Project Description
The project site is located at 1800 and 1802 Monte Vista Drive on the east side of the Monte Vista Elementary School. The proposed development consists of 20 single-family units on approximately 9,000 square-foot lots. Figure 1 shows the project location map.
Figure 1: Project Location map
Vehicle Miles Traveled (VMT) Screening
SB 743 Background
In December 2018, the OPR Technical Advisory was finalized and transportation analysis using Vehicle Miles Traveled (VMT) analysis as the basis for CEQA analysis was passed into law. OPR Technical Advisory recommended the use of automobile Vehicle Miles Traveled, or VMT, as the preferred CEQA transportation metric, along with the elimination of auto delay/LOS for CEQA purposes statewide. Based on the OPR Technical Advisory, mandatory statewide application of the CEQA section implementing the VMT measure was implemented in 2020.
The City of Vista implemented the City of Vista Transportation Impact Analysis Guidelines, which provides requirements for performing transportation studies for land development projects, in December 2020. The Guidelines identify requirements for CEQA VMT analysis and local transportation study requirements.
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Monte Vista Drive Residential Project VMT Analysis
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VMT Screening Procedure
The City of Vista’s procedure for VMT screening and analysis is outlined in the City of Vista Transportation Impact Analysis Guidelines. The screening procedure as applied to the proposed project is as follows:
Step 1: Determine if the project is in a low VMT area. The project site is located on the SANDAG Screening Maps (SANDAG Series 14, 2016 Baseline, Scenario ID 434). Based on the SANDAG VMT Map, the project site, located in Census Tract 196.02, is anticipated to produce an Average VMT per Capita of 16.4 per resident. The average VMT rate is 86.7% of the regional mean. A significant threshold for a residential project in the City of Vista is 15% below the regional average (or an average VMT rate below 85% of the regional mean). Thus, the project is not located in a low VMT area.
Step 2: Determine if the project meets other screening criteria presented in Figure 3-1 of the Guidelines. The first screening criterion in the City of Vista’s Guidelines is to determine if the project is a small project based on the expected trip generation. Per SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (2002), the proposed project includes 20 Single Family residential dwelling units and is anticipated to generate 10 daily trips per dwelling unit or (10 * 20) = 200 total daily trips. Table 1 shows the detailed trip generation estimates.
Table 1: Trip Generation
Land Use
Trip Generation Rates
Daily
Trips
AM Peak PM Peak
Weekday AM
Peak
PM
Peak
Split Trips Split Trips
In:Out In Out Total In:Out In Out Total
20 Single-Family
Residential Dwelling
Unit
10/DU 8% 10% 200 3:7 5 11 16 7:3 14 6 20
Per the City of Vista’s Guidelines, a full VMT analysis for development consistent with the General Plan is required if the project will generate more than 1,000 ADT. The proposed Project is consistent with the General Plan and based on the daily trip generation estimate, generates less than 1,000 daily trips (200 daily trips). Thus, the project is screened out and a full Transportation VMT CEQA Analysis is not required.
Local Transportation Assessment (LTA) Requirements
In addition to the VMT analysis for CEQA purposes, the City of Vista’s Guidelines require a transportation study in accordance with the General Plan to determine and address local traffic safety and operational impacts.
Based on the trip generation estimates provided in Table 1, the site is projected to generate approximately 200 daily trips. For projects that generate less than 400 daily trips, a Local 08/12/2025
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Transportation Assessment (LTA) instead of a comprehensive Local Transportation Study (LTS) is required. In addition, the guidelines indicate that ”for most projects that are under 200 ADT, the City will likely require focused LTAs.”
An LTA helps the City monitor development impacts on the transportation network and is similar to an LTS. The main difference between the two studies is that an LTA analyzes fewer scenarios than an LTS. An LTA will be required to analyze existing conditions and existing conditions plus project scenarios only. Also, similar to LTS, an LTA will require a review of pedestrian, bicycle, transit, and vehicular conditions per guidelines provided in the City of Vista’s Guidelines.
Based on Table 1, the project site is projected to generate 16 AM peak hour trips (5 inbound / 11 outbound) and 20 PM peak hour trips (14 inbound / 6 outbound). Given the minimal number of trips generated from the site, we recommend that the LTA focus on reviewing the intersection of the project access point with Monte Vista Drive. Beyond the project’s access point, the trips are dispersed, and the impacts are expected to be negligible. Figure 2 shows the estimated project trip distribution and assignment.
