•
® CITY COUNCIL
AGENDA ❑ COMMUNITY DEVELOPMENT COMMISSION
REPORT ❑ SUCCESSOR AGENCY
❑ BUENA SANITATION DISTRICT
❑ JOINT POWERS FINANCING AUTHORITY
Department: Community Development Item No: PH3 Prepared by: Raffi Mangassarian, Associate Planner Meeting Date: August 23, 2022 John Conley, Director
Approved by: Patrick Johnson, City Manager Agenda Location: Public Hearing SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
RECOMMENDATION:
1. Open, conduct, and close a public hearing to receive testimony regarding an appeal of Planning Case No. P21-0130, Melrose Way 15-Lot Subdivision project. The following options are provided for City Council's consideration:
Approve the Project:
2. Adopt City Council Resolution No. 2022- , approving a Mitigation Negative Declaration and Mitigation Monitoring and Reporting Program prepared for a General Plan Amendment, Zone Change, and Tentative Subdivision Map including a density bonus for a 15-lot single family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00 and 166-183-17-00).
3. Adopt City Council Resolution No. 2022- , approving a General Plan Amendment and Tentative Subdivision Map including a density bonus for a 15-lot single family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00).
4. Introduce and adopt City Council Ordinance No. 2022- , approving a zone change from the E-1 Estates Zone to the R-1 Residential Zone on three parcels located at 1205 Melrose Way (APNs 166- 184-10-00, 166-184-09-00, and 166-183-17-00).
OR
Deny the Project:
5. Adopt City Council Resolution No. 2022- , denying a General Plan Amendment, Zone Change, Tentative Subdivision Map, and Density Bonus for a 15-lot single-family residential subdivision, and associated landscaping and site improvements on 2.55-acres of land located at 1205 Melrose Way (APN's 166-184-10-00, 166-184-09-00 and 166-183-17-00).
CORRELATION TO CITY COUNCIL GOALS: Homelessness and Housing.
PRIOR ACTION: On January 26, 2021, discussed a proposed application for a General Plan Amendment and Zone Change at 1205 Melrose Way, and provided comments to the prospective applicant (No Vote).
ACTION: Approved above recommendation, adopted the following: 1) City Council Resolution No. 2022-129; 2) City Council Resolution No. 2022-130; and 3) City Council Ordinance No. 2022-14.
Vote: 4-1 (Melendez opposed)
Clerk/Se retary
08/23/2022 PH3 Page 1 of 89
MEETING DATE: AUGUST 23, 2022 PAGE 2
SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
On August 9, 2016, confirmed that the consensus of the City Council is that at the present time support is lacking for the application (Vote: 4-0, Aguilera absent).
PRIOR PLANNING COMMISSION ACTION: On July 19, 2022, adopted Planning Commission Resolution No. 2022-14, recommending denial of a General Plan Amendment from Low Density Residential (LD) to Medium Low Density Residential (MLD), a Zone Change from the Estate Residential (E-1) Zone to the Residential (R-1) Zone, and a Tentative Subdivision Map including a Density Bonus to create 15 residential lots, private streets, and associated improvements on 2.55-acres located on the north side of Melrose Way, northwest of Centennial Drive (APNs 166-184-10-00, 166-184-09-00, and 166-183- 17-00) (VOTE: 6-0, Aguilera absent). The Planning Commission Resolution for Denial, Staff Report and Minutes from July 19, 2022 are included as Exhibit 5.
STATEMENT ON THE SUBJECT: The proposed project consists of a request for approval of a General Plan Amendment, Zone Change, Tentative Subdivision Map and a Density Bonus, to subdivide the subject site into 15 single-family residential lots, and associated landscaping and site improvements on 2.55-acres located at 1205 Melrose Way (Assessor Parcel Numbers (APNs) 166-184-10-00, 166-184-0900, and 166- 183-17-00). The project includes a request for a General Plan Amendment to redesignate the site from Low Density Residential (LD) to Medium Low Density Residential (MLD). The LD designation allows a density of two units per acre and the MLD designation allows for a maximum density of five dwelling units per acre. The proposal also includes a Zone Change from Estate Residential (E-1) to Single-Family Residential (R-1) Zone. The E-1 Zone permits a minimum lot size of one-half acre (or 21,780 square feet) and the R-1 Zone permits a minimum lot size of 10,000 square feet (sq ft). The project further includes a request for a Density Bonus consistent with State Density Bonus law per Government Code section 65915, which allows the proposed lots to range from 3,300 to 5,700 sq ft. The future homes are anticipated to include two-car garages and 20-foot-wide driveways. Architectural designs for the future homes are not required under the City's subdivision requirements and, therefore, setbacks, building height, parking and other applicable zoning requirements for the homes are verified by staff in the building plan check process.
The applicant is utilizing State Density Bonus laws to achieve a higher density in the R-1 zone, exceeding the maximum of five dwelling units per acre. The higher density of 5.88 dwelling units per acre is allowed if the applicant provides one very low-income residential unit (at 50 percent of Annual Median Income), or
6.67 percent (rounded up to 7 percent per State law) of the total number of units. Per the State Density Bonus law, the applicant is allowed one concession related to a cost saving measure and unlimited number of waivers from development standards that otherwise preclude the applicant from achieving the density permitted with the density bonus. The applicant is permitted to have a density bonus of 25 percent; however, the applicant's proposed development utilizes only 20 percent density bonus.
The City must approve the requested waiver(s) from development standards unless the City finds that the requested waiver: (1) has a specific adverse impact upon health, safety, or the physical environment and for which there is no feasible method to mitigate the specific adverse impact; (2) has an adverse impact on any property listed in the California Register of Historical Resources; or (3) is contrary to state or federal law.
The concession and waivers being requested are as follows:
Concession:
Minimum Lot Size. Per Vista Development Code (VDC) Section 18.28.060, the R-1 zone requires 10,000 sq ft minimum lots for subdivisions. Per State Density Bonus allowances, the applicant is utilizing their allotted concession to create lots ranging from 3,300 to 5,700 sq ft, which is less than the required 10,000 sq ft. This concession is being utilized to make the project financially feasible, without the concession, the proposed project is not considered an economically viable project. The higher density and smaller lot 08/23/2022 PH3 Page 2 of 89
MEETING DATE: AUGUST 23, 2022 PAGE 3
SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
sizes allow more units to be constructed and sold, thus, making the project more viable in return for providing one very low-income residential unit.
Waivers:
Side Yard Setback. Per VDC Section 18.28.040, the R-1 zone requires a minimum 10-foot side yard setback. The requested waiver reduces the side yard setbacks from 10 feet to 5 feet minimum width.
Rear Yard Setback. Per VDC Section 18.28.050, the R-1 zone requires a minimum 10-foot rear yard setback for a single-story house, or a 20-foot setback for a two-story house. The requested waiver reduces the rear yard setback for a two-story house from 20 feet down to 10 feet.
Minimum Lot Width. Per VDC Section 17.16.010(C) — General Design Requirements, each subdivided lot must maintain a minimum of 50-feet in width exclusive of side yard setback requirements in the zone in which the lot is located measured at the building setback line. The requested waiver reduces the minimum lot width to 32 feet in width exclusive of side yard requirements.
Minimum Lot Depth. Per VDC Section 17.16.010(I)— General Design Requirements, each subdivided lot must maintain a minimum of 90 feet in depth and shall be no greater than three times the average width.
The requested waiver reduces the minimum lot depth for some lots to be less than 90 feet in depth and some lots will be greater than the three times average width limitation.
Private Street Width. Per VDC Section 16.57.040— Private Street and Driveway Standards, the required width for a private street is 32 feet within a 40-foot-wide road easement area. The requested waiver reduces the minimum street width to a 24-foot paved width within a 35-foot road easement area.
Retaining Wall Type. Per the City of Vista Landscape Manual, retaining walls greater than 5-feet in height shall be made plantable to provide full coverage of foliage from surrounding properties. The requested waiver eliminates the requirement for a plantable retaining wall.
Width of Storm Drain Easement. Storm drain easement shall be reduced to achieve the desired lot size, thus, desired density per State Density Bonus laws.
According to the applicant, the proposed waivers need to be incorporated into the project in order for the project to physically construct the density of units allowed through State Density Bonus law.
Tentative Subdivision Map and landscape plans are included as part of the proposed project (See Exhibit B of Exhibit 2). The site consists of mostly vacant former agricultural land with a portion of the project site containing a 1,200 sq ft single-family residence located on the southern parcel with associated hardscape and landscape. Topographically, the site can be characterized as a slightly sloping to the north/northeast with a relatively flat topography.
A total of 11,979 sq ft of landscaping is proposed. The overall landscape concept plan for the proposed project consists of a variety of native and non-native trees such as Elm and Willow trees, shrubs, and ground cover that would be planted on site. Plant selection is based on the Water Efficient Landscaping Ordinance in VDC Chapter 18.56. Other site improvements include sidewalks, paved streets, and a pocket park. All proposed retaining walls will be constructed with decorative material in compliance with the City's Landscape Manual.
For a complete description of the project, please refer to the July 19, 2022, Planning Commission Staff Report (Exhibit 5).
08/23/2022 PH3 Page 3 of 89
MEETING DATE: AUGUST 23, 2022 PAGE 4
SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
Planning Review: The City's Development Code requires consideration of a General Plan Amendment, Zone Change and Tentative Subdivision Map in order to allow a General Plan Amendment to redesignate the site from to Low Density Residential (LD) to Medium Low Density Residential (MLD) to allow for a maximum density of five dwelling units per acre, and a corresponding Zone Change from Estate Residential (E-1) to Single-Family Residential (R-1) Zone, which requires a minimum lot size of 10,000 sq ft. The intent of the application process is to minimize potential impacts generated by the proposed uses.
Specific design features have been included in the project or required as Conditions of Approval to minimize potential impacts. These design features include: four parking spaces per residential unit (60 parking spaces total); street trees planted along Melrose Way in the public right-of-way area; a pocket park to serve the open-space needs of the residential lots; residential setbacks to provide a buffer from surrounding residential uses; and corresponding street improvements. The design features within the attached Conditions of Approval are intended to address compatibility between the proposed project and the adjacent residential land uses to the south and west.
The City Council must make the following findings to grant a Tentative Subdivision Map per Vista Development Code Section 17.12.080:
1) The proposed map is consistent with applicable general and specific plans 2) The design or improvement of the proposed subdivision is consistent with the applicable general and specific plans
3) The site is physically suitable for the type of development 4) The site is physically suitable for the proposed density of development 5) The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat 6) The design of the subdivision or the type of improvements will not cause serious public health problems
7) The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgement, acquired by the public at large, for access through or use of property within the propped subdivision
8) That all requirements of the California Environmental Quality Act (CEQA) have been met General Plan: A request for a General Plan Amendment is subject to City Council consideration in accordance with Chapter 18.48 of the VDC. The project area is currently designated LD in the Vista General Plan, and the applicant requests to change the land use designation to MLD, as shown in Exhibit C to Exhibit 2. The LD designation supports low-density, large-lot, single-family residential development to enhance the semi-rural residential character of the community. Allowable uses in this designation and in the E-1 zone include single-family residences, greenhouses, nurseries, animal keeping and other similar uses. Minimum lot size in the E-1 zone is one-half acre per parcel. The MLD land use designation supports medium-low density, single-family residential development. Allowable uses in this designation and in the R-1 zone include single-family residences, flower and vegetable gardening, animal keeping and other similar uses. Minimum lot size in the R-1 zone is 10,000 sq ft lots. Through the allowance of State Density Bonus laws, the project can utilize one cost saving concession for providing one very low-income residential unit. Should the General Plan Amendment and Zone Change be approved, the one cost saving concession utilized for this project is minimum lot sizes, which allow the applicant to subdivide the property into parcels less than 10,000 sq ft; therefore, the proposed subdivision is consistent with State Density Bonus law, but inconsistent with the density allowed under the General Plan. State Density Bonus law explicitly permits increased density beyond the adopted General Plan if the if the provisions of the law are met with a housing development application. It should be noted that the project would improve an undeveloped site located along Melrose Way in accordance with General Plan policies.
Zoning / Development Code: Pursuant to Chapter 18.04 of the Vista Development Code, this application is required to change the existing zoning on the subject property from the E-1 Estates Residential Zone to 08/23/2022 PH3 Page 4 of 89
MEETING DATE: AUGUST 23, 2022 PAGE 5
SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
the R-1 Residential Zone to maintain consistency with the requested General Plan Amendment, as shown in Exhibit A to Exhibit 3. In addition, the project is utilizing the State Density Bonus laws to accommodate the proposed 15-lot subdivision to allow for lot sizes ranging from 3,300 to 5,700 sq ft, thus, to be less than the 10,000 sq ft minimum lot size required in the R-1 zone.
Parking: Per State Density Bonus law, the applicant is requesting that the parking requirement for the project be pursuant to California Government Code Section 65915(p)(1)(A) and (B), which prescribes one onsite parking space for zero- to one-bedroom units, one and one-half onsite parking spaces for two and three-bedroom units, and two and one-half onsite parking spaces for four-bedroom units for affordable housing projects. Based on these State mandated parking ratios, the project requires 23 total onsite parking spaces since the anticipated units will have two to three bedrooms. The project proposed to have four onsite parking spaces per unit, two parking spaces in the garage and two parking spaces on the driveway, for a total of four parking spaces per unit. The project complies with this requirement by providing 60 parking spaces, which is included in the project's Conditions of Approval.
Regarding access to the subdivision, the traffic would utilize the public road route from Melrose Way. A proposed private street (Private Road "A") would enter from Melrose Way through the project site to provide access to 11 lots as shown on Exhibit 4. This portion of the roadway would be 24 feet wide, providing two 12-foot-wide travel lanes. Private Road "B" connects to Private Road "A" which is located on the northern boundary of the site. The remaining 4 lots would take access from Private Road "B" along the northwestern boundary of the project site. This portion of the roadway would be 24 feet wide, providing two 12-foot-wide travel lanes. Emergency secondary access would be provided from the northern most portion of the site from McGavran Terrace. This access would be gated and used exclusively for emergency secondary access/egress purposes only.
Traffic: The proposed project is forecast to generate approximately 150 daily vehicular trips at full buildout (i.e., when all 15 homes are built). A Vehicle Miles Traveled (VMT) analysis was not required for this project because it does not meet the screening criteria for a VMT analysis of more than 500 daily vehicle trips. A VMT analysis is necessary if: (1) a project that is consistent with the General Plan results in equal to or greater than 1,000 Average Daily Trips (ADT); or (2) a project that is inconsistent with the General Plan would result in 500 or more ADT. The proposed project can be implemented without impacting the operations of the surrounding roadway system. Although not required for the CEQA analysis, an evaluation of Level of Service (LOS) shows that the addition of the project traffic to the existing traffic volumes would not significantly impact the study area intersections or roadways, according to the City's and County's performance criteria. In accordance with the City's public improvement standards, the project has been conditioned to provide improvements to the new (project driveway) intersection at Melrose Way which include a new curb, gutter, and sidewalk along the project frontage on Melrose Way.
Environmental Review. A Mitigated Negative Declaration (MND)was prepared for the proposed subdivision, which is included as Exhibit A to Exhibit 1. The mitigation requirements are summarized in the Mitigation Monitoring and Reporting Program, included as Exhibit B to Exhibit 1. The public review period started on May 18, 2022, and ended on June 6, 2022, and 6 comment letters were received during this public review period. The comment letters and the Responses to Comments are included in the MND as Attachment C.
Planning Commission Hearing. A public hearing was held at the Planning Commission on July 19, 2022, to consider the project. At the completion of the hearing, the Planning Commission voted to recommend denial of the project as outlined in the Planning Commission Resolution 2022-14 (see Exhibit 5).
FISCAL IMPACT: The estimated value of the project at completion is approximately $12.8 million, which is anticipated to generate approximately $19,000 per year in property tax revenue for the City. 08/23/2022 PH3 Page 5 of 89
MEETING DATE: AUGUST 23, 2022 PAGE 6
SUBJECT: MELROSE WAY 15-LOT SUBDIVISION (P21-0130)
EXHIBITS:
1. City Council Resolution No. 2022- , approving a Mitigation Negative Declaration and Mitigation Monitoring and Reporting Program prepared for a General Plan Amendment, Zone Change, and Tentative Subdivision Map including a density bonus for a 15-lot single family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00 and 166-183-17-00) (page 7) A. Final Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program
2. City Council Resolution No. 2022- , approving a General Plan Amendment and Tentative Subdivision Map including a density bonus for a 15-lot single family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00) (page 16) A. Conditions of Approval
B. Tentative Subdivision Map
C. General Plan Land Use Map Amendment
3. City Council Ordinance No. 2022- , approving a zone change from the E-1 Estates Zone to the R-1 Residential Zone on three parcels located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09- 00, and 166-183-17-00) (page 53)
A. Zone Change Map
4. City Council Resolution No. 2022- , denying a General Plan Amendment, Zone Change, Tentative Subdivision Map, and Density Bonus for a 15-lot single-family residential subdivision, and associated landscaping and site improvements on 2.55-acres of land located at 1205 Melrose Way (APN's 166- 184-10-00, 166-184-09-00 and 166-183-17-00) (page 56) A. Tentative Subdivision Map
5. Planning Commission Resolution 2022-14, July 19, 2022 Staff Report and Draft Minutes (page 68)
6. Location Map (page 89)
08/23/2022 PH3 Page 6 of 89
CITY COUNCIL RESOLUTION 2022-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA,
CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM PREPARED FOR A
GENERAL PLAN AMENDMENT, ZONE CHANGE, AND TENTATIVE SUBDIVISION MAP INCLUDING A DENSITY BONUS FOR A 15-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION LOCATED AT 1205 MELROSE WAY (APNS 166-184- 10-00, 166-184-09-00, AND 166-183-17-00)
APPLICANT: ZORAN DJORDJEVICH, PACIFIC INTERNATIONAL INVESTMENTS, INC.
PLANNING CASE: P21-0130
The City Council of the City of Vista does resolve as follows:
1. Findings. The City Council hereby find and declares the following:
A. The applicant, Zoran Djordjevich, filed an application for a General Plan Amendment from Low Density Residential (LD) to Medium Low Density Residential (MLD), a Zone Change from the Estate Residential (E-1) Zone to the Residential (R-1) Zone, and a Tentative Subdivision Map including a Density Bonus to create 15 residential lots, private streets, and associated improvements located on the north side of Melrose Way, northwest of Centennial Drive (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00).
B. A notice describing the proposed project and the intent to adopt a Mitigated Negative Declaration was duly mailed to all property owners within 500 feet of the property boundaries and published in the "Union Tribune," a newspaper of general circulation, more than 30 days prior to the Planning Commission public hearing in order to provide an opportunity for public comment on the Mitigated Negative Declaration.
C. Six comment letters were received regarding the information included in the Mitigated Negative Declaration. The City's responses to the comments received are included in the Mitigated Negative Declaration attached hereto as Exhibit "A".
D. Potentially significant environmental impacts in the areas of Biological Resources, Cultural Resources, Hazards and Hazardous Materials, and Noise would be mitigated to less than significant levels with implementation of the mitigation measures included in the Mitigation Monitoring and Reporting Program, attached hereto as Exhibit "B".
E. On July 19, 2022, the Planning Commission held a public hearing, duly noticed and conducted in the manner required by law, on said application and proposed Mitigated Negative Declaration, and at said public hearing every person wishing to address the Planning Commission regarding said application and Mitigated Negative Declaration had an opportunity to do so.
F. On August 23, 2022, the City Council held a public hearing, duly noticed and conducted in the manner required by law on said applications and proposed Mitigated Negative Declaration, and at said public hearing, every person wishing to address the City Council regarding said application and Mitigated Negative Declaration had an opportunity to do so.
P21-0130 MND Reso EXHIBIT 1
08/23/2022 PH3 Page 7 of 89
RESOLUTION 2022-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE NO. 2
G. In accordance with the California Environmental Quality Act and the State CEQA Guidelines, the City Council has reviewed and considered said application and Mitigated Negative Declaration, all written comments received, and all comments presented at the public hearing in reaching its recommendation on the application.
2. Action.
A. The above recitals are true and correct.
B. Based upon the Initial Study and the reports, comments and recommendations received, the City Council finds and determines that there is no substantial evidence in the record before it that the project may have a significant effect on the environment.
C. The City Council, pursuant to Section 15074 of the California Environmental Quality Act Guidelines, hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a copy of which is attached hereto as Exhibits "A" and "B".
D. The City Council hereby authorizes and directs the City Planner to prepare and file a Notice of Determination with respect to said Mitigated Negative Declaration in the office of the County Clerk of the County of San Diego, as provided in the California Environmental Quality Act.
3. Adoption. PASSED AND APPROVED at a regular meeting of the City Council of the Chartered City of Vista held on the 23rd day of August, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:
WALTER CHUNG, ACTING CITY ATTORNEY KATHY VALDEZ, CITY CLERK By: By:
Exhibits:
A. Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program
APPROVED
Walter Chung
201606829451232
08/23/2022 PH3 Page 8 of 89
Attachment A to Exhibit 1 is available electronically on the City's website due to the length of the reports/documents. 08/23/2022 PH3 Page 9 of 89
City of Vista Attachment B-Mitigation Monitoring&Reporting Program
CITY OF VISTA
MITIGATION MONITORING AND REPORTING PROGRAM
INITIAL STUDY& MITIGATED NEGATIVE DECLARATION P21-01301 JUNE 2022
PROJECT NAME: 1205 Melrose Way 15-Lot Residential Subdivision Project DESCRIPTION: The applicant seeks approval of a General Plan Amendment (GPA), Zone Change (ZC), Tentative Subdivision Map(TSM), and Density Bonus to redevelop a 2.55-acre site with a 15-lot residential subdivision. Development also includes utility connections, drainage improvements, landscaping,tot lot, vehicular parking and roadway access off Melrose Way. The project includes 30 garage parking spaces, and 30 additional guest parking spaces. The project also includes an off-site emergency access road and additional grading to the northwest as well as infrastructure connections/improvements to the south along the interface with Melrose Way.
LOCATION: 1205 Melrose Way, on the north side of the street between South Melrose Drive to the east and McGavran Drive to the west, within the city of Vista.
The following Mitigation Measures have been incorporated into the project design or are to be implemented before or during construction in accordance with the project Conditions of Approval, thereby reducing all identified impacts to less than significant levels.
1205 Melrose Way 15-Lot Residential Subdivision Project-Fina11S/MND P21-0130 Junedk3/2022 PH3 Page 1` ao ' -2
City of Vista Attachment B-Mitigation Monitoring&Reporting Program Mitigation • •
Compliance Compliance
131O-1 Pre-Construction Surveys for Avian Nesting. Project construction activities(demolition,grading,clearing, City Planner Prior to any and all grubbing) shall be conducted between September 16 and January 31, which is outside of the nesting and/or City on-site and off-site season for birds and raptors. If initial grading and vegetation removal activities(i.e.,earthwork,clearing, Engineer ground disturbing and grubbing) must occur during the general bird nesting season (January 15 to September 15), the activities project applicant shall retain a qualified biologist to conduct a pre-construction survey for nesting birds and raptors.The survey shall be completed no more than three days prior to the beginning of demolition or other construction impacts. If the survey concludes no active bird or raptor nesting, then project activities shall be allowed to proceed without anyfurther requirements. If active bird nests are confirmed to be present duringthe pre-construction survey,then a buffer zone shall be established by the biologist.
Construction activities shall avoid any active nests until a qualified biologist has verified that the young have fledged, or the nest has otherwise become inactive.
CR-1 Cultural resource mitigation monitoring shall be conducted on the site to provide for the identification, City Planner Prior to any and all evaluation,treatment,and protection of any cultural resources that are affected by or maybe discovered and/or City on-site and off-site during the construction of the proposed project. The monitoring shall consist of the full-time presence Engineer ground disturbing of a Qualified Archaeologist and a traditionally and culturally affiliated (TCA) Native American Monitor activities, including associated with a TCA tribe for, but not limited to, any clearing or grubbing of vegetation,tree removal, any informal or demolition and/or removal of remnant foundations, pavements, abandonment and/or installation of formal solicitation infrastructure; grading or any other ground disturbing or altering activities, including the placement of of construction bids any imported fill materials (note: all fill materials shall be absent of any and all cultural resources); and any related road improvements, including, but not limited to, the installation of infrastructure, realignments, and/or expansions to parking lots. Other tasks of the monitoring program shall include the following:
• The requirement for cultural resource mitigation monitoring shall be noted on all applicable construction documents, including demolition plans,grading plans, etc. • The Qualified Archaeologist and TCA Native American Monitor shall attend at least one pre- construction meeting with the Contractor and/or associated Subcontractors (e.g., Grading Contractor) and a representative from the City of Vista's Engineering or Community Development departments to present the archaeological monitoring program as presented in these measures. • The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American Monitor during all ground disturbing or altering activities, as identified above. The Contractor or Grading Contractor shall notifythe Director of Community Development&Engineering, preferably through e-mail, of the start and end of all ground-disturbing activities. • The Qualified Archaeologist and/or TCA Native American Monitor may halt ground-disturbing activities if archaeological artifact deposits or cultural features are discovered. In general, ground- disturbing activities shall be directed away from these deposits for a short time to allow a determination of potential significance, the subject of which shall be determined by the Qualified 1205 Melrose Way 15-Lot Residential Subdivision Project-Final IS/MND P21-0130 June 2022O8/23/2022 PH3 Page 11 oft 1mentI-3
City of Vista Attachment B-Mitigation Monitoring&Reporting Program Mitigation • •
Compliance Compliance
Archaeologist and the TCA Native American Monitor. If a determination is made that the unearthed artifact deposits or tribal cultural resources are considered potentially significant,the consulting TCA Tribe(s)shall be notified and consulted in regards to the respectful and dignified treatment of those resources. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA Native American Monitor,deems the cultural resource or feature has been appropriately documented and/or protected.At the Qualified Archaeologist's discretion,the location of ground disturbing activities may be relocated elsewhere on the project site to avoid further disturbance of cultural resources.
• The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable mitigation for the proposed project. If avoidance is not feasible, culturally appropriate treatment of those resources, including but not limited to funding an ethnographic or ethnohistoric study of the resource(s), and/or developing a data recovery plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required,then the consulting TCA Tribe(s)shall be notified and consulted in drafting and finalizing any such recovery plan.
CR-2 Prior to the submission of a grading plan to City staff for review, the Applicant or Owner, and/or City Planner Prior to issuance of Contractor shall enter into a Pre-Excavation Agreement with a Traditionally and Culturally Affiliated a demolition or Native American Tribe ("TCA Tribe"). A copy of the agreement shall be included in the grading plan grading permit, and submission.The purpose of this agreement shall be to formalize protocols and procedures between the throughout all Applicant or Owner, and/or Contractor, and the TCA tribe for the protection and treatment of, including ground disturbing but not limited to, Native American human remains,funerary objects,cultural and religious landscapes, or altering activities ceremonial items, traditional gathering areas and cultural items, located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, off-site infrastructure installation, grading, and all other ground disturbing activities.
CR-3 Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which shall City Planner Prior to the comply with Government Code Section 6254(r),shall be submitted by the Qualified Archaeologist,along issuance of a with the TCA Native American Monitor's notes and comments, to the City Planner for the project Grading Permit administrative record.
CR-4 All cultural materials that are associated with burial and/or funerary goods shall be repatriated to the Director of Prior to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per Community issuance of a California Public Resources Code Section 5097.98. Development Grading Permit CR-5 Recovered cultural material of historic significance, but not of tribal significance, shall be curated with City Planner Prior to the release accompanying catalog, photographs, and reports to a San Diego curation facility that meets federal of the Grading standards per 36 CFR Part 79. Materials of Native American origin should be catalogued in the field by Bond 1205 Melrose Way 15-Lot Residential Subdivision Project-Final IS/MND P21-0130 June 202208/23/2022 PH3 Page 12 oft gmentI-4
City of Vista Attachment B-Mitigation Monitoring&Reporting Program Mitigation Measures Staff Monitor
Compliance Compliance
the archaeologist with the TCA monitor present. No materials are to leave the project site. The cultural material can then be returned to the Tribe(s)for reburial on the project site as detailed below. Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre-excavation agreement as described in CR-2.
Onsite Resource Reburial: Upon completion of all ground-disturbing and grading activities on the Project site,the TCA monitor and representatives from the Tribe(s)will rebury any resources recovered from the Project site in an open space area that will remain free from any active recreational uses or any further excavation or ground disturbance.Any reburial site shall be culturally appropriate and explicitly approved in writing by the consulting Tribe(s). The reburial location will be covered first by a layer of geomat and then backfilled with clean fill dirt. Once reburial activities are completed,the site will be protected via a restrictive covenant or similar deed restriction that prohibits future excavation or disturbance of the reburial location.
CR-6 As specified by California Health and Safety Code Section 7050.5, if human remains are found on the City Planner Throughout all project site during construction or during archaeological work,the person responsible for the excavation, ground disturbing or his or her authorized representative, shall immediately notify the San Diego County Coroner's office or altering activities by telephone. No further excavation or disturbance of the discovery or any nearby area reasonably suspected to overlie adjacent remains (as determined by the Qualified Archaeologist and/or the TCA Native American monitor)shall occur until the Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected (as determined by the Qualified Archaeologist and/or the TCA Native American monitor), and consultation and treatment could occur as prescribed by law. As further defined by State law,the Coroner would determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner recognizes the remains to be Native American, he or she shall contact the Native American Heritage Commission within 24 hours.The Native American Heritage Commission would then make a determination as to the Most Likely Descendent. If Native American remains are discovered, the remains shall be kept in situ ("in place"), or in a secure location in close proximity to where they were found, until after the Medical Examiner makes its determination and notifications, and until after the Most Likely Descendant is identified.The analysis of the remains shall only occur on-site in the presence of a Most Likely Descendant. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply, and the mediation process will occur with NAHC. In the event that mediation is not successful, 1205 Melrose Way 15-Lot Residential Subdivision Project-Final IS/MND P21-0130 June 202208/23/2022 PH3 Page 13 oft gmentI-5
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Compliance Compliance
the landowner shall rebury the remains at a location free from future disturbance(see Public Resources Code Section 5097.98(e)and 5097.94(k)).
HAZ-1 Prior to any site disturbing activities,the Applicant and/or Owner shall conduct testing for the presence City Engineer Prior to any site of ACM and LBP. If the testing determines that ACM and/or LBP are present on-site, removal of these and/or City disturbing activities potential hazardous building materials shall occur in accordance with all regulatory procedures prior to Planner on-site demolition activities. Any materials exported from the site must be properly managed and transported to an appropriately permitted facility if it is characterized as a regulated or hazardous waste.
NOI-1 Construction Noise Management Plan: Noise levels from Project-related demolition, grading, and City Engineer Prior to any site construction activities shall not exceed the noise limit specified in San Diego County Code (adopted by and/or City disturbing activities City of Vista)Sections 36.408 and 36.409 of 75 dBA(8-hour average),when measured at the boundary Planner line of the property where the noise is located or any occupied property where noise is being received.
A Construction Management Plan shall be submitted to the City of Vista Planning Division for approval prior to issuance of the Grading Permit. The following measures may be included to reduce construction/demolition noise: Construction equipment shall be properly outfitted and maintained with manufacturer-recommended noise-reduction devices.
• Diesel equipment shall be operated with closed engine doors and equipped with factory- recommended mufflers.
• Mobile or fixed "package" equipment(e.g., arc-welders and air compressors)shall be equipped with shrouds and noise control features that are readily available for that type of equipment. • Electrically powered equipment shall be used instead of pneumatic or internal-combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes)shall be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise sensitive receptors. • The use of noise-producing signals, including horns, whistles, alarms,and bells,shall be used for safety warning purposes only.
• No project-related public address or music system shall be audible at any adjacent sensitive receptor.
• Prior to construction activities, designate a "Construction Noise Coordinator" who shall be responsible for responding to local complaints about construction noise.The Construction Noise Coordinator shall determine the cause of the complaint and shall require that reasonable measures be warranted to correct the problem be implemented (potentially including temporary 1205 Melrose Way 15-Lot Residential Subdivision Project-Final IS/MND P21-0130 June 202208/23/2022 PH3 Page 14 of IgIment I-I
City of Vista Attachment B-Mitigation Monitoring&Reporting Program Mitigation • •
Compliance Compliance
noise barriers).The telephone number for the Construction Noise Coordinator shall be conspicuously posted at the construction site.
• Prior to construction activities, notify the adjacent church and residences of the construction schedule in writing and provide them with the contact information of the Construction Noise Coordinator.
1205 Melrose Way 15-Lot Residential Subdivision Project-Final IS/MND P21-0130 June 202208/23/2022 PH3 Page 15 of IggmentI-7
RESOLUTION NO. 2022-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA,
CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT AND TENTATIVE SUBDIVISION MAP INCLUDING A DENSITY BONUS FOR A 15-LOT SINGLE- FAMILY RESIDENTIAL SUBDIVISION LOCATED AT 1205 MELROSE WAY (APNS 166-184-10-00, 166-184-09-00 AND 166-183-17-00)
APPLICANT: ZORAN DJORDJEVICH, PACIFIC INTERNATIONAL INVESTMENTS, INC.
PLANNING CASE: P21-0130
The City Council of the City of Vista does resolve as follows:
1. Findings. The City Council hereby finds and declares the following:
A. The applicant, Zoran Djordjevich — Pacific International Investments, Inc., has submitted an application for a General Plan Amendment to change the land use designation from Low Density Residential (LD) to Medium Low Density Residential (MLD), a Zone Change from Estates Residential (E-1) to Residential (R-1), and a Tentative Subdivision Map including a Density Bonus to develop 15 residential lots on the project site which is located on the north side of Melrose Way, northwest of Centennial Drive, at 1205 Melrose Way (APNs 166-184-10- 00, 166-184-09-00, and 166-183-17-00).
B. The properties for which the approvals are requested is more specifically described as follows:
A 2.55-acre site at the address 1205 Melrose Way, which is located on the north side of Melrose Way, northwest of Centennial Drive (APNs 166-184-10- 00, 166-184-09-00, and 166-183-17-00).
C. On July 19, 2022, the Planning Commission held a duly noticed public hearing to consider the request for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, and Tentative Subdivision Map for the project site located at 1205 Melrose Way. At said hearing, the Planning Commission took no action on the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and adopted Resolution 2022-14, recommending City Council denial of the proposed General Plan Amendment to redesignate the site from Low Density Residential (LD) to Medium Low Density Residential (MLD) and Zone Change, and a corresponding Zone Change from Estate Residential (E-1) to Single-Family Residential (R-1) Zone.
D. On August 23, 2022, the City Council held a duly noticed public hearing to consider a request for the Mitigated Negative Declaration and Mitigation Monitoring and Reporting program, General Plan Amendment, Zone Change, and Tentative Subdivision Map for the project site located at 1205 Melrose Way
E. At the public hearing staff reports both written and oral were received in evidence, and all persons desiring to speak on the project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council made certain findings and reached a decision on the project as hereinafter set forth.
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2. Action.
A. The above recitations are true and correct.
B. For the following reasons, the City Council hereby amends the General Plan Land Use designation for the project site located at 1205 Melrose Way as proposed by the applicant:
1. The General Plan, Land Use and Community Identity (LUCI) Element, Goal 2 promotes the preservation and enhancement of neighborhoods that share common development patterns, topography, major streets, and zoning patterns. The proposed project would provide for a new residential development consisting of lots that would be compatible with existing housing and lot sizes in the surrounding area. The project would also improve the existing access road (Melrose Way) to the benefit of the proposed development and the existing homes along Melrose Way.
2. The proposed Zone Change from Estates Residential (E-1) to Residential (R-1)would allow the project to be developed with a higher density of residential units from 2 dwelling units per acre in the E-1 zone to 5 dwelling units per acre in the R-1 zone. The R-1 zoning designation would need to be approved so that the desired density, with the requested Density Bonus allowance per State Law, can be achieved for a 15-lot Tentative Subdivision Map. Although the project will provide for smaller lots inconsistent with the General Plan Medium Low Density (MLD) land use designation, the developer will be implementing minimal development standards that will ensure that the proposed development would be consistent with nearby residential land uses with compatible architectural design features and landscaping.
3. While there is single family residential development to the south and west of the subject site, the properties to the north are developed with an apartment complex and the properties to the east are developed with a church and elementary school. The higher density residential subdivision, per a Density Bonus per State Law for concessions and waivers of development standards, would successfully integrate with residential uses to the west and south while complementing the apartment development to the north. The proposed use would provide a desirable, transitional land use between more intense high density uses to the north and less intense single family residential uses to the west and south. Although this project is being proposed as a higher density subdivision than the surrounding neighborhood, it would still be developed as single-family homes on single-family residential lots. This project would provide a buffer between the low-density residential units to the south and the higher density apartment units to the north, tying this neighborhood together as an enclave of varying residential land uses.
4. Based on the compatibility of the proposed project with the multi-family residential uses to the north and single-family residential uses to the west and south, the proposed project would be compatible with the surrounding development. The proposed development would promote the maximum efficient utilization of the site and will encourage the applicant to improve the property with the highest and best land uses for the subject property.
The proposed Zone Change will provide additional land for viable residential development consistent with adjacent residential development. Therefore, with compliance to the applicable development standards of the Zoning Ordinance, the project will be compatible with surrounding land uses.
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5. The recommended General Plan Amendment is attached as Exhibit "C".
C. The City Council herby makes the following findings regarding the Tentative Subdivision Map:
1. The project conforms to the following:
a. The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
i. The applicant is requesting a General Plan Amendment from Low Density Residential (LD) to Medium Low Density Residential (MLD) which allows a maximum density of five dwelling units per acre. However, the proposed project will be utilizing State Density Bonus Laws to achieve a higher density for providing one very low-income unit, which equates to 6.67% of the total number of units, which allows a density bonus of 20%.
However, under Government Code Section 65915, the percentage of units being provided as very low-income units would be rounded up, which would equate to a total of 7% of units being provided as very low-income for this project. Furthermore, 7% of units being used as very low- income units would permit a density bonus of 25%, however, the applicant is opting to only utilize 20% density bonus for this project than what is authorized by State Density Bonus laws.
