XXX X X X XX XX XXX X E X W X XX XX XX X XX X X X ETE XX XX CCCC XXX XX TC E ETC WW X XX SD XX X X S WW XXX X WW E C W S TE 2 9 5 300 30 5 3 1 0 2 9 3 2 9 4 2 9 6 2 9 7 2 9 8 2 9 9 3 0 1 3 0 2 303 3 0 4 3 0 6 30 7 30 7 308 30 8 30 8 30 9 3 1 1 3 1 2 31 3 2 9 0 29 5 3 0 0 3 0 5 2 9 1 291 291 2 9 1 2912912 9 2 292 2 9 2 2 9 3 2 9 4 2 9 6 2 9 7 2 9 8 2 9 9 3 0 1 3 0 2 3 0 3 3 0 4 3 0 6 30 7 30 5 3 1 0 3 1 5 30 6 30 7 3 0 8 3 0 9 3 1 1 3 1 2 3 1 3 3 1 4 SSSS S S S S S SD DC V A FW FW (294.0 FG) (290.9 FG) 295.98 FS 296.45 FS 298.44 FS 4.70% 1. 9 0 % 4.85% 6.21% 4.28% 1. 8 7 % 1. 9 7 % 4.56% 4. 3 0 % 302.44 FS 4.70% (298.3 FG) (298.5 FG) 299.12 FS (292.0 FG) (295.5 FG) (294.7 FG) 303.14 FS 296.47 FS (305.5 FG) (312.09 FS) (290.6 FG) (315.10 FS) 1+00 1+50 2+00 2+50 3+00 3+ 1 8 1 + 0 0 1 + 5 0 2 + 0 0 2 + 2 8 1+001+502+002+503+003+504+004+47 1+ 0 0 1+ 4 8 (304.1 FG)(307.5 FG) (296.6 FG) STA: 1+03.94 OS: 0.00' STA: 1+16.94 OS: 0.00' STA: 1+21.29 OS: 0.00'STA: 1+22.58 OS: 0.00' STA: 1+37.75 OS: 0.00' STA: 1+52.37 OS: 0.00' STA: 1+55.08 OS: 0.00' STA: 2+58.91 OS: 0.00' STA: 2+76.41 OS: 0.00' STA: 3+16.62 OS: 0.00' N020 20 40 HORIZONTAL SCALE: 1" = 20' 17 5 C R A N D A L L W A Y 17 5 C R A N D A L L W A Y SA N L U I S O B I S P O , C A 9 3 4 0 5 11.04.2025 240331 GRADING AND DRAINAGE PLAN C-2.1 1 . 2 . 3 . 4 . 5 . 312.75 FF MI N 1% 311.75 FF310.75 FF309.75 FF308.75 FF307.75 FF303.50 FF 304.75 FF299.50 FF BUILDING A 309.5 FF BUILDING A 308.0 FF MA X 5% PROP. 7' RETAINING WALLPROP. 4' RETAINING WALL PROP. 4' RETAINING WALL PROP. 2' RETAINING WALLPROP. 2' RETAINING WALL CAL POLY CAMPUS CR A N D A L L W A Y MI N 1% MA X 5%MI N 1% MA X 5% EX. BASIN EX. BLDG EX. UTILITY POLE EX. UTILITY POLE EX. UTILITY POLE EX. UTILITY POLE EX. ROCK LINE SWALE EX. 3' RETAINING WALL EX. PARKING LOT EX. FENCE EX. OVERHEAD UTILITY EX. UTILITY POLE EX. UTILITY POLE EX. SEWER EX. 6" VCP SEWER EX. 10" DIP WATER EX. SEWER MANHOLE EX. 6" VCP SEWER EX. WATER METER EX. WATER METER TO BE REMOVED PLPL PL PL PL PL PL PL MONTE VISTA P L A C E EX. SEWER CLEANOUT EX. OVERHEAD UTILITY EX. OVERHEAD UTILITY EX. FENCE (P) SEWER (P) SEWER EX. FIRE HYDRANT TO REMAIN (P) SEWER TIE-IN SITE CONSTRUCTION NOTES: (P) ASPHALT DRIVEWAY (P) CONCRETE WALKWAY (P) PERVIOUS GRAVEL DRIVEWAY (P) ADA PARKING STALL AND LOADING ZONE (P) TRASH ENCLOSURE (P) CONCRETE DRIVEWAY SECTION (P) ADA COMPLIANT RAMP (P) FIRE TURNAROUND (P) CONCRETE RETAINING WALL (P) LANDSCAPE IRRIGATION PER LANDSCAPE ARCHITECT PLANS (P) ADA COMPLIANT CURB RAMP (P) PAVER PATIO SECTION 1 2 3 4 5 6 7 8 9 10 11 12 STORM DRAIN CONSTRUCTION NOTES: (P) UNDERGROUND STORMWATER CHAMBER SYSTEM (P) STORMWATER RIP RAP OUTLET TO MATCH HISTORIC DRAINAGE PATTERN (P) STORMDRAIN (P) VORTEX SEPARATOR IN STORM DRAIN MANHOLE. (P) BIO-RETENTION PLANTER SD1 SD2 SD3 SD4 SD5 1 3 1 5 6 7 SD1 SD2 2 2 8 RIGHT OF WAY CONSTRUCTION NOTES: CONSTRUCT 26' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARDS CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARDS CONSTRUCT CURB AND GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAILS (P) DOUBLE CHECK BACKFLOW PREVENTER PER CITY OF SLO STANDARDS AND SPECIFICATIONS (P) WATER METER AND LATERAL PER CITY OF SLO STANDARD AND SPECIFICATIONS INSTALL STREET TREE PER CITY OF SAN LUIS OBISPO STANDARDS ABANDON AND REMOVE EXISTING SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPO STANDARDS. CONTRACTOR TO VERIFY LOCATION IN FIELD. ABANDON EXISTING SANITARY SEWER MAIN PER CITY OF SAN LUIS OBISPO STANDARDS. SUBMETERING OF TOWNHOUSES PROPOSED WITHIN EACH BUILDING BY OTHERS 1 2 3 4 5 6 7 8 9 1 BUILDING BBUILDING CBUILDING D 2 2 3 3 5 5 4 SD3 SD5 SD5 SD4 SD5 9 9 9 9 MATCH (E) GRADES 22 1S T E N T I T L E M E N T S U B M I T T A L - N O T F O R C O N S T R U C T I O N 1229 CARMEL STREET SAN LUIS OBISPO, CA 93401 805.545.0010 C I V I L S T R U C T U R A L WWW.ASHLEYVANCE.COM ENGINEER OF RECORD: EENI C 77354 T S CTA E FO I GE R AI OFILAC LIV NR R ERP S DERET FO NO I LA G N E ISS REVISION: PROJECT ENGINEER: 1 2 3 4 5 6 7 8 9 10 SHEET SIZE: 24"x36" TH E S E P L A N S A N D S P E C I F I C A T I O N S A RE T H E P R O P E R T Y OF A S H L E Y & V A N CE E N G I N E E R I N G I N C. A N D A R E R E S T R I C T E D F O R U S E O N T H E O R I G I N A L SI T E F O R W H I C H T H E Y W E R E P R E P A R E D . R E P R O D U C T IO N O R P U B L I C A T I O N IN A N Y F O R M , W H O L E O R I N P A R T , I S P R O H I B I T E D . V I S UA L C O N T A C T W I T H T H E S E D O C U M E N T S C O N S T I T U T E S A CC E P T A N C E O F T H E S E R E S T R I C T I O N S . P L A N R E V I E W S E T N O T F O R C O N S T R U C T I O N EVAN DAHL 805.545.0010 x141 EVAN@ASHLEYVANCE.COM DATE: AV JOB: SCALE: PER PLAN 11 7 11 11 11 8 7 APPROXIMATE LOCATION OF EX. SEWER LATERAL 10 9 12 12 12 9 9 9 TREE LEGEND SPECIES CRZ AREA CRZ AREA DISTURBED % OF CRZ AREA DISTURBED CHINESE ELM 679 SF 111 SF 16.3% BLUE GUM EUCALYPTUS 1,995 SF 309 SF 15.5% (E) BLUE GUM EUCALYPTUS TREE TO REMAIN (E) CHINESE ELM TREE TO REMAIN WALL "A" STA: 3+18 WALL "A" STA: 1+00 WALL "B" STA: 2+28 WALL "B" STA: 1+00 WALL "C" STA: 4+47 WALL "C" STA: 4+47 WALL "D" STA: 1+48 WALL "D" STA: 1+00 WALL "A", SEE WALL PROFILE SHEET C-2.2 WALL "B", SEE WALL PROFILE SHEET C-2.2 WALL "C", SEE WALL PROFILE SHEET C-2.2 WALL "D", SEE WALL PROFILE SHEET C-2.2 STORM CHAMBER MAINTENTANCE PORTS SD5 4 11 ATTACHMENT A Page 48 of 130 290 300 290 300 1+00 29 2 . 7 29 2 . 7 3 29 2 . 9 29 2 . 9 0 1+50 29 2 . 3 29 2 . 2 6 29 1 . 3 29 1 . 2 7 2+00 29 1 . 4 29 1 . 4 3 29 3 . 2 29 3 . 1 7 2+50 29 4 . 9 29 4 . 9 2 29 5 . 4 29 5 . 4 2 3+00 29 6 . 9 29 6 . 9 2 3+18.31 29 8 . 0 29 7 . 9 8 290 300 290 300 1+00 29 7 . 7 29 7 . 6 7 29 6 . 8 29 6 . 8 0 1+50 29 6 . 8 29 6 . 7 7 29 6 . 3 29 6 . 2 9 2+00 29 5 . 2 29 5 . 2 0 29 3 . 5 29 3 . 5 1 2+27.51 29 2 . 7 29 2 . 7 3 295 300 310 295 300 310 1+00 31 5 . 0 31 5 . 0 0 31 2 . 8 31 2 . 8 0 1+50 31 1 . 4 31 1 . 3 7 31 0 . 2 31 0 . 2 1 2+00 30 8 . 6 30 8 . 5 8 30 7 . 1 30 7 . 1 3 2+50 30 5 . 8 30 5 . 7 9 30 4 . 8 30 4 . 8 5 3+00 30 4 . 6 30 4 . 5 6 30 3 . 4 30 3 . 3 5 3+50 30 2 . 5 30 2 . 5 1 30 2 . 0 30 2 . 0 3 4+00 30 0 . 1 30 0 . 1 0 295 300 310 295 300 310 4+00 30 0 . 1 30 0 . 1 0 29 9 . 0 29 9 . 0 2 4+47.09 29 7 . 7 29 7 . 6 7 310 320 330 310 320 330 1+00 31 3 . 0 31 2 . 9 9 31 4 . 0 31 4 . 0 0 1+47.51 31 5 . 0 31 5 . 0 0 17 5 C R A N D A L L W A Y 17 5 C R A N D A L L W A Y SA N L U I S O B I S P O , C A 9 3 4 0 5 11.04.2025 240331 WALL PROFILES C-2.2 1 . 2 . 3 . 4 . 5 . 1S T E N T I T L E M E N T S U B M I T T A L - N O T F O R C O N S T R U C T I O N 1229 CARMEL STREET SAN LUIS OBISPO, CA 93401 805.545.0010 C I V I L S T R U C T U R A L WWW.ASHLEYVANCE.COM ENGINEER OF RECORD: EENI C 77354 T S CTA E FO I GE R AI OFILAC LIV NR R ERP S DERET FO NO I LA G N E ISS REVISION: PROJECT ENGINEER: 1 2 3 4 5 6 7 8 9 10 SHEET SIZE: 24"x36" TH E S E P L A N S A N D S P E C I F I C A T I O N S A RE T H E P R O P E R T Y OF A S H L E Y & V A N CE E N G I N E E R I N G I N C. A N D A R E R E S T R I C T E D F O R U S E O N T H E O R I G I N A L SI T E F O R W H I C H T H E Y W E R E P R E P A R E D . R E P R O D U C T IO N O R P U B L I C A T I O N IN A N Y F O R M , W H O L E O R I N P A R T , I S P R O H I B I T E D . V I S U A L C O N T A C T W I TH T H E S E D O C U M E N T S C O N S T I T U T E S A CC E P T A N C E O F T H E S E R E S T R I C T I O N S . P L A N R E V I E W S E T N O T F O R C O N S T R U C T I O N EVAN DAHL 805.545.0010 x141 EVAN@ASHLEYVANCE.COM DATE: AV JOB: SCALE: PER PLAN A WALL A HORIZONTAL SCALE: 1" = 10' VERTICAL SCALE: 1" = 5' B WALL B HORIZONTAL SCALE: 1" = 10'VERTICAL SCALE: 1" = 5' C WALL C - STA: 1+00 - 4+00 HORIZONTAL SCALE: 1" = 10'VERTICAL SCALE: 1" = 5' C WALL C - STA: 4+00 - 4+47 HORIZONTAL SCALE: 1" = 10'VERTICAL SCALE: 1" = 5' D WALL D HORIZONTAL SCALE: 1" = 10'VERTICAL SCALE: 1" = 5' FS EG TW FS EGTW FSEG TW FS EG TW FSEGTW SE E W A L L " B " S T A : 2 + 2 8 SE E W A L L " C " S T A : 4 + 4 7 SE E W A L L " B " S T A : 1 + 0 0 8. 3 ' 4. 5 ' 3. 5 ' 3. 8 ' 3. 6 ' 2. 7 ' 3. 0 ' 3. 0 ' SE E W A L L " A " S T A : 1 + 0 0 SE E W A L L " D " S T A : 1 + 4 8 SE E W A L L " C " S T A : 4 + 0 0 SE E W A L L " C " S T A : 4 + 0 0 SE E W A L L " C " 4 + 4 7 (P) 42" TALL HANDRAIL (P) 42" TALL HANDRAIL 8. 0 ' 90 ° T U R N 90° DEGREE TURN 45° TURN 90 ° T U R N 90 ° T U R N 90 ° T U R N 90 ° T U R N 90° DEGREE TURN90° DEGREE TURN 2. 