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Monte Vista Drive Residential Project VMT Analysis
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Figure 2: Project Trip Distribution and Assignment
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Conclusions
This memorandum provides transportation study requirements per the City of Vista Transportation Impact Analysis Guidelines, for the Monte Vista Road residential development in the City of Vista.
Based on the review of the SANDAG VMT maps, the project is not located in a low-VMT area.
However, based on the Guidelines, a development project consistent with the General Plan that generates less than 1,000 daily trips does not require VMT analysis. Based on the trip generation calculations provided in Table 1, the proposed development is projected to generate an estimated 200 daily trips. As such, the project is screened out from doing a VMT analysis and VMT impacts are considered to be less than significant.
In addition to the VMT assessment, the City of Vista Guidelines require an LTS in accordance with the General Plan to determine and address local traffic safety and operational impacts. For developments that generate less than 400 ADT, an LTA is required instead of an LTS. LTA is similar to LTS with the exception of only two analysis scenarios are required: Existing conditions, and Existing plus project conditions. Similar to an LTS, the LTA should review Existing conditions for pedestrian, bicycle, transit (within 0.5 miles), and vehicular conditions. Based on the minimal number of trips generated from the site, we recommend that the LTA study the intersection operations of the project access point with Monte Vista Drive. 08/12/2025
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AAttachmentt BB - City of Vista Guideline Excerpts
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Table 10-3 Circulation Element Roadway Classifications – Capacity and Levels of Service Roadway Classification ADT Level of Service (LOS)
A B C D E
6-Lane Prime Arterial (divided) <
36,000 < 42,000 < 48,000 <
54,000
<
60,000
6-Lane Urban Major <
30,000 < 35,000 < 40,000 <
45,000
<
50,000
4-Lane Major Arterial (divided) <
24,000 < 28,000 < 32,000 <
36,000
<
40,000
4-Lane Collector (undivided) <
15,000 < 17,500 < 20,000 <
22,500
<
25,000
2-Lane Collector with TWLTL(1) < 9,000 < 10,500 < 12,000 < 13,500
<
15,000
2-Lane Collector (divided) < 5,280 < 6,160 < 7,040 < 7,920 < 8,800 2-Lane Semi-Rural(2) < 7,900
1. TWLTL= Two-Way Left-Turn Lane (striped center median).
2. Semi-Rural Streets: capacities identified are the maximum recommended volumes to maintain this classification. If volumes exceed this capacity, either a classification modification should be considered or measures should be taken to reduce through traffic.
IMPROVEMENT THRESHOLDS
A project will need to implement improvements to operation of an intersection when one of the following occurs:
1. In either the Existing Conditions Plus Project and Existing Conditions Plus Near-Term Cumulative Projects scenarios, the addition of project traffic results in a service drop from LOS D or better to LOS E or F.
Under this condition, the project is responsible for improvements necessary to restore the intersection to LOS D conditions or better.
2. In either the Existing Conditions Plus Project and Existing Conditions Plus Near-Term Cumulative Projects scenarios, an intersection is operating at LOS E or F under the no-project scenario and the project adds more than an additional two seconds of average vehicle delay . Under this condition, the project is responsible for improvem ents necessary to restore the intersection LOS to pre-development conditions or better.
3. In the longer-range cumulative condition, if the a ddition of project traffic results in a service drop from LOS D or better to LOS E or F, or if an intersection is operating at LOS E or F and the project contributes to the average vehicle delay (regardless of time), the project is determined to have a cumulative impact. Under this condition, the project applicant is responsible for mitigating the intersection LOS to pre-development conditions or better. Identified cumulative transportation related impacts can be mitigated by participation in the City of Vista’s Impact Fees for Arterials Streets and Traffic Signals program.
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Unsignalized freeway ramp intersections shall be analyzed if the project will add 20 or more peak hour (new trips) trips in either direction.