The proposed subdivision has a density of 5.88 dwelling units per acre, exceeding the maximum of 5 dwelling units per acre in the R-1 zone. Therefore, upon approval of the General Plan Amendment and Zone Change, the density of the proposed project would be consistent with the Land Use Element of the General Plan pursuant to State Density Bonus laws. ii. The proposed subdivision is located in a semi-rural area adjacent to single-family residential land uses of various lot sizes ranging in size from one-half acre to one-acre or larger parcels. The proposed density (5.88 dwelling units per acre) and smaller lot sizes of the proposed subdivision would allow for the construction of a subdivision development of 15 single-family homes. Although this project would be inconsistent in lot size and density with nearby properties to the west and south, it would be compatible with the higher density apartment complex to the north. The proposed project provides a better transition of land uses from the higher density multi-family residential development to the north, to the lower density single family residential uses to the south and west, by providing a higher density subdivision with smaller single-family lots. The single-family residential lots will be developed with single-family homes that will be designed to be compatible with the surrounding neighborhood with architecture and landscaping. Therefore, the project is compatible with surrounding land uses in compliance with the policies of the General Plan. iii. The proposed map is consistent with the Housing Element of the General Plan because the project helps to achieve the Housing Element goal to provide a wide range of housing by location, type of unit, and price to meet the existing and future needs of Vista residents; also, the project helps the City to provide its fair share of regional housing needs.
b. The design and improvements of the proposed subdivision are compatible with the Vista General Plan for the following reason:
i. The design and improvements must meet the criteria of Development Code Titles 16, 17, and 18 to implement the General Plan. Construction of the P21-0130res
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project requires compliance with Title 16 Building and Construction, and the California Building Code. Construction drawings must be reviewed and approved through the City's permit application, plan check, and inspection process. The proposed subdivision must comply with Section 17.16.010 which regulates the design of subdivisions including minimum requirements for lot areas, frontage, lot depth and width, and access to public utilities. The project has been reviewed for conformance with the requirements of Section 17.16.010. However, the developer will be utilizing State Density Bonus allowances for concessions and waivers of development standards for providing one very low-income residential unit, which equates to 6.67% of the total number of units, which allows a density bonus of 20%, to achieve the desired density of 5.88 dwelling units per acre. The minimum design requirements of lot width and depth per Section
17.16 will be waived pursuant to the information noted above. The Individual building permits will be required for the construction of each residence, at which time the construction drawings shall be reviewed for compliance with the development standards required by Title 18 Zoning.
C. The site is physically suitable for the type of development for the following reason:
i. The land area and topography will support the 15-lot subdivision and associated roadway improvements proposed by the Tentative Subdivision Map.
The topography of the subject site is relatively flat, which makes the site suitable for development. Furthermore, existing utilities and services are available to the site. d. The site is suitable for the proposed density of development for the following reason:
i. The density of the proposed project is 5.88 dwelling units per acre, which is above the maximum density of 5 dwelling units per acre allowed by the General Plan MLD Land Use designation, and the project would not comply with the minimum lot size (10,000 square feet) required for the Residential (R-1) Zone upon approval of the General Plan Amendment and Zone Change. However, the developer is utilizing State Density Bonus Law to achieve the desired density by utilizing concessions and waivers of development standards, which include, but are not limited to, minimum lot size, lot width and lot depth standards, in exchange for providing one very low-income residential unit, which equates to
6.67% of the total number of units, which allows a density bonus of 20%. Therefore, this project would be consistent with State Density Bonus Law and the City of Vista Title 18 Development Code.
ii. GP LUCI Goal 9 promotes a range of housing types and sizes for a variety of incomes and ages. The proposed project would provide one very low-income residential unit for a twenty percent density bonus allowance, which would allow the developer to request waivers and one cost saving concession from development standards per State Law. The developer would be utilizing the concession for minimum lot size standards, which would permit minimum lot sizes to be smaller than what the proposed zone allows. This allowance would provide an affordable housing unit within this neighborhood and allow the developer to build homes on smaller lot sizes than the surrounding neighborhood, which would provide varying housing types and sizes for a variety of incomes and ages. iii. The proposed development furthers the goals of the General Plan Housing Element by providing additional housing resources for the P21-0130res
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community that will be designed to be compatible with the intended character of the area.
e. The design of the subdivision or the proposed improvement are not likely to cause substantial environmental damage, or substantially and avoidably injure fish, wildlife or their habitat for the following reason:
i. The project site is substantially surrounded by existing single-family homes and it does not contain any endangered, rare or threatened species.
Approval of the project would not result in significant effects related to traffic, noise, air quality, or water quality. Impact on biological resources as a result of this project will have a less than significant impact with the implementation of the proposed mitigation measures. Such mitigation measures would include pre-construction surveys for Avian nesting or conducting construction activities outside of the nesting season. The applicant shall retain a qualified biologist to conduct pre-construction surveys for nesting birds and raptors. f. The design of the subdivision or the type of improvements is not likely to cause serious public health problems for the following reasons:
i. Adequate public services, including emergency services, and utilities such as sewer service, will be extended to the subdivision to ensure no public health problems occur as a result of the subdivision. Public health concerns are further addressed through the Mitigation Monitoring and Reporting Program for the project, which requires mitigation measures to address potentially significant impacts related to Hazards and Hazardous Materials, and Noise.
ii. The road improvements as proposed and imposed by the Conditions of Approval meet City standards. All residences within the subdivision will have public road access to Melrose Way for emergency services. iii. GP LUCI Goal 3 promotes the protection of residential neighborhoods from land uses that may have an adverse impact upon the enjoyment of the residential living environment. The proposed project will include street trees and associated landscaping to beautify the surrounding area. The project will also provide sufficient off-street parking to serve the proposed residential development. g. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgement acquired by the public at large for access through, or use of property within the proposed subdivision for the following reason:
i. All such easements shall be relocated or reserved from development.
h. All requirements of CEQA have been met, through the preparation of a Mitigated Negative Declaration (MND) and Initial Study (IS). The Mitigation Monitoring and Reporting Program has been addressed and prepared in accordance with CEQA.
D. In view of the necessary findings heretofore made, and considering the applicable law, the City Council approves the General Plan Amendment, a copy of which is P21-0130res
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attached hereto as Exhibit "A", Zone Change, a copy of which is attached hereto as Exhibit"B", and Tentative Subdivision Map (Planning Case No. P21-0130)for the development of 15 residential lots and associated improvements on a 2.55-acre site located on the north side of Melrose Way, northwest of Centennial Drive (APNs 166-184-10-00, 166-184-09-00 and 166- 183-17-00), a copy of which is included in the Project Plans, attached hereto as Exhibit "D", subject to the Conditions of Approval in Exhibit "C" to this Resolution.
E. The Tentative Subdivision Map, or any portion thereof for which a Final Map is not yet recorded, shall become null and void as set forth in Exhibit "A".
F. Failure to abide by and faithfully comply with any and all conditions of approval included in Exhibit "A" shall constitute grounds for revocation of the approvals by the Planning Commission.
3. Adoption. PASSED AND APPROVED at a regular meeting of the City Council of the Chartered City of Vista held on the 231 day of August, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:
Walter Chung, Acting City Attorney KATHY VALDEZ, CITY CLERK By: By:
Exhibits:
A. Conditions of Approval
B. General Plan Land Use Map Amendment
C. Tentative Subdivision Map
APPROVED
Walter Chung
201601978987342
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EXHIBIT "A"
CONDITIONS OF APPROVAL
P21-0130
MELROSE WAY 15-LOT SUBDIVISION — PACIFIC INTERNATIONAL INVESTMENTS, INC.
A. SCOPE OF PROJECT
This project consists of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, and Tentative Subdivision Map including a Density Bonus for a 15-lot single-family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00 and 166-183-17-00) which shall conform to Exhibit "B".
B. APPLICABLE REGULATIONS
1. Where not otherwise specified, this project shall be subject to the regulations of the City of Vista Municipal and Development Codes as well as other applicable local, State and Federal regulations.
2. Prior to any construction on the site, all required permits shall be obtained.
C. FINAL MAP
A Final Map is required for this subdivision as set forth in Engineering Condition F.1.a., below.
D. EXPIRATION AND PHASING OF TENTATIVE MAP
1. Unless a Final Map is recorded or an extension granted pursuant to Title 17 of the Development Code, this Tentative Subdivision Map shall expire at 11:59 PM on the third anniversary of the adoption of this Resolution.
2. The recordation of the Final Map and construction of all access improvements and public utility improvements may not be phased.
E. VIOLATION OF CONDITIONS
Should significant violations of conditions be reported to the City, the City may take action pursuant to Chapter 17.88 of the Vista Development Code.
F. ENGINEERING INFORMATION AND CONDITIONS
1. General
a. A Final Map shall be prepared by a Registered Civil Engineer or Licensed Land Surveyor and shall be in accordance with the approved Tentative Map, the Subdivision Map Act and Vista Development Code Title 17, Chapter 17.68, and shall be subject to approval by the City Engineer.
b. Prior to acceptance of any building plans, the grading and public improvement plan sets shall be submitted for the second plan check and deemed substantially complete by the Land Development Engineer. Prior to issuance of any building permits, the public improvement plans shall be approved by the City Engineer and bonded for.
c. The approval of the Tentative Map/project shall not mean that closure, vacation, or abandonment of any public street, right of way, easement, or facility is granted or guaranteed to the applicant. Section 66434(g) or 664450) of the Government Code may be applied at the discretion of the City Engineer. If not applied, the P21-0130 EX2A 1
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applicant is responsible for applying for all closures, vacations, and abandonments as necessary. The application(s) for such actions shall be reviewed and approved or rejected by the City under separate process per codes, ordinances, and policies in effect at the time of the application. d. Where proposed off-site improvements, including but not limited to slopes, streets, driveways, public utility facilities, and drainage facilities, are to be constructed, the applicant shall, at his own expense, obtain all necessary easements or other interests in real property and shall dedicate the same to the City as required. The applicant shall provide documentary proof satisfactory to the City that such easements or other interest in real property have been obtained prior to the approval of the final map. Additionally, the City, may at its sole discretion, require that the applicant obtain at his sole expense a title policy insuring the necessary title for the easement or other interest in real property to have vested with the City of Vista or the applicant, as applicable.
e. The applicant shall obtain any necessary permits and clearances from all public agencies having jurisdiction over the project due to its type, size, or location, including but not limited to the U. S. Army Corps of Engineers, California Department of Fish & Game, U. S. Fish and Wildlife Service and/or San Diego Regional Water Quality Control Board (including NPDES), San Diego County Health Department, prior to the issuance of grading permits. f. This project shall provide year-round erosion control including measures for the site required for the phasing of grading. Prior to the issuance of grading permit, an erosion control plan, designed for all proposed stages of construction, shall be reviewed, secured by the applicant with cash securities and approved by the City Engineer.
g. The drainage design on the Preliminary Grading Plan is conceptual only. The final design shall be based upon a hydrologic/hydraulic study to be approved by the City Engineer during final engineering. All drainage picked up in an underground system shall remain underground until it is discharged into an approved channel, or as otherwise approved by the City Engineer. All public storm drains shall be shown on City standard plan and profile sheets. All storm drain easements shall be dedicated where required. The applicant shall be responsible for obtaining any off-site easements for storm drainage facilities.
h. Prior to grant of occupancy, the Engineer of record must submit "As-Built" drawings to construction inspector assigned to his project for final approval. The Inspector will review the"As-Built"drawings, sign and return them to the Engineer. i. The development shall comply with all applicable regulations established by the United States Environmental Protection Agency (USEPA) as set forth in the National Pollutant Discharge Elimination System (N.P.D.E.S.) permit requirements for urban runoff and storm water discharge and any regulations adopted by the City pursuant to the N.P.D.E.S. regulations or requirements.
Further, the applicant may be required to file a Notice of Intent with the State Water Resources Control Board to obtain coverage under the N.P.D.E.S. General Permit for Storm Water Discharges Associated with Construction Activity and may be required to implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. SWPPPs shall include P21-0130 EX2A 2
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construction pollution prevention and pollution control measures The applicant shall comply with all the provisions of the Clean Water Program during and after all phases of the development process, including but not limited to: mass grading, rough grading, construction of street and landscaping improvements, and construction of dwelling units.
j. Any existing broken pavement, concrete curb, gutter or sidewalk or any damaged during construction along the frontage of the project, shall be repaired or replaced as directed by the Land Development Inspector.
2. Grading
a. Prior to any grading of any part of the project, a comprehensive soils and geologic investigation shall be conducted of the soils, slopes, and formations of the project.
All necessary measures shall be taken and implemented to assure slope stability, erosion control, and soil integrity. No grading shall occur until a detailed grading plan, to be prepared in accordance with the Development Code, is approved by the City Engineer.
b. If the project involves demolition of an existing structure or surface improvements, the grading and construction BMP plans shall be approved by the Land Development Engineer prior to the issuance of a demolition permit. No demolition shall be permitted without an approved construction erosion control plan. c. A precise grading and private improvement plan shall be prepared, reviewed, secured and approved prior to the issuance of any building permits. The grading plan shall be prepared by a California Registered Civil Engineer. The plan shall reflect all pavement,flatwork, drainage devices, utility services, landscaped areas, special surfaces, curbs, gutters, walls, medians, striping, signage, streetlights, and footprints of all structures. An erosion control plan shall be submitted along with the grading plans for the site.
1. Prior to the approval of the grading plan, the applicant shall obtain letters of permission from affected property owners if construction or construction access is required across property lines. This includes the construction of retaining wall along property lines.
d. The applicant shall monitor, supervise, and control all construction and construction-supportive activities, so as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:
1. Dirt, debris and other construction material shall not be deposited on any public street or within the City's storm water conveyance system.
2. All grading and related site preparation and construction activities shall be limited to the hours of 7 AM to 5 PM, Monday through Friday, and from 8 AM to 4 PM on Saturdays. No Engineering related construction activities shall be conducted on Sundays or legal holidays unless written permission is granted by the City Engineer with specific limitations to the working hours and types of permitted operations. All on-site construction staging areas shall be as far as possible (minimum 100 feet) from any existing residential development. Because construction noise may still P21-0130 EX2A 3
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be intrusive in the evening or on holidays, the City's Noise Ordinance also prohibits any disturbing, excessive, or offensive noise which causes discomfort or annoyance to reasonable persons of normal sensitivity.
3. The construction site shall accommodate the on-site parking of all motor vehicles used by persons working at or providing deliveries to the site. e. Grading and drainage facilities shall be designed and installed to adequately accommodate the local storm water runoff and shall be in accordance with the City's Development Code and as directed by the City Engineer. Drainage facilities shall be designed to attenuate the peak flows resulting from a 100-year storm event down to a level equal to or less than the pre-development flow. f. This project requires off-site improvements. No grading or improvements shall occur outside the limits of this approval unless the Developer obtains, records, and submits a recorded copy to the City Engineer a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading and improvements will not occur outside the project and apply for and obtain a finding of substantial conformance from both the City Engineer and Planning Director.
3. Improvements
a. Prior to approval of the Final Map all improvement requirements shall be covered by a subdivision agreement and secured with sufficient improvement securities or bonds guaranteeing performance and payment for labor and materials, setting of monuments, and warranty against defective materials and workmanship. Any private streets that are created shall be subject to a Private Street Maintenance Agreement to be recorded before or concurrently with the Final Map. b. All public improvements are required at the time of subdivision and/or development and shall be under construction to the satisfaction of the City Engineer prior to the issuance of the first building permit, excluding retaining wall permits. All public improvements including underground conversion of existing overhead utilities shall be completed prior to issuance of any Certificate of Occupancy.
c. The following streets shall be dedicated on the Final Map and improved as noted:
Melrose Way:
1. Applicant shall perform dig-outs of distressed pavement along Melrose Way adjacent to the property frontage.
2. Applicant shall dedicate property along Melrose way to provide a 30-foot centerline to right-of-way half width adjacent to the property frontage.
3. Applicant shall widen Melrose Way to provide a 20-foot centerline to curb face width, including a 5-foot sidewalk adjacent to the property frontage.
4. Applicant shall construct a pedestrian ramp at the northwest and northeast intersection of the Private Street and Melrose Way. The right- of-way shall adjust to incorporate the entirety of the curb return.
5. Melrose Way shall be resurfaced half width plus 12-feet.
6. Striping in the area of improvements shall be replaced in kind.
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7. Applicant shall install a stop sign and limit line at the intersection of the Private Street and Melrose Way per the City of Vista Standard Drawings. d. Street name signs and traffic control devices shall be built to City standards and as required by the City Engineer and the Traffic Engineer. e. All right-of-way alignments, street dedications, exact geometrics and widths shall be dedicated and improved as required by the City Engineer. f. Sight distance requirements at all street intersections shall conform to the Cal Trans intersectional sight distance criteria. Landscaping features such as slopes, fencing, retaining walls, trees, shrubs, and signage shall be designed to conform to the Cal Trans sight distance criteria.
g. The applicant shall pay all applicable fees, energy charges, and/or assessments and privately maintain the constructed streetlights on all public or private streets within the subdivision boundary. Streetlight plans shall be submitted and approved prior to issuance of the grading permit.
h. Design and construction of all improvements shall be in accordance with standard plans and requirements of the City of Vista and subject to approval by the City Engineer.
i. All public streets, with the exception of those designated in the ordinance as "hillside" or "rural', shall provide a minimum of 10 feet parkway between the face of curb and the right of way line. Public and private sidewalk and hardscape designated as "ADA path of travel" shall comply with ADA requirements. j. Any public street adjacent to the project shall be improved as required by the City Engineer.
k. The exact limits of pavement and sidewalks shall be approved by the Land Development Engineer. Street structural sections shall have a gravel equivalent of a minimum of 4" AC over 8" CL-2AB with a T.I. of 6.0. Geotechnical tests of the existing pavement are subject to approval of the Land Development Engineer in the field during project inspection. Existing public improvements will be repaired to good condition and proper alignment as may be required for proper tie-in.
I. All existing overhead utility lines within the property and/or in the public right of way on the same side of a public right-of-way or private street abutting a new project, and all new extension services for the development of the project, including but not limited to, electrical, cable and telephone, shall be placed underground per City Code requirements and as required by the City Engineer and current City policy.
m. The City of Vista does not provide water service for projects within our city limits.
A separate submittal and/or permits, fees, bonds, agreements, and other conditions may be required to be attained by Vista Irrigation District. n. Any private water lines shall be designed by a registered Civil Engineer in the State of California. The plan check and inspection for private water lines shall be P21-0130 EX2A 5
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paid for by the developer as part of the Engineering review and construction process.
o. The project shall enter into an encroachment agreement, which shall be recorded against the property, to maintain the private storm drain facilities being designed within the public ROW.
p. The project shall maintain in perpetuity an existing portion of the public ROW along APN 171-100-48. This area shall be included in the CC&R's for maintenance.
4. Stormwater
a. The applicant shall prepare and submit an Operations & Maintenance (O&M) Plan to the Engineering Division with the first submittal of engineering plans. The O&M Plan shall be prepared by the applicant's Civil Engineer. It shall be directly based on the project's Storm Water Quality Management Plan (SWAMP) previously approved by the City Engineer. The O&M Plan shall be approved by the City Engineer prior to approval of any plans by the Land Development Division. At a minimum the O&M Plan shall include the designated responsible parties to manage the storm water BMP(s), employee's training program and duties, operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, copies of resource agency permit(s), and any other necessary elements.
1) Prior to issuance of permits, all post construction BMPs shall be shown in detail on the precise grading plans and submitted to the City for review and approval. For all post-construction treatment control BMPs, submit an operation and maintenance manual detailing requirements for the property owner to maintain BMPs into perpetuity. An easement shall be granted to the City for inspection of post-construction treatment control BMPs as needed.
b. The applicant shall enter into a City-Standard Stormwater Facilities Maintenance Agreement with the City obliging the future owner(s) to maintain, repair and replace the storm water Best Management Practices (BMPs) identified in the project's approved Storm Water Quality Management Plan (SWQMP), as part of the final engineering design, and as detailed in the O&M Plan into perpetuity. The Agreement shall be approved by the City Attorney and shall be recorded at the County Recorder's Office prior to issuance of any precise grading permit. c. At a minimum, maintenance agreements shall require the staff training, inspection and maintenance of all BMPs on an annual basis. The project proponent shall complete and maintain O&M forms to document all maintenance activities. Parties responsible for the O&M plan shall retain records at the subject property for at least 5 years. These documents shall be made available to the City for inspection upon request at any time.
d. The Agreement shall include a copy of executed onsite and offsite access easements necessary for the operation and maintenance of BMPs that shall be binding on the land throughout the life of the project to the benefit of the party responsible for the O&M of BMPs, until such time that the storm water BMP requiring access is replaced, satisfactory to the City Engineer.
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e. The project shall provide a separate sheet as part of the grading plan showing all construction BMP's required. This construction BMP sheet shall be phased as needed and required by the City of Vista, alterations and or updated plans may be required during construction. Additional BMP's when requested by the City of Vista shall be implemented at least before the next rain event or within 48 hours of request whichever comes first.
f. The BMPs described in the project's approved Storm Water Quality Management Plan (SWQMP)shall not be altered in any way without formal approval by the City Engineer and/or reviewed and approved by the Planning Commission. g. This project will be required to implement post construction BMP's in accordance with the City of Vista BMP Design Manual and the San Diego Regional Water Quality Control Board (SDRWQCB) MS4 permit reissued as order no R9-2013- 0001. A separate sheet shall be provided as part of the grading plans that indicates all site design, source control and treatment control BMP's. This sheet shall be signed by the architect, civil engineer, landscape architect, and geotechnical engineer. It shall show construction level details for all BMP's as required by the City Engineer.
h. All post construction BMP's shall be surveyed by a professional land surveyor. A written certification signed and stamped by the Civil Engineer of record shall be submitted prior to final inspection and occupancy release. The certification shall include language that the civil engineer has personally visited the site and confirms the BMP's as constructed are in conformance with the approved SWQMP and H&H reports and that all water quality requirements have been satisfied.
5. Mapping
a. A Final Map shall be prepared by a Registered Civil Engineer or Licensed Land Surveyor and shall be in accordance with the approved Tentative Map, the Subdivision Map Act and Vista Development Code Title 17, Chapter 17.68, and shall be subject to approval by the City Engineer.
b. The applicant shall record CC&R's at the time of recordation of the final map creating the individual lots of this subdivision. The CC&R's will provide for a manager to be responsible for maintenance and repair, with each lot owner responsible for its pro rata share of the maintenance costs. The manager may be an owner, a third-party manager designated by the owners, or a special purpose entity such as an owners' association. The CC&R's shall be subject to the review and approval of the City Attorney and Community Development Director prior to recordation of the final map, and shall include the following:
i. The manager shall be responsible for the maintenance of all common areas, such as landscaping, parking, and access roads.
c. Right-of-way or easement acquisitions necessary to implement any portion of this Final Map, including public improvements, shall be obtained by the applicant at its sole expense prior to the City's consideration of the Final Map which encompasses the particular improvement.
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d. The applicant shall provide and show on the Final Map all necessary easements for access, streets, alleys, sewer and water facilities, utilities and drainage facilities, irrigation facilities and other facilities as requested by the City. e. Final Map shall be in substantial conformance to the approved Tentative Map and must be submitted to the City Engineering Department for review and approval. Final Map shall be prepared, wet signed and sealed by a Civil Engineer or Land Surveyor, registered in the State of California and licensed to prepare final maps. g. Final Map shall be in substantial conformance to the approved Tentative Map and must be submitted to the City Engineering Department for review and approval. Final Map shall be prepared, wet signed and sealed by a Civil Engineer or Land Surveyor, registered in the State of California and licensed to prepare final maps. h. Reciprocal easements shall be provided insuring access to all parcels over private roads/driveways to the satisfaction of the City Engineer.
6. Public Sewer and Water Utilities - Sanitation Engineering Conditions a. Refer to the attached approved Tentative Subdivision Map', and other approved tentative drawings for additional specific requirements and conditions, not specifically noted below.
b. The Residential development proposed density is in compliance with the current allowable sewer capacity for these parcels as determined by the current '2017- Sewerage Master Plan'.
c. The proposed Residential development project is within the City of Vista Sewer Service Area V30(15-17) as determined by the current `2017-Sewerage Master Plan' and the `Sewer Facility Maps'.
d. The peak sewer capacity estimate for this project, based on the Site Development Plan submittal dated October - 2021, will be calculated based on the current City of Vista Municipal Codes(Ref.VMC Sections 14.01.030, 06.110, 120, & 130).
e. Developer shall obtain a `Sewer Discharge' permit from the City of Vista, and pay all related fees and charges, prior to obtaining a Building permit.
Commitment to provide sewer services is made by the District's Board and/or City Council, and is subject to compliance with Sewer District's conditions, terms, rules, and regulations, posting required securities/bonds, and payment of all pertinent fees and charges.
f. An existing 8-in PVC per Rec.Dwg-VS70.01 (1970-Yr) public sewer main along Melrose Way is available for connection. Refer to the existing record drawings and the existing CCTV inspection logs and videos for location and condition of the existing pipes, respectively.
g. Two (2) water meters (min) are required to be installed and labeled separately (Ref. VMC 18.56.080.G6.ix). One A separate, individual, dedicated water meter for interior domestic use for each residential parcel. And another separate, individual, dedicated water meter for exterior landscape irrigation use of the common areas.
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h. Developer shall hire a qualified California Registered Land Surveyor or Engineer to survey and certify the invert elevations of the existing sewer manholes #V30.15 and #V30.17 where the proposed sewer main extension is connecting. i. A signed and stamped and dated `Survey Manhole Certification' shall be submitted to the Sanitation Engineer, prior to approval of the Grading and Improvement Plans. The certificate shall include manhole IDs, top of rim and invert elevations, city Benchmark, and survey date.
j. 166-183-17 (vacant), 166-184-09 (vacant) &166-184-10 (1205 Melrose Way) is currently served by an existing private active septic system. Developer shall obtain a County Department of Environmental and Health (DEH)Plumbing Permit to abandon the septic system. Below is the link to the County of San Diego's website for abandonment of septic systems. Click the link at the bottom of the page "Design Manual for Onsite Wastewater Systems". This will provide you the latest requirements.
a. http://www.sdcounty.ca.pov/deh/water/lu septic systems.html, k. The Geotechnical/Soils Report shall address the removal & backfill of the septic system.
I. Upon abandonment of the existing private septic system, developer shall submit a County DEH Certificate of Abandonment as proof the sewer system was abandoned.
m. Developer shall install approximately 900-LF of 8-inch PVC sewer main along the project private streets to provide sewer service to the proposed residential development. Manhole installation at each upstream end of the sewer main will be required.
n. Sewer pipe shall be designed to maintain a self-cleaning velocity of a minimum of two feet per second (2 fps) to avoid deposition of solids and odor. Otherwise, maintain a minimum 1.00% slope.
o. Each proposed parcel shall have a separate, individual, dedicated gravity flow, private sewer lateral and standard two-way cleanout fronting and connecting to the private sewer main. Long laterals will not be permitted. p. Construction Sewer Improvement plans (`PRIVATE AND PUBLIC') are to be designed and prepared by a Registered Professional Civil Engineer, per Public Standards and/or as directed by the City Engineer.
q. Construction and inspection of the `private' sewer main is to be done per Public Standards and/or as directed by the City Engineer, including Pre- & Post-CCTV inspection (Ref. VMC 14.08).
r. The Construction Sewer Improvement Plan As-Built Signature block shall include a sanitation signature block for review/approval of the as-builts as noted below.
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"AS-BUILTS"
ENGINEER OF WORK: DATE:
RCE: EXP.
REVIEWED BY:
INSPECTION: DATE:
SANITATION: DATE:
s. All `Private' roadways/streets (full width) are to be dedicated to the benefit of the City of Vista as sewer easements on the Final Map.
t. The FINAL MAP GENERAL NOTES shall include the following notes:
a. GRADING, DRAINAGE, SURFACE & UNDERGROUND
IMPROVEMENTS, LANDSCAPE AND IRRIGATION, AND BMPS
REQUIREMENTS PER APPROVED PLANNING COMMISSION (CITY
COUNCIL) RESOLUTION 2022
b. ALL EASEMENTS DEDICATED WITHIN THE FINAL MAP SHALL BE SUBJECT TO THE `VSD RESTRICTIONS FOR SEWER & DRAINAGE
EASEMENTS', DOC#1991-0433396, RECORDED AUGUST 23, 1991
c. ALL PARCELS SHALL BE SUBJECT TO A RECORDED `COVENANTS, CONDITIONS AND RESTRICTIONS' (CC&RS) DOC#2022- , RECORDED , 2022.
d. PUBLIC EASEMENTS DEDICATED AND REJECTED HEREON SHALL
REMAIN AS PRIVATE EASEMENTS TO BE CONVEYED WITH EACH
LOT WITHIN THIS MAP UNTIL CITY OF VISTA ACCEPTS THE OFFER OF DEDICATION.
u. Statewide General Discharge Requirements for Sanitary Systems Compliance:
Developer is to comply with the SWRCB requirements to prevent Sanitary Sewer Overflows (SSOs) and Spills. Compliance can be met by complying with the conditions and requirements noted above, and by performing the required pre- and post-CCTV inspection, and installing approved sewer manholes.
7. Miscellaneous
a. Traffic control during the construction of streets which have opened to public travel shall be in accordance with construction signing, marking and other protection as required by the State Department of Transportation (CalTrans) Traffic Manual. b. Water improvements are separately approved by and bonded with the Vista Irrigation District prior to approval of the grading plan. Please submit with VID concurrently to avoid project delays.
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c. A Right-of-Way permit shall be required prior to commencement of any work within the City right-of-way.
G. FIRE DEPARTMENT CONDITIONS AND REQUIREMENTS
1. Street Address Numbers/Signs
The address identifications shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Each character shall be not less than 4 inches high with a minimum stroke width of inch.
2. Fire Access Roads
Fire apparatus roads shall be designed and maintained to support an imposed load of at least 75,000 pounds and shall provide an approved paved surface.
At the minimum of 24 feet wide there will be no parking on the Private Street, Cul- de-Sac, and the Private Driveway.
The roadways shall be marked as "No Parking" prior to final inspections.
Roadway design features (speed bumps, speed humps, speed control dips, etc.) which may interfere with emergency apparatus responses shall not be installed or allowed to remain on fire access roadways.
A paved all-weather driving surface approved by the fire chief, capable of supporting fire apparatus, must be installed prior to combustible building materials being brought to the site. (Exception: forming lumber for foundations permitted prior to all-weather surface.) As a minimum the first lift of paving must be installed prior to combustibles being brought on site. Complete paving is required prior to building final inspection.
3. Fire Sprinklers
All residential structures and attached garages built on the subject property are required to have residential fire sprinkler systems meeting NFPA 13D standard, latest edition and local VFD sprinkler policy.
4. Emergency Response Map
Provide an "as built" site plan for emergency response mapping in a format compatible with current Fire Department mapping contractor needs. Fee for map update is charged.
5. Gates
Any gate or barrier across a fire access roadway must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation. Gate swing shall not obstruct the width of any fire lane.
All gates serving residential projects must be automatic. Automatic gates must be equipped with sensors detecting emergency vehicle strobe lights from any direction of approach. In addition, Knox brand key-operated electric switches keyed to Vista Fire Department specifications are required. Both the strobe light detector and Knox switch shall override all gate functions and open the gate.
H. VISTA IRRIGATION DISTRICT INFORMATION AND CONDITIONS P21-0130 EX2A 11
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1. The site is totally within the Vista Irrigation District.
2. Payment to the Vista Irrigation District for this Water Availability Letter has not been made and will be due when payment for all other processing fees are made.
3. All Grading and Improvement plans are required to be submitted to District for review and approval, including all City/County conditioned offsite improvements that are required in proximity to existing waterlines. All offsite improvements must be disclosed to the District and may require waterline replacement or relocation due to resulting encroachments.
4. One or more of the following requirements apply in order for the District to supply water to this project:
a. A public water line extension.
b. Installation of a reduced pressure detector assembly (RPDA) to serve your private system.
c. Installation of water facilities off existing District water line(s). d. All lots being created must be adjacent to a public water main and served through individual water meters(s) and/or RPDA(s).
5. A Specific Easement (ref. Vista Irrigation District Standard Drawing 5-1) is necessary for the public water line extension. In addition, the District may require easements through the property for future extensions. If any off-site easements are needed, the owner of the property is responsible for obtaining them and for the expenses that may be incurred.
6. District Blanket Easement No. F58 encumbers the property.
7. Service is being provided via an existing 5/8" water meter (Acct 6515-0155).
Additional meters or water facilities may be needed.
8. This project is subject to payment of the District's Capacity Fee as well as the San Diego County Water Authority's Capacity Charge at the time application is made for water service.
9. In order to provide fire protection reliability and minimize water quality concerns, this project may require more than one connection to the District's system in order to create a loop.
10. A complete hydraulic analysis and design study will be required to determine available domestic service pressures, fire flow availability, on-site and/or off-site system improvements required to serve the project. The owner is to contact the District's Engineering Department to make arrangement for the study.
11. When the required fire flow amount and fire hydrant locations are known, the developer and his engineer must meet with District staff to discuss water service to the site.
12. If the owner of this residential development desires to construct it in phases, he is required to request it in writing before or at the time the improvement plans are submitted to the District for plan checking. The owner must also get written P21-0130 EX2A 12
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approval from the City of Vista Building Department.
13. The District's water system design criteria recommends that a minimum residual pressure of 40 psi during peak hour conditions be provided at each water meter required for the project. Additionally, required fire flows for the project must maintain a minimum of 20 psi during maximum day conditions. The District has a 10-inch size waterline in Melrose Way with a maximum hydraulic gradient of 637 feet. The owner shall contact the Fire Agency having jurisdiction over this project to obtain fire flow requirements and fire control facilities needed to serve the project and inform the District to determine if a fire flow analysis is necessary.
14. Meters serving commercial, industrial, agricultural, governmental, or multi-family residential zoned lands; any property with a well, private pumping system, auxiliary water supply, where substances harmful to health have the potential to enter the water supply, or where cross-connections are likely to occur; and dedicated fire protection and irrigation uses are required to have a District approved backflow prevention device. The project may trigger the requirement under District Rules and Regulations for existing water service facilities of private customers in proximity to the project to install a District approved backflow prevention device as a result of this development. Notice to all affected District customers of this potential requirement must be provided by the project applicant in connection with public noticing requirements for the project and prior to project approval, and the applicant may obtain addresses and contact information from the District to accomplish such notice. If fire hydrants are required which are not adjacent to any District waterlines or which are adjacent to undersized waterlines, a waterline extension may be required which may also require specific easements.
I. VISTA UNIFIED SCHOOL DISTRICT INFORMATION AND CONDITIONS
1. The applicant must mitigate the impact of this development before a building permit is issued. Fees may be paid at the Vista Unified School District Office, 1222 Arcadia Avenue, Vista, California, 92084 between the hours of:
Monday through Thursday 9 a.m. to 1 p.m.
Monday through Thursday 1 p.m. to 4 p.m. by appointment only Fridays 9 a.m. to 4 p.m. by appointment only
Appointments can be made by telephone at 760-726-2170 ext. 2893 or 2820.
J. BUILDING DEPARTMENT
1. All construction and designs are to comply with the model codes in effect at the time a permit application is filed and plans submitted for plan check.
K. PLANNING INFORMATION AND CONDITIONS
Landscape:
Special conditions:
1. Provide three 24" box street trees in tree wells with tree grates in the Melrose Way frontage.
a. The tree grates shall contain 1, 24-inch box street tree each. All three (3) trees shall be an approved matching species.
2. The grading and landscape plans shall match regarding the locations of the three (3) tree grates.
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3. The tree grates shall be evenly spaced. The tree grate located farthest east on Melrose Way shall be located outside of the site line.
Standard Conditions:
1. The landscape construction drawings shall be consistent with the conceptual plans (Exhibit "B") and shall contain complete planting and irrigation plans, details & specifications to meet the requirements of the City of Vista's Water Efficient Landscaping Ordinance (Chapter 18.56) and The City of Vista's Landscape Manual
2. All areas that are graded or disturbed as a result of the project must be re- landscaped to the requirements of the City of Vista's Water Efficient Landscaping Ordinance (Chapter 18.56) and the City of Vista's Landscape Manual.
3. Following grading put prior to the commencement of the irrigation system's installation, a soils management report must be submitted to the City for review and approval. It shall contain the following: An analysis of the soil for the proposed landscape area of the project including soil texture, soil infiltration rate, pH, total soluble salts, plant sodium, percent organic matter, horticultural suitability, and recommendations for soil amendments and mulch that may be necessary to provide for healthy plant survival and growth.
4. The project Landscape Architect shall supervise the installation to insure that the work is installed per the plans approved by the City. This shall include an observation of the irrigation system of all points of connection (prior to backfill), backflow protection devices, mainlines, electrical connections, automatic controllers, control valves, as well as all soil amendments, root barriers, existing and proposed plantings, tree staking and mulch. The completed irrigation system must be tested to verify adequate coverage and that no overspray or runoff is occurring.
5. Prior to the request of the applicant for review and approval by the City of the project's completion, provide an irrigation schedule showing the time period when irrigation will be scheduled and confirm that no overhead irrigation shall be used between the hours of 10:00 a.m. and 8:00 p.m. and also in compliance with current Vista Irrigation District's limitations.
6. Prior to the request of the applicant for review and approval by the City of the project's completion, identify the entity who will be responsible for maintenance and provide a landscape and irrigation maintenance schedule to include the following:
A. Adjustments and repair of the irrigation system to prevent runoff and erosion and to detect irrigation system failure;
B. replacement of dead, dying and diseased vegetation; C. eradication of invasive species;
D. addition of soil amendments when necessary to support and maintain healthy plant growth;
E. fertilizing, pruning and weeding and maintaining turf areas; and F. maintenance to avoid obstruction of motorists' view.
7. The submission by the project landscape architect's Certificate of Completion shall serve as a formal request for final observation by the City. The Certificate of Completion shall include:
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A. Conformance with the approved plans and specifications with any deviations noted;
B. an updated irrigation schedule;
C. irrigation and maintenance schedule; and
D. soils management report.
8. The City's inspection shall include, but not be limited to conformance with the approved irrigation and planting plans. Tentative approval shall be granted when the City is satisfied that the installation of the landscaping and irrigation system has been satisfactorily installed per the approved plans.
9. Final approval of landscape installation shall require an additional field observation of the landscaping and irrigation system by the City no sooner than one year from the date of tentative approval. Prior to the request for final approval, the owner is required to obtain an irrigation audit report prepared by a certified landscape irrigation auditor, certifying satisfactory testing for the following: distribution uniformity, over spray and runoff control, and that water use does not exceed the MAWA once landscaping has been established. This report must be submitted prior to the requested final inspection by the City.
10. All plantings shall be maintained in a healthy and thriving condition and relatively weed free. All plants which fail to thrive because of disease, damage, accident or other cause shall be immediately replaced with a plant of the same species and size as originally approved. At the discretion of the City planner, replacement of any plant materials that have been improperly maintained shall be required at a size equal to the size of the plant had it been properly cared for.
11. All trees shall be maintained in a manner that retains the natural form of the species.
Topping and aggressive pruning will not be allowed.
12. All screening shrubs shall be maintained at a height that effectively screens the area that they were planted to obscure (ex: parking areas, trash enclosures, loading areas).
General:
1. Any proposed fence or wall details and materials shall be submitted for review and approval by the City Planner. No razor wire, barbed wire or chain link fencing is allowed. The use of unfinished CMU as a wall material is not permitted.
2. Building setbacks shall conform to the setback lines delineated on the Tentative Map.Setbacks shall also be shown on the Final Map.
3. The project shall provide parking in conformance with the Development Code, Section
18.54.050. The project requires a minimum of 2 enclosed garage parking spaces per dwelling unit and a minimum 2 open guest parking spaces per dwelling unit, for a total of 4 parking spaces per residential lot, for an overall site total of 60 parking spaces.
4. Street Name, Numbers and Warning Signs:
a. Building addresses shall be assigned by the Planning Division. b. The applicant shall cause to be installed in all public and private rights of P21-0130 EX2A 15
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way, at his/her expense, street signs and City standard warning signs, including stop signs, as required by the Traffic Engineer, to ensure the safety of the public. Street name signs shall be of the type approved by the Traffic Engineer. The placement of all signs shall be shown on the approved street improvement plans. Public street name signs shall be green with white letters and private street name signs shall be blue with white letters.