0 ' EXTENT OF FENCE HEIGHT EXCEPTION REQUEST ATTACHMENT A Page 49 of 130 ATTACHMENT A Page 50 of 130 ATTACHMENT A Page 51 of 130 ATTACHMENT A Page 52 of 130 ATTACHMENT A Page 53 of 130 Page 54 of 130 1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR) November 4, 2025 CITY OF SAN LUIS OBISPO Hannah Hanh Phone: (805) 781-7432 Email: hhanh@slocity.org REGARDING: State Density Bonus Summary 175 Crandall Way APPLICATION: ARCH-0364-2025 AFFH-0366-2025 TREE-0368-2025 This memo describes how the State Density Bonus Law (SDBL) (California Government Code Section 95915) applies to the 175 Crandall Way project proposed in San Luis Obispo, CA. The applicable excerpts from the SDBL are described below. Please note that some sections are abbreviated for clarity. If the full text is beneficial, a full copy can be found at: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO V The applicant requests to utilize the provisions of the SDBL. Subdivision (b)(1) states: A city shall grant one density bonus, the amount of which shall be as specified in subdivision (f), and, if requested by the applicant, incentives or concessions, as described in subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will contain at least any one of the following: (B) Five percent of the total units of a housing development for very low-income households. Pursuant to subdivision (f) the applicant is providing 15% of the base allowable residential density as very low-income units in exchange for a 50% density bonus. The very low-income units have been identified in the plans as Units 203, 205, 303, 305 & 403. Pursuant to subdivision (p) the applicant is requesting a vehicular parking ratio, inclusive of parking for persons with disabilities and guests, of: (A) zero to one bedroom: one onsite parking space. (B) two to three bedrooms: one and one-half onsite parking spaces. Utilizing this parking ratio does not reduce the number of incentives or concessions, or waivers that the applicant is eligible for. Pursuant to subdivision (d)(2)(C) the applicant shall receive three incentives or concessions for providing at least 15% for very low-income households. The applicant is requesting two incentives or concessions and is reserving the right to request an additional incentive or concession at a later date. Incentive or Concession #1 The applicant is requesting an incentive or concession for a reduction in the number of required replacement trees per San Luis Obispo Municipal Code (SLOMC) section 12.24.090.J. The project includes the removal of 43 trees, which requires a 1:1 onsite or a 2:1 offsite replacement ratio. The applicant is requesting a reduction of 11 replacement trees. The applicant will provide 32 trees onsite. Incentive or Concession #2 ATTACHMENT B Page 55 of 130 175 Crandall Way Application Number ARCH-0364-2025; AFFH-0366-2025; TREE-0368-2025 San Luis Obispo PAGE 2 1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR) The applicant is requesting a second incentive or concession to allow for the use of seven compact parking stalls. The incorporation of a limited number of compact parking stalls is being proposed to save two existing trees. The city shall grant the incentives or concessions because the requested incentives or concessions result in identifiable and actual cost reductions to provide for affordable housing costs, or for rents for the targeted units. For incentive or concession #1, not planting the additional trees is a cost savings to the project. For incentive of concession #2, maximizing the number of onsite parking spaces within the same parking area is a net cost reduction to the project. The requested incentives or concessions do not have a specific, adverse impact upon the public health and safety or physical environment or on any real property that is listed in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily mitigate or avoid without rendering the development unaffordable to low-income and moderate-income households. The incentives or concessions are not contrary to state or federal law. Pursuant to subdivision (e)(1) in no case may a city apply any development standard that will have the effect of physically precluding the construction of a development at the densities or with the concessions or incentives permitted by this section. An applicant may submit to the city, a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development at the densities or with the concessions or incentives permitted under this section. The applicant is requesting three waivers or reductions of development standards that will have the effect of physically precluding the construction of the development at the density proposed. These waivers are described below. Waiver #1 The first waiver requests relief from SLOMC section 17.22.020.A which requires a 10-foot minimum front setback. The development is proposing a 2-foot front setback along Crandall Way. Complying with this requirement would reduce or remove eight apartments. This would reduce the residential fractional or actual density. The applicant has explored alternatives to comply with the 10-foot setback such as moving the building or reducing the size of the apartments. However, all the options resulted in a reduction in the fractional or actual residential density. Granting the requested waiver would not have a specific, adverse impact upon the public health and safety or physical environment or on any real property that is listed in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily mitigate. Not granting this waiver would have the effect of physically precluding the construction of a development at the density proposed. Waiver #2 The second waiver requests a reduction in the setback requirements in the SLOMC section 17.22.020.B, Table 2-11, R-4 Zone Minimum Interior Side and Rear Setbacks. The specific request is for a reduction in the stepped side and rear setback varying from 5’ to 10’ depending on the height of the building along the North and South property lines. Complying with this requirement would eliminate bedrooms from fourteen townhomes and twelve apartment units. The applicant has explored alternatives to comply with the 10-foot setback such as moving the building or reducing the size of the apartments. However, all the options resulted in a reduction in the fractional or actual residential density. Granting the requested waiver would not have a specific, adverse impact upon the public health and safety or physical environment or on any real property that is listed in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily mitigate. Not granting this waiver would have the effect of physically precluding the construction of a development at the density proposed. Waiver #3 The third waiver requests a modification of the allowable building height requirement in SLOMC section 17.40.020, Table 2-21, of 35 feet to allow for a maximum building height of 37’-0” at the townhomes, and ATTACHMENT B Page 56 of 130 175 Crandall Way Application Number ARCH-0364-2025; AFFH-0366-2025; TREE-0368-2025 San Luis Obispo PAGE 3 1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR) 46’-7” to the top of the roof parapet and 54’-3” to the top of the stair tower at the apartment building. Complying with this requirement would limit the apartment building to three stories and eliminate seven residential units. The applicant has explored alternatives. However, keeping the building to 35’ tall would significantly increase the building footprint and require structured parking which would physically preclude the development at the density proposed. Granting the requested waiver would not have a specific, adverse impact upon the public health and safety or physical environment or on any real property that is listed in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily mitigate. Not granting this waiver would have the effect of physically precluding the construction of a development at the density proposed. In this memo, the applicant states that granting the requested concessions, incentives or waivers is necessary to allow for the construction of the development at the proposed density and complies with the requirements in the SDBL. Alternatives that would not have required this concession, incentive or waivers, such as increasing the building footprint and placing parking under the building, have been explored. No alternatives have been found to be viable. This statement fulfills the applicant’s requirements for requesting the concessions, incentives, and waivers. If the city does not agree with the applicant’s statement, the applicant respectfully requests that, per subdivision (d)(1), the city make a written finding, based on substantial evidence to the contrary. Thank you for this review. Please feel free to call or contact us with any questions or comments. Sincerely, ARRIS STUDIO ARCHITECTS Rebecca Johnson Phone: (805) 547-2240 ext.131 Email: rjohnson@arris-studio.com ATTACHMENT B Page 57 of 130 Page 58 of 130 Customer : Reliant Group Management Date : December 18, 2024 Revision Date : July 8 , 2025 2nd Revision Date : 8/27/25 3rd Revision Date : Nov. 4, 2025 Address: 175 Crandall Way San Luis Obispo, CA 93401 ARBORIST REPORT AND TREE PROTECTION PLAN This tree protection plan for multiple trees in San Luis Obispo, CA. The trees that will