Table 10-2 HCM Level of Service Description for Unsignalized Intersections Level of
Service Description of Traffic Conditions Control Delay (sec/veh)
A No delay for stop-controlled approaches. < 10
B Operations with minor dela y. > 10 – 15
C Operations with moderate delays. > 15 – 25
D Operations with some delays. > 25 – 35
E Operations with high delays and long queues. > 35 – 50 F Operation with extreme congestion, with ver y high delays and long queues unacceptable to most drivers.
> 50
Source: Highway Capacity Manual, Transportation Research Board, 2010.
Roadway Segments:
Roadway segment Level of Service (LOS) standards and thresholds provide the basis for analysis of roadway segment performance. The analysis of roadway segment LOS is based on the functional classification of the roadway, the maximum capacity, roadway geometrics, and existing or forecast Average Daily Traffic (ADT) volumes. T
Table 10-3 from the Vista 2030 General Plan Circulation Element presents the City’s roadway segment capacity and LOS standards utilized to analyze roadways.
The standards shown in Table 10-3 are generally used as long-range planning guidelines to determine the functional classification of roadways. The roadway capacities are “rule of thumb” estimates for planning purposes and are affected by such factors as intersections (spacing, configuration and control features), degree of access control, roadway grades, design geometrics (horizontal and vertical alignment standards), sight distance, vehicle mix (truck and bus traffic) and pedestrian bicycle traffic.
The actual capacity of a roadway facility varies according to its physical attributes. Typically, the performance and LOS of a roadway segment is heavily influenced by the ability of the intersections to accommodate peak hour volumes. The more detailed peak hour intersection analysis explicitly accounts for factors that affect roadway capacity. T
Therefore, roadway segment widening is typically
only recommended if the peak hour intersection analysis indicates the need for additional through lanes and/or to meet the street cross sections in the Circulation Element adjacent to the project boundary. Within the City of Vista and the region as a whole, intersection performance, rather than roadway segment performance, is a more accurate and realistic indicator of true traffic operations and is used as the basis for defining traffic impacts.
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AAttachmentt CC - Traffic Counts
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THURSDAY - SEPTEMBER 19, 2024 AREA: VISTA PROJECT:
MONTE VISTA - 1,000FT EAST OF VALLEY DR
AM NB SB EB WB PM NB SB EB WB
00:00 4 3 12:00 31 28
00:15 2 2 12:15 34 33
00:30 2 2 12:30 39 35
00:45 71 51 8 2 3 12:45 37 141 38 134 275
01:00 3 2 13:00 19 36
01:15 1 2 13:15 25 38
01:30 1 0 13:30 28 44
01:45 0504 9 13:45 31 103 50 168 271
02:00 0 0 14:00 34 57
02:15 1 0 14:15 82 56
02:30 1 1 14:30 45 48
02:45 1323 6 14:45 50 211 36 197 408
03:00 2 0 15:00 56 59
03:15 0 1 15:15 36 78
03:30 0 0 15:30 42 51
03:45 3512 7 15:45 63 197 52 240 437
04:00 1 2 16:00 75 50
04:15 1 0 16:15 74 64
04:30 5 3 16:30 70 63
04:45 51 281 3 2 5 16:45 77 296 38 215 511
05:00 4 6 17:00 79 56
05:15 6 8 17:15 91 50
05:30 17 11 17:30 69 55
05:45 21 48 8 33 81 17:45 72 311 48 209 520