5. Prior to Final Map approval, the subdivider shall give notice to public utilities as required by the Subdivision Map Act.
6. Prior to the Final Map approval, the subdivider shall have a mail collection system approved by the Postmaster. The mail collection system shall be installed with the onsite street systems.
7. The Final Map shall conform to the Tentative Map as determined by the City Engineer.
A Final Map shall be deemed to conform if public infrastructure meets City standards, even if it is not as shown on the Tentative Map. A Final Map shall also be deemed to conform to the Tentative Map if there are fewer residential lots, or if the lots are larger, or if the grading varies slightly from the concept shown but meets the City Ordinance and generally conforms as determined by the City Planner.
8. Prior to Final Map approval, construction drawings showing all slopes, street trees, and any other proposed landscaping shall be submitted to the City Planner. These plans shall be prepared by a licensed landscape architect and shall comply with the applicable City ordinances. The plans must be approved by the City Planner prior to Final Map approval.
9. Any retaining walls exceeding 5 feet in height shall be "plantable" and shall incorporate landscape materials and permanent irrigation to the satisfaction of the City Planner. Any retaining walls exceeding 3 feet in height that are not plantable shall include vines planted along the exposed faces. All retaining wall planting details and specifications shall be indicated on the construction landscape drawings and shall meet the approval of the City Planner and be in compliance with the City of Vista Landscape Manual.
10. Prior to Final Map approval, a Notice of Land Use Restriction approved by the City Planner must be recorded acknowledging all Conditions of Approval.
11. A photometric lighting plan shall be submitted and reviewed for any outdoor lighting prior to issuance of any grading permit. The project will be required to meet all of the applicable requirements in Section 18.58.260 - Outdoor Lighting Facilities and/or Fixture in the City's Development Code.
Development Service Fees:
12. The proposed project will require development fees to be paid at the time of building permit issuance. Please check with the Development Services Division for the current City fee schedule.
Affordable Housing
13. The one affordable residential unit in the project must be made available to Very Low-Income Households at an affordable rent, or affordable housing cost, as applicable, for a period of at least 55 years in accordance with Section 50052.05 of P21-0130 EX2A 16
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the Health and Safety Code, and the State Density Bonus Law (Government Code section 65915).
14. The property owner shall prepare annual reports, to be filed with the City, in a form reasonably determined by the City which will provide information confirming that the household occupying the affordable unit is a Very Low Income Household, and is charged rent that qualifies as affordable rent, or affordable housing cost, as applicable, under Chapter 18.90 of the Vista Development Code and the State Density Bonus Law (Gov. Code section 65915, etc.).
15. Prior to issuance of a building permit, the developer shall provide the City with a regulatory agreement, in form acceptable to the City, obligating the owner of the project to only rent, or sell, the unit to eligible and qualified lower-income households at an affordable rent for a period of 55 years in accordance with these conditions, Chapter 18.90 of the Vista Development Code, and the State Density Bonus Law. No building permits shall be issued for the project until the Regulatory Agreement is fully executed by the developer and the City, and recorded against the Property. Rather than executing an agreement, the City can be made a third-party beneficiary of an agreement that otherwise complies with this condition, but evidence that such agreement has been recorded, with all required provisions, shall be provided to the City before the issuance of any building permits.
Indemnification:
16. By accepting the permit or approval, applicant agrees to accept responsibility for defending against any third-party challenge to the grant of this permit or approval.
Except as otherwise provided by state or federal law, the applicant shall defend, indemnify and hold the City harmless from any costs, claims, penalties, fines, judgments, or liabilities arising from the approval, including without limitation, any award or attorney's fees that might result from the third party challenge.
17. The City shall promptly notify the applicant of any challenge and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any challenge or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. For the purposes of this indemnity, the term "City" shall include the City of Vista, its officers, officials, employees, agents and representatives. For the purposes of this section, the term "challenge" means any legal or administrative action to dispute, contest, attach, set aside, limit, or modify the approval, project conditions, or any act upon which the approval is based, including any action alleging a failure to comply with the California Environmental Quality Act or other laws.
18. For this permit or approval to become effective, the applicant must, within thirty business days of the grant of this permit or approval, execute a form accepting the permit or approval with all conditions. Upon executing the form, the applicant may not challenge the imposition of any condition, except as otherwise provided by law.
Mitigation Measures:
The following Mitigation Measures have been incorporated into the project design or are to be implemented before or during construction in accordance with the project conditions of approval, thereby reducing all identified impacts to a less than significant level.
BIO-1: Pre-Construction Surveys for Avian Nesting. Project construction activities (demolition, P21-0130 EX2A 17
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grading, clearing, grubbing)shall be conducted between September 16 and January 31, which is outside of the nesting season for birds and raptors. If initial grading and vegetation removal activities (i.e., earthwork, clearing, and grubbing) must occur during the general bird nesting season (January 15 to September 15), the project applicant shall retain a qualified biologist to conduct a pre-construction survey for nesting birds and raptors. The survey shall be completed no more than three days prior to the beginning of demolition or other construction impacts. If the survey concludes no active bird or raptor nesting, then project activities shall be allowed to proceed without any further requirements. If active bird nests are confirmed to be present during the pre-construction survey, then a buffer zone shall be established by the biologist.
Construction activities shall avoid any active nests until a qualified biologist has verified that the young have fledged, or the nest has otherwise become inactive.
CR-1: Cultural resource mitigation monitoring shall be conducted on the site to provide for the identification, evaluation, treatment, and protection of any cultural resources that are affected by or may be discovered during the construction of the proposed project. The monitoring shall consist of the full-time presence of a Qualified Archaeologist and a traditionally and culturally affiliated (TCA) Native American Monitor associated with a TCA tribe for, but not limited to, any clearing or grubbing of vegetation, tree removal, demolition and/or removal of remnant foundations, pavements, abandonment and/or installation of infrastructure; grading or any other ground disturbing or altering activities, including the placement of any imported fill materials (note: all fill materials shall be absent of any and all cultural resources); and any related road improvements, including, but not limited to, the installation of infrastructure, realignments, and/or expansions to parking lots. Other tasks of the monitoring program shall include the following:
• The requirement for cultural resource mitigation monitoring shall be noted on all applicable construction documents, including demolition plans, grading plans, etc.
• The Qualified Archaeologist and TCA Native American Monitor shall attend at least one pre-construction meeting with the Contractor and/or associated Subcontractors (e.g., Grading Contractor) and a representative from the City of Vista's Engineering or Community Development departments to present the archaeological monitoring program as presented in these measures. • The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American Monitor during all ground disturbing or altering activities, as identified above. The Contractor or Grading Contractor shall notify the Director of Community Development & Engineering, preferably through e-mail, of the start and end of all ground-disturbing activities. • The Qualified Archaeologist and/or TCA Native American Monitor may halt ground-disturbing activities if archaeological artifact deposits or cultural features are discovered. In general, ground-disturbing activities shall be directed away from these deposits for a short time to allow a determination of potential significance, the subject of which shall be determined by the Qualified Archaeologist and the TCA Native American Monitor. If a determination is made that the unearthed artifact deposits or tribal cultural resources are considered potentially significant, the consulting TCA Tribe(s) shall be notified and consulted in regards to the respectful and dignified treatment of those resources. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA Native American Monitor, deems the cultural resource or feature has been appropriately documented and/or protected. At the Qualified Archaeologist's discretion, the location of ground disturbing activities may be relocated elsewhere on the project site to avoid further disturbance of cultural P21-0130 EX2A 18
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resources.
• The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable mitigation for the proposed project. If avoidance is not feasible, culturally appropriate treatment of those resources, including but not limited to funding an ethnographic or ethnohistoric study of the resource(s), and/or developing a data recovery plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the consulting TCA Tribe(s) shall be notified and consulted in drafting and finalizing any such recovery plan.
CR-2: Prior to the submission of a grading plan to City staff for review, the Applicant or Owner, and/or Contractor shall enter into a Pre-Excavation Agreement with a Traditionally and Culturally Affiliated Native American Tribe ("TCA Tribe"). A copy of the agreement shall be included in the grading plan submission. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant or Owner, and/or Contractor, and the TCA tribe for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, traditional gathering areas and cultural items, located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, off-site infrastructure installation, grading, and all other ground disturbing activities.
CR-3: Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which shall comply with Government Code Section 6254(r), shall be submitted by the Qualified Archaeologist, along with the TCA Native American Monitor's notes and comments, to the City Planner for the project administrative record.
CR-4: All cultural materials that are associated with burial and/or funerary goods shall be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per California Public Resources Code Section 5097.98.
CR-5: Recovered cultural material of historic significance, but not of tribal significance, shall be curated with accompanying catalog, photographs, and reports to a San Diego curation facility that meets federal standards per 36 CFR Part 79. Materials of Native American origin should be catalogued in the field by the archaeologist with the TCA monitor present. No materials are to leave the project site. The cultural material can then be returned to the Tribe(s)for reburial on the project site as detailed below. Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre-excavation agreement as described in CR-2.
Onsite Resource Reburial: Upon completion of all ground-disturbing and grading activities on the Project site, the TCA monitor and representatives from the Tribe(s) will rebury any resources recovered from the Project site in an open space area that will remain free from any active recreational uses or any further excavation or ground disturbance. Any reburial site shall be culturally appropriate and explicitly approved in writing by the consulting Tribe(s). The reburial location will be covered first by a layer of geomat and then backfilled with clean fill dirt. Once reburial activities are completed, the site will be protected via a restrictive covenant or similar deed restriction that prohibits future excavation or disturbance of the reburial location.
CR-6: As specified by California Health and Safety Code Section 7050.5, if human remains P21-0130 EX2A 19
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are found on the project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the San Diego County Coroner's office by telephone. No further excavation or disturbance of the discovery or any nearby area reasonably suspected to overlie adjacent remains (as determined by the Qualified Archaeologist and/or the TCA Native American monitor) shall occur until the Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected (as determined by the Qualified Archaeologist and/or the TCA Native American monitor), and consultation and treatment could occur as prescribed by law. As further defined by State law, the Coroner would determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner recognizes the remains to be Native American, he or she shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission would then make a determination as to the Most Likely Descendent.
If Native American remains are discovered, the remains shall be kept in situ ("in place"), or in a secure location in close proximity to where they were found, until after the Medical Examiner makes its determination and notifications, and until after the Most Likely Descendant is identified. The analysis of the remains shall only occur on-site in the presence of a Most Likely Descendant. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply, and the mediation process will occur with NAHC. In the event that mediation is not successful, the landowner shall rebury the remains at a location free from future disturbance (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
HAZA: Prior to any site disturbing activities, the Applicant and/or Owner shall conduct testing for the presence of ACM and LBP. If the testing determines that ACM and/or LBP are present on-site, removal of these potential hazardous building materials shall occur in accordance with all regulatory procedures prior to on-site demolition activities. Any materials exported from the site must be properly managed and transported to an appropriately permitted facility if it is characterized as a regulated or hazardous waste.
N0I-1: Construction Noise Management Plan: Noise levels from Project-related demolition, grading, and construction activities shall not exceed the noise limit specified in San Diego County Code (adopted by City of Vista) Sections 36.408 and 36.409 of 75 dBA (8-hour average), when measured at the boundary line of the property where the noise is located or any occupied property where noise is being received. A Construction Management Plan shall be submitted to the City of Vista Planning Division for approval prior to issuance of the Grading Permit. The following measures may be included to reduce construction/demolition noise: Construction equipment shall be properly outfitted and maintained with manufacturer-recommended noise-reduction devices.
• Diesel equipment shall be operated with closed engine doors and equipped with factory- recommended mufflers.
• Mobile or fixed "package" equipment (e.g., arc-welders and air compressors) shall be equipped with shrouds and noise control features that are readily available for that type of equipment.
• Electrically powered equipment shall be used instead of pneumatic or internal-combustion powered equipment, where feasible.
P21-0130 EX2A 20
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• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) shall be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise sensitive receptors. • The use of noise-producing signals, including horns, whistles, alarms, and bells, shall be used for safety warning purposes only.
• No project-related public address or music system shall be audible at any adjacent sensitive receptor.
• Prior to construction activities, designate a "Construction Noise Coordinator" who shall be responsible for responding to local complaints about construction noise. The Construction Noise Coordinator shall determine the cause of the complaint and shall require that reasonable measures be warranted to correct the problem be implemented (potentially including temporary noise barriers). The telephone number for the Construction Noise Coordinator shall be conspicuously posted at the construction site. • Prior to construction activities, notify the adjacent church and residences of the construction schedule in writing and provide them with the contact information of the Construction Noise Coordinator.
P21-0130 EX2A 21
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P21 mO 130
LEGEND15 - LOTTENIVESUBDIVISIONMAPFOR PROJECT FILE NUMBER:
ITEM SYMBOL OWNER/SUBDIVIDE R SHEET 1 OF 6
PROJECT BOUNDARY1205 M ELROSE WAY
WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE
LOT LINE PROPERTY SHOWN ON THIS TENTATIVE SUBDIVISION MAP AND THAT EASEMENT LINE SAID MAP SHOWS OUR ENTIRE CONTIGUOUS OWNERSHIP(EXCLUDING 14 Fill ; .I SUBDIVISION LOTS).WE UNDERSTAND THAT PROPERTY IS CONSIDERED SETBACK LINE I �5I r--=-- `{ Ir lI I CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY i -----�-r�-' PORsvu /a ; w i EASEMENTS OR RAILROADS RIGHTS-OF-WAY. t�C 25 11S i r�t ---- ---r--
BUILDING LINE R4W BM I 1 LONL _ I r' II,I,I __ _ I OWNER/SUBDIVIDER CENTERLINE 1 �- _ -_== I ° / il, �--- - �,v-�,-�;,�--�-r-�- �ICI �--- __ g- �- ---- I I - , T r - ' i , Lam° \ ;I�.--- - , ,i i i I �, °
EXISTING OVERHEAD ELECTRICAL OE EXISTING ACCESS DRIVE 1�� I ✓- I' - MAP T8 ENTINC % ' --------------------------------------------== -` I I�' i ; I �� \\ I 4. I iq \ - - illy i--- - LO12 PACIFIC INTERNATIONAL INVESTMENTS, I EXISTING WATERLINE W I / _ `! / ; .° ;�' m� �` � I III)I;I I11 LOT7 I CONTACT:ZORAN DJORDJEVICH S �� I I MAP 12195 i 551 LYNWOOD DRIVE ( `, .�°I -° w I n° Y ' III �. 'I I EXISTING SEWER MAIN I ; A° ; / / 1 I I �I ' 4 I f�lll; II i� i/`�`_��'� --- ENCINITAS, CA 92024 EXISTING GAS LINE I - r I\ �+ I it 7 •° I II,II _
i i P(7RSWi1/4 i I SDI \ = ���ga---- "i ,III!1 -i ' - - - o ° °V m I ---_�=_-_-------------- ENGINEER OF WORK EXISTING STORM DRAIN 1 '' �° �«- I/I I ' , IR4W/SBM -� 1r - 9 ii�ni'\` cac \I I\ L- I �.x "s L- ---------- EXISTING FIRE HYDRANT I I : , 13 ,1 �,� T__ �I I l , �° ! I ---- �� M J.
EXISTING FENCE X I I - / �� J +__/ I I \I I 1 Q �` ;''- =________\ /- ---- -- „w �P J G 2 1 I T- I rt i - ---- -_- _-- I '
I
L--------- ' I -------- = -- -_ _ -- - --- _ - ? ? +- _ - -- _-_ 1 - --- ------------;-- - --- -- - -- -- --------- w DAYLIGHT LINE -'__ I , i __ \ _. S \ I. _ No. RICE 68964 „C `., � �s�s s y - ------- `.1 `y` E .C -ivii - 3 Q ' � I EXP. 12 31 2 CUT/FILL LINE - '*P*ee�, �„ FINISHED GROUND CONTOUR �440 OF CAS\F WILLIAM J. SUI ER RCE 68964
EXISTING GROUND CONTOUR -440 �PG�, ° ,%/ ;' // \ \� , 11 LEGAL DESCRIPTION PROPOSED CUTIFILL SLOPE - 2:1 - / Q��� ° ;' ; / RETAINING WALL(PER SEPARATE PERMIT) C�; ° ; r___--- _ / \ I ° PORTION OF LOT 15 OF SECTION 25,TOWNSHIP 11 SOUTH, RANGE 4 WEST, SAN BERNARDINO �'' / / 9 , m MERIDIAN, IN THE CITY OF VISTA, COUNTY OF SAN DIEGO, CA.
EXISTING SPOT ELEV. (400.50 FG) �/ I PCL �"" % % : 110, 1 \ 1 'I L (MORE PARTICULARLY DESCRIBED IN DEEDS DD1: F/P 2014-0543887, O.R. REC. 12/10/2014; DD2: F/P 400.50 I 'I I �;=�' � PM6 1 / ,' - _ I I , 'iCa25T _ 2014-0543888, O.R. REC. 12-10-2014; DD3: F/P 2014-0543889, O.R. REC. 12/10/2014) FUTURE SPOT ELEVATIONS / I Ij" i� r\- PROPOSED 6" CURB& GUTTER / j jm!5 A°� �� ' "" � ¢ = GENERAL NOTES:
PROPOSED 6" ROLLED CURB& GUTTER i ' j ', `` f' , I � L \ -���__-- _ -- g� - k I J \ r _ _ _ y = 1. APN: 166-184-10-00, 166-183-17-00, 166-184-09-00 \ -- - ° - 2. GROSS ACREAGE: 2.55 AC/111,078 SF PROPOSED STORM DRAIN SD j I '�° I }---t-' 1 ° I + -�� = 3. NET ACREAGE: 2.21 AC /92,267 SF I I \ 1 .° __
I ,�. __ __ _ I -`=B' I t _ - B1 4. NUMBER OF LOTS: 16 PROPOSED CURB INLET a I I • __ \_ __ I I ) ___ - - �f, 5. NUMBER OF DWELLING UNITS: 15 I I
' \ ` ---------------- PROPOSED 6. EXISTING ZONING: E-1 ESTATE RESIDENTIAL STORM DRAIN CLEANOUT - -- - - �_ I �/ 7 I I I IPROPOSED ZONING: R 1 ` \ r-L-----FEII -�L ' 1 N
I k' I_ ' I __, I - I �_- I-__ -- I I _-asr PROPOSED BROOKS BOX I �° ` „ -` ----" I _ If o - I 7. EXISTING GENERAL PLAN: LOW DENSITY RESIDENTIAL LD)-2 DU/AC -------- 7, \ - I I ---- -- PROPOSED GENERAL PLAN: MEDIUM LOW DENSITY RESIDENTIAL MLD -5 DU/AC PROPOSED HEADWALL I I I I °, „ ------- -4 8. FINISH GRADES SHOWN HEREON ARE APPROXIMATE AND ARE SUBJECT TO CHANGE IN r----- _ I
_ I / ); ; . I I 6 - III 1 I I 1 FINAL DESIGN. ' ---__-___ I I I ', -I �:° i ' " I i 9. PROPOSED DENSITY: 5 DU/AC _ / I 1 10. CUT AND FILL SLOPES NO STEEPER THAN 2:1 PROPOSED RIP RAP I --i a I L _ _/ I I ` PROPOSED SEWER MAIN I i ' I I '' 7 \ I y� _ _ fl I I S I �f �1 `� �\ ``�� I `•� - - ' !I I' � I 11. PUBLIC SERVICES AND DISTRICTS:
I GAS&ELECTRIC: SAN DIEGO GAS AND ELECTRIC PROPOSED SEWER MANHOLE O Po I I •I . I I -7 TELEPHONE: AT&T ' -4 P B ,� PCL Cr I PCL D 1 ~ � / 'a° L - -y- I � ---r-------__-I �° 1 PM 7 �\/ PM 66917 I \� PM 6697/ j �I BOR LOT 16 ' I WATER: VISTA IRRIGATION DISTRICT PROPOSED WATER MAIN W I I , ° j I` , I ---"-- - - - y III-tee--� xiW fig1�- SEWER: CITY OF VISTA > I I r � `\\ $;° o � i i I I I I sBM l I FIRE DISTRICT: CITY OF VISTA ___ i I SCHOOL DISTRICT: VISTA UNIFIED SCHOOL DISTRICT PROPOSED CURB RAMP I o I I I,�,I -- J L 3ra° \ I ;_ _ _ --- _ _ Q I � I
\� i ;,, -; I'` v I %. w I fll i 12. NO SPECIAL DISTRICTS ARE PROPOSED r-- i r �, � I I Uj 13. REQUIRED SETBACK PER R-1 ZONE:
Q I __ \I, \ -- `�r ; I !__1 ,� _ I z� I I ;' ; I FRONT YARD= MINIMUM 20' AERIAL TOPOGRAPHY � i � I ,, ° � � � _ .�, , '�° r-�,===r 1-, ��7 I i � ` Imo, ---� , I .-, � I� SIDE YARD= MINIMUM 10 Q
L _ _ \ \ I> \ �i REAR YARD= MINIMUM 10'FOR 1 STORY OR AERIAL TOPOGRAPHY SUPPLIED BY: PHOTO GEODETIC I I ;'n° pis ; � ' ; r;l /1 m' �°"` % - ---r = _ y I a �- I 20' FOR 2 STORY -- «-- �" \ � �� -' PROPOSED SETBACK PER DENSITY BONUS WAIVERS:
-� o-- _ ,I r -----�26 I I - I 1161 EAST MAIN ' SUITE , I .�-__ LEI--c- I I, ma--- - I�-i � aS+ri bm°:� 1 I I \ \I I _�I �_ I i 2 --- - - M 20' EL CAJON, CA 92021 I = --- 7--d _ ` TI= ,f1_ -, I I I �� II FRONT YARD= MINIMUM 619-631-1366 �' ----------!_ '\ �;° �:_- I 1 I I „ I ( -- -- - I ___ __ Sr _ �'-'I I I I I IµJ I A4 - / I I SIDE YARD- MINIMUM 5 FLOWN 04/14/2020 -- 1..` i x` �'-----`�' i l I i -- --- - I I I REAR YARD=MINIMUM 10' I__-- -_ >n� 4 1 I I 1-r II I I- _ I ,n° `_i I I O 14. SEE STORM WATER MITIGATION PLAN PREPARED BY:
__sJI I1
37x--
_ ° PASCO LARET SUITER&ASSOCIATES DATED: MARCH 2021 rt- 15. SEE PRELIMINARY DRAINAGE STUDY PREPARED BY:
ASSESSOR'S PARCEL NUMBER PASCO LARET SUITER& ED: MARCH 2021
w-1tiiW- X77s_ - ------- EVALUATIONINC- -- . SEE PRELIMINARY GEOTECHO CIAL EVAATES AT S, I 166 184 10 00, 166 183 17 00, 166 184 09-00 T � --, E- - - y DATED: MARCH 5, 2021 W.O. 8058-A-SC TAX RATE AREA: 012004 --' � I ��� - -°E= \ - -`w-w � ' I `, ` `, I - E`--OE =� `-w= i b li- .�.p �` 17. BUILDING SQUARE FOOTAGE: NO BUILDINGS PROPOSED AT THIS TIME.
MELRO WAY -w-w-„-w_ 18. LANDSCAPE: TOTAL LANDSCAPE AREA 0.27 AC/11,761 SF(12%) - _ I _ -------- 19. PARKING/PAVEMENT: TOTAL ON-SITE PAVING AREA 0.50 AC/21,705 SF(23%) -r•---.� -
�/ = ------ _ _ I'I °E _ 20. PARKING:
�,-__ , - I GARAGE:30
EARTHWORK QUANTITIES Q 60 120 180 -___-____ �_ _^_,�+ �,� �` , � --- ° � 4 I� -' i GUEST: 30
CUT: 2,602 C.Y. NOTE: QUANTITIES DO NOT INCLUDE ANY EARTHWORK FOR r TOTAL: 60 REMEDIAL PURPOSES. EARTHWORK ESTIMATES ARE BASED ON IN , - ' FILL: 6,636 C.Y. SCALE. 1 -60 IMPORT: 4,034 C.Y. PLACE VOLUMES AND DO NOT ACCOUNT FOR ANY SKRINKAGE OR SWELL OF THE SOIL THAT MAY OCCUR DURING GRADING.
LOT MATRIX . . . F° I '� PROJECT DESCRIPTION m
ZONE CHANGE, GENERAL PLAN ADMENDMENT,TENTATIVE SUBDIVISION MAP,AND DENSITY BONUS FOR 1 VERY LOW-INCOME UNIT
LOT INFORMATION LOT INFORMATION I •%� �I ❑ \I / �^ I I I DENSITY BONUS CALCULATION `" I SETBACK LINE
LOT NO. LOT AREA(S.F.) LOT NO. LOT AREA(S.F.) ��-- \ \ I �i \\(TYPICAL) __ 2.55 GROSS ACRES 1 5,411 PRIVATE 20,400 _ i \� 2.55 AC*5 DU/AC= 12.75 DU'S STREET
2 5,605 PRIVATE 12,868 I I I \\ I !� w I I �5' S B-1 I� j�I 5'SYSB 12.75 DU'S*0.20 BONUS= 2.55(ROUNDED UP TO 3 DENSITY BONUS UNITS)
DRIVEWAY
3 5,607 I I BUILDING LINE TOTAL DU'S(12+3)= 15 1 1 1 I I I I I = (TYPICAL) AFFORDABLE CALCULATION 4 5,609 I N - i- I - � � I - - II - �,- I I 1 I � 5 5,611 Ix� I XI II III I r \ I F V 6 5,613 I I `^ j I I I r� 2.55 AC 5 DU/AC= 12.75 DU'S I I I \ III I I I 1 G 9 12.75 DU'S 0.05 AFFORDABLE = 0.63(ROUNDED UP TO 1 VERY LOW INCOME) 7 5,616 I_ -�___ - -- I \ I I I I \ 8 5,618 I I I I x� 1 I a TOTAL UNIT COUNT= 15 (1 VERY LOW INCOME) A
�� I I U
9 5,360 - LJ- - - L� - L� 10 3,585 Cn x w I }
I DRIVEV�4Y1 0 .N / z FZ 11 3,756 S S S S I �" S / �j �HQL ROAD 12 3,895 - 0o ` =wttfm w-w-w-w w-w-w �wx�`w w w-w V w-13�66 13 3,656 + - MELROSE Wqy PASCO LARET SUITER TAT
14 4,082 sT s PRIVATE STREET A s -S -s -S S S -S -S S -S - PROJECT SITE 15 4,702 Q ° ASSOUATES TYPICAL LOT C / LA I T Y M P San Diego I Solana Beach I Orange County A 7,599
SCALE: 1" -30' Phone 858.259.8212 I WWW.plsaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:J:1Active Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 43 of 89
15 - LOT TENTATIVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 2 OF 6
1205 MELROSE WAY
PROJECT
R 35' PRIVATE ROAD EASEMENT&P.U.E. BOUNDARY
PROP. 5'WIDE SIDEWALK TRACT TRACT PER SDRSD G-7 OVER 6" C/L BOUNDARY BOUNDARY CLASS 2 BASE 5.5' 12' 1 12' 5.5' _ FREEBOARD _ I TG PER PLAN
LOT 15 PROJECT LOT 7 MAP 12195 LOT A ��Q� 2� SEE TABLE HEREON ��iLlq�sC I J I J I _i i i-i i i- 2 SITE BASIN ���o �q+��0 I LOT 7 MAP 12195 3636 BROOKS BOX 3" PVC SCREW CAP 6" WSE
�pF ° CIO 2:1 MAX2%MIN ,�9+s I =1 I I- - °F I ;III=III=III=I - ABOVE GRADE CAREX PANSA PLANTING, �\\
2/° 2°�°- " - ��� TO BE CUT FLUSH - =III=I -III-III-_ - _ OR APPROVED OTHER, w / // // / STORM DRAIN PIPE F 6"WEIR 0 � z \ \ Q� EX. CONCRETE DITCH TO BE CUT FLUSH -III=III= ?�- PER LANDSCAPE PLANS www.pisaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:hActive Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 44 of 89
PRELIMINARY GRADING PLAN FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 3 OF 6
1 i Jioo / l l / l I - -- I\ I7RyySr s ' I / I 3581 .2 U I II 1 , �I R 111� I / I 347 377.5
120 ,5 MELROSE WAY
BRUSH I I I I , 11 1 I _--- -___ I CONC Q I I , c , CONC 3474 - - - - - - - ,I__I �,� I I/ � II 1_- - �- -� - I CONCENSSION/ DESIGN REQUIREMENTS PROPOSED JUSTIFICATION 1p II 'JI.I I / I � L ---- ---- I_
II r l I=II I 11
S h/ 11 1 I i c7 i i� m_ z I ' ,-§EI I I .1 I J77.5I - r------ r TI1 P�OJ�/CT,/ I M o� ' �� Z. I INCENTIVE/WAIVER " 36R4 1 B/O�Jh4DA Y Cq
6; - _a- z crn�? xr uj iii i _I
�'� I r --t -- - -1_-i�{cc
/`� CONC I APN: 166 83-18/ 1I / `' `' _ II 394 5��1L I WAIVER#1: 18.28.040 MINIMUM 5 FOOT WIDTH SIDE YARDS THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE r ,( / U _ ' x \III _ __ NC SIDE YARD SETBACK R-1 ZONE: EACH SIDE YARD SHALL BE NOT LESS THAN 10 FEET IN CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN / "°5 NT I 1�`sPV�"SD ' !Dili DE 5 -- -- o---= I �A . I I I - - III BEES '`� I LOTS 1-15 WIDTH MAKES EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED POP. RIB ON GUI�fTER ' - -I"-"- ---- I III $46fl t - _--� - PHYSICAL AREA TO MEET THE SETBACK STANDARD WITHOUT
9.56 FS / 0 OIFY BV f II IPE T. E - --- - 15 I ( MAKING BACKYARDS UNFEASIBLY SMALL. THEREFORE, THE EXISTING 1 I IIIDETAIL( I �l
EXISTING ACCESS DRIVE 68.48 i o 0 6 . FL I F-I I 364.5 PAD _ m I i�,0'RYS D'C I� �____E« LOT 8 SETBACK DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED ---- --
------------------------ --- IN ORDER FOR THE PROJECT TO BE CONSTRUCTED TO THE DENSITY .. _ 10% ' 1 4,702 SF �I� I I1I I€X. CONCRE1j L_� I MAP 12195 / /� I/ 1364. 2rTC o �' - 1 I I PITCH EDT HROUGH THE STATE DENSITY BONUS LAWS. 3705E EF%tNCY�/EH1CLEI3�6 / 6 •677 ` I \ i 57.77 FIG I A CESS/ON k i 1363. 2 F' I J~ . - - III 1 LOT 7 \ 4 I 1 I ,FII- I I
i I �3665 I l 3636 b i ce _ m III I I MAP 12195
1.a/o o O 14 1= 111IET/�INING WALL I WAIVER#2: 18.28.050 MINIMUM 10 FOOT REAR YARD THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE 37L6 I l I 1 ' T� i I "' �- I ' I '/ ` � -Jam' --- I a REAR YARD SETBACK R-1 ZONE: REAR YARD NOT LESS THAN 10 FEET IN DEPTH;A CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN MAKES I / ¢OR 6W 1,/4 1 3611.12 TG 1 1 oN 2'.1 hlb RYSB I� �/ CONC --- idL 34Z.4I C 364.0 PAD 11J I\I d59.02 T / I _ I 34x9 I LOTS 1-15 SECOND STORY PORTION SHALL NOT BE CLOSER THAN 20 FEET EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED PHYSICAL SEC/�25 T�1S I 35 .12 IE �' 4,082 SF o I I II 3487 I -- I/ \ / R+�W SBIV�x '� 362518' SD PVC' - N .14 G 1157.92 W) r I J479 0 3 6 FROM THE REAR PROPERTY LINE AREA TO MEET THE SETBACK STANDARD WITHOUT MAKING _s_==_ �_____________ BACKYARDS UNFEASIBLY SMALL. THEREFORE THE EXISTING SETBACK APA: 166-a83-20 36A6 1 ' 1 8CB 6 3 3 -_ II 1 ' °360.3 FG `-- ---- I , --- t__-_ / 1 'R E T � ---0 5- 1 I i i \ T1� 2 3 . Ll- DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED IN ORDER - DECK 3$$-------___-J
/ 3665 1 \ i -�..�}LJ 15 a Q I D E -- 0ROJE T II Im ASPH m 3485 348.4 ASPH 177N.6 / I l / / 1 �OUN RY �' �, 0 _ f , II T I I'C m • L tL - - - - - - - - - - - - . FORTH E PROJECT TO BE CONSTRUCTED TO THE DENSITY ALLOWED 1 5' I I $ 90 BW _�- \�B 9 � � _ N N THROUGH THE STATE DENSITY BONUS LAWS.
P. ROW 13 12 �, �,
16 `;� DITC TYPE B m 6c'' Y B I I\ ^\ � \� -_ B� 3: -rt-_-�-� a � �--- ------ _- _CDNC___ � / T I \ 364.0 PAD 363.6 PAD 4• m -- - �° ~ r EX. CONCRETE PER DRSD D ��5 363 \ I I 9 }o a o - ` rD c4 o I \ 3,656 SF 3,895 SF oo ae c� ca I
2.75 1 0' 1 .0 PROP.FIR I i -I II mil` `�' �aE 5 "' 3 18.54.050 PER STATE GOVERNMENT CODE AB2345 AND THE PROJECT PROVIDES A TOTAL OF 60 PARKING SPACES THAT BTU ��� 24 tF HYDRAN `I 5.0'SYSB If-1 H�3.�J' �\ _= c� u_m (� , - TW DITCH WAIVER#3:
1 PE MISSION Td SMH#5 I - _- - - PARKING SEMI-RURAL SUBDIVISION: 2 GARAGE STALLS AND +2.5 GUEST 65915(P)-UNIT WITH 2-3 BEDROOMS: 1.5 PARKING EXCEEDS THE MINIMUM STATE GOVERNMENT CODE AB2345 AND _ _ _ _ _ 1 I TC/ Ir� I I _-SD SD SD SD _ __G°N LOTS 1 15 STALLS;ADDITIONAL OFF-STREET PARKING SPACES REQUIRED AND UNIT WITH 4 BEDROOMS: 65915(P) REQUIREMENT FOR DENSITY BONUS PROJECTS. THE PROJECT '�_! / / GR DE STA. 12+10.3 = 46 FL_ �� --- �tq�__ -- ' - - - - - - 2.5 PARKING SPACES REQUIRED. THIS PROJECT MAKES EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED o m = ---- - I€- " SD fR M ASIN AND 18" - - - - -/ - - - - ;362.95R 2S ----- Ii�-�- �- - 20.0 TYP.o m \ SITE PROVIDES 2 GARAGE STALLS, 2 GUEST STALLS PHYSICAL AREA TO PROVIDE OFF-STREET PARKING, BUT THE 357.41 IE �� o\ `" 362.5 FG STA. 10+M\ RA S IN -- SD'R C BYPA PIPE \ IN DRIVEWAY, & NO OFF-STREET PARKING GARAGES/DRIVEWAYS PROVIDE AMPLE RESIDENT & GUEST PARKING.
I - - / N S 361.63 RIMPROVIDED. \ \ 3 7,599 SF \ \ APE 0 DAYLIGHTy\SEE D1�T9�L ON SHEET 2. 356.52 \ 357.6 FG `� EES 36 .10 TW / \\ s 56;4 2,300 SF \ 1 (35 .20 BW) I I W 5 35 -
\\ DENSE \ �A; 36 \ \\ H 9 \ CONCESSION#1: 18.28.060 PER PLAN LOT SIZE LESS THAN 10,000 SF THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE v BRUSH �w_,Ns w 361.I04 TC c \ "' ` - I MINIMUM LOT SIZE R-1 ZONE: MINIMUM LOT SIZE OF AT LEAST 10,000 SF \ COc /Z Co _ 0$IE 12"�D PVC LOTS 1 15 CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN MAKES I 1
EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED PHYSICAL mm -0�- L-4 0',V-2.5'
359`.98 TG I LIG Opp s o �\ ° \ ASPH AREA TO MEET THE MINIMUM LOT SIZE OF 10,000 SF PER THE R-1 `\ 1 \ qR�P. CU1551NLET ZOINING ORDINANCE. THEREFORE THE EXISTING R-1 LOT SIZE CIDMx'o 362. 0 IE `
\I 11 m `� 3 \,. W DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED IN ORDER 18" D PVC h O 3 6�8\ FOR THE PROJECT TO BE CONSTRUCTED TO THE DENSITY ALLOWED 364.7 ` `� M .0' \ 363.0 PAD 0 35673�ETC'\'R`z " =4.9' BW \\\ 36A5 `\ \ / \RYSB \ 3,756 SF A� 9�,�/ lc�F �., \\\ �5x5 THROUGH THE STATE DENSITY BONUS LAWS. 010
LO
10.01'
DENSE I / I 36X6 I / \ _ T� I ' ) BRUSH i RYSB I 10 qT�O A� 1 =4.6 I WAIVER#4: 17.16.010(C) MINIMUM LOT WIDTH EXCLUDING SIDE YARD THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE THE _ 360.61 FL / C _MOH, 355 MINIMUM LOT WIDTH EVERY LOT AT LEAST 50 FEET WIDE EXCLUSIVE OF SIDE REQUIREMENTS IS 32 FEET \ / PC A BRUSH / , I 363.0 PAD 0° 3 �� I o cn F I ` P 6 - ALLOWABLE DENSITY UNDER THE STATE DENSITY BONUS LAW. THE PM 6 97 I /' I I 3,585 SF "' cu)oQ�yS � 51 30 SEC-2-5 T S LOTS 1-15 YARDS REQUIRED IN THE ZONE IN WHICH THE LOT IS LOCATED PROJECT AS PROPOSED MAXIMIZES THE NUMBER OF UNITS I _ L I I BRIM MEASURED AT THE BUILDING SETBACK LINE ALLOWABLE ON THE SITE STATE DENSITY BONUS LAW AND 11\ 76 i�11 \\ APN: 166-1 3-44 PROP. BRQW / TREES• L_- `'\ - - - 1 .93 IE �\\ `\ - \\\ \t \ \\\ 364.5 DITCH TYPE B \\\ - Tom- 36Oe 35518 1�\ ` APN. - 11 SUPPORTED BY THE CALCULATIONS PROVIDED. THEREFORE,THE B` PER SDRSD D-75 \ �m EXISTING DEVELOPMENT STANDARD LIMIT WOULD NEED TO BE 36x5 I 9 oIU, � ,
\ _ x 3665 \1 I 10.0'' I ED w I SE PR P. RETAIMNQ, I REDUCED IN ORDER FOR THE PROJECT TO BE CONSTRUCTED AS \ I i I R SB I 363.5 PAD m , I -S 75 �F3 DESIGNED. \\ ' ,i677 \\ i x6.6 i k/ OJECT I I I 5,360 SF oI} I o �' W BODARYI L- - 1(f' _ ' I 3 9.85 BW)_-� =2.5 3585 _ WAIVER#5: 17.16.010(I) 4 OUT OF 15 UNITS DO NOT MEET THE MINIMUM LOT THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE \\ 1 \\\\\ \\\ •5 �i� \ I RYSB o}mT PROP. F�t� 0 F "' CX\ - - MINIMUM LOT DEPTH LOT DEPTH SHALL BE AT LEAST 90 FEET AND SHALL BE NO DEPTH. 9 OUT OF 15 UNITS DO NOT HAVE A LOT CONSTRUCTION OF THE PROJECT AS DESIGNED. 4 UNITS DO NOT MEET \ BRUSH \ I I 8 cn - ARY\\ LOTS 10 13 GREATER THAN THREE TIMES THE AVERAGE WIDTH DEPTH LESS THAN THREE TIMES THE AVERAGE THE REQUIREMENT DUE TO THE OFFSET CUL-DE-SAC AND LAYOUT 361.31 FL . I >- I HYDRANT` I I -ass- _ WIDTH. DESIGN OF PRIVATE STREET B. THE EXISTING DEVELOPMENT STANDARD 3 7 1 \ \� i i 36%3 i I I I 364.5 PAD m 3s93 - 3693 \ 3676 \ I r I B I I 5,618 SF o r o N r \ WOULD NEED TO BE REDUCED SINCE THE PRIVATE STREET IS REQUIRED \ 368.4 \ ' \ 1 / ,, 1 �„ N TO MEET THE MINIMUM WIDTH REQUIREMENTS AND CANNOT CHANGE.