be affected or close to construction will be tagged for easy identification. We were hired as consulting arborists on this project to inform and educate on how to protect the trees during all construction phases along with creating a tree protection plan. This protection plan is based on site review and current site plans to create accurate assessments. After assessment of the site and plans, if impacts to the trees are too great, we will recommend changes to the plans. Due to these possible changes, this report should be read by the owner and their representatives so any changes are understood and addressed before submitted to the appropriate government agency. It is the property owners responsibility to provide a copy of this report to any contractors that may work within the critical root zone of the trees listed on this report. It is the property owners responsibility to ensure contractors follow and understand the rules set forth by this protection plan. Any changes made to the project that fall within the critical root zones must be reviewed by the project arborist. After review, implementation of mitigation measures may need to be addressed before changes can proceed. If any clarification is needed for anyone working with the CRZ, the client shall reach out to us and it will be provided by the arborists at Kokers Demo & Tree Service. It is the customers responsibility to inform us if they would like us present at any pre-construction meetings. This project is for the development of a parcel located at 175 Crandall Way in San Luis Obispo, California. All protected trees are listed and numbered on a spreadsheet. Please see spreadsheet for details on listed trees. Most trees have minimal impact and the other trees that have a greater impact will be monitored to help preserve their health throughout the entire construction process. 1 ATTACHMENT C Page 59 of 130 Terms you may see in this report : CRZ - Critical Root Zone - This is where the sensitive roots of the tree exist. The “ Critical Root Zone “ (CRZ) means an area that is within a circle circumscribed around the trunk of a tree using a radius of 1 foot per inch DBH. Example of CRZ - a 20 inch diameter at breast height tree will have a CRZ with a radius of 20 feet. Dripline - The dripline is the area directly located under the outer circumference of the tree branches / canopy. DBH - Diameter at breast height, normally about 4 ft 6 inches from ground. Vigor - Overall health of tree Branch Collar - area where the branch joins another branch or trunk. Canopy - collective branches and foliage of a tree or group of trees’ crowns. Crown - upper part of a tree, consisting of the branches and foliage. Cavity - Open or closed hollow area within the tree, this is usually associated with decay. Foliage - leaves of a plant Root Collar - area where the main roots join the trunk or main stem of the plant. Usually at or near ground level. Codominant Stems - forked stems nearly the same size in diameter, arising from a common junction that lacks a normal branch union. Included Bark - bark that becomes embedded in a crotch between branch and trunk or between codominant stems . Causes a weak structure. Absorbing Roots - A tree's absorbing roots are within the top 12 inches of soil. These are fine fibrous roots that take up water and minerals. Scarification - to break up the surface of topsoil or pavement. Tree Protection Zone - described as the area within the orange tree protection fencing. Shall - Word that designates a mandatory requirement. Should - Word that designates an advisory recommendation. Brown Rot - Wood-decay fungus, fungi that digest moist wood, causing rot, includes various species that infect living trees and cured wood. Porous - material that allows water from precipitation to pass through, yet are strong and durable enough to support vehicular or pedestrian traffic. Epicormic shoot - shoot arising from a dormant bud or newly formed adventitious tissue. Evergreen - a tree has its leaves all year round Deciduous - tree loses its leaves annually Tree Information: Live Oaks ( Quercus agrifolia ) - Evergreen - Native ● Construction tolerance - Good ● Size - 25 to 85 ft tall , 15 ft to 35 ft wide ● Growth Rate - Moderate to Slow ● Sun - Full sun, Part shade ● Moisture - Low, summer irrigation max 1x per month if needed 2 ATTACHMENT C Page 60 of 130 ● Form : Rounded ● Leaves : Rich green color ● Water : Low, summer irrigation max 1x per month if needed ● Soil : deep, well draining loam with pH levels 4.0 to 8.0 Victorian Box ( Pittosporum undulatum ) - Evergreen - Non Native ● Size - 24 to 40 ft tall , 30 to 40 ft wide ● Growth Rate - Rapid ● Sun - Sun or Shade ● Moisture - Drought Tolerant , Low, summer irrigation max 1x per month if needed ● Form : Pyramidal ● Leaves : Lance shaped with wavy margins ● Soil : ph 5.5 - 7.0 Siberian Elm (Ulmus pumila ) - Deciduous - Non Native ● Construction tolerance - Good ● Size - 50 to 70 feet in height, 35 to 50 feet wide ● Growth Rate - Rapid ● Sun - Full sun ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Vase shaped crown ● Leaves : dark green upper surface, and light green beneath ● Soil : Clay, Loam (Silt), Sand ,Shallow Rocky ,pH levels 5.5 to 8.0 Canary Date Palm ( Phoenix canariensis ) - Evergreen - Non native ● Size - 40 to 60 feet tall and 20 to 40 feet wide ● Growth Rate - Slow ● Sun - Full sun ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Columnar, Erect ,Open ● Leaves : stiff, deep green, odd pinnately compound, linear, entire, and spirally arranged ● Soil : moist, well-drained, rich loam soil or potting mix with a slightly acidic to neutral pH 6.0 to 8.0 Italian Cypress ( Cupressus sempervirens ) - Evergreen - Non native ● Construction tolerance - Good ● Size - 40 ft to 70 ft tall , 3 ft to 6 ft wide ● Growth Rate - Medium ● Sun - Full sun ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Columnar, Dense, Erect, Pyramidal ● Leaves : scale-like leaves are a dark blue-green ● Soil : moist, well draining loam with pH levels 6.0 to 8.0 3 ATTACHMENT C Page 61 of 130 Silver Maple ( Acer saccharinum ) - Deciduous - Non Native ● Construction tolerance - Poor to Moderate ● Size - 50-80 feet tall and 40-60 feet wide ● Growth Rate - Rapid ● Sun - Full sun, Partial shade ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Erect, Open, Oval, Rounded, Spreading ● Leaves : opposite, palmately veined leaf with 5 deeply cut lobes; silvery underside; medium green on top, yellow, brown, green combination fall color ● Soil : moist, well draining Clay, High Organic Matter, Loam (Silt), Sand, Shallow Rocky with pH levels 6.0 to 8.0 Brazilian Pepper Tree ( Schinus terebinthifolia ) - Evergreen - Non Native ● Construction tolerance - Moderate ● Size - 23 to 35 ft tall , 25 ft wide ● Growth Rate - ~24 in/year ● Sun - Full sun ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Rounded , Oval ● Leaves : dark green above and paler green below ● Soil : Loam or Sand or Clay , Slightly Acidic to Very Alkaline Ash ( Fraxinus spp. ) - Deciduous - Non native ● Construction tolerance - Moderate ● Size - 60 to 80 ft tall , 50 ft wide ● Growth Rate - Approximately 1.5 ft in height yearly ● Sun - Full sun, Part shade ● Moisture - Low, summer irrigation max 1x per month if needed ● Leaves : Green Color ● Soil : deep, well draining with pH levels 6.0 to 8.0 Sweetgum ( Liquidambar styraciflua ) - Deciduous - Non Native ● Construction tolerance - Poor to Good ● Size - 60 to 100 feet tall, 40-50 foot spread ● Growth Rate - Rapid ● Sun - Full sun, Partial shade ● Moisture - Low, summer irrigation max 1x per month if needed ● Form : Pyramidal , Spreading ● Leaves : deep green leaves with toothed margins ● Soil : moist , well draining loam with pH levels 6.0 to 8.0 Windmill Palm ( Trachycarpus fortunei ) - Evergreen - Non Native ● Size - 20 to 40 feet tall , 4 ft to 6 ft wide ● Growth Rate - Medium 4 ATTACHMENT C Page 62 of 130 ● Sun - Full sun, Partial shade ● Leaves : fan-shaped to circular, green color with undersides that have a glaucous color, covered with a grayish-waxy coating ● Soil : well draining loam with pH levels 6.0 to 8.0 Blue Gum Eucalyptus ( Eucalyptus globulus ) - Evergreen ● Construction tolerance - Moderate ● Size - 80 ft tall , 30 to 75 ft wide ● Growth Rate - Approx. 36 in / year ● Sun - Full sun ● Moisture - Medium ● Form : Rounded ● Leaves : Alternate, Simple ,Sickle-shaped ,Dark Green ● Soil : Loam or Sand or Clay , Slightly Acidic to Very Alkaline Blue Oak ( Quercus douglasii ) - Deciduous - Native ● Size - 82 ft tall , 30 ft wide ● Construction tolerance - Moderate ● Growth Rate - slow ● Sun - Full sun and partial shade ● Moisture - Low ● Soil pH - 6.0 to 8.0 ● Bark Color: Pale Grey and textured ● Form - Upright, Rounded, Upright Columnar ● Dormancy - Summer Semi-deciduous, Winter Deciduous ● Leaf color : Bluish Green Longleaf Pepper ( Schinus longifolia ) - Evergreen ● Construction tolerance - Moderate ● Size - 20 to 40 ft tall , 15 to 25 ft wide ● Growth Rate - Moderate ● Sun - Full sun , Part shade ● Moisture - Medium Arborist Reports for Tree Removals : 5 ATTACHMENT C Page 63 of 130 Tree tag # : # 111 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 5 in / 4 in / 5 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. This tree has a codominant spar with included bark. There are three main leaders. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 6 ATTACHMENT C Page 64 of 130 Tree tag # : # 112 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 5 in / 3.5 in / 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. This is a multi spar trunk with one spar previously removed. Multiple areas of rot were present. Frass was present at time of inspection. The only physical pest present at inspection were ants. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 7 ATTACHMENT C Page 65 of 130 Tree tag # : # 113 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in / 5 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. The main trunk is a codominant with included bark. There is a wound at the base of the trunk. Old wounds where previous trimming had taken place were rotten and not healed properly. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 8 ATTACHMENT C Page 66 of 130 Tree tag # : # 114 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4.5 in / 3 in / 2 in / 5 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 2 - poor ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low and in poor condition. A paved driveway and parking lot is located within this tree's CRZ. Two spars have previously been removed. One spar is dead. The small crown is sparse. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 9 ATTACHMENT C Page 67 of 130 Tree tag # : # 115 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 3 in / 1.5 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 1 - Poor ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low and in poor condition. A paved driveway and parking lot is located within this tree's CRZ. This tree is suppressed and has multiple areas of rot. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 10 ATTACHMENT C Page 68 of 130 Tree tag # : # C1 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. This tree had two main leaders, one has been previously removed. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. Tree would receive 100% impact from construction. Tree tag # : # 116 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 6 in / 5 in / 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. 11 ATTACHMENT C Page 69 of 130 A paved driveway and parking lot is located within this tree's CRZ. This tree has three main leaders and rot visible at time of inspection. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C2 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 3 in / 4 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 3 / 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. There is a wound at the base of the trunk. 12 ATTACHMENT C Page 70 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C3 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in / 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 3 / 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 13 ATTACHMENT C Page 71 of 130 Tree tag # : # C4 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 5 in / 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C5 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in / 4 in / 3 in Height : 15 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. Tree would receive 100% impact from construction. 14 ATTACHMENT C Page 72 of 130 Tree tag # : # C6 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 3.5 in Height : 10 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. This tree is showing signs of suppression. Epicormic shoots were visible at time of inspection. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 15 ATTACHMENT C Page 73 of 130 Tree tag # : # C7 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 3 in / 4 in Height : 13 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. There was a wound at the base of the trunk. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C8 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in / 3 in / 3 in Height : 13 ft Crown Spread : 61 ft E - W ( this spread is combined from tree #111 to C8 ) 16 ATTACHMENT C Page 74 of 130 Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. This tree has three main spars. It is missing one spar. There is a crack also visible. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C9 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 5 in / 5 in Height : 11 ft Crown Spread : 13 ft E - W Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. 17 ATTACHMENT C Page 75 of 130 A paved driveway and parking lot is located within this tree's CRZ. There is a wound present on the trunk of the tree. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C10 Tree Species :Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 7 in Height : 9 ft Crown Spread : 17 ft E - W Tree Health Rating : 3 / 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. DBH was measured below sparing. Surface roots were visible. 18 ATTACHMENT C Page 76 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C11 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in Height : 10 ft Crown Spread : 17 ft E - W Tree Health Rating : 2 /3 - poor to fair( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low to normal and in a low fair condition. A paved driveway and parking lot is located within this tree's CRZ. Rot was present on the tree. Surface roots were also visible. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 19 ATTACHMENT C Page 77 of 130 20 ATTACHMENT C Page 78 of 130 Tree tag # : # C12 Tree Species : Victorian Box ( Pittosporum undulatum ) Diameter at Breast Height ( DBH) : 4 in / 2.5 in Height : 10 ft Crown Spread : 10 ft SE - NW Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. A paved driveway and parking lot is located within this tree's CRZ. Areas of rot and decay were present at time of inspection. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C13 Tree Species : Cypress ( Cupressus spp. ) Diameter at Breast Height ( DBH) : 12 in Height : 40 ft Crown Spread : 16 ft NE - SW 21 ATTACHMENT C Page 79 of 130 Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. This tree is located against the side of the first building. The majority of the tree's root system is covered either by infrastructure or a paved driveway and parking lot. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # C14 Tree Species : Cypress ( Cupressus spp. ) Diameter at Breast Height ( DBH) : 9 in Height : 40 ft Crown Spread : 15 ft NE - SW Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. This tree is located against the side of the first building. The majority of the tree's root system is covered either by infrastructure or a paved driveway and parking lot. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 117 Tree Species : Silver Maple ( Acer saccharinum ) Diameter at Breast Height ( DBH) : 21 in Height : 26 ft Crown Spread : 40 ft E - W Tree Health Rating : 4 - Fair ( see below for description of rating system ) 22 ATTACHMENT C Page 80 of 130 This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Old wounds show signs of rot and decay. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 118 Tree Species : Brazilian Pepper ( Schinus terebinthifolia ) Diameter at Breast Height ( DBH) : 40 in Height : 20 ft Crown Spread : 27 ft E - W Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Surface roots and girdling roots were visible at time of inspection. 23 ATTACHMENT C Page 81 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 119 Tree Species : Sweetgum ( Liquidambar styraciflua ) Diameter at Breast Height ( DBH) : 21 in Height : 40 ft Crown Spread : 37 ft SE - NW Tree Health Rating : 4 - Fair ( see below for description of rating system ) 24 ATTACHMENT C Page 82 of 130 This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Girdling roots were visible at time of inspection. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 121 Tree Species : Sweetgum ( Liquidambar styraciflua ) Diameter at Breast Height ( DBH) : 14 in Height : 38 ft Crown Spread : 25 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. 25 ATTACHMENT C Page 83 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 122 Tree Species : Sweetgum ( Liquidambar styraciflua ) Diameter at Breast Height ( DBH) : 15 in Height : 40 ft Crown Spread : 12.5 ft SW - NE Tree Health Rating : 2 - Poor ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low and in poor condition. Girdling roots were visible at time of inspection. 