06:00 31 17 18:00 62 46
06:15 26 21 18:15 57 38
06:30 40 14 18:30 39 36
06:45 32 129 37 89 218 18:45 30 188 26 146 334
07:00 31 57 19:00 29 35
07:15 22 78 19:15 28 28
07:30 41 119 19:30 17 12
07:45 59 153 96 350 503 19:45 19 93 25 100 193
08:00 42 53 20:00 24 14
08:15 30 61 20:15 32 20
08:30 34 40 20:30 22 5
08:45 36 142 47 201 343 20:45 13 91 17 56 147
09:00 16 43 21:00 25 11
09:15 24 31 21:15 15 11
09:30 28 28 21:30 13 11
09:45 25 93 35 137 230 21:45 11 64 4 37 101
10:00 29 29 22:00 9 1 1
10:15 19 30 22:15 9 1 2
10:30 21 31 22:30 11 7
10:45 26 95 37 127 222 22:45 4 33 5 35 68
11:00 24 33 23:00 3 5
11:15 29 34 23:15 3 3
11:30 27 31 23:30 5 2
11:45 26 106 27 125 231 23:45 8 19 2 12 31
Total Vol. 806 1092 1898 1747 1549 3296
NB SB EB WB Combined
2553 2641 5194
Split % 42.5% 57.5% 36.5% 53.0% 47.0% 63.5%
Peak Hour 07:30 07:00 07:15 16:30 15:00 16:30
Volume 172 350 510 317 240 524
P.H.F. 0.73 0.74 0.80 0.87 0.77 0.93
PREPARED BY: ELITE TRAFFIC DYNAMICS, LLC
PMAM
Daily Totals
ETD24-0301-01
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DATE: LOCATION: VISTA PROJECT #: ETD24-0920-01
9/19/24 NORTH & SOUTH: VALLEY DR LOCATION #: 1
THURSDAY EAST & WEST: MONTE VISTA CONTROL: STOP
NOTES: AM ▲
PM N
MD ◄ W E ►
OTHER S
OTHER ▼
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR SL ST SR EL ET ER WL WT WR TOTAL NB SB EB WB TTL LANES: X X X X
7:00 AM 2 5 5 2 4 14 9 30 1 18 39 4 133 0
7:15 AM 3 8 10 14 12 20 9 31 2 14 60 10 193 0
7:30 AM 10 6 22 25 13 14 22 45 1 27 79 30 294 0
7:45 AM 6 3 19 27 14 34 24 59 8 32 80 29 335 0
8:00 AM 1 5 11 7 30 3 7 30 3 13 56 9 175 0
8:15 AM 4 3 3 1 10 7 2 25 1 10 51 2 119 0
8:30 AM 8 9 5 0 9 15 3 48 4 5 49 1 156 0
8:45 AM 2 8 7 0 8 4 2 53 0 9 83 0 176 0
VOLUMES 36 47 82 76 100 111 78 321 20 128 497 85 1,581 0 0 0 0 0 APPROACH % 22% 28% 50% 26% 35% 39% 19% 77% 5% 18% 70% 12% APP/DEPART 165 / 210 287 / 248 419 / 479 710 / 644 0
BEGIN PEAK HR
VOLUMES 20 22 62 73 69 71 62 165 14 86 275 78 997
APPROACH % 19% 21% 60% 34% 32% 33% 26% 68% 6% 20% 63% 18% PEAK HR FACTOR 0.684 0.710 0.662 0.778 0.744
APP/DEPART 104 / 162 213 / 169 241 / 300 439 / 366 0
4:00 PM 3 8 21 6 8 17 17 59 7 5 45 11 207 1 1
4:15 PM 5 11 9 6 7 11 11 59 8 8 57 3 195 0
4:30 PM 7 12 6 2 6 13 9 67 5 7 53 5 192 0
4:45 PM 3 10 9 3 3 9 6 61 4 4 28 4 144 0
5:00 PM 9 6 11 5 8 13 10 64 6 8 50 3 193 1 1
5:15 PM 4 17 13 4 7 6 9 81 2 8 42 5 198 0
5:30 PM 3 10 13 5 9 10 15 59 3 9 46 3 185 0
5:45 PM 5 5 9 5 6 6 14 64 5 6 40 3 168 0
VOLUMES 39 79 91 36 54 85 91 514 40 55 361 37 1,482 0 0 2 0 2 APPROACH % 19% 38% 44% 21% 31% 49% 14% 80% 6% 12% 80% 8% APP/DEPART 209 / 207 175 / 149 645 / 641 453 / 485 0
BEGIN PEAK HR
VOLUMES 21 38 46 19 30 35 48 268 16 31 178 14 744
APPROACH % 20% 36% 44% 23% 36% 42% 14% 81% 5% 14% 80% 6% PEAK HR FACTOR 0.772 0.808 0.902 0.914 0.939
APP/DEPART 105 / 100 84 / 77 332 / 333 223 / 234 0
VALLEY DR
NORTH SIDE
MONTE VISTA WEST SIDE EAST SIDE MONTE VISTA
SOUTH SIDE
VALLEY DR
N SIDE S SIDE E SIDE W SIDE TOTAL N SIDE S SIDE E SIDE W SIDE TOTAL NS SS ES WS TOTAL 7:00 AM 0 0 1 1
7:15 AM 3 3 0 1 1
7:30 AM 22 1 23 0 0
7:45 AM 66 1 8 75 0 1 1
8:00 AM 1 1 0 1 1
8:15 AM 0 0 0
8:30 AM 1 1 0 0
8:45 AM 0 0 0
TOTAL 91 3 9 0 103 0 0 0 0 0 3 1 0 0 4
4:00 PM 0 0 0
4:15 PM 1 1 2 0 0
4:30 PM 2 2 0 0
4:45 PM 0 0 0
5:00 PM 0 0 0
5:15 PM 1 1 0 0
5:30 PM 1 1 0 0
5:45 PM 0 0 0