L -3623- - - - _ - �- 360.5 THE 9 UNITS THAT HAVE LARGER LOT DEPTHS THAN THREE TIMES THE 365 74 v, \ \ --=---ASPH 3606 AVERAGE WIDTH, MAXIMIZES ON PROVIDING THE LARGEST LOT SIZES co
I THAT COULD BE PROVIDED. � - 365.0 PAD =o_ °vs°�-_-_
/
-------_� \ I I / ,r, } ------ _I WAIVER#6: 16.57.040 24 FOOT PAVED WIDTH WITHIN A 35 FOOT ROAD 3695 �\\ \ \ \ I L_ \\ ROCKS M 0.0' YSB /i NO ON-STREET PARKING IS BEING PROPOSED. THE EXISTING 5,616 SF C0 363• - - �' 0 - -
' ` I { i- - - - - �\ -� PRIVATE STREET WIDTH 32 FOOT PAVED WIDTH WITHIN A 40 FOOT ROAD EASEMENT EASEMENT DEVELOPMENT STANDARD WOULD PRECLUDE CONSTRUCTION OF THE I 369.5 CONC 369.E I I \\ 367.6 \ J66.4 \ I-- r/ -I I 364.4 \_---�64� _ BRUSH �,36.5 s PROJECT AS DESIGNED. IF THE STREET MET THE REQUESTED STANDARD I �- - - - - T - - � �, I 363.5 FG i I 13693 -II~ -__I�i \\ \\ \ I I 1 0�04 _ _ _ 200'F-LB =0' i, I THE LOT DEPTHS WOULD NEED TO BE FURTHER REDUCED AND
10.01' I I 6 V5>- t - - I I B� . R�TAINING WALL I / THEREFORE THE PRIVATE STANDARD NEEDS TO BE REVISED. 37Q 4 I II I 3685 \ \ I I I I \\ I BRUSH RYSB I I 365.5 PAD a � I 36A4 _ 5. ' 1210'11 .0' 5.5' 1 365.5 5,613 SF 6 I I I \ �_ II I \ \ I\ L--I- - - / 5. / I I \ I WAIVER#7: PER THE CITY OF VISTA LANDSCAPE MANUAL, RETAINING SPLIT FACED NON PLANTABLE CMU RETAINING THE EXISTING DEVELOPMENT STANDARD WOULD MAKE THE 3b:6 \ I \_&66\- - - - - - N I I RETAINING WALL TYPE WALLS GREATER THAN 5' IN HEIGH SHALL BE PLANTABLE WALL MAINTENANCE FOR A PLANTABLE WALL DIFFICULT. THE WALL IS ONLY 370.E IN 27 FL �' _ T 1 J646 LOT 15 VIEWED BY THE NEIGHBORING ADJACENT PROPERTY. THE WALL IS I 5 CURRENTLY DESIGNED WITHIN THE PROJECT'S BOUNDARY. --- �__ �-, 10.0' m I I \ - 3694 I
I I \\ 11 \\\ I ��\�U / 365.7 PAD _ m I H#2 RYSB, I I MA
3774 \\\ \' 3%O41 P L B �` "�� // PCL��\_ I \\\ PCL D ) ��, 5,611 -SF +>) 20.0' YS I 1 I STA. 12+?�7 45_____1---I . I WAIVER#8: STORM DRAIN EASEMENT MINIMUM 10 FOOT WIDE MINIMUM 8 FOOT WIDE STORM DRAIN THE STORM DRAIN EASEMENT ON THE NORTH SIDE OF LOT 15 CANNOT \ \ PM 6697 PM 6697 \\ PM 6697/ a I363.61 RIM 364.7 I WIDTH OF STORM DRAIN EASEMENT EASEMENT BE 10 FEET WIDE DUE TO THE BUILDING EDGE OF THE PROPOSED HOUSE.
Y \/ 3687 1 \\ J665 - - - - - - - 1354.73 IE_ POR LOT 16 I I APN: 1 3- \\ APN:'166-18 -46 \ \_A_PN:1W-1�-47 ,F- - - - - - -T - - I - - I LOT 15 IF THE EASEMENT WERE TO BE 10 FEET, THE DESIRED WIDTH OF THE 3n6 \\ / \\ / z I I I ¢ _\ n m vT �i54 ,IE S ��1t�-- \� I/ / 1 �`I 1 �\ PROP. BROW �� I �} o�� I 200E I �14W SBM I HOUSE COULD NOT BE ACCOMMODATED.
I I IL---
I I / DITCH TYPE B 366.0 PAD m I ,lam` I A �'1166 184 11 co
i371.41 377.E `\37f.5 _ . (\\ PERDRSB[�75- .0' L- 5,609E �I} I - N iv�l - - --- - - �76z,�--- -
I1370.E J732 .\ •�-� N - ' ' I T 1 I '
\j 11j1 I I 11 3705 970.9 = `\ 3 _ �/ - - \II ~ 1 1 ' ---L, � - DECK- ��I\ POOL 8.00 L 366.5 PAD m �_,�_-�\ o Ii�F--I 1372.51 _, I ------ I I \ 11 I `\ 10. '' 5,607 SF o r I 4 20 0'FY I I IF-�~ -`-,--- �_ -\\ I , I I i ' Z I i I �` �+ - = - - �`) Ih S l 17.5 I I U 370.9 I f / -' � RYS 1373 5 1 I/ I I r I 1 1 /' J77.3 C O N C / I - - - - - -- - I N _
h I DECK 2 0 �T 20.0 Y 1 11 I I 3s53 I \ L
1170.5 I
I r f- 0 I I
37A5 I � T / I � I rL�------ --- I -Y I YSB 367.0 PAD
- r 374.3 rt I --I '� 1 l= -r - I I , I o I65 ( I I - \ I 374.6 o \ L__ 5 CONC ,605 SF - - - - w6ZIcli
\ -Z I I I I I �� - - - A�Mf '- I ,I 3544;9 i % �i7R� I�1 37`A5 i \
375.5 1T `
36AB
� _I T /
375.E I r--- I I II I I--_ 1---------- KSB 1 o PRO .�ETAI IN DENSE -�--I i 367.5 PAD AL 8 I n 3756 -I- II __ �X' WW 370.80 HP 5E� REAP , �� __ -� _ - 1 _ 5,411 SF \m POP. FH I I r/0 2 36x2 r' 6 376.7 ASPH 376.7 376.5 \\ \ J7%8 \ I � I/ �� � \ �� `t0 / P P. RIW ` LIPH'T ` _--_ -__ X \ I E .�R/W �R STO 364.94 TC-3765 W -s 3756 7 �AAICE 355 0 - - PA =76.4 S-5- !j -
1.5 \ 376E f� / • S S % / MEL _TS_�s-- -- -- -- -- -- SIGN •-EZ � �_ 3744 S s S-S- / ROSE WAY 34E O ° .c- CONC JI I E UIJ I ��� �- - - - - - - - - - - - 3j69E or `°ET/E \ ___ °�'-W W_ .� , s �, RAMP 1 47 &SIDE�IIIALK \, ����--S�-S----s- �••�s- S-0 40 80 120 _/ of s - / 3�B w-w-w-w-w-w�W�W�w-w-w-W�W�W�w�w�w�w� l�_ °E „E ` / _W m '� -N m1 MELRO ��IVAY_ / II/
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15 - LOT TEN IVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 4 OF 6
RV�I C- I AP�J: 1618�1$ ' // DEN i �� pollI� L �� — — � LAWYERS TITLE REPORT NO. 321319167, 377.5 L L--- / \/ / / F�. t4"113 W/fJtSC" 4 0 '�" \/ 1I bd 13'41" / T BLI(;, �ILI I / / / 6F' R ROS 19 01 FI' SH \ DATED 3/25/2021 ESMT PARCEL C 3&C 6 _ �ft189 2629'W 1 3.94'r /_ II E �1W. 0 _ ROAD,SEWER,&PUBLIC ��\NC N 0�°32'52"E 3.93'I ( 71 / N8 ( 29 W 34' — f SCHEDULE " B" EXCEPTIONS PARCEL A N 89°25'51"W 8.97' UTILITIES o N 00°38'09"E 10.00' 3705 O 364.6 l _ ——————— N 89°25'51"W 191.06' ----- A W 1129.00' / I � I / // i — — — — 4 — YD. 3/4"IP MQ$C"LS 307"P
N 89°25'51"W 191.06' 97 ° /3656 I I B H M5 5 II 40Y O UNSPECIFIED WIDTH EASEMENT TO VISTA IRRIGATION DISTRICT // 89 �a® W 13'9.02 36 y\ RO 194g1,'�tgSH �\ I III U E ,TIE Y I = EASEMENT FOR PIPELINE PURPOSES PER BOOK 1136, PAGE 239, — — — — — — N 89°25'S1"W X t�00° 2'52" ( \ DECK — Imo— DFC� RECORDED OCTOBER 24, 1925, (NOT PLOTTABLE) N00°38'09"E 10.0 r - - - - - - � - - - - - - - - - - - - �—� — f=J� �2393' li \\ 65 \\I III I LOT LOT8 I o x 3694 /x x�� I N 0 32'5 \ \ III I J MAP 12195 I MAP 12195 I '367.7 J576 \ 20'WIDE ROAD EASEMENT PER BOOK 142, PAGE 301, RECORDED I i ESMT PARCEL C-5 \\ J70.5 / // I 1365.E // / 26 / I 360'E 1 .00' \, \\ I"I� III I I I \ AUGUST 13, 1932 I I / I ' I 13665I X I I I \ I DENSE TREES 6 PARCEL C\
I I/ UNSPECIFIED WIDTH SAN DIEGO GAS& ELECTRIC COMPANY 14 I FOR W 1/ SEC 15 T11$R4W I 359.5 \� \ _ — o I II� � I( CDNC 13 347.4 O EASEMENT, FOR PUBLIC UTILITIES, INGRESS, EGRESS PURPOSES ESMT PARCEL C 6 �' l / 365E SBMI I I n^ \ o I II / �II J4B7 47B L PER BOOK 651, PAGE 212, RECORDED MAY 10, 1937 N I V col / / / AP . 166-183-20 x _ OS two1 35B6 � � V � �_ � 0 34.E PLOTS SOUTHERLY OF THIS PROPERTY-DOES NOT AFFECT THIS 364.E I ` DECKDECK �— - - - -$�� —---/ 3s,.6 Ln J � L — _ I �I - - - - PROPERTY w I w 366.5 / I X ° \ J \ M I 14.1 14 \ I FOOTING �I v\ �\ __ _ PER MAP 12195, DN. 0.5' \ UTILITIES, INGRESS, EGRESS PURPOSES PER DOC. NO. 88-205124, N 86°49'15"W 10.02' W 5.67 / / I — _ "� \��— — �-3s3_ — RECORDED MAY 3, 1988. \ \ Jsx.S \N00°41'02'E 7.8E N89 11' "W 68. 1' 0� �"— = THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT J606 ° — — — — — DISCLOSED OF RECORD, (NOT PLOTTABLE) N�2731" x _ 36Jf \\ \ 36.E \ N89 917 W 1 .06 \ \3 W 9�3 / ( \ —� \ I \ F . 2"IP WIF�LUG"LS 3465\'\ \ I \ _ D. 3l4"IP (PLUG"RtF` C) I \ - \3 \ „ x DENSE 29R71" PER 12f95�RN. cc, \ I \ \ P R Pf%144 I\r�AP 12195, NAP Q ; \ \ � FD. 1. "IP W/DISC�LS 1162"PER \ \ TREES N86°49'15" I I \ ROS1401, UP6�>.3', �OTUSED i J604 D . 1.0' \ \ X �- - - -\ p5 \ \ LAWYERS TITLE REPORT NO. 321319262 co/ W 16.45' I I " \ \ FD. 3/4 IP W/DISC"LS 4307" \� \ \ J617 0� X �_ 3se _ — — \ \ \ \ I , PE ROS 19401, FLUSH �\\ N�3°'4p,� \\ \I ��96 \ �4 \\ \ 1 \\ \\ I \ DATED 2 2 21 1 \ / \ FD. 3/4"IP W SC LS 2 6"PER \ \ / 3/ 9/ 0 /29,p4, PM 6697, ROS 1 01, DN 0.5, \ \ \\ " " \ 10.17' NW'LY
J60.6 \ \\ \ # \ 3535 \\\SPH 25 SCHEDULE B EXCEPTIONS - PARCEL B x BRUSH � z \
360.3 UNSPECIFIED WIDTH EASEMENT TO VISTA IRRIGATION DISTRICT 36%7 PCL A \ \ \\ J59B I \ EASEMENT FOR PIPELINE PURPOSES PER BOOK 1136, PAGE 239, /x \ / PM 66976:5 1 / \ \ \ \ x5 RECORDED OCTOBER 24, 1925, (NOT PLOTTABLE) ESMT PARCEL C 7 i APN: 166-183-44 \ \ \ J \ UNSPECIFIED WIDTH ROAD EASEMENT PER BOOK 74, PAGE 498, DENSE / I J6J6 I /
BRUSH I \ \
/F-
X —I x \\ J65J BRUSH / /� I \� °' 3sa2 RECORDED FEBRUARY 19, 1932, (NOT PLOTTABLE) 955.5
I
/ �% I \ \ X I / / DENSE I \ O4 \ = UNSPECIFIED WIDTH ROAD EASEMENT PER 20512, RECORDED / w // \ \ I ` J67.6 \� X TREES \\ I x � �\�. I I I THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT I I _ ,__- _ 366.5 DISCLOSED OF RECORD, (NOT PLOTTABLE) \ 377.4 J7%B � \ \ I U — I �70B J706— \ — J — \✓ �67� 3675 I — �� I I PORLOT �� EC 25 T11S R4W I _ _ 372.3 \ fl %— — BM 7 TIMES MIRROR CABLE TELEVISION OF SAN DIEGO COUNTY I37a8 1 — DECK 1— 1 37=2 36:J — coNC 72 \ 16BM 11 I \ EASEMENT, RECORDED AUGUST 1, 1988, DOC. NO. 88-375422, O.R. \ / 0 J70.J / — — \\ THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT I I 370.5
_ J— — — L DISCLOSED OF RECORD, (NOT PLOTTABLE) POOL
\ \ 2.5 1 J67.f I
SAN DIEGO GAS& ELECTRIC COMPANY EASEMENT, FOR PUBLIC
'373.5 / 37x5 1 1 JI J70.9 1 y 371J x CONIC x 1 \ 86 \ I I 0 40 80 120 8\ UTILITIES, INGRESS AND EGRESS PURPOSES, RECORDED AUGUST \ —DECK \ I 31, 1988, DOC. NO. 88-437715, O.R. — THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT L -j //05 I I \ I ( 1 \�cGN� SCALE: 1" =40' 374.5 1 I—I \ 3708 ��� � I I I \ � I � — — — \\ � l _ DISCLOSED OF RECORD, (NOT PLOTTABLE) I 37x 3 C / I I lr M8.5 369.3\ Y
L I I ASPH ' I \� I I 36x9
x 3755 OI 37 5 I 1 D S I I I 36 59 I I TREEIj ———— x / `/� I 1
\ I
I \ --- 3758� « \ TI,II- I 1 — � DENSE \ �, \ �'I �111�.
I \ 36B6 I 364.E
ESI x5 2"IP /DI 11�5 2896 ) I / ,q� /n x / F�.231 "IP WIDISC"LS 2609", 42 fi I 3767 ASPH 3767 \\ 37XB - = _ I T �' ` � N5Z P 6f�97 ROS �349 LEAN G, 1.0' DN, N.R. held for I I 376.5
J75 iF67 \ J756 — � ��FLU �) \ I / I x line, 24. 8' N\ `LiSH I 3 x3.5 376.4 3747 \ J72.7
f / 368.3 x _
37— 3757 M C ' / P4 _ 376.8 � % O V ►(d/�_�/ J SIGN _
—x SIGN O ♦ 0 —i J744 / •I` JF WAY 37J4 \ o % ' / �_ 365.4 CONC — 3767 I _
ROCKS ,
— \—x \ 'L 3'S3 3735 36X 7 \ 36x B (ROCKS \ \
H
x— x� .o- 374.3 \ � / 372E a O 3%75 J77 2 \ \ x \ J7.6 °j— 3766 \ J66. M5..5 3647 364.2 \ J773 I x \ \ X / (O
x x �� \ � x x� \ {� J7� / O IN 8°5V "E 36JB �x \ ,-x _ _
x a I P W/�C X 2896 \ — /
I a 372 —36J6
PE AP 8 07, R`0 19401�
CONC
IN ACPAVE N 0.3' s \ — '�_ — ENSE CDNC 1 — X4 Igy4_� J — - - TREES
TAT
PORTION OF MELROSE WAY DEDICATED PER MAP 8207 \ � PASCO LARET SUITER z o QSSOC� ATES
LL' San Diego I Solana Beach I Orange County 1205 MELROSE WAY
I
Phone 858.259.82121 www.pisaengineering.com
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15 - LOT TENTATIVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 5 OF 6
1205 MELROSE WAY
� - - - - - � LEGEND
TRACT BOUNDARY
POR SW 1/4 - - SEC 25 T11S N 89°27'08"W PROPOSED RIGHT-OF-WAY R4W SBM 24.00'
APN: 166-183-18 F- �- - - I EXISTING RIGHT 1 89° ' '
N 00°32'52"E 9 - - - I PROPOSED LOT LINE _ 13.93' - - -I 0 - - - - - oT PROPOSED EASEMENT LINE - - - - - - - ----------- - - - - - - - - - - - - - - J IN00°32'52"E co =
EXISTING ACCESS DRIV� LOT 15 -
N 13.00'
N 89°27'08"W LOT 8
- - - - - - - - - - - - - - - - - - - - - - - - - - - co I O ADJACENT PROPERTY LINE oM � MAP 12195
1 26.75' z N 89027'36"W
97.18' LOT 7
35.0' 1 LOT 14 MAP 12195
w PROPOSED EASEMENTS �1 INDICATES RIGHT OF WAY, PUBLIC UTILITY EASEMENT,AND PUBLIC 4 m o I - - o� - - SEWER EASEMENT TO THE CITY OF VISTA POR SW 1/4 _ w z N 89°2736"W N 89 27'33 'T � 5Q,]-4' .�4'
- � - - 47
SEC 25 T11S LiJ � � - ❑2 INDICATES STORM DRAIN EASEMENT R4W SBM of w I �I NM
APN: 166-183-20 U) N� I ILLJ °
M
Q z I LOT 13Uj
m LOT 121 LOT TABLE >- I o
CD � .0-11
° N 00°37'39"E LOT NO. AREA(S.F.) o � � 6.02'
= N
- - - - - - - - - - - - - - - - - = - - - 1 5,411 SF \ `V 0=37°54'23"
N�3°14, \ o M zo LOT A R=48.00'
2 5,605 SF
34.20'O W N 89022'21"W N 89622'21"W - L=31.76' I 0=95°00'52"
38.68' 62.52' R=45.50' 3 5,607 SF 0 0 � 76 I L=75.45
0=73°46'52" � N M ❑ 22��6\ 4 5,609 SF R=24.00 N 89022'21"W
L=30.91' - 110.41' 5 5,611SF o
- - - _ _
0=16°07'54" ° 4W LOT 11
R=24.01' _ A=37°54'33" 6 5,613 SF L=6.76' _ R=24.00' L=15.88' A=39°14'43" I 7 5,616 SF
o N 51°27'56"W 14.24' R=45.50'
N 89°22'21"W L=31.17' 8 5,618 SF
77.88' N 89°22'21"W
1.17' 9 5,360 SF 0=66°35 57 0=06°51 29 10 3,585 SF PCL A oLOT 10 R=45.48' R=43.17' POR LOT 16 I PM 6697
L=52.87' I L=5.17' SEC 25 T11S 11 3,756 SF APN: 166-183-44 N 89°22'21"W 0= R4W SBM72°32'31" 104.85' I R=34.50' APN: 166-184-11 12 3,895 SF I 4 L=43.68'
13 3,656 SF
I
° LOT 9 N 00°37'39"E
7 27' 14 4,082 SF
PROJECT
BOUNDARY N 89°22'21"W I
15 4,702 SF
133.78'
I w I A 7,599 SF
PRIVATE
LOT 8 go N STREET A 20,400 SF
IPRIVATE
z N 89022'21 W 35.0'
I
STREET B 12,868 SF"
133.73' ❑1
w
- - -I LOT CD
M N
Z
I N 89022'21"W
I I 133.68'
w I
I I I o LOT 6 o N
I O
O Q
I Z
I N 89022'21"W W
133.63' -
w I--
I o LOT 5 MN w T
PCL B I PCL C I PCL D z� Q
I I PM 6697 PM 6697 I PM 6697 N 89022'21"W > I I APN: 166-183-45 I APN: 166-183-46 APN: 166-183-47 4 133.58' af POR LOT 16 I LU SEC 25 T11S
R4W SBM
�o
° LOT 4 MN
I I CDI APN: 166-184-11
I z
I I N 89022'21"W
I I I 133.53'
I w
I I LOT 3 M N
I �o
I ° �
z
I I I N 89022'21"W
I I - 133.48'
I I � w
I LOT 2
I r-o
I ° N
CD A
I I N 89022'21"W
_ I 133.42' _
- � S 89°22'21"E
EX. R/Wo LOT 1 R=970.00' 0=7°11'32"
_ l L=54.59' R=22.50' z S 00°37'39"W o L=2.82' 16.20'
_ M42r' «s ��PR. R/W
- m-3 7 _ ji 'r' EX. R/W
- Cn EX. R/W -
_ ° R=970.00' I 0 40 80 120 L=28.00' g° "E - - - -
- MELROSE WAy 4 SCALE: 1"=40' CE
NTENNIAL PASCO LARET SUITER DRIVE o QSSOUATES San Diego I Solana Beach I Orange County
Phone 858.259.82121 www.pisaengineering.com
SAVE DATE:-----PLOT DATE:-----FILE NAME:J:\Active Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 47 of 89
' T ; .' // � '_ _ �_� - -7'1 \ �I III I �I PROJECT FILE NUMBER:
CONC � I ( / � I i III I �� _ _�� I TG PER PLAN 370.5 I 364.6 I I IIII P21 mO 130 DENSE
�� CB°--N-C� FREEBOARD / TREES I SEE TABLE HEREON �A I I /- - I III - - - - - - 3636 BROOKS BOX--------- O NSE ( I T _ - - - - - - _ - - - 3" PVC SCREW CAP 6" WSE SHEET 6 OF 6 3697 / �' � '6.6 /3656 3636 I I U5H � ,2.1 SELF-MITIGATING
ABOVE GRADE
y\ �15 I�= D -I I II I II I I�I I II I II III= CAREX PANSA PLANTING, - EXISTING ACCESS VE / � � l I �j \ � 111�,755 SF - -,- I � I � I - - - - -�� _ �r I I \ \ I III ���J OR APPROVED OTHER, 11J 356. III I I =I I-� 21 PER LANDSCAPE PLANS 6"WEIR o Q LOU
/ -III=1 1I- 3694 �\ I I I - _= FG PER PLAN 2.5' INLET 12"WEIR p iw w 370.5 36X 6 136x.7 III 13656 / \ I I -I I I I I I III 0 z ~ _ / I IJ6�6 I
1366.5 I /3636 I I \ III I III DENSE =I I I=I - WEIR NOTCH PONDING / / / I \ 35X5 } II TREES I _ _ \\ \\ ORFICE PLATE MIN. 37x.6 ' / I I I I I 36 2: III I I I I/ ` 1 3474C EXTEND AND WRAP LINER 12" MIN. -III=III- _������ .3696� / I 95 1 - _ \ III °°"° =III=III=III=III=III=III=III I I I=III=III III=III=III I I=III \\/\\/ ENGINEERED FILL LAYER SHALL BE SQUARE DIMENSIONS I � I 34%9 L PAST EDGE OF BERM �//\/ 1.0 FT GREATER THAN w 4x9 -III-III-III-III-III .III-I I=III-III-III-III-III-I III MINIMUM 18" DEEP"SANDY LOAM" SOIL SRs w I I I _--- O 34.6 -I�I-III-III-III-III III-III-I I III-III-III I I-III MIX WITH NO MORE THAN 5% CLAY PIPE DIA. HOT-DIP +J / l / l 3646 I 36,6 . -13 _ o I - J L - - d �__ - ----�L = I I III=III=III=III=III=I a I=III=III= I=III=III=I I I - /\ MIN 6" GALVANIZED PLATE _ _ _ I I DECK DECK I - -3a� - - - - //; CONTENT. PERCOLATION RATE / 3685 / ' I ' `� - 1 - L \ POLUTTANTS OF CONCERN-BENTHIC COMMUNITY EFFECTS, COARSE SEDIMENT YIELD � _ - - - ~ �c� �_ _ _ BIFENTHRIN, SELENIUM, TOXICITY, INDICATOR BACTERIA, �q� �P \- EXP.DATE 3895 / \OCKS , M 3634 \ I NUTRIENTS,AND SEDIMENTATION/SILTATION F OF �p,��FO ,a- NO CRITICAL COARSE SEDIMENT YIELD AREAS EXIST WITHIN THIS F I 369.5 CONC II \ 3878 \ 366.4 \I �- 364.4 \ -3sa- / LI PROJECT SITE. rl_ - T� - -369.E BRUSH LO 3B
4 _ _ , , M I, LID SITE DESIGN BMP'S BRUSH 6 1 - I I WATER QUALITY TECHNICAL REPOT � I 1. BIOFILTRATION BASIN
II 36%5 - - - 36 I TITLE-PRIORITY DEVELOPMENT PROJECT STORM WATER QUALITY ARCHITECT NOTE I II I� `\ 36X6 \\ ��� I -� r i I 2. ROOF DRAIN TO LANDSCAPING MANAGEMENT REPORT FOR 1205 MELROSE WAY 370E I II \ , 1\ 36%5 , 655 36:6 I I „ 3. MINIMIZE IMPERVIOUS SURFACES DATE-MARCH 2O21 o I PREPARED BY-PASCO LARET SUITER&ASSOCIATES MY ARCHITECT'S SEAL AND SIGNATURE IS TO VERIFY THAT THE ,694 I\ \ . I U KTGY ARCHITECTURAL PLANNING HAS REVIEWED THIS PLAN `J I3704 \I / - - O § I - - - I M6.6 4. PROTECT SLOPES AND CHANNELS PREPARED BY THE CIVIL ENGINEER AND HARD COORDINATED \ I , I / 3s5s L - r - I MAINTENANCE AGREEMENT DOCUMENT THE SCHEMATIC DESIGN OF THE BUILDING ARCHITURE \ 3647
J6B7 I � \` / 65 - _ I 0 o I 5. TREE WELLS ACCORDINGLY. \� �� x\ �► -� L TITLE- 36%5 366.4 4 � ; ! _ SOURCE CONTROL BMP'S DATE- �� O 5 I I I PREPARED BY- \ 111.4 3706 `� 1. STORM DRAIN STENCILING - 3726 I l 372.3 \\� I I3708 I --\ DECK 1- l 37F2 �' . CONC 2. EMPLOY INTEGRATED PEST MANAGEMENT PRACTICES OPERATIONS AND MAINTENANCE PLAN \ IA' 367.3
3705 3703 t L \ I
I
POOL �I- 3 1 �`��\ \ I �' i �I� J I 3. EMPLOY EFFICIENT IRRIGATION AND DROUGHT TOLERANT TITLE-STORM WATER OPERATIONS&MAINTENANCE PLAN FOR 1205 MELROSE WAY X25I/ I U I� I i v I 36= I - II LANDSCAPE DESIGN DATE MARCH 2O21 E E I I/ 3735 I I I 370.9 I / �x \ ' \ I I PREPARED BY-PASCO LARET SUITER&ASSOCIATES GOT C H N I CA L NOTE I375 J x I �J x I II n / 377.3 CONC - I I \✓ - I- T' II - - -DECK - \� 36B3 I \ 3853 I HAVE REVIEWED THE SOIL AND GEOLOGIC CONDITIONS FOR C � 3745 II_ ` _j_ / / I i \ I I x ( 1 x \L I°a__ �_ I BMP NOTES RESPONSIBLE PARTY INFORMATION THIS PROJECT AND CONFIRM THE SELECTED POST 3705 -^/
1 I I \ 370.9 X T I r L
CONSTRUCTION BMPS HAVE BEEN DISCUSSED, COORDINATED ��pNAtr�FQ \ 37F 6
37x3 I 369.3\ I r I 368.5 I ` T 1. THESE BMPS AREA MANDATORY TO BE INSTALLED PER MANUFACTURER'S ZORAN DJORDJEVICH AND JUSTIFIED AS REQUIRED BY THE C.O.V. BMP DESIGN CONC
°- \ I I I I I' AJI' �p I I f' 4B RECOMMENDATIONS OR THERE PLANS MANUAL. Q 375.5 "I 37x5 I I`D I I _ ' I 2. NO CHANGES TO THE PROPOSED BMPS ON THIS SHEET WITHOUT PRIOR APPROVAL 551 LYNWOOD DRIVE Certified 56� _3759 " x o I ` ) TREE =�I. I ` FORM THE CITY ENGINEERING DEPARTMENT Engineering DENSE �I I B6 I ) I) 3. NO SUBSTITUTIONS TO THE MATERIAL TYPES OR PLANTING TYPES WITHOUT PRIOR ENCINITAS, CA 92024 `n>' Qe°iDQ��t �€ES I� \ I ` ` I2- TREE WELL#1 \( 1 / x 3sAB 9 Q�' 3756 / . 52 APPROVAL FROM THE LAND DEVELOPMENT ENGINEER Op CAL.%*
37.7 AS 3 , 37XB _- I \ �� 'f jDE-MINIMIS '2 / 4. NO OCCUPANCY WILL BE GRANTED UNTIL THE CITY INSPECTOR STAFF HAS 376.5
% J765 \ 375.6 -- � / AREA 275 SF I INSPECTED THIS PROJECT FOR APPRORIATE BMP CONSTRUCTION AND 3 x35
3.6 64ELRO$EAY \ 3727J INSTALLATION. 37�r5.7
376E /4.
SIGN O O 376-\\ 3.4f _ / 3734 \ / / \ www.pisaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:hActive Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 48 of 89
0 N
VICINITY MAP FL I P E. 364.2 I ; I r \ STORM DRAIN EASEMENT GEANOTHUS 'CENTENNIAL' CENTENNIAL GEANOTHUS L `-' LOT 12 I EXISTING TREE INVENTORY SIGHTLINE AND PARKWAY SHRUBS - 1-5 GAL.
PE. 363.8 ' 60 DIANELLA 'LITTE REV LITTLE REV. FLAX LILY L ��11 ' ' I 1 NUMBER SPECIES CALIPER STATUS SENEGIO SERPENS BLUE CHALK STICKS L O PROPOSED FIRE HYDRANT - --- - --- -FILTRATION BASIN VERBENA DE LA MINA DE LA MINA VERBENA L v 42" TUBULAR STEEL FENCE 1 EUCALYPTUS SPP. 9 TO BE REMOVED U0 Sys WITH MAINTENANCE GATE 2 PYRUS SPP. 6" TO BE REMOVED SCREENING SHRUBS - 5 GAL. N LEUGOPHYLLUM FRUTI GO5A TEXAS SAGE L
3 SCHINUSTEREBINTHIFOLIUS 8" TO BE REMOVED ARBUTUS GOMPAGTA NO COMMON NAME L N w�w
W-W- -W- -W-W� 4 SCHINUSTEREBINTHIFOLIUS 24" TO BE REMOVED WESTRIN&IA FRUTIG05A COAST ROSEMARY L - — \ EXISTING 5'-6STUCCO REM L.
WALL TO REMAIN 5 OLEA SPP. 18" TO BE REMOVED O� MASSING SHRUBS AND &ROUNDGOVERS - 1-5 GA1 LOT 11 ° 6 SCHINUSTEREBINTHIFOLIUS 6" SALVIA SPP. SAGE L TO BE REMOVED z PE. \ 57RELITZIA R. JUNCEA' BIRD OF PARADISE L I I `�\ \S
1 \ \s 7 CALLISTEMON VIMINALIS 6" TO BE REMOVED BOUGAINVILLEA SPP. BOUGAINVILLEA L Q L \ SCREENING SHRUBS GALL 15TEMON LITTLE JOHN LITTLE JOHN BOTTLEBRU5H L J \ AGAINST WALL 8 WASHINGTONIA ROBUSTA 18" TO BE REMOVED ALOE SPP. ALOE L PROPOSED STREET LIGHT r 9 JACARANDA MIMOSIFOLIA 6" TO BE REMOVED AGAVE SPP. AGAVE L LOT 10 1 PROPERTY LINE MUHLENBER&I A RI&ENS DEER GRASS L W PE. 363.0 I 10 SCHINUSTEREBINTHIFOLIUS 6" TO BE REMOVED CONCRETE 51 DEWALK
I L PARKWAY GROUNDGOVER - (FLATS a 12" O.G. w Z L_ — — — — — 4— � I DEL ALBA WHITE ICE PLANT L (4) GE I JERA PARV I FLORA STREET STORM DRAIN EASEMENT R05EMAR1 NUS SPP. ROSEMARY L O LOT 9 I TREES ON EAST SIDE OF STREET PER CIVIL ENGINEERS' PLAN SLOPE &ROUNDGOVER - (FLATS ® 12" O.G.) j
1 i PE. 363.5 , BAGGHARIS 'PIGEON POINT' COYOTE BRUSH L = L 6 N PROPOSED TAN VINYL FENCE C/) LL-- - - - - - --- BIO-RETENTION BASIN - ( I GAL. @ 18" O.G.) U - - - - - - - i N PARK LOT ENLARGEMENT TURF JUNGUS PATENS CALIFORNIA GRAY RUSH L GAREX TUMULI COLA BERKELEY SEDGE L Q LOT 8 z PROPOSED FIRE HYDRANT I I _ PE. 363.5
HYBRID BERMUDA (TIF GREEN) SOD H Q I- --� - - - - - - - - 1
SD SD SD SD SD SD SD SD 5 S ••-- ——�� - - I • • 1 s D D D D D so so s sD so s s s D D D LOT 7 u� PROPOSED RETAINING WALL PE. 365.0 / PER CIVIL ENGINEER'S PLAN L- - _-_-_- - - -_ / --- - PROPOSED 6 TAN I r- -- -- - - -
NOTES:
VINYL YARD FENCE LOT I I /6 PE. 365.5 N - I. ALL SLOPES (4:! OR STEEPER) WILL BE PROVIDED WITH REINFORCED STRAW MATS (SC > Q L - _ _ _ _ _ _ 150 MANUFACTURED BY NORTH AMERI CAN GREEN, 1-500-4-73-I q65, OR CITY APPROVED > () - - - - - - - \ EQUAL).
PROPOSED RETAINING WALL F- \ _ _ _ _ _ w W Q OR
LOT 5 — — — — — _ _ , 2. ALL LANDSCAPED AREAS, I NGLUD I NG SLOPES (4:I OR STEEPER) THAT ARE GRADED Q C/) PROPERTY LINE PE. 365.7.0
DISTURBED AS PART OF THIS PROJECT WILL BE O PROVIDED WITH PERMANENT IRRIGATION Z co
I I TO MEET C 1 TY REQUIREMENTS. U L - - - - - - - w - - - - - - - - - - - - - LL - 3. NO OVERHEAD IRRIGATION SHALL BE INSTALLED WITHIN 24" OF ANY NON-PERMEABLE O W I --- - - - - I \ SURFACE O LOT 4
PE. 366.0 I I 4. TREES ARE PROHIBITED WITHIN 10' OF ANY DRIVEWAY L i I I r' CD LL-______ _ - _ - _ i TURF 0 5' 10' 30' 5. PLANT MATERIALS OVER 50" HT. OR WITHOUT AN 5' MINIMUM CLEARANCE ARE U I r- t PROHIBITED WITHIN STREET INTERSECTION SIGHT TRIANGLES.
I CONCRETE SEATING AREA W I TH A PICNIC
ALL SLOPES 4:I OR GREATER MUST MEET THE FOLLOWING REQUIREMENTS. THIS APPLIES TO I I PE. 366.5 I TABLE AND BENCH AND SHADE TREES ALL SLOPES EVEN THOSE NOT SHOWN ON THE PLANS:
FIRE HYDRANT -_-_-_-_-_-_-_ _ _ _ _ B 1 KE RACK North Scale 1" = 10' A. ALL GRADED SLOPES MUST BE PERMANENTLY IRRIGATED W I TH A CENTRALLY CONTROLLED PER CIVIL ENGINEER'S PLAN r- -- - - - i I SYSTEM WITH NO OVER SPRAY. DATE: 5/51/2022 1 LOT 2 I, STREET TREE (TYP.) TO BE B. GROUND COVERS MUST BE PLANTED FROM LINERS OR FLATS AT 12" O.G. OR I GALLONS AT PROPOSED RETAINING WALL 1 PE. 367.0 � LOCATED 3' BEHIND SIDEWALK, IS" O.G. DRAWN BY: LL PER CIVIL ENGINEER'S PLAN 1 I WITH ROOT BARRIER C. PROVIDE I ONE GALLON SHRUB FOR EACH 100 SF OF SLOPE AND I FIVE GALLON SHRUB D. PROVIDE TREES ON ALL SLOPES AT A RATE OF ONE 15 GALLON TREE PER 500 SF OF STREET TREE (TYP.) � , I EXISTING 5 TUBULAR STEEL SLOPE ON ALL SLOPES 5' OR GREATER VERTICAL HEIGHT. ON ALL SLOPES 5' OR GREATER FILE:
LOT 1 VERTICAL HEIGHT, 3 i I ,, FENCE TO REMAIN PROVIDE ON 15 GALLON TREE PER 500 SF OR SLOPE PLUS ONE 5 t\ � I �
PE. 367.5 I GALLON TREE PER EACH I,000SF OF SLOPE.
