ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH1
Prepared by: Chris Winters, Senior Planner Meeting Date: August 12, 2025 Approved by:
Joe Vacca, Community Development Director
John Conley, City Manager Agenda Location: Public Hearing S
UBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
RE
COMMENDATION:
1. Open, conduct, and close a public hearing to receive testimony regarding Planning Case No. P24-0139, the Monte Vista Residential project.
2. Adopt City Council Resolution No. 2025- , denying the appeal and approving a Tentative Subdivisi on M
ap, a Site Development Plan, and a 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).
CO
RRELATION TO CITY COUNCIL GOALS: Homelessness and Housing.
P
RIOR ACTION: None.
P
RIOR PLANNING COMMISSION ACTION: On June 17, 2025, adopted Planning Commission Resolution No. 2025 -09, approving 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) (Vote: 5-1, Jolliff opposed, Hastings absent).
S
TATEMENT ON THE SUBJECT: The project proposes a Tentative Subdivision Map and Site Development Plan to construct 19 homes, including two very low -income housing units, on a 6.47- acre vacant parcel located on the north side of Monte Vista Drive, between Monte Vista Elementary School to the west and the city’s eastern jurisdictional boundary to the east . The 19 residential lots would range in size from 5,855 square feet (SF) to 50,685 SF. The northern 1.81 acres of the site would be preserved as open space. Two remaining lots totaling 0.91 -acres would contain a stormwater treatment vault and a private street.
A
ll 19 homes would be two-stories in height, with 4 bedrooms and a two-car garage. Three floor plans are proposed, ranging from 2,702 SF to 3,294 SF. Floorplans submitted by the applicant shows that 16 of the 19 homes would include an attached 1 -bedroom accessory dwelling unit (ADU) within the floorplan; however, ADUs are not included in the Tentative Subdivision map or Site Development Plan. ADUs are permissible under State Law and not subject to discretionary review under the project entitlement. The ADUs are shown on the attached exhibits for informational purposes only and must be ministerially approved consistent with the requirements of State Law and Vista’s Development Code (Section 18.31), meaning that they are not being approved as a part of this action, but, ADUs cannot be denied if proposed by the applicant or builder.
AGENDA
REPORT
CI TY COUNCIL
COMMUNITY DEVELOPMENT COMMISSION
SUCCESSOR AGENCY
BUENA SANITATION DISTRICT
JOINT POWERS FINANCING AUTHORITY
08/12/2025
PH1
1 of 246
MEETING DATE: August 12, 2025 PAGE 2
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
Three variations are proposed for the home exteriors, consisting of Farmhouse, Transitional Spanish, and Spanish Ranch designs, which would feature concrete-tile roofing, faux shutters on select windows, varied color schemes, enhanced siding in select locations, and decorative light fixtures.
Development of the proposed project would include the construction of utility connections and drainage improvements. Water and sewer main connections would be made in Monte Vista Drive and pipelines would be constructed within the private street to connect to each residence. A stormwater treatment vault would be constructed at the southwest corner of the site and would outlet to a storm drain traversing the south and southeast edges of the project site. Landscaping would be provided throughout the site and would consist of a combination of ornamental and native evergreen and deciduous trees, shrubs, vines, and perennials.
Planning Review.
Current General Plan & Zoning: The site is designated as Low Density Residential (LD) under Vista’s General Plan, which allows for a density of two dwelling units per acre, consistent with the existing E -1 (Estates Residential) zoning for the site which requires a minimum ½ -acre lot size. The project is not proposing to change the existing General Plan land use designation or zoning of the site. At 6.47 acres, the site would be eligible for 13 homes (base density) under the General Plan.
Density Bonus: Utilizing the State’s Density Bonus Law, the project proposes to include two affordable housing units (15 percent of the base density) designated for very low-income households earning no more than 50 percent of the area median income for San Diego County. This qualifies the project for a 50 percent density bonus, three concessions , and an unlimited number of waivers pursuant to State Density Bonus Law and Vista Municipal Code Section 18.90. The requested concessions and waivers are detailed below.
The 50 percent density bonus results in a total of up to 20 allowable units (base density 13 units + 50 percent = 19.5, which is rounded up to 20). The project proposes 19 units at a density of 2.93 units per acre. • The project with Density Bonus is, therefore, consistent with the Low Density land use designation of the General Plan, consistent with the Housing Element, and is consistent with the E-1 zoning.