TOTAL 1 1 4 0 6 0 0 0 0 0 0 0 0 0 0
BICYCLE CROSSINGS
AMPM AM
7:15 AM
PM
5:00 PM
PEDESTRIAN CROSSINGS PEDESTRIAN ACTIVATIONS
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: ELITE TRAFFIC DYNAMICS, LLC
INCLUDES BIKE & PED
U-TURNS
VALLEY DR VALLEY DR MONTE VISTA MONTE VISTA
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AAttachmentt DD - Synchro Analysis Worksheets
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HCM 6th TWSC Existing with Project AM
1: Monte Vista Dr & Project Drwy 10/18/2024
Existing + P AM 4:18 pm 10/03/2024 Synchro 11 Report
Intersection
Int Delay, s/veh 0.2
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 4 300 439 1 1 10
Future Vol, veh/h 4 300 439 1 1 10
Conflicting Peds, #/hr 000000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 333333
Mvmt Flow 4 326 477 1 1 11
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 478 0 - 0 812 478
Stage 1 - - - - 478 -
Stage 2 - - - - 334 -
Critical Hdwy 4.13 - - - 6.43 6.23
Critical Hdwy Stg 1 ---- 5 . 4 3-
Critical Hdwy Stg 2 ---- 5 . 4 3-
Follow-up Hdwy 2.227 - - - 3.527 3.327
Pot Cap-1 Maneuver 1079 - - - 347 585
Stage 1 - - - - 622 -
Stage 2 - - - - 723 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1079 - - - 345 585
Mov Cap-2 Maneuver - - - - 345 -
Stage 1 - - - - 619 -
Stage 2 - - - - 723 -
Approach EB WB SB
HCM Control Delay, s 0.1 0 11.7
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h) 1079 - - - 550
HCM Lane V/C Ratio 0.004 - - - 0.022
HCM Control Delay (s) 8.3 0 - - 11.7
HCM Lane LOS A A - - B
HCM 95th %tile Q(veh) 0 - - - 0.1
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HCM 6th TWSC Existing with Project PM
1: Monte Vista Dr & Project Drwy 10/18/2024
Existing + P PM 4:19 pm 10/03/2024 Synchro 11 Report
Intersection
Int Delay, s/veh 0.3
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 12 333 223 2 1 5
Future Vol, veh/h 12 333 223 2 1 5
Conflicting Peds, #/hr 000000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 333333
M v m t F l o w 1 3 3 6 2 2 4 2215
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 244 0 - 0 631 243
Stage 1 - - - - 243 -
Stage 2 - - - - 388 -
Critical Hdwy 4.13 - - - 6.43 6.23
Critical Hdwy Stg 1 ---- 5 . 4 3-
Critical Hdwy Stg 2 ---- 5 . 4 3-
Follow-up Hdwy 2.227 - - - 3.527 3.327
Pot Cap-1 Maneuver 1316 - - - 443 793
Stage 1 - - - - 795 -
Stage 2 - - - - 683 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1316 - - - 438 793
Mov Cap-2 Maneuver - - - - 438 -
Stage 1 - - - - 785 -
Stage 2 - - - - 683 -
Approach EB WB SB
HCM Control Delay, s 0.3 0 10.2
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h) 1316 - - - 699
HCM Lane V/C Ratio 0.01 - - - 0.009
HCM Control Delay (s) 7.8 0 - - 10.2
HCM Lane LOS A A - - B
HCM 95th %tile Q(veh) 0 - - - 0
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TO
: Carlos Bonilla
FROM: Phuong Nguyen, PE; CR Associates (CRA)
DATE: June 16, 2025
RE: 1800 Monte Vista Residential – Supplemental Traffic Memorandum Th
e purpose of this supplemental traffic memorandum is to confirm the proposed 1800 Monte Vista Residential project’s (the "Project") consistency with the Focused Local Traffic Assessment (dated October 23, 2024) prepared for the Project, particularly with regards to the junior accessory dwelling units that are attached to the single-family dwelling units within the Project.