REVISIONS:
d0l E. REINFORCED STRAW MATS (SG 150 MANUFACTURED BY NORTH AMERICAN GREEN ' I-500-4-75-1 q65 OR C 1 TY APPROVED) MUST BE INSTALLED ON ALL SLOPES 5: 1 OR _ o _ GREATER. - PROPOSED STREET LIGHT
PER CIVIL ENGINEER'S PLAN
°�- W- -`` y -1----- -s-S TOTAL PROJECT SITE: I am familiar with and agree to comply with the requirements for landscape (2) TREE WELLS- WITH ADA-ACCESSIBLE TREE W-W W 2.21 NET ACREAGE improvements as described in Chapter 18.56 of the Vista Development GRATES. TREE GRATES WITH FRAME TO BE -°E�°E- � °Et- W --E ,-WA -�W-W-W Code and the Landscape Manual. This plan has been prepared in NEENAH ENT. INC. 60" X q0" TREE GRATES: ------- -° compliance with those regulations. I certify that the Ian implements the °E-°E-°E- TOTAL LANDSCAPE AREA: p g Y p p MODEL 5552 60" 50. ADA COMPLIANT TREE 0.2-1 ACRES regulations to provide efficient landscape water use.
GRATE WITH A 30" X 60" MODEL 5528
EXTENDED PANEL. AVAIL. WWW.GROUPNEI.COM 0 20 40 120 0P NDSC�F
OF SITE LANDSCAPED: ��,� PRD L,�N q 12%
SIGHT LINE- PLANT MATERIAL TO BE MAX. 24" HEIGHT. ANY Applicant Date TREE THAT FALLS WITHIN A SIGHT LINE SHALL BE LIMBED „ - , SIG A URE Scale 1 AND MAINTAINED AT LEAST 8' ABOVE FIN 1 SH GRADE
North Se 1 - 40 s/5„2o22 THE SITE WILL HAVE A DEDICATED � DATE � POTABLE WATER METER FOR c 5/31/2022 s� 3/31DAT Landscape Architect Date -��. EXP. DATE HOMEOWNER'S ASSOCIATION IRRIGATION. F OF CAL�F� OF SHEETS
08/23/2022 PH3 Page 49 of 89
0 �..� O
WATER CONSERVATION PLAN C� ETWU (Annual Gallons Required) = MAWA (Annual Gallons Allowed) = U I Eto x 0.62 x ETAF x Area (ETo)(0.62)j(ETAF x LA) + ((1- ETAF) x SLA)] 0) PROPERTY LINE I f
� I ETo - see Appendix A in Water Efficient Landscape (ETO = 51.1) LA is the total landscape of all hydrozone areas in sq. ft. a WATER CONSERVATION NOTES 11 Design Manual. SLAis the total special landscape area in square feet. - - 0.62 is the conversion factor to gallons per sq. ft. ETAF is 0.42 for all areas I. ALL IRR16ATION SHALL INCLUDE EFFECTIVE AND EFFICIENT NATERING � U O *
ETAF is Plant Factor/Irrigation Efficiency. �+ r--�LOT 15 f y METHODS UTILIZING HUNTER MP ROTATOR LOW-FLOW I RR I G,4T I ON HE,4D5 AND -- T I CN PE. 362.5 Area is the Landscaped Area for each hydrozone. IN-LINE DRIP TUBING. E--� O
2. ALL I RRI GTI ON CONTROLLERS BHLL HAVE AUTOMATIC RAIN SHUT-OFF � - - --I WATER EFFICIENT LANDSCAPE WORKSHEET SENSORS. N U U -- 5. ALL PLANT MATERIAL UTILIZED 15 CLA551 F I ED ,A5 'LOW OR MODERATE WATER � o REFERENCE EVAPOTRANSPIRATION (ETo) 51.1 USE' BY WUCOL5 (WATER USE CLA551FICATION OF LAND50APE SPECIES).
LOT 14
PE. 363.1 4. 100% OF THE LAND50 APEP AREA IS PLANTIN6 ZONE 5, Q `p Hydrozone#/ Planting Plant Factor Irrigation Irrigation ETAF Landscape Area Estimated Total NATURAL IZIN6/TRAN5ITIONAL. O U -- _ -- (a) (PF) (b) Efficiency (PF/IE) In Square Feet Water Use 5. ALL PLANTIN6 AREA5 SHALL RECEIVE REGULAR MAINTENANCE AND Iw ---- == f Description Method (c) ETAF x Area (d) MANAGEMENT DESIGNED TO MAXIMIZE HEALTHY GROWTH U) F --- ^ (IE) (ETWU) 6. ALL PLANTING AREAS SHALL RECEIVE COMPLETE AND APPROPRIATE SOIL Q PREPARATION. �+ U I> LOT 13 I 1 �
_ I PE. 364.2 I I } Regular Landscape Areas -1. ONLY LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE PE.LOT
1 8 1 I H1- PRIVATE YARD SLOPES 0,3 Rotor 0.75 0.40 2,316 926 29,350 ANY VEGETATION WITHIN 24" OF AN IMPERMEABLE 5URFACE. ,-, Q) I1 _ 5. PLANTI N6 AREAS SHADED BY BUILDINGS SHALL BE AMENDED TO IMPROVE } H2- BASIN 0.3 Rotor 0.75 0.40 4,243 1,697 53,771 DRA I NA6E AND AVOID REMA I N I N6 NET BETWEEN I RR 16AT1 ON 0Y0LE5. + + + +
- -� -- - - - + + ++` } ��;�` H3- PARKWAYS & COMMON AREAS 0.3 Drip 0.90 0.33 3,980 1,327 42,031 + + + + } + + } + + + +
. } + +
3 + + + + + + + + + ♦ + + ♦ +
+ + + + + + + ++.++++ + ++++++ + - Drip 0.90 0.33 1,320 440 13,940+ + + ♦ + + + s r + + + + + + + + + +++++ + +
5 }.+.+.+.'.'-'.++'++.'.+.+.+.+• + I H-6 STREET TREES 0.5 Drip 0.90 0.56 120 67 2,112 N w } + + + + + + + + + + + +
-s- . + + + . + • . . + : .}.r.+ } } Totals 11 ,979 4,457 141 ,205 NOTES:
--W-W-W-W-W-W- -W-W� \ +
_ S Special Landscape Areas
\ \ s D RECREATIONAL TURF 1.0 1,387 1,387 1. AREAS SHALLOWER THAN 5: 1 SHALL RECEIVE 5 I NCHE5 OF BARK N 1 LOT 11 MULCH, B I O-FILTRATION BA51 N5 SHALL NOT RECEIVE BARK MULCH. A 1 PE. 363.0 �S Totals 0 MINIMUM 5" LAYER OF MULCH SHALL BE APPLIED ON ALL EXP05ED Estimated Total Water Use (ETWU) Total 142,592 SOIL 5URFACE5 OF PLANTING AREA5 EXCEPT TURF AREAS, CREEPING z OR ROOTING GROUNDCOVER5, OR DIRECT SEEDING APPL I GAT I ONB \ S, Maximum Water Allowance (MAWA)(e) 159,398 Q r WHERE MULCH 15 CONTRA I ND I GATED. PRIVATE STREET TREES SHALL J 1 Irrigation Efficiency(IE) Average" 0.38 RECEIVE A 40 S.F. MIN AREA OF BARK MULCH. � LOT 10 1 I **Average . TREE ROOT BARB I ER5 SHALL BE I N5TALLED WHERE TREES ARE z 1 PE. 363.0 ` Average Irrigation Efficiency for overall irrigation system shall meet or exceed 0.75 (total of all efficiency ratings divided PLACED W 1 TH I N 5 FEET PAYED SURFACES IMPROVEMENTS I NGLUD I N6 O by number of hydrozones). WALKS, CURBS, OR STREET PAVEMENT ROOT BARRIERS WILL NOT BE 3 WRAPPED AROUND THE ROOTBALL. ROOT BARRIERS SHALL BE J Q 1 i LOT \ �\ • I I ETAF CALCULATIONS '510-BARRIER. ALL STREET TREES SHALL RECEIVE ROOT BARRIERS. > PE. 363.5 I w 1 l Average ETAF for Regular Landscape Areas must be 0.42 or below for residential areas and 0.42 or below for non-residential areas. Provide w W - - - - - ----- I Totals based on information calculated in Worksheet above. z
1 r I I Regular Landscape Areas Totals All Landscape Areas Totals 0 1 LOT 8 I I Total ETAF x Area (B) = 4,457 Total ETAF x Area (B+D) = 4,457 0 I PE. 363.5 Total Area (A) = 11,979 Total Area (A+C) = 11,979 LU 1-L - - - - - - - - - - - - i N Average ETAF (B) _ (A) = 0.37 Site wide ETAF (B+D) - (A+C) 0.37 Q LOT 7
1 PE. 365.0 Water Conservation Legend
L - - - - - - -- - - - - - - - - - - - -
-
1 r - - - - - - - 1. Low Water Use Private Yard Slopes (2,516 s.f.) 1 LOT 6 IS% Total Landscape Area. Rotating Nozzle Irrigation 1 1 PE. 365.5 + + + + +
2. Low Water Use HOA Basin (4,245 s.f.)
L- - - - - - - - '�' + 52% Total Landscape Area. Rotating Nozzle Irrigation Q - - - - - - 3: U 1 5. Low Water Use Parkways and Common Areas (5,cW s.f.) Q I PEL3 5 0 ` _ 50% Total Landscape Area. In-Line Drip Irrigation LLJ L------- _ _ _ _ _ 4. Low Water Use Street Trees (1,160 s.f.)L Z 0 - -- --- - 1% Total 1 Landscape Area. Deep Root Bubblers w > J L.L
LOT 4 I 0 LLI 0 PE. 366.0 3 I 5. High Water Use- Active Recreational Turf (1,35-1 s.f.) LI 10% Total Landscape Area. Rotating Nozzle Irrigation L - - - - - --- - - - - - C ) r-- ----- - i ■ 6. Moderate Water Use Street Trees (120 s.f.) CN C� I 1 LOT 3 1% Total Landscape Area. Deep Root Bubblers 1 PE. 366.5
L---- -- - •
- - - - - - - - - - - - F I NO RECYCLED WATER USE PROPOSED - -- -- -
LOT 2 •
I PE. 367.0 i DATE: 5/51/2022 I _ _ _ _ _ _ _ N THE SITE WILL HAVE A DEDICATED DR?�WN BY: LL - - - - - - - - - - - - I POTABLE WATER METER FOR - - --- - - HOMEOWNER'S ASSOCIATION IRRIGATION. JOB NUMBER:
LOT 1 I FILE:
PE. 367.5 PROPERTY L I NE
RE\/151ONS:
WM`Et-R-O-&-E-_W A
0 20' 40' 120'
\'PNDSC, p q
,RD L/� NCB
North Scale 1" = 40' SIG A URE 2 5/512022
DATE
5/5125 Q-
9� EXP. DATE
F OF CALO
OF
:2 SHEETS
08 PH3 Page 50 of 89
0 � � O
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VICINITY MAP FLAN71NC-9 LEOEND WUGOLS LANDSCAPE CONCEPT PLAN SYMBOL BOTANICAL NAME COMMON NAME ZONE 5 [� TREF-5 ^ 4�
Hacienda Drlve
` EXISTING TREES TO BE REMOVED ,�
PROPERTY LINE I f I, ''# SEE EXISTING TREE INVENTORY L 1ST ON LEFT EMERGENCY I
VEHICLE ACCESS EX 15T I NG CONCRETE DITCH TREE WELL TREES - 24" BOX SIZE 0
D
ULMUS P. 'TRUE GREEN' GHINESE ELM M CV H� ct
LOT 15 s O 1 PE. 362.5 I MELR05E WAY STREET TREE - 24" BOX SIZE U IQ __ — I4"T, U PRIVATE YARD SLOPES OVER 5' HT. + ULMUS P. 'TRUE GREEN' GHINESE ELM M 0 STORM DRAIN EASEMENT33:1 _ _ — _ — — _ TO BE LANDSCAPED �s �+ W PER CIVIL ENG I NEER'5 1 STREET TREE (INTERNAL AND TOT LOT TREES) - 24" BOX SIZE C� .� PLAN h LOT 14 Melrose Wa GHITALPA TASHKENTENSIS GHITALPA L O U Q PE. 363.1 &EIJERA PARVIFLORA AU57RALIAN WILLOW L PROPERTY LINE 3Q LAURUS NOB I L I S BAY LAUREL L to l —r 51 TE North 5HRU$5 AND GROUNDCOVER �+ w I _ _ _ f FARK LOT- SEE NTS a) - 1 ^ ENLARGEMENT AT RIGHT SLOPE SHRUBS - 1-5 GAL. to Q
BAGGHARIS CENTENNIAL COYOTE BRUSH L r P LOT
1 2 1 CEANOTHUS 'CENTENNIAL' CENTENNIAL CEANOTHUS L '� Q) \ — I LOT 12 1 STORM DRAIN EASEMENT EXISTING TREE INVENTORY g 51G W HTLINE AND PARKWAY SHRUBS - 1-5 GAL.
PE. 363.8
0%0 DIANELLA 'LITTE REV LITTLE REV. FLAX LILY L NUMBER SPECIES CALIPER STATUS SENEGIO SERPENS BLUE CHALK STICKS L O PROP05ED FIRE HYDRANT — — B 10-FILTRATION BA51 N VERBENA DE LA MINA DE LA MINA VERBENA L U 42" TUBULAR STEEL FENCE 1 EUCALYPTUS SPP. 9" TO BE REMOVED WITH MAINTENANCE GATE 2 PYRUS SPP. 6" TO BE REMOVED 5GREENING SHRUBS - 5 GAL. CV - LEUGOPHYLLUM FRUTICOSA TEXAS SAGE L 3 SCHINUSTEREBINTHIFOLIUS 8" TO BE REMOVED ARBUTUS GOMPAGTA NO COMMON NAME L N
4 SCHINUSTEREBINTHIFOLIUS 24" TO BE REMOVED NE57RIN61A FRUTICOSA COAST ROSEMARY L EXISTING 5'-6 STUCCO
AALL TO REMAIN 5 OLEA SPP. 18 TO BE REMOVED MASSING SHRUBS AND GROUNDGOVER5 - I-5 GAL.
LOT 1 1 ° � � 6 SCHINUSTEREBINTHIFOLIUS 6" SALVIA SPP. SAGE L TO BE REMOVED z 1 STRELITZIA R. JUNCEA BIRD OF OF PARADISE L 1 PE. 363.0 �� 7 CALLISTEMON VIMINALIS 6" TO BE REMOVED BOUGAINVILLEA SPP. BOUGAINVILLEA L Q J
L
50REEN I NCG SHRUBS GALL I STEMON L 1 TTLE JOHN LITTLE JOHN BOTTLEBRUSH L 2� s 8 WASHINGTONIA ROBUSTA 18" TO BE REMOVED AGA I N5T HALL ALOE SPP. ALOE L PROP05ED STREET LIGHT i 9 JACARANDA MIMOSIFOLIA 6" TO BE REMOVED AGAVE SPP. AGAVE L LOT 10 PROPERTY L I NE MUHLENBER&I A RI&ENS DEER GRASS L W CONCRETE SIDEWALK 1 PE. 363.0 10 SCHINUSTEREBINTHIFOLIUS 6" TO BE REMOVED - U PARKWAY GROUNDGOVER (FLATS @ 12" O.G. w L_L — — — — — — DEL ALBA WHITE ICE PLANT L z r— — — (4) GE I JERA PARV I FLORA STREET STORM DRAIN EASEMENT ROSEMARI NUS SPP. ROSEMARY L O LOT 9 TREES ON EAST 51 DE OF STREET PER G I V I L ENGINEER'S PLAN SLOPE GROUNDGOVER - (FLATS 12" O.G.) w U 1 PE. 363.5 , BAGGHARIS 'PIGEON POINT' COYOTE BRUSH L w W 1 I PROPOSED 6 TARN VINYL FENCE c L -______ —____ _ 510-RETENTION BASIN - ( I GAL. a 15" O.G.) U PARK LOT ENLARGEMENT TURF JUNCU5 PATENS CALIFORNIA GRAY RUSH L GAREX TUMULIGOLA BERKELEY SEDGE L U)
LOT 8 Q PROP05ED FIRE HYDRANT I I PE. 363.5 > TURF- 50D z _ i 1 r HYBRID BERMUDA (TI F GREEN) SOD H _L T - - - — — — — — — J r
r r ��
— / — —
1 LOT 7 I I1j � j PROP05ED RETAINING WALL 1 PE. 365.0 PER CIVIL ENGINEER 5 PLAN L - - - - - -- ■ I
- - - - - - - - - - - - - - - - — —
PROP05ED 6 TAN r- — — — — — ——
VINYL YARD FENCE I I LOT6I cal \ NOTES:
1 PE. 365.5 f - 1. ALL SLOPES (4:1 OR STEEPER) WILL BE PROVIDED W 1 TH REINFORCED STRAW MATS (50 Q L — — — — _ _ — w 1 150 MANUFACTURED BY NORTH AMERI CAN GREEN, I-500-4�3-I q65, OR G I TY APPROVED ( ) EG2UAL).
PROPOSED RETAINING WALL r- — — — — — — — 3 _ \ Uj Q
— — — — _ , 2. ALL LANDSCAPED AREAS, INCLUDING SLOPES (4: 1 OR STEEPER) THAT ARE GRADED n �OR Q ( PROPERTY LINE I P E L3065.7.0 I \ _ DISTURBED AS PART OF TH 15 PROJECT WILL BE PROVIDED WITH PERMANENT IRRIGATION z U) 3 TO MEET G I TY REG2U I REMENTS. U > L - - - - - - - w, - JLL
5. NO OVERHEAD IRRIGATION SHALL BE INSTALLED WITHIN 24" OF ANY NON-PERMEABLE 0 uJ O I SURFACE C LOT 4 0- PE. 366.0 3 h 4. TREES ARE PROHIBITED WITHIN 10 OF ANY DRIVEWAY D -LL — — — — — — — — _ — — I TURF 0 5' 10' 30' 5. PLANT MATERIALS OVER 50" HT. OR WITHOUT AN 5' MINIMUM CLEARANCE ARE U I F- — —— — — — — � � PROHIBITED WITHIN STREET INTERSECTION SIGHT TRIANGLES.
II �Q>= CONCRETE SEATING AREA WITH A PICNIC 1 PE. 366.5 TABLE AND BENCH AND SHADE TREES ALL SLOPES 4: 1 OR GREATER MUST MEET THE FOLLOWING REQUIREMENTS. THIS APPLIES TO ALL SLOPES EVEN TH05E NOT SHOWN ON THE PLANS:
FIRE HYDRANT —_______ _ _ _ _ BIKE RACK N O rt h Scale 1" = 10' A. ALL GRADED SLOPES MUST BE PERMANENTLY I RRI GATED WITH A CENTRALLY CONTROLLED PER CIVIL ENGINEER'S PLAN y — — — — — — SYSTEM WITH NO OVER SPRAY. DATE: 5/5 /2022 1 LOT 2 , ' STREET TREE (TYP.) TO BE B. GROUND COVERS MUST BE PLANTED FROM LINERS OR FLATS AT 12" O.G. OR I GALLONS AT PROP05ED RETAINING WALL 1 PE. 367.0 ! �' `i LOCATED 5' BEHIND 51 DEAALK, 15" O.G. DRAWN BY: LL PER CIVIL ENGINEER'S PLAN A I TH ROOT BARRIER C. PROVIDE I ONE GALLON SHRUB FOR EACH 100 5F OF SLOPE AND I FIVE GALLON SHRUB T ' D. PROVIDE TREES ON ALL SLOP AT A RATE OF ONE 15 GALLON TREE PER 500 5F OF STREET TREE (TYP.) EXISTING 5' TUBULAR STEEL FILE \ i / ' FENCE TO REMAIN SLOPE ON ALL SLOPES 5' OR GREATER VERTI GAL HEIGHT. ON ALL SLOPES 5' OR GREATER i 3 ' - LOT 1 �►'` VERTICAL HEIGHT, PROVIDE ON 15 GALLON TREE PER 500 5F OR SLOPE PLUS ONE 5 PE. 367.5 . GALLON TREE PER EACH I,0005F OF SLOPE.
REVISIONS:
E. REINFORCED STRAW MATS (50 150 MANUFACTURED BY NORTH AMERICAN GREEN I-500-415-1 q65 OR C 1 TY APPROVED) MUST BE INSTALLED ON ALL SLOPES 5: 1 OR ° ° GREATER.
PROPOSED STREET L 1 GHT
PER CIVIL ENGINEER'S PLAN
(2) TREE WELLS- WITH ADA-ACCE551BLE TREE W—W—W W -1----- —s— TOTAL PROJECT SITE: I am familiar with and agree to comply with the requirements for landscape
2.21 NET ACREAGE improvements as described in Chapter 18.56 of the Vista Development GRATES. TREE GRATES WITH FRAME TO BE °E�°E—°E—°E Code and the Landscape Manual. This plan has been prepared in �'-------___ °E—°E °E °E— P P P P NEENAH ENT. INC. 60" X a0" TREE GRATES: --____ ___ ___ °_ °E—°E— TOTAL LANDSCAPE AREA: compliance with those regulations. I certify that the plan implements the - ---------------
MODEL 5552 60" 5a. ADA COMPLIANT TREE 0.21 ACRES regulations to provide efficient landscape water use.
GRATE WITH A 50" X 60" MODEL 5528
EXTENDED PANEL. AVAIL. AAA.GROUPNEI.COM 0 20 40 120 NDSC y OF 51TE LAND50APED: �O �PRD L F 12% �����O*N c
SIGHT LINE- PLANT MATERIAL TO BE MAX. 24" HEIGHT. ANY Applicant Date TREE THAT FALLS A 1 TH I N A 51 GHT LINE SHALL BE LIMBED „ _ c SIG A URE 1 AND MAINTAINED AT LEAST a' ABOVE FIN 15H GRADE
North Scale 1 - 40, 5/3I/2022
THE SITE WILL HAVE A DEDICATED
POTABLE WATER METER FOR 5/31/2022 DATE l�� 3/31/23 \
Landscape Architect Date EXP. DATE
HOMEOWNER'S ASSOCIATION IRRIGATION. F OF CA��F� OF 08/23/2022 PH3 A��qT89
Exhibit A Proposed General Plan Amendment
Existing e
Neighborhood
Medium Medium High Commercial (CN)
Low Density
Density Residential
Residential Low Density (MHD) Parks and (MILD) RecreationRecreation N
(LD) (PR) o
Low
ensit Civic
R sident al Activity
(LD) (CA)
■■■*■ Melrose Wy
Medium Low Density
Low ; Residential Low Density
DensiD, (LD) Residential
Residential (LD)
(MILD;
Proposed
Medium Medium High Neighborhood
Low Density Commercial (CN)
Density Residential
Residential (MHD) Parks and
(MILD) Low Density Recreation
Residential (PR) D
(LD)
ediu
Low Civic
Densit Activity
Bsideni ial (CA)
(M LD)
■*■■■ Melrose Wy
Medium Low Density
Low Residential Low Density
Density (LD) Residential
Residential (LD)
(MILD;
08/23/2022 PH3 Page 52 of 89
ORDINANCE 2022-
AN ORDINANCE OF THE CITY COUNCIL OF THE CHARTERED CITYOF VISTA, CALIFORNIA, APPROVING A ZONE CHANGE FROM THE E-1 ESTATES ZONE TO THE R-1 RESIDENTIAL ZONE ON THREE PARCELS LOCATED AT 1205 MELROSE WAY (APNs 166-184-10-00, 166-184-09- 00, and 166-183-17-00)
The City Council of the City of Vista does ordain as follows:
1. Findings. The City Council hereby makes the following findings:
A. This ordinance is enacted by the City Council pursuant to its authority under the Charter of the City of Vista and Article 11, Section 7 of the California Constitution.
B. The applicant, Zoran Djordjevich, submitted a formal application to change the zoning designation from Estates Residential (E-1)to Residential (R-1)on three parcels located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00).
C. A Mitigated Negative Declaration (MND) was prepared for the proposed subdivision, which is included as Exhibit "A" to Exhibit 1. The mitigation requirements are summarized in the Mitigation Monitoring and Reporting Program, included as Exhibit "B"to Exhibit 1. The public review period started on May 18, 2022, and ended on June 6, 2022, and 6 comment letters were received during this public review period. The comment letters and the Responses to Comments are included in the Final MND as Attachment C.
D. The Planning Commission is an advisory body to the City Council with respect to zoning amendments, and recommended denial of the proposed Zone Change with the denial of Planning Commission Resolution No. 2022-14.
E. Pursuant to chapters 18.06 and 18.80 of the Vista Development Code, the City Council held a duly noticed public hearing on the requested Zone Change on August 23, 2022.
F. At said public hearing, staff reports, both written and oral were received in evidence and all persons desiring to speak on the proposed project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council reached a decision on the matter as set forth.
2. Code Amendment.
A. The zoning designation on three parcels located at 1205 Melrose Way is hereby changed from Estates Residential (E-1) to Residential (R-1). The City Planner is hereby authorized to make a corresponding change to the official Zoning Map on the effective date of this Ordinance.
3. Severability. If any word, sentence, paragraph, or other portion of this ordinance is deemed to be invalid or unenforceable for any reason by a court of competent jurisdiction, the City Council declares its intent that all remaining words, sentences, paragraphs or portions of the ordinance not held to be invalid or unenforceable shall remain in full force and effect, and shall be so construed, as if the original ordinance did not contain the invalid or unenforceable language.
4. Effective Date. This Ordinance shall be in full force and effect on the thirty-first day following the date of its adoption.
EXHIBIT 3
08/23/2022 PH3 Page 53 of 89
ORDINANCE 2022-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE NO. 2
5. Adoption. INTRODUCED and ADOPTED at a meeting of the City Council of the City of Vista held on August 23, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:
Walter Chung, Acting City Attorney Kathy Valdez, City Clerk By: By:
Exhibit (on file with the City Clerk):
A. Zone Change
APPROVED
Walter Chung
201606824397642
08/23/2022 PH3 Page 54 of 89
Exhibit A Proposed Zone Change
Existing e
Multi-Family Commercial (C-1)
Residential
Estates (R-M)
Residential CD
(E-1) Open N
Space a
(0)
i state i Civic
R siden ial Activity
(E-1) (C-A)
■■■■■• Melrose Wy
Estates Estates
Residential Residential
(E-1) (E-1)
Proposed
Single-
Family
Residential Multi-Family Commercial (C-1) (R-1-B) Estates Residential
Single- Residential (R-M)
Family (E-1) Open o
Residential Space o
(R-1) C - (0) o
ingle
Famil Civic
R siden ial Activity
(R-1) (C-A)
.■■ Melrose Wy
Estates
Residential Estates
(E-1) Residential
(E-1)
08/23/2022 PH3 Page 55 of 89
RESOLUTION NO. 2022-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF
VISTA, CALIFORNIA, DENYING A GENERAL PLAN AMENDMENT, ZONE
CHANGE, TENTATIVE SUBDIVISION MAP, AND DENSITY BONUS FOR A 15-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION, AND ASSOCIATED LANDSCAPING AND SITE IMPROVEMENTS ON 2.55- ACRES OF LAND LOCATED AT 1205 MELROSE WAY (APN'S 166-184-10-00, 166-184-09-00 AND 166-183-17-00)
APPLICANT: ZORAN DJORDJEVICH, PACIFIC INTERNATIONAL INVESTMENTS, INC.
PLANNING CASE: P21-0130
The City Council of the City of Vista does resolve as follows:
1. Findings. The City Council hereby finds and declares the following:
A. Pursuant to Section 18.74.120 of the Vista Development Code, the applicant, Zoran Djordjevich — Pacific International Investments, Inc., has submitted an application for a project located at 1205 Melrose Way, as follows:
A General Plan Amendment to change the land use designation from Low Density Residential (LD) to Medium Low Density Residential (MLD), a Zone Change from Estates Residential (E-1) to Residential (R-1), and a Tentative Subdivision Map including a Density Bonus to develop 15 residential lots with associated landscaping and site improvements.
B. On July 19, 2022, the Planning Commission held a duly noticed public hearing on the request to grant the General Plan Amendment, Zone Change, Tentative Subdivision Map and Density Bonus on a property generally described as follows:
A 2.55-acre parcel of land addressed as 1205 Melrose Way, and known as Assessor's Parcel Numbers 166-184-10-00, 166-184-09-00, and 166-183-17-00.
C. On July 19, 2022, the Planning Commission took no action on the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and adopted Planning Commission Resolution 2022-14, recommending denial of the General Plan Amendment, Zone Change, Tentative Subdivision Map including a Density Bonus to develop 15 residential lots with associated landscaping and site improvements.
D. Pursuant to Title 17 of the Vista Development Code, the City Council did consider the recommendations of the City Planner, City Engineer, the Vista Irrigation District, and the San Diego Gas and Electric Company, or their authorized representatives, with respect to appropriate fire flow, fire hydrants, public improvements and connections to be installed, and such other agencies as may have been deemed necessary by the Community Development Director, pertaining to the project.
P21-0130 res EXHIBIT 4
08/23/2022 PH3 Page 56 of 89
RESOLUTION 2022-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
E. At the public hearing staff reports both written and oral were received in evidence, and all persons desiring to speak on the project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council made certain findings and reached a decision on the project as hereinafter set forth.
2. Action.
A. The above recitations are true and correct.
B. The City Council does not make the following findings with regard to the request for a General Plan Amendment and Zone Change to develop 15 residential lots located at 1205 Melrose Way as proposed by the applicant:
1. The proposed use is consistent with the General Plan and any applicable specific plan for the following reason:
The General Plan, Land Use and Community Identity (LUCI) Element, Goal 2 promotes the preservation and enhancement of neighborhoods that share common development patterns, topography, major streets, and zoning patterns.
The proposed Zone Change from Estates Residential (E-1) to Residential (R-1) would allow the project to be developed with a higher density of residential units from two dwelling units per acre in the E-1 zone to five dwelling units per acre in the R-1 zone. As a result, the proposed project would provide for a new residential development consisting of lots that would be incompatible with existing housing and lot sizes in the surrounding area. The properties surrounding the subject site to the south, east, and west are much larger than the proposed subdivision, as they range between one-half acre to one acre lots or larger. The square footage of the proposed lots would range between 3,300 to 5,700 square feet, which would be incompatible with the surrounding lot sizes, thus, Goal 2 of the General Plan LUCI element would not be met.
Furthermore, the proposed project would be inconsistent with the General Plan because it would implement minimal development standards that results in a project that would be incompatible with existing and planned land uses in the vicinity. The R-1 zone requires minimum 10-foot side yard setbacks and 10-foot rear yard setbacks for a single-story house, or a 20-foot rear yard setback for a two-story house. The project proposes to utilize State Density Bonus waivers to reduce these setbacks to 5-feet for the side yard setback and 10-feet for the rear yard setback for a two-story house. These reduced setbacks would be inconsistent with the neighboring properties which meet, or exceed, their minimum side and rear yard setbacks for the E- 1 zone. Furthermore, minimum lot widths are proposed to be reduced down from 50- feet, as required per the development code, down to 32-feet. Minimum lot depths are also proposed to be reduced down from the minimum 90-feet, as required by the development code. Reductions in lot width and depth dimensions would not be consistent with the surrounding neighborhood, which includes parcels that meet or P21-0130 res
08/23/2022 PH3 Page 57 of 89
RESOLUTION 2022-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3
exceed the minimum lot width and depth requirements per the development code. The failure to meet the minimum lot width, lot depth, side and rear setbacks would increase the bulk and scale of the proposed residences, which will be incompatible with the scale of the surrounding homes. The proposed project, as designed, would be inconsistent with the surrounding properties and neighborhood.
C. The City Council does not grant the request for a Tentative Subdivision Map as that approval is predicated upon consistency with all general and specific plans.
Consistency with the General Plan proposed designation for the project site of Medium Low Density Residential (MLD) cannot be found absent approval of the General Plan Amendment and Zone Change.
E. In view of the necessary findings, and considering the applicable law, the decision of the City Council is to deny a General Plan Amendment, Zone Change, and Tentative Subdivision Map with Density Bonus to develop 15 residential lots located on the north side of Melrose Way, northwest of Centennial Drive, at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00).
3. Adoption. DENIED at a regular meeting held on the 23rd day of August, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:
Walter Chung, Acting City Attorney KATHY VALDEZ, CITY CLERK By: By:
Exhibits:
A. Project Plans
APPROVED
Walter Chung
201602987663924
P21-0130 res
08/23/2022 PH3 Page 58 of 89
P21 mO 130
LEGEND 15 - LOTTENIVESUBDIVISIONMAPFORPROJECT FILE NUMBER:
ITEM SYMBOL OWNER/SUBDIVIDE R SHEET 1 OF 6
PROJECT BOUNDARY1205 M ELROSE WAY
WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE
LOT LINE PROPERTY SHOWN ON THIS TENTATIVE SUBDIVISION MAP AND THAT EASEMENT LINE SAID MAP SHOWS OUR ENTIRE CONTIGUOUS OWNERSHIP(EXCLUDING ,( Fill .ISUBDIVISION; SUBDIVISION LOTS).WE UNDERSTAND THAT PROPERTY IS CONSIDERED \{ 1T1� i' i it I
SETBACK LINE I �.8, r--=-- Ir\II I CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY i -----�-r�-' PORsvu /a ; w i \ I II EASEMENTS OR RAILROADS RIGHTS-OF-WAY. t�C 25 11S i ri t ---- ---r--
BUILDING LINE I I LONL R4W BM _ I rl II,III __ I OWNER/SUBDIVIDER CENTERLINE I �- _ -_== I B / i1, �--- - �,v-�,-�;,�--�-r-�- �ICI �--- __ g- �7---- 7 I
i I � °
EXISTING OVERHEAD ELECTRICAL OE EXISTING ACCESS DRIVE 1�� I ✓- 1' - MAP T8 ENTINC % ' --------------------------------------------== -` I I�' i ; I �� \\ I 4\ I iq \ - - illy i--- 1 11L._I LOT8 PACIFIC INTERNATIONAL INVESTMENTS, I EXISTING WATERLINE W I / _ `! / ; .° ;�' m� �\ --� � 1 11I)I;' I\I LOT7 I CONTACT:ZORAN DJORDJEVICH S I I MAP12195 i 551 LYNWOOD DRIVE EXISTING SEWER MAIN I ; A° ; / / 1 I �I ' 4 1 f�lll; II i� i/`�`_��'� --- ENCINITAS, CA 92024 GI saae rna
EXISTING GAS LINE 1 i1 7 I ' li-f r j / Isere I 11 s \ reaB
P(7RSWi1/4 i I SDI \ = - ---- "i ,III!1 1 - - - ° - B °V m I ---_�=_-_-------------- ENGINEER OF WORK EXISTING STORM DRAIN I '' �° '1 I ' r �R4W/SBM -� Ir - 9 i�n''\` cac \I I L- I �.x � ` L- ---------- I I TSB �' I ,-- ---_ --- _ ��r r I I w I^ s-_ r-------------- OF S/ EXISTING FIRE HYDRANT I I : , 13„°,I >.!,� ` -- - J.
X +- ==== - _EXISTING FENCE ---- ( _ _ �- _ - -- -- -- -----;ao
DAYLIGHT LINE
CUT/FILL LINE w m ` _ \ No. RCE 68964
J - `., i, 1 I XP 1 23 Civil
F ------- FINISHED GROUND CONTOUR �440 , / - + � \1 I OF CAS ' ' ' I r � � .� �,r- \\ I WILLIAM J. SUI ER RCE 68964 EXISTING GROUND CONTOUR -440 s \ \1i \ -- ----- ,
\T ii , 11 h LEGAL DESCRIPTION PROPOSED CUTIFILL SLOPE - 2:1 - ,'/ Q���'� ° ;' ; \\\ / - I/ w� `B RETAINING WALL(PER SEPARATE PERMIT) �; ° ; -____-- _ / B PORTION OF LOT 15 OF SECTION 25,TOWNSHIP 11 SOUTH, RANGE 4 WEST, SAN BERNARDINO �'' / / MERIDIAN, IN THE CITY OF VISTA, COUNTY OF SAN DIEGO, CA.
EXISTING SPOT ELEV. (400.50 FG) �/ I 1 � PCL110' I \ 1''� I \` Oft L (MORE PARTICULARLY DESCRIBED IN DEEDS DD1: F/P 2014-0543887, O.R. REC. 12/10/2014; DD2: F/P 400.50 I I �;=�� � PM6 7 1 / ,' - _ I I , ' C4 25T _ 2014-0543888, O.R. REC. 12-10-2014; DD3: F/P 2014-0543889, O.R. REC. 12/10/2014) FUTURE SPOT ELEVATIONS / ' \\ I \` J'" - \ /i , ° I \\ r _ _ _ u) I PROPOSED 6" CURB& GUTTER / j X ° I j 'I I �� " ¢ = GENERAL NOTES:
PROPOSED 6" ROLLED CURB& GUTTER i ' j ', `- f' , � L \ - L��__-- _ -- g� - I J \ _ _ _ y = 1. APN: 166-184-10-00, 166-183-17-00, 166-184-09-00 r
\ -- - ° - 2. GROSS ACREAGE: 2.55 AC/111,078 SF PROPOSED STORM DRAIN SD I 3. NET ACREAGE: 2.21 AC /92,267 SF F111II I I I I \\ \ II\ /.ye-as--cw-c-)-.aa-B_-'I I-_-\\\\�a x lB�\\ �s`ra. . \\,1__�/'7-'1\`` I I _---`3=�• I-I : �=�°-\_--_eR`u-.s_ i
-�-B
\ 4. NUMBER OF LOTS: 16B
PROPOSED CURB INLET a �1 -- t :° 5. NUMBER OF DWELLING U NITS: 15
6. EXISTING ZONING: E-1 ESTATE RE FolSIDENTIALPROPOSED STORM DRAIN CLEANOUT -------- _ 1- PROPOSED ZONING: R 1 --
2 DU/AC
PROPOSED GENERAL PLAN: MEDIUM LOW DENSITY RESIDENTIAL(ML D)-5 DU/AC PROPOSED BROOKS BOX 7. EXISTING GENERAL PLAN: LOW DENSITY RESIDENTIAL(LD) ---
• \ \ __ r - - - I I
PROPOSED HEADWALL I I I °, „ .___ I I,s, _ 8. FINISH GRADES SHOWN HEREON ARE APPROXIMATE AND ARE SUBJECT TO CHANGE IN \
�I -- ---_ i
FINAL DESIGN.