It should be noted that under State Law, ADUs do not count towards the project’s total number of units. As noted in the California Department of Housing and Community Development ADU Handbook (January 2025), “The calculation of a density bonus is based solely on a site’s maximum allowable residential density, which does not include ADUs. A density bonus is defined as “a density increases over the otherwise maximum allowable gross residential density…” (Gov. Code, § 65915, subd. (f)). Maximum allowable residential density is defined as “the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan.” (Gov. Code, § 65915, subd. (o)(6).)”
Density Bonus Concessions and Waiver: The three concessions requested for the project are:
(1) to deviate from the E- 1 zone standards for reduced side yard setbacks within the lots (5 feet instead of required 10 feet);
(2) to provide a minimum lot size of 5,800 square feet where 0.5 acre is required per the E -1 zone; and;
(3) to remove the requirement to underground overhead utility lines along the project frontage. The project also requests a waiver for the front setback requirement to be reduced to 40 feet from the centerline of the street, where 50 feet from the centerline of the street is required per the E -1 zone. Under the State Density Bonus Law, waivers of any development standards must be granted that would otherwise physically preclude the project from being constructed as proposed. • The two very low-income affordable units will have deed restrictions of 55 years as required under the State Density Bonus Law, the Vista Development Code, and the project Conditions of Approval.
Development Code: The site is zoned E-1 (Estates Zone), and aside from the above described concessions and waiver, the project would comply with the city’s d evelopment standards relating to building height, parking, private street width (40 feet curb-to-curb, compliant for emergency access), landscaping, and other 08/12/2025
PH1
2 of 246
MEETING DATE: August 12, 2025 PAGE 3
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
applicable code regulations, including the requirement for all of the new homes to have fire sprinklers. The maximum allowable building height is two stories or 35 feet, whichever is less; all of the proposed home designs are less than 30 feet in overall height. Conceptual architectural plans for the homes are proposed and included as part of this request (Exhibit 1B). Individual building permits will be required for subsequent development of the homes on the site.
Tr
affic & Parking: As summarized in the Supplemental Traffic Memorandum prepared by CR Associates:
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 (CEQ A) purposes (Exhibit 5). Based on the city’s Traffic Impact Analysis Guidelines, the project’s trip generation of 190 average daily trips (ADT) does not meet the threshold (1,000 vehicles per day) to require a VMT analysis. 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 Foc
used 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.
Ther
e is the potential for up to 16 of the project’s proposed 19 single-family dwelling units to incorporate an attached ADU within the primary residence’s square footage. 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.
A
DUs are typically used to accommodate extended family members – such as seniors or adult children — rather than functioning as independent units. Further, ADUs 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.
N
either 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 ADUs. However, both sources assign relatively high daily trip rates to single- family detached homes that already account for a range of household compositions and travel behavior, including configurations that may include ADUs.
Fur
thermore, under California law, ADUs are not treated as separate dwelling units for the purpose of parking requirements (See Gov. Code § 66334 [no additional parking required for ADUs]; see also, Gov.
Code §§ 66337 and 66338 [ADUs “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 ADUs, as the ADUs would be within the building footprint of the Primary Residence. Based on City of Vista Municipal Code Section 18.54.050, the p roject requires 86 parking spaces (4.5 parking spaces per unit, including guest parking). The Project would provide 95 total parking spaces (76 off-street parking spaces, 19 private on-street parking), resulting in a parking surplus of 9 parking spaces on-site.
08/12/2025
PH1
3 of 246
MEETING DATE: August 12, 2025 PAGE 4
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
Given the information outlined above regarding ADUs, any potential trips associated with the possible inclusion of ADUs would be accommodated within the estimated 190 daily trips generated by the proposed project. Therefore, the presence of ADUs would not change the traffic-related conclusions or environmental findings for the project, and no additional traffic analysis would be required. • The project does not create any measurable traffic impacts, no changes in LOS, and no impacts on the adjacent school. The ADT on Monte Vista Drive without the project is 5,194 vehicles per day , and 5,384 vehicles per day with the project.
Environmental Review. A comprehensive environmental evaluation was prepared for the project as documented in the Monte Vista Residential CEQA Guidelines Section 15183 Environmental Review Checklist (HELIX Environmental Planning, April 2025, Exhibit 3). The analysis concluded that the proposed project is consistent with the analysis performed for the General Plan in the PEIR (SCH No. 2009121028).
The analysis concluded that, “[t]he PEIR adequately anticipated and described the impacts of the project, identified mitigation measures to reduce potential impacts to the extent feasible, and the project would implement these mitigation measures as applicable.” The analysis further concluded that the project qualifies for an exemption from additional environmental review and that all the required findings can be made in accordance with CEQA Guidelines Section 15183.
