Council approves rezoning and entitlements for 154-townhouse Oak at Ardmore development

A developer will move ahead with plans for a 154‑unit townhouse community at 2930 Union Road after the El Paso de Robles City Council approved a package of rezoning and entitlements on April 21.

The council certified an addendum to a previously prepared mitigated negative declaration, introduced a mixed‑use rezoning ordinance to allow residential uses by right, allocated 154 surplus General Plan density units to the site, approved a Special Plan Development overlay for zero‑lot‑line townhomes, and approved the development plan, conditional use permit, vesting tentative tract map and oak‑tree removal permit. The actions were adopted unanimously.

The applicant, MD3/Coellup, presented a site plan organized around a preserved valley oak that will remain on the site as a focal point. The proposal calls for 34 buildings with four‑ and five‑unit configurations, a centrally located clubhouse with pool and outdoor gathering spaces, a network of accessible sidewalks, 32 guest parking spaces distributed across the site, and two stormwater basins. The developers modeled the community as “affordable by design,” with compact zero‑lot‑line lots and three‑ and four‑bedroom floorplans that the builder said are expected to list in the low‑to‑mid‑$600,000 range.

“We believe the site is well suited for higher‑density, attainable housing,” said Ian McCarville, the project consultant. “This location is connected to commercial services, future hotel and parks, and the proposed Ardmore Road extension will improve access.”

Council and staff stressed the project includes several measures to reduce neighborhood impacts. The packet and staff presentation noted:

- Oak removal and mitigation: six valley oaks were identified for removal (total 265 inches); the applicant will plant at least 37 replacement 2‑inch‑caliper oak trees (the mitigation minimum is 34 inches-equivalent). One specimen (oak #10) will be preserved. - Public amenities and phasing: the project will be built in two phases and provide a clubhouse, pool, playground (to be installed before the 100th unit final), and common open space. - Street and circulation: the proposal dedicates the Ardmore Road extension as a public road (60‑foot right‑of‑way, 40‑foot curb to curb with one travel lane each direction, 8‑foot on‑street parking and sidewalks) to link future development eastward. - Buyer disclosures: the planning commission recommended, and staff included as a condition, a buyer‑acknowledgement that notes the site’s proximity to commercial and industrial zones to reduce post‑purchase conflicts.

The developer also proposed a one‑time $60,000 contribution that staff described as a seed fund to assist regional affordable‑housing efforts. Michael Stolty of MD3 said the payment is modeled on a county incentive program intended to help leverage state grant dollars for deed‑restricted projects.

Council members who spoke said the proposal helps address the city’s housing needs and fits the multifamily accelerator strategy the city adopted to identify infill sites appropriate for compact development. Several council members asked staff to ensure the HOA obligations include reliable long‑term maintenance of the replacement trees and common areas, and asked the developer to prioritize local buyers for a portion of sales.

Next steps: the council introduced the rezoning ordinance by title and approved the resolutions necessary to finalize the entitlements. The applicant will return with final maps and engineering for recordation before building permits can proceed.

What the council decided: the city approved the environmental addendum, allocated 154 surplus units, introduced the rezoning ordinance and approved the package of entitlements necessary to build the Oak at Ardmore townhome community.