' ---__-___ �:° i 9. PROPOSED DENSITY: 5 DU/AC _ / I I 10. CUT AND FILL SLOPES NO STEEPER THAN 2:1 PROPOSED RIP RAP I - I a j ( ' GIs L _ _/ I ` PROPOSED SEWER MAIN i ' I I 7_ \ \` I\yam\ _ J i1 1 S I IB I I �I Il `\\ \ \\ I - ' ° 1 Ell W sM4 FIRE DISTRICT: CITY OF VISTA SCHOOL DISTRICT: VISTA UNIFIED SCHOOL DISTRICT
PROPOSED CURB RAMP II I 12. NO SPECIAL DISTRICTS ARE PROPOSED---__, li r-- 13. REQUIRED SETBACK PER R-1 ZONE:
Q � FRONT YARD MINIMUM 20' w SIDE YARD= MINIMUM 10AERIAL TOPOGRAPHY REAR YARD= MINIMUM 10'FOR 1 STORY OR
AERIAL TOPOGRAPHY SUPPLIED BY: PHOTO GEODETIC _ _ I 20 FOR 2 STORY ' -----7x----
-1161 EAST MAIN ST, SUITE 102
O�--\�
_
PROPOSED SETBACK PER DENSITY BONUS WAIVERS:
_ FRONT YARD= M INIM UM 2 0
1EL CAJON, CA 92021 -- ---- 619-631-1366 -_ 1___ __ y SIDE YARD- MINIMUM 5I S \ A5 FLOWN 04/14/2020 `` i -�.� - T" H11 i 11 - REAR YARD=MINIMUM 10' 4 n
N ---- - ------'� r
1I1---- 3------ -_-Q 14. SEE STORM WATER MITIGATION PLAN PREPARED BY:
°
rtI jj/ I PASCO LARET SUITER&ASSOCIATES DATED: MARCH 2021
15. SEE PRELIMINARY DRAINAGE STUDY PREPARED BY:
ASSESSOR'S PARCEL NUMBERPASCO LARET SUITER&
_-_ _ _ _ __ - 16 EVALUATION PREPARED BY GEOSOILINC ED: MARCH 2021
sn m�
�__T - s-s-s-= =b�_ WAy _- - -- . SEE PRELIMINARY GEOTECHO CIAL EVAATES AT S, I 166 184 10 00, 166 183 17 00, 166 184 09-00 T � --, E- -7- DATED: MARCH 5, 2021 W.O. 8058-A-SC
TAX RATE AREA: 012004 --' " I ��� - -°E= \ - -`w-w � ' 1 \, ` `, I - E`--OE =� -w- i b li- .�., \` 17. BUILDING SQUARE FOOTAGE: NO BUILDINGS PROPOSED AT THIS TIME.
MELRO WAY -w-w-„_w_ 18. LANDSCAPE: TOTAL LANDSCAPE AREA 0.27 AC/11,761 SF(12%) 1 v'_ _-- I _ - 19. PARKING/PAVEMENT: TOTAL ON-SITE PAVING AREA 0.50 AC/21,705 SF(23%) -- - -- _/*-- - - - - = ------ _ _ I'I °E _ 20. PARKING:
\ �,-_ - _ - I -; GARAGE:30 EARTHWORK QUANTITIES Q 60 120 180 -___-____ ,�_;� __^_\�+ �,� �` --- ° � 4 I� -' i GUEST: 30
CUT: 2,602 C.Y. NOTE: QUANTITIES DO NOT INCLUDE ANY EARTHWORK FOR r TOTAL: 60 REMEDIAL PURPOSES. EARTHWORK ESTIMATES ARE BASED ON IN , - ' FILL: 6,636 C.Y. SCALE. 1 -60 IMPORT: 4,034 C.Y. PLACE VOLUMES AND DO NOT ACCOUNT FOR ANY SKRINKAGE OR SWELL OF THE SOIL THAT MAY OCCUR DURING GRADING.
LOT MATRIX F° I '� PROJECT DESCRIPTION m
\ I
ZONE CHANGE, GENERAL PLAN ADMENDMENT,TENTATIVE SUBDIVISION A
LOT INFORMATION LOT INFORMATION .� I / x� - MAP,AND DENSITY BONUS FOR 1 VERY LOW-INCOME UNIT I � I U I l
SETBACK LINE DENSITY BONUS CALCULATION LOT NO. LOT AREA(S.F.) LOT NO. LOT AREA(S.F.) _ \ \ I �i \\(TYPICAL) __ I I I I r. 2.55 GROSS ACRES 1 5,411 PRIVATE 20,400 _ i \� • 14I \\ i/ I� 2.55 AC*5 DU/AC= 12.75 DU'S I I---- - ---� I I l i STREET I 2 5,605 PRIVATE 12,868 I I I \\ I !� w 1 I �5' S B-1 I� j�I 5'SYSB 12.75 DU'S*0.20 BONUS= 2.55(ROUNDED UP TO 3 DENSITY BONUS UNITS) DRIVEWAY L_
3 5,607 I I BUILDING LINE TOTAL DU'S(12+3)= 15 I I I = (TYPICAL) AFFORDABLE CALCULATION 4 5,609 I N - - - II 5 5,611 Ix� I XI II III I r F V I I `^ j I I I r� I � I I ; I \I I I \ T 2.55 AC 5 DU/AC= 12.75 DU'S 6 5,613
I I I \ II I I I I I G 9 12.75 DU'S 0.05 AFFORDABLE = 0.63(ROUNDED UP TO 1 VERY LOW INCOME) 7 5,616
8 5,618 x 1 I a TOTAL UNIT COUNT= 15 (1 VERY LOW INCOME) .� I II I I I I
�� I I
9 5,360 - L� - - L� - L� ) m �� m /
10 3,585 x w k' - I >- w �� B�F w I DRIVEV�4Y1 0 A /
11 11 3,756 S S S I S 1 �" S / >> �HQL ROAD 12 3,895 - x �o ` =wttfm w-w-w-w w-w-w �w�`w w W-W�W w-13�66 13 3,656 -I_ _ _I_ _ - - - - + - MELROSE Wqy PASCO LARET SUITER 14 4,082 ST S PRIVATE STREET A S -S -S -S S S -S -S S -S - PROJECT SITE TAT
15 4,702 Q ° ASSOUATES TYPICAL LOT C / LA I T Y M P San Diego I Solana Beach I Orange County A 7,599
SCALE: 1" -30' Phone 858.259.8212 I WWW.plsaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:J:1Active Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 59 of 89
15 - LOT TENTATIVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 2 OF 6
1205 MELROSE WAY
PROJECT
R 35' PRIVATE ROAD EASEMENT&P.U.E. BOUNDARY
PROP. 5'WIDE SIDEWALK TRACT TRACT PER SDRSD G-7 OVER 6" C/L BOUNDARY BOUNDARY CLASS 2 BASE 5.5' 12' 1 12' 5.5' _ FREEBOARD _ I TG PER PLAN
LOT 15 PROJECT LOT 7 MAP 12195 LOT A ��Q� 2� SEE TABLE HEREON ��iLlq�sC I J I J I _i i i-i i i- 2 SITE BASIN ���o �q+��O I LOT 7 MAP 12195 3636 BROOKS BOX 3" PVC SCREW CAP 6" WSE
�pF ° CIO 2:1 MAX2%MIN ,�9+s I =1 I I- - °F I ;III=III=III=I - ABOVE GRADE CAREX PANSA PLANTING, �\\
2/° 2°�°- " - ��� TO BE CUT FLUSH - =III=I -III-III-_ - _ OR APPROVED OTHER, w / // // / STORM DRAIN PIPE F 6"WEIR 0 z \ \ Q� EX. CONCRETE DITCH TO BE CUT FLUSH -III=III= ?�- PER LANDSCAPE PLANS www.pisaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:hActive Jobs\3334 MELROSE WAY\CIVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 60 of 89
PRELIMINARY GRADING PLAN FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 3 OF 6
1 i Jioo / l l / l I - -- I\ I7RyySr s ' I / I 3581 .2 U I II 1 , �I R 111� I / I 347 377.5
120 ,5 MELROSE WAY
BRUSH I I I I , 11 1 I _--- -___ I CONC Q I I , c , CONC 3474 - - - - - - - ,I__I �,� I I/ � II 1_- - �- -� - I CONCENSSION/ DESIGN REQUIREMENTS PROPOSED JUSTIFICATION 1p II 'JI.I I / I � L ---- ---- I_
II r l I=II I 11
S h/ 11 1 I i c7 i i� m_ z I ' ,-§EI I I .1 I J77.5I - r------ r TI1 P�OJ�/CT,/ I M o� ' �� Z. I INCENTIVE/WAIVER " 36R4 1 B/O�Jh4DA Y Cq
6; - _a- z crn�? xr uj iii i _I
�'� I r --t -- - -1_-i�{cc
/`� CONC I APN: 166 83-18/ 1I / `' `' _ II 394 5��1L I WAIVER#1: 18.28.040 MINIMUM 5 FOOT WIDTH SIDE YARDS THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE r ,( / U _ ' x \III _ __ NC SIDE YARD SETBACK R-1 ZONE: EACH SIDE YARD SHALL BE NOT LESS THAN 10 FEET IN CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN / "°5 NT I 1�`sPV�"SD ' !Dili DE 5 -- -- o---= I �A . I I I - - III BEES '`� I LOTS 1-15 WIDTH MAKES EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED POP. RIB ON GUI�fTER ' - -I"-"- ---- I III $46fl t - _--� - PHYSICAL AREA TO MEET THE SETBACK STANDARD WITHOUT
9.56 FS / 0 OIFY BV f II IPE T. E - --- - 15 I ( MAKING BACKYARDS UNFEASIBLY SMALL. THEREFORE, THE EXISTING 1 I IIIDETAIL( I �l
EXISTING ACCESS DRIVE 68.48 i o 0 6 . FL I F-I I 364.5 PAD _ m I i�,0'RYS D'C I� �____E« LOT 8 SETBACK DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED ---- --
------------------------ --- IN ORDER FOR THE PROJECT TO BE CONSTRUCTED TO THE DENSITY .. _ 10% ' 1 4,702 SF �I� I I1I I€X. CONCRE1j L_� I MAP 12195 / /� I/ 1364. 2rTC o �' - 1 I I PITCH EDT HROUGH THE STATE DENSITY BONUS LAWS. 3705E EF%tNCY�/EH1CLEI3�6 / 6 •677 ` I \ i 57.77 FIG I A CESS/ON k i 1363. 2 F' I J~ . - - III 1 LOT 7 \ 4 I 1 I ,FII- I I
i I �3665 I l 3636 b i ce _ m III I I MAP 12195
1.a/o o O 14 1= 111IET/�INING WALL I WAIVER#2: 18.28.050 MINIMUM 10 FOOT REAR YARD THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE 37L6 I l I 1 ' T� i I "' �- I ' I '/ ` � -Jam' --- I a REAR YARD SETBACK R-1 ZONE: REAR YARD NOT LESS THAN 10 FEET IN DEPTH;A CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN MAKES I / ¢OR 6W 1,/4 1 3611.12 TG 1 1 oN 2'.1 hlb RYSB I� �/ CONC --- idL 34Z.4I C 364.0 PAD 11J I\I d59.02 T / I _ I 34x9 I LOTS 1-15 SECOND STORY PORTION SHALL NOT BE CLOSER THAN 20 FEET EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED PHYSICAL SEC/�25 T�1S I 35 .12 IE �' 4,082 SF o I I II 3487 I -- I/ \ / R+�W SBIV�x '� 362518' SD PVC' - N .14 G 1157.92 W) r I J479 0 3 6 FROM THE REAR PROPERTY LINE AREA TO MEET THE SETBACK STANDARD WITHOUT MAKING _s_==_ �_____________ BACKYARDS UNFEASIBLY SMALL. THEREFORE THE EXISTING SETBACK APA: 166-a83-20 36A6 1 ' 1 8CB 6 3 3 -_ II 1 ' °360.3 FG `-- ---- I , --- t__-_ / 1 'R E T � ---0 5- 1 I i i \ T1� 2 3 . Ll- DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED IN ORDER - DECK 3$$-------___-J
/ 3665 1 \ i -�..�}LJ 15 a Q I D E -- 0ROJE T II Im ASPH m 3485 348.4 ASPH 177N.6 / I l / / 1 �OUN RY �' �, 0 _ f , II T I I'C m • L tL - - - - - - - - - - - - . FORTH E PROJECT TO BE CONSTRUCTED TO THE DENSITY ALLOWED 1 5' I I $ 90 BW _�- \�B 9 � � _ N N THROUGH THE STATE DENSITY BONUS LAWS.
P. ROW 13 12 �, �,
16 `;� DITC TYPE B m 6c'' Y B I I\ ^\ � \� -_ B� 3: -rt-_-�-� a � �--- ------ _- _CDNC___ � / T I \ 364.0 PAD 363.6 PAD 4• m -- - �° ~ r EX. CONCRETE PER DRSD D ��5 363 \ I I 9 }o a o - ` rD c4 o I \ 3,656 SF 3,895 SF oo ae c� ca I
2.75 1 0' 1 .0 PROP.FIR I i -I II mil` `�' �aE 5 "' 3 18.54.050 PER STATE GOVERNMENT CODE AB2345 AND THE PROJECT PROVIDES A TOTAL OF 60 PARKING SPACES THAT BTU ��� 24 tF HYDRAN `I 5.0'SYSB If-1 H�3.�J' �\ _= c� u_m (� , - TW DITCH WAIVER#3:
1 PE MISSION Td SMH#5 I - _- - - PARKING SEMI-RURAL SUBDIVISION: 2 GARAGE STALLS AND +2.5 GUEST 65915(P)-UNIT WITH 2-3 BEDROOMS: 1.5 PARKING EXCEEDS THE MINIMUM STATE GOVERNMENT CODE AB2345 AND _ _ _ _ _ 1 I TC/ Ir� I I _-SD SD SD SD _ __G°N LOTS 1 15 STALLS;ADDITIONAL OFF-STREET PARKING SPACES REQUIRED AND UNIT WITH 4 BEDROOMS: 65915(P) REQUIREMENT FOR DENSITY BONUS PROJECTS. THE PROJECT '�_! / / GR DE STA. 12+10.3 = 46 FL_ �� --- �tq�__ -- ' - - - - - - 2.5 PARKING SPACES REQUIRED. THIS PROJECT MAKES EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED o m = ---- - I€- " SD fR M ASIN AND 18" - - - - -/ - - - - ;362.95R 2S ----- Ii�-�- �- - 20.0 TYP.o m \ SITE PROVIDES 2 GARAGE STALLS, 2 GUEST STALLS PHYSICAL AREA TO PROVIDE OFF-STREET PARKING, BUT THE 357.41 IE �� o\ `" 362.5 FG STA. 10+M\ RA S IN -- SD'R C BYPA PIPE \ IN DRIVEWAY, & NO OFF-STREET PARKING GARAGES/DRIVEWAYS PROVIDE AMPLE RESIDENT & GUEST PARKING.
I - - / N S 361.63 RIMPROVIDED. \ \ 3 7,599 SF \ \ APE 0 DAYLIGHTy\SEE D1�T9�L ON SHEET 2. 356.52 \ 357.6 FG `� EES 36 .10 TW / \\ s 56;4 2,300 SF \ 1 (35 .20 BW) I I W 5 35 -
\\ DENSE \ �A; 36 \ \\ H 9 \ CONCESSION#1: 18.28.060 PER PLAN LOT SIZE LESS THAN 10,000 SF THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE v BRUSH �w_,Ns w 361.I04 TC c \ "' ` - I MINIMUM LOT SIZE R-1 ZONE: MINIMUM LOT SIZE OF AT LEAST 10,000 SF \ COc /Z Co _ 0$IE 12"�D PVC LOTS 1 15 CONSTRUCTION OF THE PROJECT AS DESIGNED. THE SITE PLAN MAKES I 1
EFFICIENT USE OF THE SITE WHICH RESULTS IN LIMITED PHYSICAL mm -0�- L-4 0',V-2.5'
359`.98 TG I LIG Opp s o �\ ° \ ASPH AREA TO MEET THE MINIMUM LOT SIZE OF 10,000 SF PER THE R-1 `\ 1 \ qR�P. CU1551NLET ZOINING ORDINANCE. THEREFORE THE EXISTING R-1 LOT SIZE CIDMx'o 362. 0 IE `
\I 11 m `� 3 \,. W DEVELOPMENT STANDARD WOULD NEED TO BE REDUCED IN ORDER 18" D PVC h O 3 6�8\ FOR THE PROJECT TO BE CONSTRUCTED TO THE DENSITY ALLOWED 364.7 ` `� M .0' \ 363.0 PAD 0 35673�ETC'\'R`z " =4.9' BW \\\ 36A5 `\ \ / \RYSB \ 3,756 SF A� 9�,�/ lc�F �., \\\ �5x5 THROUGH THE STATE DENSITY BONUS LAWS. 010
LO
10.01'
DENSE I / I 36X6 I / \ _ T� I ' ) BRUSH i RYSB I 10 qT�O A� 1 =4.6 I WAIVER#4: 17.16.010(C) MINIMUM LOT WIDTH EXCLUDING SIDE YARD THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE THE _ 360.61 FL / C _MOH, 355 MINIMUM LOT WIDTH EVERY LOT AT LEAST 50 FEET WIDE EXCLUSIVE OF SIDE REQUIREMENTS IS 32 FEET \ / PC A BRUSH / , I 363.0 PAD 0° 3 �� I o cn F I ` P 6 - ALLOWABLE DENSITY UNDER THE STATE DENSITY BONUS LAW. THE PM 6 97 I /' I I 3,585 SF "' cu)oQ�yS � 51 30 SEC-2-5 T S LOTS 1-15 YARDS REQUIRED IN THE ZONE IN WHICH THE LOT IS LOCATED PROJECT AS PROPOSED MAXIMIZES THE NUMBER OF UNITS I _ L I I BRIM MEASURED AT THE BUILDING SETBACK LINE ALLOWABLE ON THE SITE STATE DENSITY BONUS LAW AND 11\ 76 i�11 \\ APN: 166-1 3-44 PROP. BRQW / TREES• L_- `'\ - - - 1 .93 IE �\\ `\ - \\\ \t \ \\\ 364.5 DITCH TYPE B \\\ - Tom- 36Oe 35518 1�\ ` APN. - 11 SUPPORTED BY THE CALCULATIONS PROVIDED. THEREFORE,THE B` PER SDRSD D-75 \ �m EXISTING DEVELOPMENT STANDARD LIMIT WOULD NEED TO BE 36x5 I 9 oIU, � ,
\ _ x 3665 \1 I 10.0'' I ED w I SE PR P. RETAIMNQ, I REDUCED IN ORDER FOR THE PROJECT TO BE CONSTRUCTED AS \ I i I R SB I 363.5 PAD m , I -S 75 �F3 DESIGNED. \\ ' ,i677 \\ i x6.6 i k/ OJECT I I I 5,360 SF oI} I o �' W BODARYI L- - 1(f' _ ' I 3 9.85 BW)_-� =2.5 3585 _ WAIVER#5: 17.16.010(I) 4 OUT OF 15 UNITS DO NOT MEET THE MINIMUM LOT THE EXISTING DEVELOPMENT STANDARD WOULD PRECLUDE \\ 1 \\\\\ \\\ •5 �i� \ I RYSB o}mT PROP. F�t� 0 F "' CX\ - - MINIMUM LOT DEPTH LOT DEPTH SHALL BE AT LEAST 90 FEET AND SHALL BE NO DEPTH. 9 OUT OF 15 UNITS DO NOT HAVE A LOT CONSTRUCTION OF THE PROJECT AS DESIGNED. 4 UNITS DO NOT MEET \ BRUSH \ I I 8 cn - ARY\\ LOTS 10 13 GREATER THAN THREE TIMES THE AVERAGE WIDTH DEPTH LESS THAN THREE TIMES THE AVERAGE THE REQUIREMENT DUE TO THE OFFSET CUL-DE-SAC AND LAYOUT 361.31 FL . I >- I HYDRANT` I I -ass- _ WIDTH. DESIGN OF PRIVATE STREET B. THE EXISTING DEVELOPMENT STANDARD 3 7 1 \ \� i i 36%3 i I I I 364.5 PAD m 3s93 - 3693 \ 3676 \ I r I B I I 5,618 SF o r o N r \ WOULD NEED TO BE REDUCED SINCE THE PRIVATE STREET IS REQUIRED \ 368.4 \ ' \ 1 / ,, 1 �„ N TO MEET THE MINIMUM WIDTH REQUIREMENTS AND CANNOT CHANGE.
L -3623- - - - _ - �- 360.5 THE 9 UNITS THAT HAVE LARGER LOT DEPTHS THAN THREE TIMES THE 365 74 v, \ \ --=---ASPH 3606 AVERAGE WIDTH, MAXIMIZES ON PROVIDING THE LARGEST LOT SIZES co
I THAT COULD BE PROVIDED. � - 365.0 PAD =o_ °vs°�-_-_
/
-------_� \ I I / ,r, } ------ _I WAIVER#6: 16.57.040 24 FOOT PAVED WIDTH WITHIN A 35 FOOT ROAD 3695 �\\ \ \ \ I L_ \\ ROCKS M 0.0' YSB /i NO ON-STREET PARKING IS BEING PROPOSED. THE EXISTING 5,616 SF C0 363• - - �' 0 - -
' ` I { i- - - - - �\ -� PRIVATE STREET WIDTH 32 FOOT PAVED WIDTH WITHIN A 40 FOOT ROAD EASEMENT EASEMENT DEVELOPMENT STANDARD WOULD PRECLUDE CONSTRUCTION OF THE I 369.5 CONC 369.E I I \\ 367.6 \ J66.4 \ I-- r/ -I I 364.4 \_---�64� _ BRUSH �,36.5 s PROJECT AS DESIGNED. IF THE STREET MET THE REQUESTED STANDARD I �- - - - - T - - � �, I 363.5 FG i I 13693 -II~ -__I�i \\ \\ \ I I 1 0�04 _ _ _ 200'F-LB =0' i, I THE LOT DEPTHS WOULD NEED TO BE FURTHER REDUCED AND
10.01' I I 6 V5>- t - - I I B� . R�TAINING WALL I / THEREFORE THE PRIVATE STANDARD NEEDS TO BE REVISED. 37Q 4 I II I 3685 \ \ I I I I \\ I BRUSH RYSB I I 365.5 PAD a � I 36A4 _ 5. ' 1210'11 .0' 5.5' 1 365.5 5,613 SF 6 I I I \ �_ II I \ \ I\ L--I- - - / 5. / I I \ I WAIVER#7: PER THE CITY OF VISTA LANDSCAPE MANUAL, RETAINING SPLIT FACED NON PLANTABLE CMU RETAINING THE EXISTING DEVELOPMENT STANDARD WOULD MAKE THE 3b:6 \ I \_&66\- - - - - - N I I RETAINING WALL TYPE WALLS GREATER THAN 5' IN HEIGH SHALL BE PLANTABLE WALL MAINTENANCE FOR A PLANTABLE WALL DIFFICULT. THE WALL IS ONLY 370.E IN 27 FL �' _ T 1 J646 LOT 15 VIEWED BY THE NEIGHBORING ADJACENT PROPERTY. THE WALL IS I 5 CURRENTLY DESIGNED WITHIN THE PROJECT'S BOUNDARY. --- �__ �-, 10.0' m I I \ - 3694 I
I I \\ 11 \\\ I ��\�U / 365.7 PAD _ m I H#2 RYSB, I I MA
3774 \\\ \' 3%O41 P L B �` "�� // PCL��\_ I \\\ PCL D ) ��, 5,611 -SF +>) 20.0' YS I 1 I STA. 12+?�7 45_____1---I . I WAIVER#8: STORM DRAIN EASEMENT MINIMUM 10 FOOT WIDE MINIMUM 8 FOOT WIDE STORM DRAIN THE STORM DRAIN EASEMENT ON THE NORTH SIDE OF LOT 15 CANNOT \ \ PM 6697 PM 6697 \\ PM 6697/ a I363.61 RIM 364.7 I WIDTH OF STORM DRAIN EASEMENT EASEMENT BE 10 FEET WIDE DUE TO THE BUILDING EDGE OF THE PROPOSED HOUSE.
Y \/ 3687 1 \\ J665 - - - - - - - 1354.73 IE_ POR LOT 16 I I APN: 1 3- \\ APN:'166-18 -46 \ \_A_PN:1W-1�-47 ,F- - - - - - -T - - I - - I LOT 15 IF THE EASEMENT WERE TO BE 10 FEET, THE DESIRED WIDTH OF THE 3n6 \\ / \\ / z I I I ¢ _\ n m vT �i54 ,IE S ��1t�-- \� I/ / 1 �`I 1 �\ PROP. BROW �� I �} o�� I 200E I �14W SBM I HOUSE COULD NOT BE ACCOMMODATED.
I I IL---
I I / DITCH TYPE B 366.0 PAD m I ,lam` I A �'1166 184 11 co
i371.41 377.E `\37f.5 _ . (\\ PERDRSB[�75- .0' L- 5,609E �I} I - N iv�l - - --- - - �76z,�--- -
I1370.E J732 .\ •�-� N - ' ' I T 1 I '
\j 11j1 I I 11 3705 970.9 = `\ 3 _ �/ - - \II ~ 1 1 ' ---L, � - DECK- ��I\ POOL 8.00 L 366.5 PAD m �_,�_-�\ o Ii�F--I 1372.51 _, I ------ I I \ 11 I `\ 10. '' 5,607 SF o r I 4 20 0'FY I I IF-�~ -`-,--- �_ -\\ I , I I i ' Z I i I �` �+ - = - - �`) Ih S l 17.5 I I U 370.9 I f / -' � RYS 1373 5 1 I/ I I r I 1 1 /' J77.3 C O N C / I - - - - - -- - I N _
h I DECK 2 0 �T 20.0 Y 1 11 I I 3s53 I \ L
1170.5 I
I r f- 0 I I
37A5 I � T / I � I rL�------ --- I -Y I YSB 367.0 PAD
- r 374.3 rt I --I '� 1 l= -r - I I , I o I65 ( I I - \ I 374.6 o \ L__ 5 CONC ,605 SF - - - - w6ZIcli
\ -Z I I I I I �� - - - A�Mf '- I ,I 3544;9 i % �i7R� I�1 37`A5 i \
375.5 1T `
36AB
� _I T /
375.E I r--- I I II I I--_ 1---------- KSB 1 o PRO .�ETAI IN DENSE -�--I i 367.5 PAD AL 8 I n 3756 -I- II __ �X' WW 370.80 HP 5E� REAP , �� __ -� _ - 1 _ 5,411 SF \m POP. FH I I r/0 2 36x2 r' 6 376.7 ASPH 376.7 376.5 \\ \ J7%8 \ I � I/ �� � \ �� `t0 / P P. RIW ` LIPH'T ` _--_ -__ X \ I E .�R/W �R STO 364.94 TC-3765 W -s 3756 7 �AAICE 355 0 - - PA =76.4 S-5- !j -
1.5 \ 376E f� / • S S % / MEL _TS_�s-- -- -- -- -- -- SIGN •-EZ � �_ 3744 S s S-S- / ROSE WAY 34E O ° .c- CONC JI I E UIJ I ��� �- - - - - - - - - - - - 3j69E or `°ET/E \ ___ °�'-W W_ .� , s �, RAMP 1 47 &SIDE�IIIALK \, ����--S�-S----s- �••�s- S-0 40 80 120 _/ of s - / 3�B w-w-w-w-w-w�W�W�w-w-w-W�W�W�w�w�w�w� l�_ °E „E ` / _W m '� -N m1 MELRO ��IVAY_ / II/
00 �t to A- CCU /4✓ _h'.' w w-w 36'A6 / w w 40 _ w
l �� \ /\�\ �/ ----of - - - SCALE: 1" - LE
\ -RtEfiSSE } --_- CONC O tR -
= - �- ENSE� - cc,:))
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15 - LOT TEN IVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 4 OF 6
RV�I C- I AP�J: 1618�1$ ' // DEN i �� pollI� L �� — — � LAWYERS TITLE REPORT NO. 321319167, 3775 L L--- / \/ / / F�. t4"113 W/fJtSC" 4 0 '�" \/ 1I b6 13'41" / T BLI(;, �ILI I / / / 6F' R ROS 19 01 FI' SH \ DATED 3/25/2021 ESMT PARCEL C 3&C 6 _ �ft189 26 29'W 1 3.94'r /_ I I E 11W. 0 _ ROAD,SEWER,&PUBLIC ��\NC N 0�°32'52"E 3.93'I ( 71 / N8 ( 29 W 34' — f SCHEDULE " B" EXCEPTIONS PARCEL A N 89°25'51"W 8.97' UTILITIES o N 00°38'09"E 10.00' 3705 O J64.6 l _ ——————— N 89°25'51"W 191.06' ----- A W 1129.00' / I � I / // i — — — — 4 — YD. 3/4"IP MQ$C"LS 307"P
N 89°25'51"W 191.06' 97 ° /3656 I I B H M5 5 II 40Y O UNSPECIFIED WIDTH EASEMENT TO VISTA IRRIGATION DISTRICT // 89 �a® W 13'9.02 36 y\ RO 194g1,'�tgSH �\ I III U E ,TIE Y I = EASEMENT FOR PIPELINE PURPOSES PER BOOK 1136, PAGE 239, — — — — — — N 89°25'S1"W X t�00° 2'52" ( \ DECK — Imo— DFC� RECORDED OCTOBER 24, 1925, (NOT PLOTTABLE) N00°38'09"E 10.0 r - - - - - - � - - - - - - - - - - - - �—� — f=J� �2393' li \� 65 \\I III I LOT LOT8 I o x I IIIIII
II I J IMAP 12195 II MAP 12195
\ 20'WIDE ROAD E ASEMENT PER BOOK 142, PAGE 301, RECORD ED
J70.5 94 1356 N 0 32 J576
ESMT PARCEL C-5 \\ / / 60'E 1 .00' \, \\ AUGUST 13, 1932 365 DENSE
TREES 6 PARCEL C\ UNSPECIFIED WIDTH SAN DIEGO GAS& ELECTRIC COMPANY 14 I FOR W 1/ SEC 15 T11$R4W I 359.5 \� \ _ — o I II� I( CDNC 13 ��347.4 O EASEMENT, FOR PUBLIC UTILITIES, INGRESS, EGRESS PURPOSES ESMT PARCEL C 6 �' l / JsSs SBMI I I n^ \ ao I II / �II J4B7 47B L PER BOOK 651, PAGE 212, RECORDED MAY 10, 1937 N I o col / / / / AP . 166-183-20 36x5 I _ OS two 1 3516 � I � � 1 V — � �_ � 0 34.s PLOTS SOUTHERLY OF THIS PROPERTY-DOES NOT AFFECT THIS N N 364.E I - ` DECK DECK I `�— — — — —$�� ———— roD l I / Js7.s Ln J L — _ 1 I — — — — PROPERTY w I w 366.5 / I X ° \ J \ M I 14.1 14 \ I FOOTING �I v\ �\ __ _ PER MAP 12195, DN. 0.5' \ UTILITIES, INGRESS, EGRESS PURPOSES PER DOC. NO. 88-205124, N 86°49'15"W 10.02' W 5.67 / / I \ — _ "� \��— — �-3s3_ — RECORDED MAY 3, 1988. \ \ x.5 \N00°41'02"E 7.86 N89 11' "W 68. 1' 0� �"— = THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT J606 ° — — — — — DISCLOSED OF RECORD, (NOT PLOTTABLE) N�2731" x _ 36Jf \\ \ 36.6 \ N89 917 W 1 .06 \ \3 W 9�3 / ( \ —� \ I \ F . 2"IP WIF�LUG"LS 3465\'\ \ I \ _ D. 3l4"IP (PLUG"RtF` C) I \ — \3 \ „ X DENSE 29R71" PER 12f95�RN. cc, \ I \ \ P R Pf%144 I\r�AP 12195, NAP Q ; \ \ � FD. 1. "IP W/DISC�LS 1162"PER \ \ TREES N86°49'15" I I \ ROS1401, UP6�>.3', �OTUSED i J604 D . 1.0' \ X �- - - -\ p5 \ \ LAWYERS TITLE REPORT NO. 321319262 co/ W 16.45' I I " \ \ FD. 3/4 IP W/DISC"LS 4307" \� \ \ J617 0� X �_ 3se _ — — \ \ \ \ I \ , � �/ � PE ROS 19401, FLUSH �\\ N�3°'4p,� \\ \I ��96 \ �4 \\ \ 1 \\ \\ I \ DATED 2 2 21 1 \ / \ FD. 3/4"IP W SC LS 2 6"PER \\ \ / 3/ 9/ 0 /29,p4, PM 6697, ROS 1 01, DN 0.5, \ \ \\ " " \ 10.17' NW'LY
J6a6 \ \\ \ # \ J535 \\ASPH 25 SCHEDULE B EXCEPTIONS - PARCEL B x BRUSH
360.3 UNSPECIFIED WIDTH EASEMENT TO VISTA IRRIGATION DISTRICT 36%7 PCL A \ \ \\ J59.8 I \ EASEMENT FOR PIPELINE PURPOSES PER BOOK 1136, PAGE 239, /x \ / PM 66976:5 1 / \ \ \ \ x5 RECORDED OCTOBER 24, 1925, (NOT PLOTTABLE) ESMT PARCEL C 7 i APN: 166-183-44 \ \ \ J \ UNSPECIFIED WIDTH ROAD EASEMENT PER BOOK 74, PAGE 498, DENSE / I J6J6 I /
BRUSH I \ \
/F—
X —I x \\ J65J BRUSH / /� I \� °' Jsa2 RECORDED FEBRUARY 19, 1932, (NOT PLOTTABLE) 955.5
I
/ �% I \ \ X I / / DENSE I \ O4 \ = UNSPECIFIED WIDTH ROAD EASEMENT PER 20512, RECORDED / w // \ \ I ` J67.6 \� X TREES \\ — I x �f"y '`\ . \ I I I THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT I I _ ,__- _ 366.5 DISCLOSED OF RECORD, (NOT PLOTTABLE) \ 377.4 J7%B \ \ I
U — �70B ✓ __36 3675 I — �� I I POE �aOT � EC 25 T11 S R4W � 372.3 \ fl %— — BM 7 TIMES MIRROR CABLE TELEVISION OF SAN DIEGO COUNTY — — 3726 I I37a8 I — DECK 1— 1 37=2 36:J — coNC 72 \ 166 184 11 I \ EASEMENT, RECORDED AUGUST 1, 1988, DOC. NO. 88-375422, O.R. \ / 0 370.3 / — — \\ THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT I I J70.5
_ J— — — L 1 — y ` :' — J DISCLOSED OF RECORD, (NOT PLOTTABLE) X POOL /I \ I III
\ \ 72.5 I J67.f I
SAN DIEGO GAS& ELECTRIC COMPANY EASEMENT, FOR PUBLIC
'373.5 / 37x5 I I JI J70.9 I y J77.3 x CONC x 1 \ .�8s \ I I 0 40 80 120 8\ UTILITIES, INGRESS AND EGRESS PURPOSES, RECORDED AUGUST \ —DECK 31, 1988, DOC. NO. 88-437715, O.R. — THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT L 70. I I \ I ( 1 \ cGN� SCALE: 1" =40' t 374.5 1 I—I \ 3708 ��� _ DISCLOSED OF RECORD, (NOT PLOTTABLE) I 37x3
L I I CONC ASPH 36x9
x 3755 OI 37 5 I 1 D S I I I 36� 59 I I TREEIj ———— x — DENSE \ `,- 2 ` I370.SI \\ 3666 x 364.8 \ I ES \ I* 3874 / / Fes. 31 IP WIDISC LS 2609 ,. 42 6 — ` \ 3756 I— — �_ 8 . 2"IP /DI 2896 ) I / \ 2 I 3767 ASPH 3767 \ S7XB _ _ _ 2 P ROS �949 , // \ LEAN G, 1.0' DN, N.R. held for I� 376.5
3%65 iF67 \ .T756 � ��FLU �) \ I / I x line, 24. 8' N\ `LiSH I 373.5 376.4 3747 \ J727 f / 368.3 x _ 37— 3757 M C
376.8 �� % O V ►(d/�_�/ J /SIGN _ —X SIGN O ♦ 0 —i J744 / •I` JF WAY J7J4 \ o % ' / 365.4 CDNC — 3767 I _
ROCKS , J72.6 \ /
— \—x \ '` 375..3 37J5 Ln 36X 7 \ 36x B (ROCKS � \ \
H
/ � x— x� .o- 374.3 \
3%75 37F 2 \ \ x \ 37X 6 °j— x �� \ \ 3766 \ J66. 365.5 3647 364.2 \ J77J I x \ \ x / .0
x x �� \ x x� \ {� 37� / �O N8805V "E J6J8 � co
x y S � �x �W/MC_"LS
�
x W' �`-�..�{ a ��I P � X 2896
I a 372 -.C�ONC � � ` —36J6 PE AP 8 07, RZ5 19401� _ / \ — —— IN ACPAVE, N 0.3' s \ - '�_ — ENSE M. CONG 1 — X4 I �364 - - TREES
TAT
PORTION OF MELROSE WAY DEDICATED PER MAP 8207 PASCO LARET SUITER z o QSSOC� ATES
LL' San Diego I Solana Beach I Orange County 1205 MELROSE WAY
I
Phone 858.259.82121 www.pisaengineering.com
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15 - LOT TENTATIVE SUBDIVISION MAP FOR PROJECT FILE NUMBER: P21 mO 130 SHEET 5 OF 6
1205 MELROSE WAY
� - - - - - � LEGEND
TRACT BOUNDARY
POR SW 1/4 - - SEC 25 T11S N 89°27'08"W PROPOSED RIGHT-OF-WAY R4W SBM 24.00'
APN: 166-183-18 F- �- - - I EXISTING RIGHT 1 89° ' '
N 00°32'52"E 9 - - - I PROPOSED LOT LINE _ 13.93' - - -I 0 - - - - - oT PROPOSED EASEMENT LINE - - - - - - - ----------- - - - - - - - - - - - - - - J IN00°32'52"E co =
EXISTING ACCESS DRIV� LOT 15 -
N 13.00'
N 89°27'08"W LOT 8
- - - - - - - - - - - - - - - - - - - - - - - - - - - co I O ADJACENT PROPERTY LINE oM � MAP 12195
1 26.75' z N 89027'36"W
97.18' LOT 7
35.0' 1 LOT 14 MAP 12195
w PROPOSED EASEMENTS �1 INDICATES RIGHT OF WAY, PUBLIC UTILITY EASEMENT,AND PUBLIC 4 m o I - - o� - - SEWER EASEMENT TO THE CITY OF VISTA POR SW 1/4 _ w z N 89°2736"W N 89 27'33 'T � 5Q,]-4' .�4'
- � - - 47
SEC 25 T11S LiJ � � - ❑2 INDICATES STORM DRAIN EASEMENT R4W SBM of w I �I NM
APN: 166-183-20 U) N� I ILLJ °
M
Q z I LOT 13Uj
m LOT 121 LOT TABLE >- I o
CD � .0-11
° N 00°37'39"E LOT NO. AREA(S.F.) o � � 6.02'
= N
- - - - - - - - - - - - - - - - - = - - - 1 5,411 SF \ `V 0=37°54'23"
N�3°14, \ o M zo LOT A R=48.00'
2 5,605 SF
34.20'O W N 89022'21"W N 89622'21"W - L=31.76' I 0=95°00'52"
38.68' 62.52' R=45.50' 3 5,607 SF 0 0 � 76 I L=75.45
0=73°46'52" � N M ❑ 22��6\ 4 5,609 SF R=24.00 N 89022'21"W
L=30.91' - 110.41' 5 5,611SF o