Background
A Focused Local Traffic Assessment (LTA) was prepared for the Project (dated October 23, 2024), which included an evaluation of the Project trip generation, a Level of Service (LOS) analysis for Existing and Existing Plus Project conditions, a sight distance analysis at the proposed Project driveway, as well as vehicle miles traveled (VMT) screening documentation for California Environmental Quality Act (CEQA) purposes. The Focused LTA estimated approximately 200 daily trips for the proposed Project, assuming 20 single-family dwelling units for a more conservative approach. It should be noted that the Project currently proposes 19 single family dwelling units, two of which are considered affordable housing (very-low income). As such, other technical analyses for the Project assume 190 daily trips for the Project.
The Focused LTA noted that the roadway segment of Monte Vista Drive from Valley Drive to east of the Project, as well as the Project driveway intersection with Monte Vista Drive would both operate at an acceptable LOS with the addition of Project traffic. Also, the Project driveway would meet sight distance requirements with proper design of the driveway, which would remove any existing shrubbery that would potentially affect sight distance for vehicles exiting the Project driveway.
Potential for Junior Accessory Dwelling Units (JADUs)
There is the potential for up to 16 of the Project’s proposed 19 single-family dwelling units to incorporate an attached JADU within the primary residence’s square footage. Each JADU would comprise less than 500 square feet (SF) of floor space, as noted below:
Plan 1:
o No JADU units
Plan 2:
o 8 JADU units: 481 SF
o Attached and incorporated into the primary residence SF Plan 3:
o 8 JADU units: 386 SF
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EXHIBIT 6
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J
ADUs are permitted by right to be attached to a single-family residence under zoning regulations applicable to the Project site. In addition to expanding housing flexibility, they support the City of Vista’s efforts towards meeting the City’s Regional Housing Needs Allocation (RHNA) targets.
JADUs are typically used to accommodate extended family members – such as seniors or adult children — rather than functioning as independent units. Further, JADUs are limited in size, lack independent utility metering, and must be contained within the primary dwelling unit, which constrains their functionality as separate units. As such, they do not typically operate as fully independent households and are not expected to generate vehicle trips beyond those already assumed under single-family residential trip rates.
Neither the San Diego Association of Governments (SANDAG) (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region nor the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) provide specific trip generation rates for JADUs. However, both sources assign relatively high daily trip rates to single-family detached homes — rates that already account for a range of household compositions and travel behavior, including configurations that may include JADUs.
Furthermore, under California law, JADUs are not treated as separate dwelling units for the purpose of parking requirements (See Gov. Code § 66334 [no additional parking required for JADUs]; see also, Gov. Code §§ 66337 and 66338 [JADUs “shall not be considered a separate or new dwelling unit” for purposes of utilities, fire, or life safety requirements.]). Per City of Vista Municipal Code Section
18.31.080.C, no additional parking is required for the inclusion of JADUs, as the JADUs would be within the building footprint of the Primary Residence. Based on City of Vista Municipal Code Section
18.54.050, the Project requires 86 parking spaces (4.5 parking spaces per unit, including Guest parking; see Attachment A). The Project would provide 95 total parking spaces (76 off-street parking spaces, 19 private on-street parking; see Attachment B), resulting in a parking surplus of 9 parking spaces on-site.