26 ATTACHMENT C Page 84 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 123 Tree Species : Sweetgum ( Liquidambar styraciflua ) Diameter at Breast Height ( DBH) : 8 in Height : 32 ft Crown Spread : 14 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. 27 ATTACHMENT C Page 85 of 130 Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 124 Tree Species : Sweetgum ( Liquidambar styraciflua ) Diameter at Breast Height ( DBH) : 12 in Height : 30 ft Crown Spread : 21 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 6 Tree Species : Canary Date Palm ( Phoenix canariensis ) 28 ATTACHMENT C Page 86 of 130 Diameter at Breast Height ( DBH) : 60 in Height : 26 ft Crown Spread : 30 ft S - N Tree Health Rating : 5 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 7 Tree Species : Windmill Palm ( Trachycarpus fortunei ) Diameter at Breast Height ( DBH) : 12 in Height : 30 ft Crown Spread : 7 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 8 Tree Species : Italian Cypress ( Cupressus sempervirens ) Diameter at Breast Height ( DBH) : 12 in Height : 30 ft Crown Spread : 7 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. 29 ATTACHMENT C Page 87 of 130 Tree tag # : # NT 9 Tree Species : Italian Cypress ( Cupressus sempervirens ) Diameter at Breast Height ( DBH) : 12 in Height : 30 ft Crown Spread : 9 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 10 Tree Species : Italian Cypress ( Cupressus sempervirens ) Diameter at Breast Height ( DBH) : 6 in Height : 40 ft Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 11 Tree Species : Italian Cypress ( Cupressus sempervirens ) 30 ATTACHMENT C Page 88 of 130 Diameter at Breast Height ( DBH) : 6 in Height : 40 ft Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 12 Tree Species : Italian Cypress ( Cupressus sempervirens ) Diameter at Breast Height ( DBH) : 6 in Height : 40 ft Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 13 Tree Species : Chinese Elm ( Ulmus parvifolia ) Diameter at Breast Height ( DBH) : 14 in Height : 40 ft Crown Spread : 50ft SE - NW Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. The tree is located on neighboring property. This tree has a multi-point trunk and DBH was guesstimated due to its location not being on the project property. Impacts : This tree will receive impacts from construction in the form of compaction and grading. The parking lot will be placed within the critical root zone of this tree. Trenching will also be a form of impact to this for the sewer tie in. Tree tag # : # NT 14 Tree Species : Blue Gum Eucalyptus ( Eucalyptus globulus ) Diameter at Breast Height ( DBH) : 24 in Height : 65 ft Crown Spread : 55 ft SE - NW Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. The tree is located on neighboring property. 31 ATTACHMENT C Page 89 of 130 Construction Impacts : This tree is located in the footprint of the proposed building area and remodel. This tree will receive impacts from construction in the form of compaction and grading. The parking lot will be placed within the critical root zone of this tree. Trenching will also be a form of impact to this for the sewer tie in. Tree tag # : # NT 15 - Proposed for Removal as of 9/5/25 Tree Species : Longleaf Pepper Tree ( Schinus longifolia ) Diameter at Breast Height ( DBH) : 16 in Height : 25 ft Crown Spread : 25 ft SW - NE Tree Health Rating : 2 - Poor ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low and in poor condition. The tree is located behind a building on the property line. There is an ivy plant growing up the trunk of the tree. Construction Impacts : This tree is located in the footprint of the proposed building area and remodel. This tree will receive impacts from construction in the form of compaction, trenching. And construction of the retaining wall. It is marked for removal due to impacts. 32 ATTACHMENT C Page 90 of 130 Tree tag # : # NT 16 Tree Species : Italian Cypress ( Cupressus sempervirens ) Diameter at Breast Height ( DBH) : 12 in Height : 20 ft Crown Spread : 9 ft SW - NE Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 152 Tree Species : Blue Oak ( Quercus douglasii ) Diameter at Breast Height ( DBH) : 10 in Height : 22 ft Crown Spread : 20 ft NE - SW Tree Health Rating : 2 - Poor ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is low to normal and in poor condition. This tree is located on the neighboring property. When compared to other Blue Oaks near this tree, the crown is sparse and smaller in size. This tree is suppressed compared to the other trees near it along with the leaf color being less vibrant. Construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive from construction in the form of compaction. 33 ATTACHMENT C Page 91 of 130 Tree tag # : # NT 1 Tree Species : Ash ( Fraxinus spp. ) Diameter at Breast Height ( DBH) : 8 in Height : 25 ft Crown Spread : 18 ft NE - SW Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 2 Tree Species : Macadamia ( Macadamia integrifolia ) Diameter at Breast Height ( DBH) : 8 in Height : 20 ft Crown Spread : 12 ft NE - SW Tree Health Rating : 4 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # NT 3 34 ATTACHMENT C Page 92 of 130 Tree Species : Live Oak ( Quercus agrifolia ) Diameter at Breast Height ( DBH) : 4 in Height : 15 ft Crown Spread : 9.5 ft NE - SW Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. Due to its location nestled into a bundle of trees, this tree is showing signs of suppression. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Tree tag # : # 120 Tree Species : Ash ( Fraxinus spp. ) Diameter at Breast Height ( DBH) : 8 in Height : 25 ft Crown Spread : 17.5 ft NE - SW Tree Health Rating : 3 - Fair ( see below for description of rating system ) This tree is located on a flat topography. The vigor of the tree is normal and in fair condition. This tree has a multi trunk. Reason for removal and construction Impacts : This tree is located in the footprint of the proposed building area and remodel. The tree would receive 100% impact from construction. Protection Plan : This protection plan will be implemented on all trees listed in this report and any surrounding trees. The main goal with this protection plan is to preserve all trees that are within 35 ATTACHMENT C Page 93 of 130 the construction area. Using tree protection measures will ensure the safety and health of all the native and non-native trees on the property. Tree Rating System - A rating System of 1 - 10 was used for visually establishing the overall condition of the trees. The trees are rated based on certain factors, including but not limited to the tree's vigor, pests , growth, conks, cavities, splits, bark appearance, past failures, pruning scars, etc. The rating system is defined as follows: Rating Condition 0 Deceased 1 Very Poor - Evidence of massive past failures, extreme disease and or is in severe decline. 2 Poor - May be saved with attention to any of the following - Pruning, insect/pest eradication and future monitoring 3 Fair - Some past failures, some pests or structural defects that may be mitigated with pruning. 4 Fair - May have had minor past failures, deadwood, minor Structural defects, some pests 5 Good - Relatively healthy tree with little structural and or pest defects 6 Good - Healthy tree that probably can be left in it natural state 7 - 9 Very Good - Ratings reserved for trees that have had proper arboricultural pruning and attention or have no apparent structural defects 10 Excellent - Healthy tree with excellent structure and foliage. No signs of problems and has had proper care. Work within CRZ - Any work that would take place within the CRZ and tree protection zone must be approved by the project arborist before digging. If approved, the customer shall have the project arborist monitoring if the customer uncovers roots 1 inches or bigger in diameter. The project arborist shall determine when to be onsite to monitor any digging within the CRZ. Any damage must be reported to the arborist within 24 hours of discovery of damage. Any exposed roots shall be recovered with soil the same day they were exposed. If they cannot be covered within the same day, then they must be covered with burlap or another suitable material. This material shall be watered and wet down 2 times a day until they can be recovered. Always avoid disturbing more than the top 2” of soil under the tree. Drip line Encroachment - Encroachment shall only be up to 25% of the canopy on healthy trees. If further encroachment shall occur, the project arborist will advise on the safest methods possible to reduce the damage to the tree and monitoring shall be required. 