- - - _ _
0=16°07'54" ° 4W LOT 11
R=24.01' _ A=37°54'33" 6 5,613 SF L=6.76' _ R=24.00' L=15.88' A=39°14'43" I 7 5,616 SF
o N 51°27'56"W 14.24' R=45.50'
N 89°22'21"W L=31.17' 8 5,618 SF
77.88' N 89°22'21"W
1.17' 9 5,360 SF 0=66°35 57 0=06°51 29 10 3,585 SF PCL A oLOT 10 R=45.48' R=43.17' POR LOT 16 I PM 6697
L=52.87' I L=5.17' SEC 25 T11S 11 3,756 SF APN: 166-183-44 N 89°22'21"W 0= R4W SBM72°32'31" 104.85' I R=34.50' APN: 166-184-11 12 3,895 SF I 4 L=43.68'
13 3,656 SF
I
° LOT 9 N 00°37'39"E
7 27' 14 4,082 SF
PROJECT
BOUNDARY N 89°22'21"W I
15 4,702 SF
133.78'
I w I A 7,599 SF
PRIVATE
LOT 8 go N STREET A 20,400 SF
IPRIVATE
z N 89022'21 W 35.0'
I
STREET B 12,868 SF"
133.73' ❑1
w
- - -I LOT CD
M N
Z
I N 89022'21"W
I I 133.68'
w I
I I I o LOT 6 o N
I O
O Q
I Z
I N 89022'21"W W
133.63' -
w I--
I o LOT 5 MN w T
PCL B I PCL C I PCL D z� Q
I I PM 6697 PM 6697 I PM 6697 N 89022'21"W > I I APN: 166-183-45 I APN: 166-183-46 APN: 166-183-47 4 133.58' af POR LOT 16 I LU SEC 25 T11S
R4W SBM
�o
° LOT 4 MN
I I CDI APN: 166-184-11
I z
I I N 89022'21"W
I I I 133.53'
I w
I I LOT 3 M N
I �o
I ° �
z
I I I N 89022'21"W
I I - 133.48'
I I � w
I LOT 2
I r-o
I ° N
CD A
I I N 89022'21"W
_ I 133.42' _
- S 89°22'21"E
EX. R/W o LOT 1 R=970.00' 0=7°11'32" oN
_ l L=54.59' R=22.50' z S 00°37'39"W o L=2.82' 16.20'
_ M42r' «s ��PR. R/W
- m-3 7 _ pJi EX. R/W
- Cn EX. R/W -
_ ° R=970.00' I 0 40 80 120 L=28.00' g° "E - - - -
- MELROSE WAy 4 SCALE: 1"=40' CE
NTENNIAL PASCO LARET SUITER DRIVE o QSSOUATES San Diego I Solana Beach I Orange County
Phone 858.259.82121 www.pisaengineering.com
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' T ; .' // � '_ _ �_� - -7'1 \ �I III I �I PROJECT FILE NUMBER:
CONC � I ( / � I i III I �� _ _�� I TG PER PLAN 370.5 I 364.6 I I IIII P21 mO 130 DENSE
�� CB°--N-C� FREEBOARD / TREES I SEE TABLE HEREON -----__-- �A I /- I III - - - - - - - - = 3636 BROOKS BOX 3" PVC SCREW CAP 6" WSE i - - D NSE ( T _ - - - - SHEET 6 OF 6 369.7 / `3jy66 /3656 3636 I I USH „2:4 SELF-MITIGATING
ABOVE GRADE
y\ 15T I�= D -I I II I II I I�I I II I II III= CAREX PANSA PLANTING, - EXISTING ACCESS VE / � � l I �j \ � 111�,755 SF - -,- I � I OR APPROVED OTHER, 11J
356. PER LANDSCAPE PLANS 6"WEIR o Q zo / -III=1 1I- 3694 - _= FG PER PLAN Lu
2.5' INLET 12"WEIR f p iw w /\/
370.5 36X 6 136x.7 I I
13656 / \ I I -I I I I I I III ~ _ \ / I 360.6 I
\`� l l 1366.5 I /3636 I I \ III I III DENSE =III=I - WEIR NOTCH PONDING ////// /\/ / I \ 35X5 II TREES _ _ ,,,,,,,,,,,,,,,,,,,,, , \\ \\ ORFICE PLATE MIN. 37x.6 ' / I I I I I 35H6 2: f I I I 1 I/ ����' ` 1 3474C EXTEND AND WRAP LINER 12" MIN. -III=III- _������ _/// //\//\/ 369.6 / I 95 0 1`4, - _ \ III °°"° =I I I=I I I=III=III. I I=III=III III d I I=I I I III=III=III I I=III \\/\\/ ENGINEERED FILL LAYER SHALL BE SQUARE DIMENSIONS � I �] I( -.? I 34%9 L PAST EDGE OF BERM �//\/ 1.0 FT GREATER THAN wci,
-I I I II I I-III-I 1=III-III-III-III-III-I III MINIMUM 18" DEEP"SANDY LOAM" SOIL / / I 3625 > 5R6 w I I I - O 34.6 -1 III-I I-III-III-III-III III-III-I I III-III-III I I-III MIX WITH NO MORE THAN 5% CLAY PIPE DIA. HOT-DIP _ L - - d - _ - ----�L = I I III=III=III=III=III=I a I=III=III= I=III=III=I I I - /\ MIN 6" GALVANIZED PLATE _ _ _ I I DECK DECK I - -3a� - - - - � //; CONTENT. PERCOLATION RATE / 3665 / ' I ' I \ I BRD - I I I \ \\ _TREES = - -- - -� 7 SF LINED WITH 30 MIL PVC MEMBRANE THAT IS COVERED BY A _I I - - - d `°`°` °`°`°``°°°`° °°°`°°°°`° F \�//\�/ PERMAVOID LAYER / 3646 I \ 3624 1l \\` -- �- \ _ - MINIMUM OF 12 INCHES OF CLEAN SOIL, FREE FROM ROCKS 1-III=III= I a°a°/\°\//�//�//\//\ \//\//\//\//\//\\/ WATER TIGHT CAP ON SIZE OF DRILLED ORFICE PER 5 G \ \ \ \ \ \ \ \ \ \ O I I - CONC Dgaxa- AND DEBRIS, WITH A MAXIUM 3:1WITH A MAXIMUM 3:1 III-I I i �g Q� //////� \//\//� \� /r\//\�/\\//�\//�\//\\//\�/�\/�/ 1/2" MAX _ I / -� HORIZONTAL:VERTICAL H:V SLOPE INCLINATION, OR -III i �,4 \\�\\ \\ \\\ \\.� 3" MI�1 \, TERMINAL END OF PIPE TABLE HEREON x \ 361f \ 361 \ \ \ -3s2 FLATTER,AND MEETS THE FOLLOWING MINIMUM �t `� \ POLUTTANTS OF CONCERN-BENTHIC COMMUNITY EFFECTS, s sAl zs COARSE SEDIMENT YIELD (.0 - - - - F�- �c� �_ _ _ BIFENTHRIN, SELENIUM, TOXICITY, INDICATOR BACTERIA, �q� �P \- EXP.DALE 3695 / \OCKS M 3634 \ I NUTRIENTS,AND SEDIMENTATION/SILTATION F OF LN0� O� ,a- _�, NO CRITICAL COARSE SEDIMENT YIELD AREAS EXIST WITHIN THIS I 36s5 coNc II \ 3sNs \ 3s64 \I �- 3s44 \ - -3G4 / LI PROJECT SITE. 369.E BRUSH 3B
93 r - _II 44 _ _ _ - -3b4 M I, LID SITE DESIGN BMP'S 3'°f I x II it s \ \\ `\ BRUSH 6 1 � - I I WATER QUALITY TECHNICAL REPOT I 1. BIOFILTRATION BASIN
IEli 1 II 36%5 - - - L 36 I TITLE PRIORITY DEVELOPMENT PROJECT STORM WATER QUALITY ARCHITECT NOTE II I� `\ 36X6 \\ ��� I -� r i I 2. ROOF DRAIN TO LANDSCAPING MANAGEMENT REPORT FOR 1205 MELROSE WAY 370E I II \ , 1\ 36%5 , 655 36:6 I I 3. MINIMIZE IMPERVIOUS SURFACES DATE-MARCH 2O21 o I PREPARED BY-PASCO LARET SUITER&ASSOCIATES MY ARCHITECT'S SEAL AND SIGNATURE IS TO VERIFY THAT THE J61.4 I\ \ I U KTGY ARCHITECTURAL PLANNING HAS REVIEWED THIS PLAN `J 137Q4 9646 4. PROTECT SLOPES AND CHANNELS PREPARED BY THE CIVIL ENGINEER AND HARD COORDINATED \ I , I / 365s L - r - I MAINTENANCE AGREEMENT DOCUMENT THE SCHEMATIC DESIGN OF THE BUILDING ARCHITURE 377.4 \ x 370.4 \ � \\ \ '��s� 36f7 M6;5 - _ I o o I 5. TREE WELLS ACCORDINGLY. \� �� x\ �► -� L 36%5 366.4 TITLE 4 � ; ! _ SOURCE CONTROL BMP'S DATE O 5 I I I PREPARED BY \ - - 111.4 37.8 3715 \ I 1 3706 \ \ - - - - `� _ - ICI 1. STORM DRAIN STENCILING MA 9
I I
- 3726 I376B I -- DECK 1- l 37F2 . CONC % \I J I I 2. EMPLOY INTEGRATED PEST MANAGEMENT PRACTICES OPERATIONS AND MAINTENANCE PLAN \ IA' 367.3
3705 3703 / L \ I
I
POOL �1- 3 1 �`��\ \ I51 i �I� J I 3. EMPLOY EFFICIENT IRRIGATION AND DROUGHT TOLERANT TITLE STORM WATER OPERATIONS&MAINTENANCE PLAN FOR 1205 MELROSE WAY
2.51/ I U I� I i v i I I 3s=. I - II LANDSCAPE DESIGN DATE MARCH 2021 E E I I/ 3735 I I I 370.9 I / -L \ I I PREPARED BY-PASCO LARET SUITER&ASSOCIATES GOT C H N I CA L NOTE I 375 J x I �J x 377.3 CONC / I z \ -I 1 \✓ �I I- r' II -DECK • \� '613 I \ .A153 I HAVE REVIEWED THE SOIL AND GEOLOGIC CONDITIONS FOR CW�C 3745 II_ ` J 7 �/ 1 I i \ I x ( 1 x \L!°a__ �_ BMP NOTES RESPONSIBLE PARTY INFORMATION THIS PROJECT AND CONFIRM THE SELECTED POST 3705 -^/
1 I I \ 370.9 X T I r L
I I I' \ 1 ' Qe°iDQiet
�€Es I7 \ I ` ` I2- TREE WELL#1 \( 1 / x 36AB 9 Q�' 3756 f-,.- I` / .652 APPROVAL FROM THE LAND DEVELOPMENT ENGINEER D��p�IFO 3767 AS 3 \\ 37XB _- I _ \ �� '4 DE-MINIMIS '2 4. NO OCCUPANCY WILL BE GRANTED UNTIL THE CITY INSPECTOR STAFF HAS 376.5
% 3765 \ 375.6 -- � / AREA 275 SF I INSPECTED THIS PROJECT FOR APPRORIATE BMP CONSTRUCTION AND 3 x35
3.6 64ELRO$EAY \ J INSTALLATION. 37�5.7 3%2.7
376E /4SIG _ x N O O 376-\\ 3.f f _ / 3734 \ / / \ www.pisaengineering.com SAVE DATE:-----PLOT DATE:-----FILE NAME:hActive Jobs\3334 MELROSE WAYUVIL\DRAWING\DISCRETIONARY PLANS\TENTATIVE MAP\3334-TM-TBLOCK.dwg 08/23/2022 PH3 Page 64 of 89
0 N
VICINITY MAP FL I P E. 364.2 I ; I r \ STORM DRAIN EASEMENT GEANOTHUS 'CENTENNIAL' CENTENNIAL GEANOTHUS L `-' LOT 12 I EXISTING TREE INVENTORY SIGHTLINE AND PARKWAY SHRUBS - 1-5 GAL.
PE. 363.8 6�o DIANELLA 'LITTE REV LITTLE REV. FLAX LILY L ��11 ' ' ' I I NUMBER SPECIES CALIPER STATUS SENEGIO SERPENS BLUE CHALK STICKS L O PROPOSED FIRE HYDRANT - --- - --- -FILTRATION BASIN VERBENA DE LA MINA DE LA MINA VERBENA L v 42" TUBULAR STEEL FENCE 1 EUCALYPTUS SPP. 9 TO BE REMOVED U) Sys WITH MAINTENANCE GATE 2 PYRUS SPP. 6" TO BE REMOVED SCREENING SHRUBS - 5 GAL. N LEUGOPHYLLUM FRUTI GO5A TEXAS SAGE L
w� �5—s—s s�N8 3 SCHINUSTEREBINTHIFOLIUS 8" TO BE REMOVED ARBUTUS GOMPAGTA NO COMMON NAME L N w�w
W—W— —W— —W—WN"N\ 4 SCHINUSTEREBINTHIFOLIUS 24" TO BE REMOVED WESTRIN& A FRUTIGOSA COAST ROSEMARY L — — \ EXISTING 5'-6 STUCCO 5 OLEA SPP. 18" TO BE REMOVED O� MASSING SHRUBS AND &ROUNDGOVERS — 1-5 GAL.
LOT 11
WALL TO REMAIN SALVIA SPP. SAGE L PE. ° �' 6 SCHINUSTEREBINTHIFOLIUS 6" TO BE REMOVED z \ 57RELITZIA R. JUNCEA' BIRD OF PARADISE L I I `�\ \S
\ \s 7 CALLISTEMON VIMINALIS 6" TO BE REMOVED BOUGAINVILLEA SPP. BOUGAINVILLEA L Q L \ SCREENING SHRUBS GALL 15TEMON LITTLE JOHN LITTLE JOHN BOTTLEBRU5H L J \ AGAINST WALL 8 WASHINGTONIA ROBUSTA 18" TO BE REMOVED ALOE SPP. ALOE L PROPOSED STREET LIGHT r 9 JACARANDA MIMOSIFOLIA 6" TO BE REMOVED AGAVE SPP. AGAVE L LOT 10 1 PROPERTY L I NE MUHLENBER&I A RI&ENS DEER GRASS L W I PE. 363.0 I 10 SCHINUSTEREBINTHIFOLIUS 6" TO BE REMOVED CONCRETE 51 DEWALK
I L PARKWAY GROUNDGOVER - (FLATS a 12" O.G. w L_ — — — — — — — I DEL ALBA WHITE ICE PLANT L Z (4) GE I JERA PARV I FLORA STREET STORM DRAIN EASEMENT' ROSEMAR NUS SPP. ROSEMARY L O LOT 9 I TREES ON EAST S 1 DE OF STREET PER CIVIL ENGINEERS PLAN SLOPE &ROUNDGOVER - (FLATS ® 12" O.G.) j
1 i PE. 363.5 , 10& BAGGHARIS 'PIGEON POINT' COYOTE BRUSH L 6 PROPOSED = w
N TAN VINYL FENCE 0- BIO-RETENTION BASIN - ( I GAL. @ 18" O.G.) U - - - - - - - i N PARK LOT ENLARGEMENT TURF JUNCUS PATENS CALIFORNIA GRAY RUSH L CAREX TUMULI COLA BERKELEY SEDGE L Q LOT 8 PROPOSED FIRE HYDRANT I I _ PE. 363.5 I N � _ _ _ _ _ _ __ TURF- SOD z 107
I HYBRID BERMUDA (TIF GREEN) SOD H Q SD SD 5 S
I- --� - - - - - - - -
D SD SD SD SD SD SD •"-" -\� I •"`" I S D D D D D SD SD s SD M S s S D D D LOT 7 u� PROPOSED RETAINING WALL PE. 365.0 UJI / PER CIVIL ENG 1 NEER'S PLAN L- ----- - - --- - PROPOSED 6 TAN I r- —— —— — — —
NOTES:
VINYL YARD FENCE LOT I I /6 1 PE. 365.5 N - I. ALL SLOPES (4:! OR STEEPER) WILL BE PROVIDED WITH REINFORCED STRAW MATS (SC Q L - _ _ _ _ _ _ 150 MANUFACTURED BY NORTH AMERI CAN GREEN, 1-500-4-73-I q65, OR CITY APPROVED > (� - - - - - - - \ EQUAL).
PROPOSED RETAINING WALL F_ \ w W Q_ _ _ _ _ LOT 5 — — — — — - _ , 2. ALL LANDSCAPED AREAS, I NCLUD I N& SLOPES (4:1 OR STEEPER) THAT ARE GRADED OR Q C/) PROPERTY LINE I PE. 365.7.0
D 1 STURBED AS PART OF TH 1 S PROJECT WILL BE PROVIDED WITH PERMANENT IRRIGATION Z O U) I I TO MEET C 1 TY REQUIREMENTS. U > L- - - - - - - - w - - - - - - - - - - - - - L.L - 3. NO OVERHEAD IRRIGATION SHALL BE INSTALLED WITHIN 24" OF ANY NON-PERMEABLE O LLI I --- - - - - I \ SURFACE O LOT 4
1 'PE. I I 4. TREES ARE PROHIBITED WITHIN 10 OF ANY DRIVEWAY it I M O L�______ _ - _ - - i TURF 0 5' 10' 30' 5. PLANT MATERIALS OVER 50" HT. OR WITHOUT AN 5' MINIMUM CLEARANCE ARE U I r- t PROHIBITED WITHIN STREET INTERSECTION SIGHT TRIANGLES.
I CONCRETE SEATING AREA W I TH A PICNIC
ALL SLOPES 4:I OR GREATER MUST MEET THE FOLLOWING REQUIREMENTS. THIS APPLIES TO I I PE. 366.5 I TABLE AND BENCH AND SHADE TREES ALL SLOPES EVEN THOSE NOT SHOWN ON THE PLANS:
FIRE HYDRANT -_-_-_-_-_-_-_ _ _ _ _ BIKE RACK North Scale 1" = 10' A. ALL GRADED SLOPES MUST BE PERMANENTLY IRRIGATED W I TH A CENTRALLY CONTROLLED PER CIVIL ENGINEER'S PLAN r- -- - - - i I SYSTEM WITH NO OVER SPRAY. DATE: 5/51/2022 1 LOT 2 I, STREET TREE (TYP.) TO BE B. GROUND COVERS MUST BE PLANTED FROM LINERS OR FLATS AT 12" O.G. OR I GALLONS AT PROPOSED RETAINING WALL I PE. 367.0 � `, LOCATED 3' BEHIND SIDEWALK, IS" O.G. DRAWN BY: LL PER CIVIL ENGINEER'S PLAN 1 I WITH ROOT BARRIER C. PROVIDE I ONE GALLON SHRUB FOR EACH 100 SF OF SLOPE AND I FIVE GALLON SHRUB _- -_- _- _-_- _- _ _ _ _ FOR EVERY 200 SF OF SLOPE. JOB NUMBER:
D. PROVIDE TREES ON ALL SLOPES AT A RATE OF ONE 15 GALLON TREE PER 500 SF OF STREET TREE (TYP.) �`� EXISTING 5 TUBULAR STEEL SLOPE ON ALL SLOPES 5' OR GREATER VERTICAL HEIGHT. ON ALL SLOPES 5' OR GREATER FILE:
3 i I ,,� FENCE TO REMAIN PROVIDE ON 15 GALLON TREE PER 500 SF OR SLOPE PLUS ONE 5 t\ LOT 1 � I � VERTICAL HEIGHT, PE. 367.5 I GALLON TREE PER EACH I,000SF OF SLOPE.
REVISIONS:
dc01 E. REINFORCED STRAW MATS (SG 150 MANUFACTURED BY NORTH AMERICAN GREEN ' I-500-4-75-1 q65 OR C 1 TY APPROVED) MUST BE INSTALLED ON ALL SLOPES 5: 1 OR _ o _ GREATER. - PROPOSED STREET LIGHT
PER CIVIL ENGINEER'S PLAN
°�- W- -1----- -s-S TOTAL PROJECT SITE: I am familiar with and agree to comply with the requirements for landscape (2) TREE WELLS- WITH ADA-ACCESSIBLE TREE W-W W 2.21 NET ACREAGE improvements as described in Chapter 18.56 of the Vista Development GRATES. TREE GRATES WITH FRAME TO BE —°E�°E—°E—o� ° �� W - A _1_— Code and the Landscape Manual. This plan has been prepared in NEENAH ENT. INC. 60" X q0" TREE GRATES: ------- -° compliance with those regulations. I certify that the plan implements the _ ____ °E-°E-°E_ TOTAL LANDSCAPE AREA: p g Y p p MODEL 5552 60" 50. ADA COMPLIANT TREE 0.2-1 ACRES regulations to provide efficient landscape water use.
GRATE WITH A 30" X 60" MODEL 5528
EXTENDED PANEL. AVAIL. WWW.GROUPNEI.COM 0 20 40 120 �P �F NDSC
OF SITE LANDSCAPED: ������PRD L,�N q 12% �� /0 Nay
SIGHT LINE- PLANT MATERIAL TO BE MAX. 24" HEIGHT. ANY Applicant Date TREE THAT FALLS WITHIN A SIGHT LINE SHALL BE LIMBED North Scale 1„ - 40' SIG A URE 1 AND MAINTAINED AT LEAST 8' ABOVE FIN 1 SH GRADE
- s�„2o22 THE SITE WILL HAVE A DEDICATED � DATE � POTABLE WATER METER FOR c 5/31/2022 s� EXP.
DATE
Landscape Architect Date -��. EXP. DATE HOMEOWNER'S ASSOCIATION IRRIGATION. F OF CALF_ OF :2 SHEETS
08/23/2022 PH3 Page 65 of 89
0 �..� O
WATER CONSERVATION PLAN C� ETWU (Annual Gallons Required) = MAWA (Annual Gallons Allowed) = U I Eto x 0.62 x ETAF x Area (ETo)(0.62)j(ETAF x LA) + ((1- ETAF) x SLA)] 0) PROPERTY LINE I f
� I ETo - see Appendix A in Water Efficient Landscape (ETO = 51.1) LA is the total landscape of all hydrozone areas in sq. ft. a WATER CONSERVATION NOTES 11 Design Manual. SLAis the total special landscape area in square feet. - - 0.62 is the conversion factor to gallons per sq. ft. ETAF is 0.42 for all areas I. ALL IRR16ATION SHALL INCLUDE EFFECTIVE AND EFFICIENT NATERING � U O *
ETAF is Plant Factor/Irrigation Efficiency. �+ r--�LOT 15 f y METHODS UTILIZING HUNTER MP ROTATOR LOW-FLOW I RR I G,4T I ON HE,4D5 AND -- T I CN PE. 362.5 Area is the Landscaped Area for each hydrozone. IN-LINE DRIP TUBING. E--� O
2. ALL I RRI GTI ON CONTROLLERS SHALL HAVE AUTOMATIC RAIN SHUT-OFF � - - --I WATER EFFICIENT LANDSCAPE WORKSHEET SENSORS. N U U -- 5. ALL PLANT MATERIAL UTILIZED 15 CLA551 F I ED ,A5 'LOW OR MODERATE WATER � o REFERENCE EVAPOTRANSPIRATION (ETo) 51.1 USE' BY WUCOL5 (WATER USE CLA551FICATION OF LAND50APE SPECIES).
LOT 14
PE. 363.1 4. 100% OF THE LAND50 APEP AREA IS PLANTIN6 ZONE 5, Q `p Hydrozone#/ Planting Plant Factor Irrigation Irrigation ETAF Landscape Area Estimated Total NATURAL IZIN6/TRAN5ITIONAL. O U -- _ -- (a) (PF) (b) Efficiency (PF/IE) In Square Feet Water Use 5. ALL PLANTIN6 AREA5 SHALL RECEIVE REGULAR MAINTENANCE AND Iw ---- == f Description Method (c) ETAF x Area (d) MANAGEMENT DESIGNED TO MAXIMIZE HEALTHY GROWTH U) F --- ^ (IE) (ETWU) 6. ALL PLANTING AREAS SHALL RECEIVE COMPLETE AND APPROPRIATE SOIL Q PREPARATION. U I> LOT 13 I 1 �
_ I PE. 364.2 I I } Regular Landscape Areas -1. ONLY LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE PE.LOT
1 8 1 I H1- PRIVATE YARD SLOPES 0,3 Rotor 0.75 0.40 2,316 926 29,350 ANY VEGETATION WITHIN 24" OF AN IMPERMEABLE 5URFACE. ,-, Q) I1 _ 5. PLANTI N6 AREAS SHADED BY BUILDINGS SHALL BE AMENDED TO IMPROVE } H2- BASIN 0.3 Rotor 0.75 0.40 4,243 1,697 53,771 DRA I NA6E AND AVOID REMA I N I N6 NET BETWEEN I RR 16AT1 ON 0Y0LE5. + + + +
- -� -- - - - + + ++` } ��;�` H3- PARKWAYS & COMMON AREAS 0.3 Drip 0.90 0.33 3,980 1,327 42,031 + + + + } + + } + + + +
. } + +
3 + + + + + + + + + ♦ + + ♦ +
+ + + + + + + ++.++++ + ++++++ + - Drip 0.90 0.33 1,320 440 13,940+ + + ♦ + + + s r + + + + + + + + + +++++ + +
5 }.+.+.+.'.'-'.++'++.'.+.+.+.+• + I H-6 STREET TREES 0.5 Drip 0.90 0.56 120 67 2,112 N w } + + + + + + + + + + + +
-s- . + + + . + • . . + : .}.r.+ } } Totals 11 ,979 4,457 141 ,205 NOTES:
--W-W-W-W-W-W- -W-W� \ +
_ S Special Landscape Areas
\ \ s D RECREATIONAL TURF 1.0 1,387 1,387 1. AREAS SHALLOWER THAN 5: 1 SHALL RECEIVE 5 I NCHE5 OF BARK N 1 LOT 11 MULCH, B I O-FILTRATION BA51 N5 SHALL NOT RECEIVE BARK MULCH. A 1 PE. 363.0 �S Totals 0 MINIMUM 5" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED Estimated Total Water Use (ETWU) Total 142,592 SOIL 5URFACE5 OF PLANTING AREA5 EXCEPT TURF AREAS, CREEPING z OR ROOTING GROUNDCOVER5, OR DIRECT SEEDING APPL I GAT I ONS \ S, Maximum Water Allowance (MAWA)(e) 159,398 Q r WHERE MULCH 15 CONTRA I ND I GATED. PRIVATE STREET TREES SHALL J 1 Irrigation Efficiency(IE) Average" 0.38 RECEIVE A 40 S.F. MIN AREA OF BARK MULCH. � LOT 10 1 I **Average . TREE ROOT BARB I ER5 SHALL BE I N5TALLED WHERE TREES ARE z 1 PE. 363.0 ` Average Irrigation Efficiency for overall irrigation system shall meet or exceed 0.75 (total of all efficiency ratings divided PLACED W 1 TH I N 5 FEET PAYED SURFACES IMPROVEMENTS I NGLUD I N6 O by number of hydrozones). WALKS, CURBS, OR STREET PAVEMENT ROOT BARRIERS WILL NOT BE 3 WRAPPED AROUND THE ROOTBALL. ROOT BARRIERS SHALL BE J Q 1 i LOT \ �\ • I I ETAF CALCULATIONS '510-BARRIER. ALL STREET TREES SHALL RECEIVE ROOT BARRIERS. > PE. 363.5 I w 1 l Average ETAF for Regular Landscape Areas must be 0.42 or below for residential areas and 0.42 or below for non-residential areas. Provide w W - - - - - ----- I Totals based on information calculated in Worksheet above. z
1 r I I Regular Landscape Areas Totals All Landscape Areas Totals 0 1 LOT 8 I I Total ETAF x Area (B) = 4,457 Total ETAF x Area (B+D) = 4,457 0 I PE. 363.5 Total Area (A) = 11,979 Total Area (A+C) = 11,979 LU 1-L - - - - - - - - - - - - i N Average ETAF (B) _ (A) = 0.37 Site wide ETAF (B+D) - (A+C) 0.37 Q LOT 7
1 PE. 365.0 Water Conservation Legend
L - - - - - - -- - - - - - - - - - - - -
-
1 r - - - - - - - 1. Low Water Use Private Yard Slopes (2,516 s.f.) 1 LOT 6 IS% Total Landscape Area. Rotating Nozzle Irrigation 1 1 PE. 365.5 + + + + +
2. Low Water Use HOA Basin (4,245 s.f.)
L- - - - - - - - '�' + 52% Total Landscape Area. Rotating Nozzle Irrigation Q - - - - - - 3: U 1 5. Low Water Use Parkways and Common Areas (5,cW s.f.) Q I PEL3 5 0 ` _ 50% Total Landscape Area. In-Line Drip Irrigation LLJ L------- _ _ _ _ _ 4. Low Water Use Street Trees (1,160 s.f.)L Z 0 - -- --- - 1% Total 1 Landscape Area. Deep Root Bubblers w > J L.L
LOT 4 I 0 LLI 0 PE. 366.0 3 I 5. High Water Use- Active Recreational Turf (1,35-1 s.f.) LI 10% Total Landscape Area. Rotating Nozzle Irrigation L - - - - - --- - - - - - C ) r-- ----- - i ■ 6. Moderate Water Use Street Trees (120 s.f.) CN C� I 1 LOT 3 1% Total Landscape Area. Deep Root Bubblers 1 PE. 366.5
L---- -- - •
- - - - - - - - - - - - F I NO RECYCLED WATER USE PROPOSED - -- -- -
LOT 2 •
I PE. 367.0 i DATE: 5/51/2022 I _ _ _ _ _ _ _ N THE SITE WILL HAVE A DEDICATED DR?�WN BY: LL - - - - - - - - - - - - I POTABLE WATER METER FOR - - --- - - HOMEOWNER'S ASSOCIATION IRRIGATION. JOB NUMBER:
LOT 1 I FILE:
PE. 367.5 PROPERTY L I NE
RE\/151ONS:
WM`Et-R-O-&-E-_W A
0 20' 40' 120'
\'PNDSC, p q
,RD L/� NCB
North Scale 1" = 40' SIG A URE 2 5/512022
DATE
5/5125 Q-
9� EXP. DATE
F OF CALO
OF
:2 SHEETS
08 PH3 Page 66 of 89
0 � � O
N �
VICINITY MAP FLAN71NC-9 LEOEND WUGOLS LANDSCAPE CONCEPT PLAN SYMBOL BOTANICAL NAME COMMON NAME ZONE 5 [� TREF-5 ^ 4�
Hacienda Drlve
` EXISTING TREES TO BE REMOVED ,�
PROPERTY LINE I f I, ''# SEE EXISTING TREE INVENTORY L 1ST ON LEFT EMERGENCY I
VEHICLE ACCESS EX 15T I NG CONCRETE DITCH U TREE WELL TREES - 24" BOX SIZE 0
D
ULMUS P. 'TRUE GREEN' GHINESE ELM M CV H� ct
LOT 15 s O PE. 362.5 I MELR05E WAY STREET TREE - 24" BOX SIZE U IQ — I4"T, PRIVATE YARD SLOPES OVER 5' HT. ° + ULMUS P. 'TRUE GREEN' GHINESE ELM M O STORM DRAIN EASEMENT _ _ — _ — — _ TO BE LANDSCAPED �s �+ W PER CIVIL ENG I NEER'5 w — — fl STREET TREE (INTERNAL AND TOT LOT TREES) - 24" BOX SIZE C� PLAN I> LOT 14 Melrose Wa GHITALPA TASHKENTENSIS GHITALPA L (D U Q PE. 363.1 &EIJERA PARVIFLORA AU57RALIAN WILLOW L PROPERTY LINE 3Q LAURUS NOB I L I S BAY LAUREL L to l —r ___ s I TE North 5HRU55 AND GROUNDCOVER �+ w I _ _ _ f FARK LOT- SEE NTS a) - ^ ENLARGEMENT AT RIGHT SLOPE SHRUBS - 1-5 GAL. to LOT 13 Q
BAGGHARIS CENTENNIAL COYOTE BRUSH L c PE. 364.2 1 CEANOTHUS 'CENTENNIAL' CENTENNIAL CEANOTHUS L '� \ — I LOT 12 1 � STORM DRAIN EASEMENT EXISTING TREE INVENTORY � g SIGHTLINE AND PARKWAY SHRUBS - 1-5 GAL.
PE. 363.8
0%0 DIANELLA 'LITTE REV LITTLE REV. FLAX LILY L 1 — _ NUMBER SPECIES CALIPER STATUS SENEGIO SERPENS BLUE CHALK STICKS L O PROP05ED FIRE HYDRANT — — B 10-FILTRATION BA51 N VERBENA DE LA MINA DE LA MINA VERBENA L U 42" TUBULAR STEEL FENCE 1 EUCALYPTUS SPP. 9" TO BE REMOVED WITH MAINTENANCE GATE 2 PYRUS SPP. 6" TO BE REMOVED SCREENING SHRUBS - 5 GAL. CV - LEUGOPHYLLUM FRUTICOSA TEXAS SAGE L 3 SCHINUSTEREBINTHIFOLIUS 8" TO BE REMOVED ARBUTUS GOMPAGTA NO COMMON NAME L N
4 SCHINUSTEREBINTHIFOLIUS 24" TO BE REMOVED WESTRIN&IA FRUTICOSA COAST ROSEMARY L ---_ •�.
— — — — — WALL 1 TO REMAIN UGGO
5 OLEA SPP. 18 TO BE REMOVED � ' MASSING SHRUBS AND GROUNDGOVERS - I-5 GAL.
SALVIA SPP. SAGE L
LOT 1 1 6 SCHINUSTEREBINTHIFOLIUS 6" TO BE REMOVED z 1 \ STRELITZIA R. JUNCEA BIRD OF OF PARADISE L 1 PE. 363.0 �� � TURF- 50D z 1 r HYBRID BERMUDA (TI F GREEN) SOD H _�- - T - - - — — — — — — J r
r r ��
— / — —
1 LOT 7 I I1j � j PROP05ED RETAINING WALL 1 PE. 365.0 PER CIVIL ENGINEER 5 PLAN L - - - - - -- ■ I
- - - - - - - - - - - - - - - - — —
PROP05ED 6 TAN I r- — — — — — ——
;� NOTES:
V INYL YARD FENCE ILOT � I cal � _�` 1 PE. 365.5 f - I. ALL SLOPES (4:1 OR STEEPER) WILL BE PROVIDED WITH REINFORCED STRAW MATS (SG Q L — — — — — — — w 1 150 MANUFACTURED BY NORTH AMERI CAN GREEN, 1-500-4�3-I q65, OR G I TY APPROVED ( ) EG2UAL).
PROPOSED RETAINING WALL r- — — — — — — — 3 \ - - - - _ _
Uj Q
— — — — _ , 2. ALL LANDSCAPED AREAS, INCLUDING SLOPES (4: 1 OR STEEPER) THAT ARE GRADED OR Q (n PROPERTY LINE I PE. 30T 565.7.0 I \ _ DISTURBED AS PART OF TH 15 PROJECT WILL BE PROVIDED WITH PERMANENT IRRIGATION z O U) I I 3 � TO MEET G I TY REG2U I REMENTS. U � � L - - - - - - - , -
p w J
5. NO OVERHEAD IRRIGATION SHALL BE INSTALLED WITHIN 24" OF ANY NON-PERMEABLE 0 W O I SURFACE C LOT 4 d G PE. 366.0 3
I 1 h 4. TREES ARE PROHIBITED WITHIN 10 OF ANY DRIVEWAY C:) � -LL — — — — — — — — _ — — I TURF 0 5' 10' 30' 5. PLANT MATERIALS OVER 50" HT. OR WITHOUT AN 5' MINIMUM CLEARANCE ARE U I r- — —— — — — — � PROHIBITED WITHIN STREET INTERSECTION SIGHT TRIANGLES.
CONCRETE SEATING AREA WITH A PICNIC
1 PE. 366.5 TABLE AND BENCH AND SHADE TREES ALL SLOPES 4: 1 OR GREATER MUST MEET THE FOLLOWING REQUIREMENTS. THIS APPLIES TO ALL SLOPES EVEN TH05E NOT SHOWN ON THE PLANS:
FIRE HYDRANT —_______ _ _ _ _ BIKE RACK N O rt h Scale 1" = 10' A. ALL GRADED SLOPES MUST BE PERMANENTLY I RRI GATED WITH A CENTRALLY CONTROLLED PER CIVIL ENGINEER'S PLAN SYSTEM WITH NO OVER SPRAY. DATE: 5/5 /2022 1 LOT 2 , ' STREET TREE (TYP.) TO BE B. GROUND COVERS MUST BE PLANTED FROM LINERS OR FLATS AT 12" O.G. OR I GALLONS AT PROP05ED RETAINING WALL 1 PE. 367.0 ! �' `i LOCATED 5' BEHIND 51 DEWALK, 15" O.G. DRAWN BY: LL PER CIVIL ENGINEER'S PLAN WITH ROOT BARRIER C. PROVIDE I ONE GALLON SHRUB FOR EACH 100 5F OF SLOPE AND I FIVE GALLON SHRUB ' D. PROVIDE TREES ON ALL SLOP AT A RATE OF ONE 15 GALLON TREE PER 500 5F OF STREET TREE (TYP.) EXISTING 5' TUBULAR STEEL FILE:
\ i / ' FENCE TO REMAIN SLOPE ON ALL SLOPES 5' OR GREATER VERTICAL HEIGHT. ON ALL SLOPES 5' OR GREATER i 3 ' - LOT 1 �► VERTICAL HEIGHT, PROVIDE ON 15 GALLON TREE PER 500 5F OR SLOPE PLUS ONE 5 PE. 367.5 . GALLON TREE PER EACH 1,0005E OF SLOPE.
REVISIONS:
E. REINFORCED STRAW MATS (50 150 MANUFACTURED BY NORTH AMERICAN GREEN - - - -
I-500-415-1 q65 OR C 1 TY APPROVED) MUST BE INSTALLED ON ALL SLOPES 5: 1 OR ° ° _ GREATER.
PROPOSED STREET L 1 GHT
_ s — —S—s—S—s—_s_ PER CIVIL ENGINEER'S PLAN (2) TREE WELLS- WITH ADA-ACCE551 BLE TREE W—W—W W -1----- —s— TOTAL PROJECT SITE: I am familiar with and agree to comply with the requirements for landscape -E`�� w -E _�A Y� 2.21 NET ACREAGE improvements as described in Chapter 18.56 of the Vista Development GRATES. TREE GRATES WITH FRAME TO BE °E�°E—°E—°E W w W— w—W—W— Code and the Landscape Manual. This plan has been prepared in �'-------- — P P P P NEENAH ENT. INC. 60" X a0" TREE GRATES: ---- °E—°E—°E °E—°E— TOTAL LANDSCAPE AREA: compliance with those regulations. I certify that the plan implements the MODEL 5552 60" 5a. ADA COMPLIANT TREE 0.21 ACRES regulations to provide efficient landscape water use.