Given the information outlined above regarding JADUs, any potential trips associated with the inclusion of JADUs would be accommodated within the estimated 190 daily trips generated by the proposed Project. Therefore, the presence of JADUs would not change the traffic-related conclusions or environmental findings for the Project. Therefore, no additional analysis would be required. 08/12/2025
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Attachment A – City of Vista Municipal Code Section
18.54.050 – Parking Requirement Table
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Attachment B – Project Parking Exhibit
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DATA TABLE DATA TABLE DATA TABLE DATA TABLE
A
B
B
C
C
OPEN SPACE
1,003 SF
OPEN SPACE
42,968 SF
OPEN SPACE
35,876 SF
9,788 SF NET/GROSS
PAD 532.0
LOT 1
7,314 SF NET/GROSS
PAD 533.5
LOT 2 LOT 3
PAD 536.5
7,330 SF NET/GROSS7,347 SF NET/GROSS
PAD 540.0
LOT 4 LOT 5
PAD 544.0
7,363 SF NET/GROSS
7,379 SF NET/GROSS
PAD 547.0
LOT 6
7,271 SF NET/GROSS
PAD 549.0
LOT 7
6,732 SF NET/GROSS
PAD 552.0
LOT 8
11,293 SF NET/GROSS
PAD 553.5
LOT 9 50,685 SF NET/GROSS
PAD 555.0
LOT 10
LOT 11
PAD 553.0
50,614 SF NET/GROSS
LOT 12
PAD 553.0
10,075 SF NET/GROSS
5,855 SF NET/GROSS
PAD 552.0
LOT 13
6,275 SF NET/GROSS
PAD 551.0
LOT 14
7,365 SF NET/GROSS
PAD 548.5
LOT 15
7,389 SF NET/GROSS
PAD 545.5
LOT 16
LOT 17
PAD 542.0
7,398 SF NET/GROSS7,408 SF NET/GROSS
PAD 538.5
LOT 18
7,417 SF NET/GROSS
PAD 535.0
LOT 19
PLAN 3
PLAN 2 PLAN 3
PLAN 3 PLAN 3PLAN 2
PLAN 2
PLAN 1
PLAN 2
PLAN 3
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 2PLAN 2PLAN 3 PLAN 3 PLAN 3
A
LOT A
BASIN 521.0
14,085 SF
NET/GROSS
SHEET 1 OF 1 SHEETS
P24-0139
MONTE VISTA DR. PRIVATE STREET - LOT B 25,652 SF.
PARKING EXHIBIT
MONTE VISTA
PARKING SUMMARY
GARAGE SPACES - 38
DRIVEWAY SPACES - 38
STREET SPACES - 19
TOTAL PARKING
SPACES PROVIDED - 95
TOTAL REQUIRED-
RESIDENTIAL - 86
LEGEND
PARKING SPACE
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EXHIBIT 7
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EXHIBIT 8
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Location Map
File No. P24-0139
1800 Monte Vista Drive
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EXHIBIT 9
Exhibit 10
Project Plans - Full Size
(Limited Distribution)
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PH1
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EXHIBIT 10
P24-0139
NOTICE OF PUBLIC HEARING OF THE
VISTA CITY COUNCIL
VICINITY LOCATION
NOTICE IS HEREBY GIVEN that the City Council of the Chartered City of Vista, California, will hold a public hearing in the Vista Civic Center Council Chambers, 200 Civic Center Drive, Vista, on Tuesday, August 12, 2025, at 5:30 PM, to receive and consider all evidence and reports presented at said hearing and/or obtained previously relative to the following matter:
P24-0139 – Monte Vista Residential – California West Communities An appeal of a Tentative Subdivision Map, Site Development Plan, and Density Bonus to construct 19 single-family homes on a 6.47 acre site located at 1800 Monte Vista Drive (APN 181-022-05-00). The project qualifies for exemption from the California Environmental Quality Act in accordance with CEQA Guidelines Section 15183 for projects that are consistent with a community plan or zoning.
NOTE: If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Vista at, or prior to, the public hearing.
ALL INTERESTED PARTIES ARE INVITED to participate and express opinions on the matter outlined above. QUESTIONS regarding the above should be directed to the Planning Division, City Hall, 200 Civic Center Drive, Vista, Monday through Thursday, 7:30 a.m. to 5:30 p.m., or by telephoning the City’s Planning Division at (760) 639-6100. If you wish to send correspondence, the mailing address is: City of Vista, Planning Division, 200 Civic Center Drive, Vista, CA 92084.
Monte Vista Dr
Range View Rd
Giddings Ranch Rd
Project Site:
1800 Monte Vista Drive
08/12/2025
PH1
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EXHIBIT 11