36 ATTACHMENT C Page 94 of 130 Arborist Monitoring - Any monitoring deemed will be billed to the customer with a two hour minimum. The project arborist shall be present when needed for selected activities or construction phases. This doesn't have to be continuous monitoring but more needed when within the CRZ. It is advised that the project manager contacts the project arborist 72 hours prior to when monitoring is needed to assure arborists availability. All monitoring will be documented. Arborist SHALL be present / contacted for the following - ● Pre - Construction Meeting ● Any plan changes that will impact the protected trees ( utilities , grading trenching, drainage, etc. ) ● Tree Pruning if needed ● Tree protection fencing Approval ● Post Construction Inspection ● Driveway construction that impacts protected trees ● Any construction that is within 5 ft of CRZ or within CRZ Protective Fencing - A protective fencing shall be placed around the critical root zone of all trees listed in this report. All fencing shall be placed before any grading can begin. Fencing shall be an orange plastic safety fence ( also known as snow fencing ) standing 5 feet tall supported by tee posts. Tee posts shall be placed eight feet apart on center. Fencing can be fastened with wire or zip ties. The fencing will be installed at the outside of the critical root zone unless modifications are approved by the project arborist. Fencing can be placed in an individual set up or set around groups of trees. If during an arborist visit, employee vehicles or other equipment is parked under any non-fenced trees, then all trees on site will need to have fencing installed. A major cause of a tree's decline is caused by compaction and vehicles / heavy equipment can easily compact the soil. Signs shall be attached to the fencing at a maximum spacing of twenty feet. The sign must state “ WARNING - TREE PROTECTION ZONE” . This sign must be readily visible, durable, waterproof and must read as follows : WARNING Tree Protection Zone No personnel, equipment, materials, and vehicles are allowed. DO NOT remove this fence without permission from Kokers Demo & Tree Service 805-423-4933 Where drip line encroachment occurs, extra root zone protection shall happen on the other side of the tree to compensate. Once the safety fence is placed, the project arborist must be contacted for pre-construction inspection. 37 ATTACHMENT C Page 95 of 130 Protected trees shall not be used for posting any signs. These trees must be kept free of nails, screws, rope, wire, or any other unauthorized fastening devices. The above and following safety measures must be understood by anyone who is working in the dripline and within the CRZ. ● Due to layout of the property and where construction will be taking place, modified fencing will be allowed. All measures in this protection plan will be taken into account even when the fence is not fully around the drip lines of the trees. ● In the instance where fencing may need to be removed to accommodate certain construction activities ( ie . the well placement and trenching for water lines ), the arborist SHALL be present for fence removal and all activities that are taking place in the protected area. Equipment - Any equipment that is to be used must not deposit any gas, oil, solvents, or any other damaging materials within the CRZ. Along with liquid deposits, no solid waste shall be dumped or stored within the CRZ. No vehicles or heavy equipment shall be driven or parked within the CRZ unless authorized by the project arborist. Only hand tools and small power tools may be used within the CRZ unless otherwise approved by the project arborist. Trenching / Digging - When digging within the CRZ, all work should be done in a way to minimize root damage. Roots 1” in diameter shall be saved unless authorized by the project arborist. In cases where roots larger than 1-inch in diameter are severed, they shall be clean cut with sharp pruning tools to not be left ragged and the project arborist shall be reached for inspection. All trenching within the CRZ shall be hand dug unless specific mitigation measures are in place and project arborist approves. Landscapers shall not trench through the CRZ and use only above ground drip line within protected trees CRZ. Depths for augering should be attempted at 36 inches deep in order to try to avoid roots. Paving - Engineers shall plan all roads and driveways in a manner of slight soil scarification ( less than 5 inches ), base application layer, and finally asphalt. Pavers shall only be used when a grade build up is required. Soil sterilant shall never be applied under trees during paving. Machine compact shall never be done under trees before paving. Grading - Grade changes outside the tree protection zone shall not significantly alter drainage to the protected trees. Any methods used to change the grade must be used in a way to minimize root damage and ensure that the roots are not cut off from air. If erosion may be a concern factor, the original grade should be returned or soil must be stabilized. Any grading shall not encroach into the CRZ unless approved by the project arborist. Grading shall not disturb or alter drainage that may cause damage to the tree. Any grading shall not cause any fill to affect the base of the tree meaning trees base/trunk shall not be covered and shall remain visible 38 ATTACHMENT C Page 96 of 130 Tree Pruning / Treatments - All tree pruning shall be completed by a licensed arborist to insure health of the trees and to reduce the risk of failure. All pruning shall be done prior to construction to prevent any damage to limbs such as ripping or breaking. No pruning shall take more than 25% of the live crown. No pruning shall be performed with construction like hand tools like skill saws or sawzalls. Kokers Demo & Tree Service is a full service tree company that can be hired to prune trees if needed and the client so chooses. Any pruning performed shall be according to standards set forth by the City of San Luis Obispo and International Society of Arboriculture (ISA). Treatments may be required before, during or after project completion to help in the tree's survival. This could include root pruning, fertilizers, insecticides, fungicides, stimulators, etc. This will be determined based on impacts to the trees in question and the potential for decline caused by impact. Utilities - Utility placements such as basic utilities, storm drains and sewer shall be placed down roads/ driveways and outside the critical root zone when possible. All trenches in the critical root zone shall be dug by an air spade or hand tools ( hand dug ) with the utilities routed around (over/under) roots larger than 2 inches in diameter. Landscaping - All landscaping that falls under the drip line shall be drought tolerant or native species. Lawns shall be avoided unless approved by the project arborist. All irrigation shall be placed around the drip line when being trenched. Above ground irrigation shall be used if avoiding the drip line isn't possible. Chips / Mulch / Watering - All trees shall receive a deep soaking followed by a 4 to 6 inch layer of wood chips spreading around the trees critical root zone to help retain moisture, soil structure, and reduce the effects of stress on the trees from construction that didn't have a protection fencing installed. A deep soaking means water for at least 3 hours with an adequate sprinkler on low / medium pressure or a deep soaker hose. Preferable time of watering would be morning hours. This type of watering will allow water to penetrate at least the top 24 inches of soil. Also any trees critical root zones that were impacted by more than 25 % during construction shall receive the same 4 to 6 inch layer of chips/mulch. Soil Aeration Methods - Soils under the drip lines that have been compacted by heavy equipment or construction activities must be returned to their natural state before work is completed. Such methods include water jetting, adding organic materials or boring small holes with an auger ( 18” deep. 2ft to 3 ft apart ) and the application of moderate amounts of nitrogen fertilizer. The project arborist shall advise on these methods if needed. Construction waste / materials - Construction materials shall not be placed or stored within the CRZ. No solid or liquid waste shall be placed or dumped within the CRZ either. These items may include but are not limited to, lumber, stucco, paint, concrete, concrete waste, pipe, etc. Under no circumstances shall outhouses be placed under any trees. Any construction spills shall require mitigation at the sole cost of the contractor involved. A severe spill shall require bonding of the appraised value of the tree. 39 ATTACHMENT C Page 97 of 130 Porous materials - shall be used whenever within the tree's drip line or around the tree when possible. These materials include but are not limited to brick on sand, concrete interlocking pavers, specialized blocks with openings for