GRATE WITH A 50" X 60" MODEL 5525
EXTENDED PANEL. AVAIL. WWW.GROUPNEI.COM 0 20 40 120 NDSC y OF 51TE LAND50APED: �O �PRD L F 12% �����O*N c
SIGHT LINE- PLANT MATERIAL TO BE MAX. 24" HEIGHT. ANY Applicant Date TREE THAT FALLS W 1 TH I N A 51 GHT LINE SHALL BE LIMBED „ _ c SIG A URE 1 AND MAINTAINED AT LEAST 5' ABOVE FIN 15H GRADE
North Scale 1 - 40, 5/3I/2022
THE SITE WILL HAVE A DEDICATED
POTABLE WATER METER FOR 5/31/2022 DATE l�� 3/31/23 \
Landscape Architect Date EXP. DATE
HOMEOWNER'S ASSOCIATION IRRIGATION. F OF CA��F� OF 08/23/2022 PH3 L0==ofI 89
PLANNING COMMISSION
STAFF REPORT
PUBLIC HEARING
July 19, 2022
P21-0130
REQUEST: A request for approval of a Mitigated Negative Declaration, General Plan Amendment, Zone Change, and Tentative Subdivision Map including a Density Bonus for a 15-lot single-family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183- 17-00)
APPLICANT: Zoran Djordjevich — Pacific International Investments, Inc.
RECOMMENDATIONS: 1. Adopt Resolution 2022- , recommending City Council approval of a Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for a
General Plan Amendment, Zone Change, and Tentative
Subdivision Map including a Density Bonus for a 15-lot
single-family residential subdivision located at 1205
Melrose Way (APNs 166-184-10-00, 166-184-09-00, and
166-183-17-00)
2. Adopt Resolution 2022- , recommending City Council approval of a General Plan Amendment, Zone Change,
and Tentative Subdivision Map including a Density
Bonus for a 15-lot single-family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-
184-09-00, and 166-183-17-00)
LOCATION: The project site is located on the north side of Melrose Way, northwest of Centennial Drive.
LAND AREA: 2.55 acres (gross)
KEY ISSUES: Is the project consistent with the land use designation and applicable policies in the General Plan?
Is the proposed project compatible with surrounding land uses? Can required findings be made to approve the Tentative Subdivision Map? I. SITE AND PROJECT DESCRIPTION
A. Site Description
The 2.55-acre project site is located in the southern portion of the city along Melrose Way, west of S. Melrose Drive. The site is comprised of three contiguous parcels, Assessor's Parcel numbers 166-184-10-00, 166-184-09-00, and 166-183-17-00. The site consists of mostly vacant former agricultural land with a portion of the project site containing a 1,200 square foot single-family P21-0130 SR 1
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residence located on the southern parcel with associated hardscape and landscape. The project site was previously used as an orchard from at least 1939, but was no longer being used for this purpose by 1975. There were no improvements to the property until the residential structure was built in 1964. The existing residence on the project site is more than 50 years old and has been previously determined to not be of historical significance. The residence is accessed from a private driveway from Melrose Way. Potable water is currently provided to the site by the Vista Irrigation District (VID). Currently, there are no sewer services provided to the site; however, the site is located within the Vista Sanitation District's (VSD) service area. The current General Plan 2030 Update land use designation for the project site is Low Density Residential (LD) which allows a maximum density of two dwelling unit per acre. The current zoning designation is Estates Residential (E-1) Zone, which requires a minimum lot size of one-half acre consistent with the General Plan LD land use designation.
Topographically, the site can be characterized as a slightly sloping to the north/northeast with a relatively flat topography. Elevations range from a high of approximately 368 feet in the southeastern portion of the site to a low of about 355 feet in the northeastern portion of the site, resulting in an overall relief of approximately 17 feet. On-site storm water predominately sheet flows toward the north, generally through small meandering channels trending north/northeast.
The northwesterly portion of the site sheet flows southwest to northeast to a concrete ditch on the adjacent property that runs along the property lines and flows to the north. The remaining portion of the site generally slopes from south to north toward the northeasterly corner to a concrete ditch on the adjacent property and flows to the east. Both ditches ultimately drain to a storm drain that flows north and ultimately into existing storm drain infrastructure in Breeze Hill Road that continues flowing to the north through the County Complex to Melrose Drive. The storm drain continues to flow northerly in Melrose Drive where it outfalls into Buena Vista Creek located north of Hacienda Drive. Buena Vista Creek outlets into Buena Vista Lagoon, and ultimately the Pacific Ocean.
The land uses surrounding the project site primarily consist of single-family residential development on one-half acre and larger lot sizes to the south and west, multi-family residential to the north, and a church and elementary school to the east. Properties immediately adjacent to the project boundary include Vista Samoan Seventh-Day Adventist Church to the east, Avalon apartment homes to the north, four single-family residences to the west, and a single-family residence to the south of Melrose Way.
Background
On November 6, 2007, the Planning Commission held a public hearing to consider a request for a General Plan Amendment to redesignate the 2.55-acre site from Low Density Residential (LD) to High Density Residential (HD) per Planning Case No. PC19-063. The Planning Commission recommended City Council denial of the General Plan Amendment request. However, no decision was rendered due to a continuance at the property owner's request.
On August 9, 2016, the City Council discussed a preliminary request for a General Plan Amendment to redesignate the 2.55-acres from Low Density Residential (LD) to High Density Residential (HD), which would allow residential P21-0130 SR 2
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development at a maximum density of 21 dwelling units per acre, and a Zone Change from Estates Residential (E-1) to Multi-Family Residential — (R-M (21)), which would permit single-family or multi-family residential uses with a maximum density of 21 dwelling units per acre. The proposed project included a 54-unit condominium development. Staff did not recommend support for the proposed land use changes because the project, as proposed, would not have been consistent with the goals and policies in the Land Use and Community Identity (LUCI) Element of the General Plan. The City Council confirmed with consensus (Vote: 4-0, Aguilera absent).
On January 26, 2021, the City Council discussed a preliminary request by the applicant to amend the General Plan land use designation from Low Density Residential (LD —allows two dwelling units per acre) to Medium Low Density Residential (MLD —allows five dwelling units per acre), and to correspondingly change the zoning from the Estate Residential (E-1) to Single-Family Residential (R-1) to enable the subdivision of 15 single-family residential lots per a Tentative Subdivision Map and Density Bonus with minimum lot sizes ranging from 3,300 to 5,700 square feet. This application would utilize the Density Bonus provisions in State law for additional residential density in exchange for providing affordable housing. In this proposal, the applicant requested a 30 percent density bonus (or four residential lots) in exchange for 9 percent of the project designated for very low-income households, for a total of one very low-income residential unit, consistent with State Density Bonus law (Government Code section 65915). The Council provided input to the applicant and directed Staff to accept an application for the proposed entitlement.
B. Project Description
The project consists of a request for approval of a Tentative Subdivision Map to subdivide the 2.55-acre site into 15 single-family residential lots. The project includes a request for a General Plan Amendment to redesignate the site from to Low Density Residential (LD) to Medium Low Density Residential (MLD) to allow for a maximum density of five dwelling units per acre, and a corresponding Zone Change from Estate Residential (E-1) to Single-Family Residential (R-1) Zone which requires a minimum lot size of 10,000 square feet. The project also includes a request for a Density Bonus consistent with State Density Bonus law per Government Code section 65915, which would allow the proposed lots to range from 3,300 to 5,700 square feet in area. The future homes are anticipated to include two-car garages and 20-foot-wide driveways. Although architectural designs for the homes are still under consideration by the applicant, the final designs are anticipated to draw from elements of the surrounding area to produce a design that will be consistent with the surrounding neighborhood.
As previously noted, the applicant is utilizing State Density Bonus laws to achieve a higher density in the R-1 zone, exceeding the maximum of 5 dwelling units per acre. This higher density of 5.88 dwelling units per acre is allowed if the applicant provides one very low-income residential unit, which equates to 6.67 percent of the total number of units, and the applicant may also request a certain number of concessions and waivers from local development standards. The applicant is requesting a 20 percent density bonus for providing 6.67 percent of total units as very low-income. Per the State Density Bonus law, the applicant is allowed one concession related to a cost saving measure. Furthermore, the state P21-0130 SR 3
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also allows for an unlimited number of waivers from development standards that would otherwise preclude the applicant from achieving the density permitted with the density bonus. A concession is tied to identifiable cost reductions, while waivers are granted when a development standard would physically prevent the project from being built at the permitted density. However, under Government Code Section 65915, the percentage of units being provided as very low-income units would be rounded up from 6.67 percent, which would equate to a total of 7 percent of units being provided as very low-income for this project. Furthermore, 7 percent of units being used as very low-income units would permit a density bonus of 25 percent, however, the applicant is opting to only utilize 20 percent density bonus for this project than what is authorized by State Density Bonus laws.
The City must approve a requested concession unless it finds that they: (1) will not result in identifiable and actual cost reductions; (2)will have specific adverse impacts on public health or safety of the physical environment; (3) will have specific adverse impacts on property that is listed on the California Register of Historic Resources; or (4) would be contrary to state or federal law. Additionally, for (1) and (2), there must be no feasible method to mitigate the specific adverse impact.
The City must approve the requested waiver(s) from development standards unless the City finds that the requested waiver: (1) would have a specific adverse impact upon health, safety, or the physical environment and for which there is no feasible method to mitigate the specific adverse impact; (2)would have an adverse impact on any property listed in the California Register of Historical Resources; or (3) is contrary to state or federal law.
The concession and waivers being requested are as follows:
Concession:
Minimum Lot Size - The R-1 zone requires at a minimum 10,000 square foot lot for subdivision per Vista Development Code Section 18.28.060. Per State Density Bonus allowances, the applicant will be utilizing this concession to create lots that are smaller than the required 10,000 square foot minimum lot size. This concession is being utilized because the proposed project would not otherwise be considered a viable project economically due to monetary constraints and cost saving measures. This higher density and smaller lot sizes would allow more units to be constructed and sold, thus, making the project more viable in return for providing one very low-income residential unit.
Waivers:
Side Yard Setback— Per Vista Development Code Section 18.28.040, the R-1 zone requires a minimum 10-foot side yard setback. The requested waiver would reduce the side yard setbacks from 10 feet to 5 feet minimum width.
Rear Yard Setback- Per Vista Development Code Section 18.28.050, the R-1 zone requires a minimum 10-foot rear yard setback for a single-story house, or a 20-foot setback for a two-story house. The requested waiver would reduce the rear yard setback for a two-story house from 20 feet down to 10 feet.
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Minimum Lot Width - Per Vista Development Code Section 17.16.010(C)— General Design Requirements, each subdivided lot must maintain a minimum of 50-feet in width exclusive of side yard setback requirements in the zone in which the lot is located measured at the building setback line. The requested waiver would reduce minimum lot width to 32 feet in width exclusive of side yard requirements.
Minimum Lot Depth - Per Vista Development Code Section 17.16.010(I) — General Design Requirements, each subdivided lot must maintain a minimum of 90 feet in depth and shall be no greater than three times the average width. The requested waiver would reduce the minimum lot depth for some lots to be less than 90 feet in depth. Furthermore, some lots would be greater than the three times average width limitation.
Private Street Width - Per Vista Development Code Section 16.57.040 — Private Street and Driveway Standards, the required width for a private street is 32 feet within a 40 foot wide road easement area. The requested waiver would reduce the minimum street width to a 24-foot paved width within a 35-foot road easement area.
Retaining Wall Type - Per the City of Vista Landscape Manual, retaining walls greater than 5-feet in height shall be made plantable to provide full coverage of foliage from surrounding properties. The requested waiver eliminates the requirement for a plantable retaining wall.
Width of Storm Drain Easement- Storm drain easement shall be reduced to achieve the desired lot size, thus, desired density per State Density Bonus laws.
According to the applicant, the proposed waivers need to be incorporated into the project in order for the project to physically construct the density of units allowed through State Density Bonus law.
Regarding access to the subdivision, the traffic would utilize the public road route from Melrose Way. A proposed private street (Private Road "A") would enter from Melrose Way through the project site to provide access to 11 lots as shown on Exhibit 4. This portion of the roadway would be 24 feet wide, providing two 12- foot-wide travel lanes. Private Road "B" connects to Private Road "A" which is located on the northern boundary of the site. The remaining 4 lots would take access from Private Road "B" along the northwestern boundary of the project site. This portion of the roadway would also be 24 feet wide, providing two 12- foot-wide travel lanes. Emergency secondary access would be provided from the northern most portion of the site from Mcgavran Terrace. This access would be gated and used exclusively for emergency secondary access/egress purposes only. The project would also include a five-foot wide sidewalk along the northern side of Melrose Way and within the internal tract on the western side of Private Street "A" and northern side of Private Street "B." A stop sign will be provided for traffic on Private Street "A", at the intersection of Melrose Way.
Per State Density Bonus law, the applicant is requesting that the parking requirement for the project be pursuant to California Government Code Section 65915(p)(1)(A) and (B), which prescribes one onsite parking space for zero- to P21-0130 SR 5
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one-bedroom units, one and one-half onsite parking spaces for two and three- bedroom units, and two and on-half onsite parking spaces for four-bedroom units for affordable housing projects. Based on these State mandated parking ratios, the project requires 23 total onsite parking spaces since the anticipated units will have two to three bedrooms. The project proposed to have four onsite parking spaces per unit, two parking spaces in the garage and two parking spaces on the driveway, for a total of four parking spaces per unit. The project complies with this requirement by providing 60 parking spaces. In no event shall less than 60 parking spaces be provided.
An existing public sewer main along Melrose Way is available for connection. A new eight-inch sewer main will be installed along the project's private streets.
New sewer laterals would be extended from the new on-site mains and stubbed to each residence. The project would connect to an existing 5/8-inch water meter, however, additional water facilities and meters may be needed. New fire hydrants would also be installed on the project site. The Vista Fire Department would verify the final locations of all hydrants during review of the precise grading plans.
A total of 11,979 square feet of landscaping would be proposed. The overall landscape concept plan for the proposed project would consist of a variety of native and non-native trees such as Elm and Willow trees, shrubs, and ground cover that would be planted on site. Plant selection would be based on the Water Efficient Landscaping Ordinance in Chapter 18.56 of the Vista Development Code. The proposed plant species would be drought tolerant and require low to moderate water use. The landscape areas include turf and park benches in the park area adjacent to Lot 12 as shown in the Landscape Concept Plan included with Exhibit 2D.
In regard to site drainage, the project would include a drainage basin in the northwestern most portion of the project site. Stormwater runoff would be conveyed via curb or grated inlets and flow through proposed storm drainpipes towards the biofiltration basin. Offsite drainage on Melrose Way will be collected via two tree wells. The BMP's will provide hydromodification management flow control and storm water pollutant control to meet the requirements for storm- water management and pollutant control. Off-site drainage that flows on-site will be captured in proposed brow ditches, routed via storm drain piping through the site and have flows outlet to the two existing concrete ditches along the east sides of the property.
The cut and fill portion of the project will import 4,034 cubic yards of earth with 2,602 cubic yards of cut earthwork and 6,626 cubic yards of fill earthwork.
Temporary and permanent erosion control measures are required for all cut and fill slopes. Planting and irrigation will be required following grading activity for all proposed slopes. On-site phases assumed include demolition and clearing, grading, wet utilities, fencing, dry utilities, concrete flatwork and paving, and parkway landscaping. Off-site construction phases assumed include demolition and clearing, grading, wet utilities, dry utilities, concrete flatwork and paving, and parkway landscaping. The entire project will be developed at once, but the construction of the homes will be phased. Construction of the project would require compliance with the California Building Code and the City's permit P21-0130 SR 6
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application, plan check, and inspection process.
C. Required Approvals
The project requires approval of a General Plan Amendment, Zone Change, and Tentative Subdivision Map including a Density Bonus for the 15-Lot single-family residential subdivision. The approval would also include a request for a concession and waivers from development standards as described above in this report pursuant to State Density Bonus law. The final authority for approval of a General Plan Amendment and Zone Change is the City Council. In accordance with Government Code Section 65855, the Planning Commission is asked to make a formal recommendation to the City Council regarding the proposed land use changes.
D. Zoning/Existing Land Use
Subject property:
Existing: E-1 Estates Residential / one single-family residence and vacant land
Proposed: R-1 Single-Family Residential
Surrounding property:
North: R-M (15) Multi-Family Residential / multi-family apartment complex
East: E-1 Estate Residential /Vista Samoan Seventh-Day Adventist Church
South: E-1 Estate Residential /single-family homes
West: E-1 Estate Residential /single-family residential homes and vacant land
E. General Plan Land Use Designation
Subject property:
Existing: LD (Low Density Residential, 2 DU/AC)
Proposed: MLD (Medium Low Density Residential, 5 DU/AC) Surrounding property:
North: County: SR-4 (Semi-Rural Residential, 1 DU/4, 8, 16 AC) City: RR (Rural Residential, 1 DU/AC)
East: County: SR-2 (Semi-Rural Residential, 1 DU/2, 4, 8 AC) City: RR (Rural Residential, 1 DU/AC)
South: County: SR-1 (Semi-Rural Residential, 1 DU/1, 2, 4 AC) & SR-2 City: LD (Low Density Residential) and RR
West: County: SR-2 (Semi-Rural Residential, 1 DU/2, 4, 8 AC) City: RR (Rural Residential, 1 DU/AC)
G. Environmental Review
A Mitigated Negative Declaration (MND)was prepared for the proposed subdivision, which is included as Exhibit "A" to Exhibit 1. The mitigation requirements are summarized in the Mitigation Monitoring and Reporting Program, included as Exhibit "B" to Exhibit 1. The public review period started on May 18, 2022, and ended on June 6, 2022, and 6 comment letters were received during this public review period. The comment letters and the Responses to Comments are included in the MND as Attachment C.
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II. ANALYSIS
A. General Plan and Zoning Conformance
The current General Plan 2030 Update land use designation for the project site is Low Density Residential (LD) and the current zoning designation is E-1 Estates Residential Zone. The minimum lot size is one-half acre under the current land use and zoning designations. The applicant is requesting approval to subdivide the approximately 2.55-acre project site into 15 single-family residential lots at a minimum lot size of 3,500 square feet to 5,600 square feet per lot. In order to achieve this, the project requires a General Plan Amendment to Medium Low Density Residential (MLD) and a Zone Change to R-1 Residential. However, in order to develop lots less than 10,000 square feet, the applicant will be utilizing concessions/waivers pursuant to State Density Bonus laws to waive local development standards and achieve the desired density of 5.88 dwelling units per acre in the R-1 zone. If the proposed General Plan Amendment and Zone Change are approved by the City Council, then the proposed 15-lot subdivision would be in conformance with the MLD land use designation and the R-1 Zone pursuant to State Density Bonus law for providing one very low-income residential unit, which equates to 6.67 percent of the total number of units.
The subsequent residential development would be subject to the development standards of the R-1 Zone which stipulate allowable land uses, maximum building height, required setbacks, and building site area, as well as other applicable sections of the City's Development Code. However, as described above, State Density Bonus law allows the developer to utilize one cost related concession to deviate from local development standards and an unlimited number of waivers from development standards, in exchange for providing residential unit(s) designated for very low-income households. The cost saving concession is a reduction in minimum lot size requirements to achieve a higher density in the R-1 zone than what is allowed under the zoning code. If the zoning designation is changed to R-1, then the applicant is permitted to subdivide the
2.55-acre project site into 12.75 dwelling units. However, the applicant will be providing one very-low-income residential unit per State Density Bonus laws, which will allow the applicant to utilize a 20 percent density bonus for three additional units, for a total of 15 residential units at a density of 5.88 dwelling units per acre. Waivers from development standards would also be utilized to physically construct the project at the permitted density. However, it should be noted that under Government Code Section 65915, the percentage of units being provided as very low-income units would be rounded up from 6.67 percent, which would equate to a total of seven percent of units being provided as very low- income for this project. Furthermore, seven percent of units being used as very low-income units would permit a density bonus of 25 percent, however, the applicant is opting to only utilize 20 percent density bonus for this project than what is authorized by State Density Bonus laws. Individual building permits will be required for the construction of each residence, at which time the plans would be reviewed for compliance with the development standards summarized above.
As previously noted, per State Density Bonus law, the applicant is requesting that the parking requirement for the project be pursuant to California Government Code Section 65915(p)(1)(A) and (B), which prescribes one onsite parking space for zero- to one-bedroom units, one and one-half onsite parking spaces for two P21-0130 SR 8
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and three-bedroom units, and two and on-half onsite parking spaces for four- bedroom units for affordable housing projects. Based on these State mandated parking ratios, the project requires 23 total onsite parking spaces, and the project complies with this requirement by providing 60 parking spaces.
B. Subdivision Analysis
The proposed Tentative Subdivision Map would provide for the development of 15 residential lots on 2.55 gross acres with a resulting density of 5.88 dwelling units per acre in the R-1 zone. If the proposed General Plan Amendment from Low Density Residential (LD) to Medium Low Density Residential (MILD) is approved by the City Council, then the subdivision will be consistent with the Land Use and Community Identity Element of the General Plan.
Should the zone change be approved from E-1 to R-1, the project, as designed, will be consistent with the R-1 zone density of five dwelling units per acre.
However, the project is designed to exceed this density through the utilization of State Density Bonus laws for concessions and waivers for providing one very low-income residential unit for a 20 percent density bonus, which would yield a density of 5.88 dwelling units per acre in the R-1 zone. As previously noted, the concession being requested from local development standards is the minimum lot size required under the R-1 zone. The proposed lot sizes range from 3,300 to 5,700 square feet, and all 15 lots are less than the required 10,000 square foot lot sizes per the City's R-1 zone standards. Additionally, the proposed subdivision must comply with Section 17.16.010 of the City's Development Code which regulates the design of subdivisions including minimum requirements for lot areas, frontage, lot depth and width, and access to public utilities. As previously noted, per State Density Bonus law, the applicant will be utilizing waivers to reduce minimum lot width and lot depth from local development standards for lot design per Section 17.16.010 of the City's Development Code.
The project has been reviewed for conformance with local and state standards, and the subdivision as designed will allow for the construction of single-family detached residences in compliance with applicable Development Code and State Density Bonus requirements.
C. Land Use Compatibilitv
There are a variety of land uses surrounding the subject site including a church and elementary school located to the east, single-family residential estate properties to the south and west, and a multi-residential property to the north.
Given the variety of land uses surrounding the subject site, the project would be compatible with the surrounding neighborhood by providing a residential design that is meant to blend with the current surrounding. This project would create a successful transition from the high density/multi-family residential uses to the north, to the low-density single-family residences to the south, by developing a subdivision with a higher density of residential units than the surrounding neighborhood. The proposed zone change from E-1 to R-1 would increase the density from two dwelling units per acre to five dwelling units per acre and utilize a density bonus to achieve 5.88 dwelling units per acre. As detailed in the MND prepared for the project, the proposed development would alter but not substantially degrade the existing visual character or quality of the project site or surroundings. The visual character of the surrounding area is a mixture of large- lot and estate residential and multi-family residential uses. The project would P21-0130 SR 9
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enhance the visual quality of the project site by introducing an aesthetically cohesive development with associated landscaping on a currently underutilized piece of land.
The overall landscape concept plan for the proposed project would consist of a variety of native and non-native trees, shrubs, and ground cover that would be planted on site. The proposed development would be consistent with nearby residential land uses with maximum building heights, architectural design features, and landscaping. Therefore, with compliance to the applicable development standards of the Zoning Ordinance and pursuant to State Density Bonus allowances, the project will be compatible with surrounding land uses.
D. Public Service Availability
The provision of utilities for the proposed project, such as sewer, water, electricity, etc., would be available either from existing utilities on-site, within or adjacent to Melrose Way, or through nearby easements. A proposed new 8-inch sewer main would be connected to an existing off-site sewer main located in Melrose Way. New sewer laterals would be extended from sewer mains located in the private roadways. Water service lines and meters would be extended into each lot from the existing water main lines. Gas and electrical service would be available and provided by the San Diego Gas & Electric Company (SDG&E). All necessary services are available to the site.
E. Traffic Impacts
The proposed project is forecast to generate approximately 150 daily vehicular trips at full buildout (i.e., when all 15 homes are built). A Vehicle Miles Traveled (VMT) analysis was not required for this project. Projects that generate less than 500 daily vehicle trips are not required to conduct a VMT impact analysis. That analysis is necessary if: (1) a project that is consistent with the General Plan results in equal to or greater than 1,000 Average Daily Traffic (ADT); or (2) a project that is inconsistent with the General Plan would result in 500 or more ADT. The proposed project can be implemented without impacting the operations of the surrounding roadway system. Although not required for the CEQA analysis, an evaluation of Level of Service (LOS) shows that the addition of the project traffic to the existing traffic volumes would not significantly impact the study area intersections or roadways, according to the City's and County's performance criteria.
As a result, the project has also been conditioned to provide improvements to the new intersection at Melrose Way which include a new curb, gutter, and sidewalk along the projects frontage on Melrose Way. These traffic and roadway improvements ensure that the proposed project would successfully integrate within the existing neighborhood, and that significant impacts would not occur with project development.
F. Public Policy Consideration and Required Approvals
General Plan Conformance: The site is currently designated Low Density Residential (LD) in the Vista General Plan 2030 Update, which allows for a maximum density of two dwelling unit per acre. The project proposes to change the General Plan land use designation to Medium Low Density Residential (MLD) which would allow up to five dwelling units per acre, with a corresponding Zone P21-0130 SR 10
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Change from E-1 Estates Residential to the R-1 Single -Family Residential Zone in order to maintain consistency with the General Plan. However, because the proposed project is providing one very low-income residential unit, which equates to 6.67 percent of the total number of units, the developer is requesting a Density Bonus concession consistent with State Density Bonus law. In this case, the project will utilize one cost saving concession in the form of minimum lot size, thus, allowing the applicant to achieve a higher density in the R-1 zone of approximately 5.88 dwelling units per acre. Furthermore, the project will also be utilizing waivers from development standards that would otherwise preclude the project from achieving its' desired density.
Table LU-2 in the project's Mitigated Negative Declaration (Exhibit A in Exhibit 1) details the various policies of the General Plan's Land Use and Community Identity Element (LUCI) that the project would be consistent with, which include:
• Policy 1.1 which requires the application of the City of Vista design guidelines, including site design, architecture, lighting and signage when reviewing/approving new development. As previously noted, the site design and landscape architecture meet or exceed the design guidelines and standards.
• Policy 1.6 which encourages the undergrounding of utilities: The project conditions of approval require all existing and new electric and communication extension services for the development of the project be placed underground per code requirements and current City policy as required by the City Engineer.
• Policy 2.2 which encourages flexibility in development standards to accommodate and enhance neighborhood variations while ensuring that site and building design, landscaping and other amenities reflect neighborhood characteristics. The proposed 15-lot residential subdivision would be required to be developed with high-quality architectural design to compliment the surrounding community. The project provides for integration within the community through project frontage enhancements including roadway improvements, public sidewalks and street trees to enhance this part of the City. The unique design of the residential lots will provide a unique housing type for first-time home buyers for a variety of income levels. • Policy 3.1 which requires new development to be designed to minimize impacts on adjoining residential neighborhoods: The proposed project would improve the existing Melrose Way frontage along the southern boundary of the project site. In addition, a variety of native and non-native trees would be planted along Melrose Way and along the interior private street. Furthermore, the development would provide landscaped setbacks from the adjacent development to help integrate the project into the visual pattern of the surrounding community.
• Policy 3.2 which requires mitigation of unacceptable levels of noise, odors, pollution, dust, light and glare upon residential areas and other sensitive receptors, such as schools and day care centers. The project MND provides mitigation measures to ensure that all impacts from construction and full build P21-0130 SR 11
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out are addressed to less than significant levels.
• Policy 4.9 ensures that new development complies with the California Green Building Standards Code to promote sustainable design and construction practices and positive environmental impacts in planning and design, energy efficiency, water efficiency, and conservation. The project is conditioned to comply with all applicable building codes and standards in affect at the time of construction. Each home will be required to comply with all applicable building codes and standards in affect at the time of construction.
Additional details regarding the project's consistency with the General Plan's Land Use and Community Identity Element, as well as the Circulation Element and the Resource Conservation and Sustainability Element, are discussed under Table LU-2 in the project's Mitigated Negative Declaration. The required approvals for the project are:
General Plan Amendment: A request for a General Plan Amendment is subject to City Council consideration in accordance with Chapter 18.48 of the Vista Development Code. The project area is currently designated Low Density Residential (LD) in the Vista General Plan, and the applicant requests to change the land use designation to Medium Low Density Residential (MLD) as shown in Exhibit A to Exhibit 2.
Zoning Change: Pursuant to Chapter 18.04 of the Vista Development Code, this application is required to change the existing zoning on the subject property from the E-1 Estates Residential Zone to the R-1 Residential Zone to maintain consistency with the requested General Plan Amendment. In addition, the project is utilizing the State Density Bonus law to accommodate the proposed 15-lot subdivision to allow for lot sizes ranging from 3,300 to 5,700 square feet.
Tentative Subdivision Map: Per Chapter 17.12 in the Vista Development Code, this map is required for the division and development of 15 proposed single- family lots and associated private roads on the subject property.
General Plan Amendment and Zone Change requests are at the discretion of the City Council, with formal recommendation required by Planning Commission.
Since the project also involves the request for approval of a Tentative Subdivision Map, the City Council will review and consider all three required actions concurrently.
Following approval of a Tentative Subdivision Map, the developer has a period of three years to process a Final Map, otherwise the Tentative Subdivision Map lapses. The Final Map can be approved by the City Council when a licensed engineer submits a map which substantially complies with the Tentative Subdivision Map and satisfies the applicable conditions, including the completion of street and other public improvements or the provision of bonds guaranteeing the construction of those improvements, typically within one year. Upon recordation of the Final Map, legal lots are created and building permit applications may be submitted for single-family residences and associated land uses permitted by Development Code.
III. REQUIRED FINDINGS:
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The draft findings for approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, and Tentative Subdivision Map including Density Bonus are included in the attached Resolutions (Exhibits 1 and 2).
IV. CONCLUSION AND RECOMMENDATION:
The project, as proposed with a Density Bonus per State law, will comply with the requirements of the City's Development Code for a subdivision in the R-1 Residential Zone and the allowable density and policies discussed above in this report for the General Plan designation of Medium Low Density Residential (MLD). Therefore, staff recommends approval of the General Plan Amendment from LD to MLD, the Zone Change from E-1 to R-1, and the Tentative Subdivision Map for the development of 15 single-family residential lots.
Respectfully submitted,
Raffi Mangassarian
Associate Planner
EXHIBITS:
1. Resolution 2022- , recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for a General Plan Amendment, Zone Change, and Tentative Subdivision Map including a Density Bonus for a 15-lot single-family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00) with Exhibits "A" (MND) and "B" (MMRP)
2. Resolution 2022- , recommending City Council approval of a General Plan Amendment, Zone Change, and Tentative Subdivision Map including a Density Bonus for a 15-lot single-family residential subdivision located at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00) with Exhibits "A" (General Plan Amendment), "B" (Zone Change), "C" (Conditions of Approval) and "D" (Tentative Subdivision Map)
3. Location Map
4. Tentative Subdivision Map —full size (limited distribution) P21-0130 SR 13
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PLANNING COMMISSION RESOLUTION NO. 2022-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CHARTERED CITY OF
VISTA, CALIFORNIA, RECOMMENDING CITY COUNCIL DENIAL OF A GENERAL
PLAN AMENDMENT, ZONE CHANGE, AND TENTATIVE SUBDIVISION MAP INCLUDING A DENSITY BONUS FOR A 15-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION LOCATED AT 1205 MELROSE WAY (APNS 166-184-10-00, 166-184- 09-00 AND 166-183-17-00)
APPLICANT: ZORAN DJORDJEVICH, PACIFIC INTERNATIONAL INVESTMENTS, INC.
PLANNING CASE: P21-0130
The Planning Commission of the City of Vista does resolve as follows:
1. Findings. The Planning Commission hereby finds and declares the following:
A. The applicant, Zoran Djordjevich — Pacific International Investments, Inc., has submitted an application for a General Plan Amendment to change the land use designation from Low Density Residential (LD) to Medium Low Density Residential (MLD), a Zone Change from Estates Residential (E-1) to Residential (R-1), and a Tentative Subdivision Map including a Density Bonus to develop 15 residential lots on the project site which is located on the north side of Melrose Way, northwest of Centennial Drive, at 1205 Melrose Way (APNs 166-184-10- 00, 166-184-09-00, and 166-183-17-00).
B. The properties for which the approvals are requested is more specifically described as follows:
A 2.55-acre site at the address 1205 Melrose Way, which is located on the north side of Melrose Way, northwest of Centennial Drive (APNs 166-184-10- 00, 166-184-09-00, and 166-183-17-00).
C. On July 19, 2022, the Planning Commission held a duly noticed public hearing to consider a request for a General Plan Amendment, Zone Change, and a Tentative Subdivision Map with Density Bonus;
D. On July 19, 2022, the Planning Commission did not take action regarding the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for this project;
E. Pursuant to Title 17 of the Vista Development Code, the Planning Commission did consider the recommendations of the City Planner, City Engineer, the Vista Irrigation District, and the San Diego Gas and Electric Company, or their authorized representatives, with respect to appropriate fire flow, fire hydrants, public improvements and connections to be installed, and such other agencies as may have been deemed necessary by the Community Development Director, pertaining to the project;
F. Following the recommendation of the Planning Commission, the General Plan Amendment, Zone Change, and Tentative Subdivision Map, including the Conditions of Approval attached as Exhibit A, will be presented to the City Council for a final decision; G. At the public hearing staff reports both written and oral were received in P21-0130 RESO GPA-ZC-TPM
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RESOLUTION 2022-14
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PAGE 2
evidence, and all persons desiring to speak on the project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the Planning Commission made certain findings and made a recommendation on the project as hereinafter set forth.
2. Action.
A. The above recitations are true and correct.
B. For the following reasons, the Planning Commission does not make the following findings with regard to the request for a General Plan Amendment and Zone Change to develop 15 residential lots located at 1205 Melrose Way as proposed by the applicant:
1. The proposed use is consistent with the General Plan and any applicable specific plan for the following reason:
a. The General Plan, Land Use and Community Identity (LUCI) Element, Goal 2 promotes the preservation and enhancement of neighborhoods that share common development patterns, topography, major streets, and zoning patterns. The proposed project would provide for a new residential development consisting of lots that would be incompatible with existing housing and lot sizes in the surrounding area. The properties surround the subject site to the south, east, and west are much larger than the proposed subdivision, which range between one-half acre to one acre lots or larger. The square footage of the proposed lots would range between 3,300 to 5,700 square feet, which would be incompatible with the surrounding lot sizes, thus, Goal 2 of the General Plan LUCI element would not be met.
b. The proposed Zone Change from Estates Residential (E-1) to Residential (R-1) would allow the project to be developed with a higher density of residential units from two dwelling units per acre in the E-1 zone to five dwelling units per acre in the R-1 zone. The R-1 zoning designation would need to be approved so that the desired density, with the requested Density Bonus allowance per State Law, can be achieved for a 15-lot Tentative Subdivision Map. The proposed zone change to R-1, in addition to State Density Bonus laws, would allow the developer to provide for smaller lot sizes inconsistent with the General Plan Medium Low Density (MLD) land use designation. The developer would be implementing minimal development standards that would be inconsistent with nearby residential land uses and incompatible with architectural design features and landscaping.
C. While there is single family residential development to the south and west of the subject site, the properties to the north are developed with an apartment complex and the properties to the east are developed with a church and elementary school. The higher density residential subdivision, per a Density Bonus per State Law for concessions and waivers of development standards, would not successfully integrate with residential uses to the west and south. The proposed use would not provide a desirable, transitional land use between more intense high density uses to the north and less intense single family residential uses to the west and south.
d. In regard to the compatibility of the proposed project with the multi-family residential uses to the north and single-family residential uses to the west and south, the proposed project would be incompatible with the surrounding development. The subject site is currently surrounded by low-density, single-family homes to the south and west P21-0130 RESO TSM-GPA-ZC
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RESOLUTION 2022-14
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PAGE 3
that range in size between one-half acre to one-acre or more. The proposed lot sizes of 3,300 to 5,700 square feet would not be consistent with surrounding lot sizes, thus, making the project incompatible with the surrounding neighborhood. Furthermore, the proposed project is absent a Site Development Plan regarding improvements for the site and architectural details. Without the ability to review a Site Development Plan, architectural elements such as architectural design, setbacks, parking, open space, etc., are unknown and are unable to be reviewed for compliance with City of Vista Development Codes. Without compliance to the applicable development standards of the Zoning Ordinance, the project will be incompatible with surrounding land uses.
C. The Planning Commission does not recommend approval of the request for a Tentative Subdivision Map as that approval is predicated upon consistency with all general and specific plans. Consistency with the General Plan proposed designation for the project site of Medium Low Density Residential (MLD) cannot be found absent approval of the General Plan Amendment and Zone Change.
D. In view of the necessary findings, and considering the applicable law, the decision of the Planning Commission is to recommend City Council denial of a General Plan Amendment, Zone Change, and Tentative Subdivision Map with Density Bonus to develop 15 residential lots located on the north side of Melrose Way, northwest of Centennial Drive, at 1205 Melrose Way (APNs 166-184-10-00, 166-184-09-00, and 166-183-17-00).
3. Recommendation. DENIED at a regular meeting of the Planning Commission of the City of Vista held on the 19' day of July, 2022, by the following vote:
AYES: 0 COMMISSIONERS:
NOES: 0 COMMISSIONERS:
ABSENT: 0 COMMISSIONERS:
ABSTAIN: 0 COMMISSIONERS:
RICHARD ROSALER, CHAIRMAN
APPROVED AS TO FORM: ATTEST:
Walter Chung, Acting City Attorney Secretary
By: By:
Exhibits:
A. Conditions of Approval
B. Project Plans
P21-0130 RESO TSM-GPA-ZC
08/23/2022 PH3 Page 83 of 89
COMMISSIONERS
Chair Rick Rosaler, Vice Chair Charles Grimm,
John Aguilera, Garry Garretson, Beth Hastings,
Don Looney, John Savage
STUDENT COMMISSIONERS MINUTES
Kassani Rio Herrera, Peter Childs
PLANNING COMMISSION
REGULAR MEETING
July 19, 2022
The July 19, 2022, Regular Meeting of the Planning Commission was called to order by Chair Rosaler at 6:00 pm.
COMMISSION MEMBERS PRESENT:
Chair Rick Rosaler, Vice Chair Charles Grimm, Garry Garretson, Don Looney, Beth Hastings, John Savage,
Student Commissioners: Peter Childs, Kassani Rio Herrera COMMISSION MEMBERS ABSENT:
John Aguilera
STAFF PRESENT:
City Planner & Deputy Director of Community Development Patsy Chow Principal Planner Michael Ressler
Associate Planner Raffi Mangassarian
Deputy City Attorney Amanda Guy
PLEDGE OF ALLEGIANCE
Chair Rosaler led the Pledge of Allegiance
AGENDA CHANGES:
Deputy Director Patsy Chow stated that there are no changes to the agenda.
APPROVAL OF MINUTES:
Commissioner Garretson moved to approve the minutes of July 5, 2022. Seconded by Cmnr. Savage.
MOTION TO APPROVE CARRIED: Vote 6-0 (Aguilera absent)
ORAL COMMUNICATIONS:
None.
08/23/2022 200 Civic Center Drive Vista,CA 92084 3 760-726-1340 cityotvista.com Page 84 of 89
Planning Commission - Minutes
July 19, 2022