turf, gravel, mulch, or decks, decomposed granite, gravel and mulch. Septic System / Leach Fields - For Oak trees the distance shall be 15 feet from the trunk or 5 feet beyond the estimated mature drip line of the branches. Septic tanks, disposal field and seepage pit shall have at least a 10 ft setback. Non-Oak trees that may be impacted from leach line from tank to leach field should have a setback of 10 ft. If this is not possible, setback should be placed as far from trunks as possible then an inspection will be needed once trenched to inspect any root damage. Inspections will also be scheduled for a future date to recheck trees and their health. If impacts of placement will be too detrimental to the tree, then removal would be recommended. Mitigation for removed or damaged trees - A minimum 1:1 replanting rate is required for plantings onsite, and a minimum 2:1 replanting rate is required for plantings offsite or within the public right-of-way. Authorized tree removals shall be compensated by planting a minimum of one new tree for each tree authorized to be removed when planted on the same property (on site) or two new trees for each tree authorized to be removed when planted on a different property or within the public right-of-way (off site). In approving an application for tree removal, the authorized approving authority shall require compensatory plantings of a size consistent with city engineering standards as set forth in the table below: Container Size Trunk Diameter (inches) 15-gallon 0.75" to 1.5" 24-inch box 1.5" to 2.5" 36-inch box 2.5" to 3.5" 48-inch box 3.5" to 4.5" The authorized approving authority may require subsequent compensatory tree plantings in the event that the original replacement plantings fail to establish and/or may require a bond ensuring that replacement trees shall be planted and maintained. 40 ATTACHMENT C Page 98 of 130 Totals for Mitigation : Total trees being requested for removal - 43 Total trees to be planted - ( if on - site ) 43 Total trees to be planted - 86 ( off site ) Updated on 7/8/25 - Actual totals will be decided by the City of San Luis Obispo, these totals are for planning purposes and may change. *SEE END OF REPORT ( PAGE 68 ) FOR ACTUAL NUMBERS OF REPLANTINGS Mitigation to follow once construction is complete : ● Deep water soaking - During dry periods, moisten the root zone of stressed trees. Let the water soak in 12 to 18 inches deep by applying a slow trickle throughout the spread of the tree's roots. Normally taking place every 2 to 4 weeks depending on temperature. Excessive heat months, watering should take place every 2 to 3 weeks. When it is normal temperature for the area, then watering once a month until the rainy season will suffice. ● Inspect the tree for damage. Stressed trees are more susceptible to disease and insect attack. Check them frequently to catch pest problems before they become severe. Treat with a pesticide, if necessary. Prune out any dieback that develops. ● A 2- to 4-inch layer of mulch around the base of trees helps prevent soil compaction, reduces weed competition and conserves soil moisture. Keep the mulch away from the tree trunk to prevent collar rot from developing. Only if needed - ● Aerate the soil if needed - Pull out cores of soil 12 to 18 inches deep to aid movement of oxygen and moisture into soil and help combat compaction. Fertilizer may be placed in the holes. Use compost to backfill the holes. New roots quickly fill in the cores. ● Fertilize per Arborist recommendations if needed- Severely stressed trees should not be fertilized until they become re-established a year or two later. Young, rapidly growing trees should be fertilized annually. Mature trees may be fertilized every two or three years. Using a complete fertilizer, apply 2 pounds of actual nitrogen per thousand square feet. Fertilizer may be spread over the soil surface or distributed among aeration holes punched 12 inches deep every 2 feet under the tree's canopy. These mitigation efforts are set by the arborist, however the City of San Luis Obispo may include other mitigations not listed above for any trees removed or severely damaged during construction. Clients shall contact the project arborist upon completion of construction to verify all safety measures were followed and mitigation efforts were met. If all mitigation efforts listed in this report are followed, I do not believe any long term harm would come to the trees. 41 ATTACHMENT C Page 99 of 130 If you have any questions or concerns, please feel free to contact me. Hattie Koker ISA Certified Arborist® WE - 13496A hattiekoker@gmail.com P : 805-423-4933 42 ATTACHMENT C Page 100 of 130 43 ATTACHMENT C Page 101 of 130 44 ATTACHMENT C Page 102 of 130 45 ATTACHMENT C Page 103 of 130 46 ATTACHMENT C Page 104 of 130 Green dots are approximate tree locations, Red dots are trees for removal. Updated plan further in report. Picture retained in report for tree location purposes only, please refer to remainder of report for more accurate pictures and information as plans changed after this picture was placed in report. 47 ATTACHMENT C Page 105 of 130 48 ATTACHMENT C Page 106 of 130 Added trees for removals and impacted trees based on current site plans - added 7/8/25 Green dot - impacted / red dot - removal 152 - Blue Oak NT 10 thru NT 12 - Italian Cypress - marked for removal NT 13 - Chinese Elm - Retaining NT 14 - Blue Gum Eucalyptus - Retaining NT 15 - Longleaf Pepper - Marked for removal NT 16 - Italian Cypress - Marked for removal 49 ATTACHMENT C Page 107 of 130 50 ATTACHMENT C Page 108 of 130 51 ATTACHMENT C Page 109 of 130 175 Crandall Way San Luis Obispo, CA 93401 Tree Protection Plan Spreadsheet 1 2 3 4 5 6 7 8 9 10 11 12 Tree # Tree Species Trunk DBH Height Crown Spread Crown Spread Dir. Tree Cond. Const. Status Drip Line Impact Constr. Impact Mitigation Proposed Mont. Required Field Notes AlleyWay behind construction site in creek 1 Victorian Box 9 in 25 ft 25 ft E - W 3 I 25% WW , C , G , RW M Y Trimmed for power lines Trunk covered in Ivy Multi-trunk 2 Siberian Elm 6 in 25 ft 16 ft E - W 3 I 25% WW , C , G , RW M Y Under Power lines DBH is estimated Trunk covered in Ivy 3 Live Oak 12 in 25 ft 24 ft E - W 3 / 4 I 25% WW , C , G , RW M Y Sparse Crown Lean NW direction 4 Canary Date Palm 12 in 13 ft 21 ft E - W 5 I 25% WW , C , G , RW M Y 5 Siberian Elm 7 in 20 ft 20 ft E - W 3 I 25% WW , C , G , RW M Y 6 SIberian Elm 10 in 20 ft 24 ft E - W 3 I 35% WW , C , G , RW M Y 7 Live Oak 10 in 30 ft 15 ft E - W 4 I 25% WW , C , G , RW M Y 8 Live Oak 11 in / 9 in 9 in / 7 in 25 ft 23 ft E - W 4 I 15% WW , C , G , RW M Y 4P - Multi Trunk 9 Live Oak 17 in 20 ft 22 ft E - W 4 I 20% WW , C , G , RW M Y Multi Trunk Trees located on construction site 111 Victorian Box 5 in / 4 in / 5 in 15 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 3P - Multi trunk Codominant Spar w/ included bark 112 Victorian Box 5 in / 3.5 in / 3 in 15 ft #111 TO C8 61 ft E - W 3 I 100% G , C , S R N 3P - Multi trunk 1 spar removed multiple areas of rot 52 ATTACHMENT C Page 110 of 130 113 Victorian Box 4 in / 5 in 15 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 2P Codominant w/ included bark wound @ base 114 Victorian Box 4.5 in /3 in 2 in / 5 in 15 ft #111 TO C8 61 ft E - W 2 I 100% G , C , S R N 2 spars removed, 1 dead Sparse 115 Victorian Box 3 in / 1.5 in 15 ft #111 TO C8 61 ft E - W 1 I 100% G , C , S R N Rot Suppressed C1 Victorian Box 3 in 15 ft #111 TO C8 61 ft E - W 3 I 100% G , C , S R N 2P - 1 spar removed Suppressed 116 Victorian Box 6 in / 5 in / 3 in 15 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 3P rot C2 Victorian Box 3 in / 4 in 15 ft #111 TO C8 61 ft E - W 3 / 4 I 100% G , C , S R N 2P Wound at base C3 Victorian Box 4 in / 3 in 15 ft #111 TO C8 61 ft E - W 3 / 4 I 100% G , C , S R N C4 Victorian Box 5 in / 3 in 15 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 2P C5 Victorian Box 4 in / 4 in / 3 in 15 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 3P C6 Victorian Box 3.5 in 10 ft #111 TO C8 61 ft E - W 3 I 100% G , C , S R N Suppressed Epicormic shoots C7 Victorian Box 3 in / 4 in 13 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N Wound at base C8 Victorian Box 4 in / 3 in / 3 in 13 ft #111 TO C8 61 ft E - W 4 I 100% G , C , S R N 3P Missing 1 spar Crack C9 Victorian Box 5 in / 5 in 11 ft 13 ft E - W 3 I 100% G , C , S R N 2P Wound on trunk C10 Victorian Box 7 in 9 ft 17 ft E - W 3 / 4 I 100% G , C , S R N DBH measured below sparring surface roots C11 Victorian Box 4 in 10 ft 17 ft E - W 2 / 3 I 100% G , C , S R N Rot Surface Roots ants 53 ATTACHMENT C Page 111 of 130 C12 Victorian Box 4 in / 2.5 in 10 ft 10 ft SE - NW 3 I 100% G , C , S R N 2P ants C13 Cypress 12 in 40 ft 16 ft SW -NE 4 I 100% G , C , S , DW R N C14 Cypress 9 in 40 ft 15 ft SW -NE 4 I 100% G , C , S , DW R N 117 Silver Maple 21 in 26 ft 40 ft E - W 4 I 100% G , C , S R N 118 Brazilian Pepper 40 in 20 ft 27 ft E - W 4 I 100% G , C , S R N DBH Measured below sparing 119 Sweetgum 21 in 40 ft 37 ft NW - SE 4 I 100% G , C , S R N Codominant with included bark NT 1 Ash 8 in 25 ft 18 ft NE - SW 3 I 50% G , C , S , RW R Y No Foliage NT 2 Macadamia 8 in 20 ft 12 ft NE - SW 4 I 50% G , C , S , RW R Y Multi-Trunk NT 3 Live Oak 4 in 15 ft 9.5 ft NE - SW 3 I 50% G , C , S , RW R Y Suppressed 120 Ash 8 in 25 ft 17.5 ft NE - SW 4 I 50% G , C , S, RW R Y Multi-Trunk NT 4 Ash 9 in 35 ft NT 4 & NT 5 15 ft SE - NW 4 I 10% G , C F , M Y NT 5 Ash 9 in 35 ft NT 4 & NT 5 15 ft SE - NW 4 I 10% G , C F , M Y 121 Sweetgum 14 in 38 ft 25 ft SW - NE 4 I 100% G , C , PL R N 122 Sweetgum 15 in 40 ft 12.5 ft SW - NE 2 I 100% G , C , PL R N Ants Rot 123 Sweetgum 8 in 32 ft 14 ft SW - NE 4 I 100% G , C , PL R N 2P Ants 124 Sweetgum 12 in 30 ft 21 ft SW - NE 4 I 100% G , C , PL R N Codominant with included bark NT 6 Canary Date Palm 60 in 26 ft 30 ft N - S 5 I 100% G , C , PL R N NT 7 Windmill Palm 12 in 30 ft 7 ft SW - NE 4 I 100% G , C , S, PL R N 54 ATTACHMENT C Page 112 of 130 NT 8 Italian Cypress 12 in 30 ft 7 ft SW - NE 4 I 100% G , C , S , PL R N NT 9 Italian Cypress 12 in 30 ft 9 ft SW - NE 4 I 100% G , C , S , PL R N NT 10 Italian Cypress 6 in 40 ft N / A 4 I 100% PL , G, C R N NT 11 Italian Cypress 6 in 40 ft N / A 4 I 100% G , C , PL R N NT 12 Italian Cypress 6 in 40 ft N / A 4 I 100% G , C , P L R N NT 13 Chinese Elm 14 in 40 ft 50 ft SE - NW 4 I 20% T , C F , M Y On neighboring property NT 14 Blue Gum Eucalyptus 24 in 65 ft 55 ft SE - NW 4 I 20% T , C F , M Y On neighboring property Multi - trunk NT15 Longleaf Pepper 16 in 25 ft 25 ft SW - NE 2 I 50% WW , C , G R N Ivy up trunk NT 16 Italian Cypress 12 in 20 ft 9 ft SW - NE 4 I 100% C , G , PL R N 152 Blue Oak 10 in 22 ft 20 ft NE - SW 2 I 10% T , C F , M Y Ash < 6 in 12 ft 8 ft n/a 3 I 100% G , C R N Live Oak < 6 in 12 ft 8 ft n/a 3 I 100% G , C R N Pomegranate < 6 in 20 ft 8 ft n/a 3 I 100% G , C R N 1 - Tree # Notes - Construction Impacts Abbreviations: G - grading , W - Water utility , T - Trenching , E - Easement , C - Compaction , RW - Retaining Wall , LL - Leach Lines S - Structure , DW - Driveway , U - Utility, PL - Parking Lot , WW - walkway Updated on September 3, 2025 2 - Tree Type - Common Name 3 - Trunk DBH - 4ft 6 in 4 - Height 5 - Crown Spread 6 - Direction measuring crown spread 7 - Tree Condition - 1-10 8 - Construction Status - Avoided , Impacted , Removal 9 - Dripline % of impact 10- Construction Impact Type - grading, compaction, trenching, easement 55 ATTACHMENT C Page 113 of 130 11 - Mitigation Requirements - Fencing, Monitoring, Root Pruning 12 - Arborist Monitoring - Yes or No MORE IMAGES : Trees in alley way NT 4 and NT 5 - Ash Trees 56 ATTACHMENT C Page 114 of 130 57 ATTACHMENT C Page 115 of 130 Ash Tree, Live Oak and Pomegranate tree to be removed. All DBH’s are less than 6 inches. 58 ATTACHMENT C Page 116 of 130 59 ATTACHMENT C Page 117 of 130 Revisions : September 1, 2025 Tree Planting Guidelines : Landscape Contractor or Certified Arborist shall help acquire and inspect any trees to be planted to make sure they have good structure and appear to be healthy. Landscape Contractor or Certified Arborist shall supervise the installation of the trees and ensure root balls of trees have sufficient water prior to planting. Roots balls will be inspected and loosened to allow roots to grow properly once planted. Any girdling roots will be cut and removed. Any trees that do not survive shall be replaced. 60 ATTACHMENT C Page 118 of 130 Retaining Wall / Grading Plan : 61 ATTACHMENT C Page 119 of 130 Retention of Trees on Neighboring Property : Tree Fencing will be placed on clients property as far as possible to protect the CRZ. Due to the construction activities, modified fencing will be allowed during certain faces of construction. These modifications shall be approved by the project arborist, along with any construction activities taking place within these areas being monitored and documented to ensure the trees safety. All trees marked as retaining have been reviewed for retention and will receive protective measures to ensure they survive construction with minimal impacts. Some trees may show signs of decline the following growing after construction completion due to stress but should recover with mitigation efforts and monitoring. New Tree marked for removal : NT 15 - This tree currently is shown as impacted from the retaining wall that would cause the tree to need to be removed. Due to the retaining wall, this tree would receive severe impacts that would be detrimental to the tree's health. According to the ALTA survey provided, this tree is on clients property and will be recommended for removal. 62 ATTACHMENT C Page 120 of 130 Orange Protective Fencing for trees to be retained : Trees in the alley way will be protected, an orange fence will be placed on the current fence line. No work will be allowed in these areas without arborist approval or supervision. Any work that takes place within the CRZ of any of the retained trees shall be monitored. Most trees being retained will have a modified fencing due to proposed work to be performed. ↑ Orange lines show where fencing shall be placed 63 ATTACHMENT C Page 121 of 130 Total Trees proposed for planting on site : 43 ( onsite ) Shade Trees - 7 Street Trees - 6 ( Offsite / beyond property line ) Accent Trees - 37 Existing Trees to remain and be protected : 7 according to above image There are more trees located in the alley way that will remain and be protected as well. 64 ATTACHMENT C Page 122 of 130 As of 9/10/25 65 ATTACHMENT C Page 123 of 130 66 ATTACHMENT C Page 124 of 130 67 ATTACHMENT C Page 125 of 130 Updates 11/4/2025 Replanting / Replacement numbers : The total number of trees being requested for removal is 43. Per discussions with the City arborist, we're now proposing 32 replacement trees be planted rather than 43 (1:1) replacement trees so that we can provide fewer but better-quality trees. Other new updates : The retaining wall near trees NT 13 and NT 14 will be staggered in a way to lessen the impact imposed on those trees. 20% impact from construction is the new outcome with the new retaining wall design. All measures will be in place listed in this report to help protect any trees remaining during construction. Updated landscape / retaining wall plans : 68 ATTACHMENT C Page 126 of 130 69 ATTACHMENT C Page 127 of 130 70 ATTACHMENT C Page 128 of 130 71 ATTACHMENT C Page 129 of 130 END OF REPORT 72 ATTACHMENT C Page 130 of 130 1 137 and 175 Crandall Way (ARCH-0364-2025) Architectural Review Commission –December 15, 2025 Applicant – Mike April, Reliant Group Management Representative – Thom Jess, Arris Studio Architects 2 Project Location 137, 175 Crandall Way Approximate 1.35-acre site R-4 Zone Existing development to be removed as part of project 3 Project Summary Project includes the following: Construction of 43 total units (apartment and townhouses) •50% density bonus with concessions and waivers/reductions Sign program •Projecting sign 43 tree removals and 32 compensatory tree plantings Site improvements: access, parking, and landscaping Fence height exception to create rear surface parking area •Up to 11-feet, 3-inches of combined retaining wall and guardrail height 4 ARC Purview Evaluate project for consistency with Community Design Guidelines and Sign Regulations, and provide a recommendation to the Director To be considered by the Director at the final review: All project applications and requests •Density bonus and associated concessions (number of compensatory tree plantings and reduced parking stall size) and waivers/reductions (exceed building height and reduce front and side setbacks) •Tree removals and compensatory plantings •Fence height exception ARC recommendations Public correspondence 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Discussion Item Discuss whether the west elevations of Buildings B and D and east and west elevations of Building C sufficiently incorporates exterior materials and finishes to provide architectural interest in the interior of the site and be consistent or compatible with the other elevations Limited use of exterior finishes and articulation Are any building design or material changes necessary to comply with the Community Design Guidelines (e.g., use of pop-outs or seating areas similar to the east elevations of Buildings B and D)? 20 21 Recommendation Recommend the Community Development Director find the project consistent with applicable goals, policies, and guidelines in the Community Design Guidelines and Sign Regulations May include recommended conditions to address consistency of the project with these preceding documents 22