The technical reports accompanying the 15183 Checklist include: 1800 Monte Vista Drive Focused Local Transportation Assessment by CR Associates (2024); Geotechnical Report by GEOCON Inc. (2024); Air Quality and Greenhouse Gas Emissions Assessment by HELIX (2024); Biological Resources Letter Report by HELIX (2024); Cultural Resources Study by HELIX (2024); Noise Technical Report by HELIX (2024) .
These reports are included in the project records on file with the Planning Division. The project Conditions of Approval included as Exhibit A to Exhibit 1 of this report include comprehensive mitigation measures and other requirements related to noise, air quality, water quality, biological resources, climate change, hazardous materials, and public services. A mitigation monitoring and reporting program is also attached as Exhibit 4 detailing all mitigation measures for this project.
Required Findings. The draft findings for approval of the Tentative Subdivision Map and Site Development Plan are included in the attached Resolution (Exhibit 1). The required discretionary approvals are:
• Tentative Subdivision Map: Per Chapter 17.12 in the Vista Development Code, this map is required for the division and development of the 19 proposed single-family residences on the subject property. • Site Development Plan: Per Chapter 18.64 in the Vista Development Code, this plan is required for determining project consistency with the City’s General Plan 2030, Zoning Code, development standards, design guidelines, etc.
Planning Commission Hearing. A public hearing was held at the Planning Commission on June 17, 2025, to consider the Tentative Subdivision Map, Site Development Plan, and Density Bonus for the project. At the completion of the hearing, the Planning Commission voted to approve the project as outlined in the meeting minutes (see Exhibit 2). The decision included an environmental finding that the proposed project is exempt from environmental review under State CEQA Section 15183 for projects that are consistent with a community plan or zoning. An appeal of the Planning Commission’s decision was filed by Keith Andrew on behalf of the Monte Vista Drive Group on June 26, 2025 (Exhibit 7).
State Law. The project was submitted under Senate Bill 330, the Housing Crisis Act. Projects that are submitted under Senate Bill 330 are exempt from any changes in the Development Code as of their submittal date. SB 330 prohibits local agencies from denying projects that comply with all objective standards, or conditioning such projects in a manner that reduces their density, unless the agency makes written findings supported by a preponderance of the evidence that project would (i) have a specific, adverse impact upon the public health or safety or violate specific state or federal law; and (ii) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project or imposition of a condition that reduces its density. The project would comply with the city’s objective development standards, 08/12/2025
PH1
4 of 246
MEETING DATE: August 12, 2025 PAGE 5
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
and the project conditions include mitigation measures to prevent or reduce environmental impacts. • T he project is conditioned to comply with the building code, emergency access, and fire sprinkler requirements for fire safety. The homes will be required to be built with materials and construction methods for exterior wildfire exposure to include Class A roofs, ember resistant vents, enclosed eves, multi pane windows, and fire resistive decking (see Conditions of Approval, Exhibit A to Exhibit 1).
Issues Cited in the Appeal.
Appellant’s arguments and staff’s responses are summarized below.
A. California Environmental Quality Act.
Appellant: The appellant argues that the environmental analysis (1) failed to analyze the full project impacts because it only analyzed the 19 primary units, omitting the 16 ADUs and 19 potential garage conversions; (2) failed to analyze school peak hour traffic; and (3) used Level of Service metrics rather than Vehicle Miles Traveled (VMT), as required by SB 743 and CEQA Guidelines Section 15064.3.
Staff Response: CEQA “Guidelines Section 15183 limits environmental review for qualifying projects to those effects which are peculiar and project -specific, or not addressed as significant in a prior EIR, but such effects do not render streamlined process wholly inapplicable.” Hilltop Group Inc. v. County of San Diego (2024) 99 Cal. App. 5th 890, 914.
As further explained above: (1) Government Code Section 66317 requires ADUs to be approved ministerially. ADUs approved ministerially are exempt from environmental review. (CEQA Guidelines Section 15268 [Ministerial Projects]; Public Resources Code Section 21080(b)(1).) Approval of the ADUs were not before the Planning Commission and are not a part of this action presented to the City Council because ADUs must be reviewed and approved administratively and there are no ADUs included on the site development plan or tentative map. In addition, the appellant argues that the environmental analysis failed to consider the 19 potential garage conversions. However, such conversions are considered speculative. ( Save Round Valley Alliance v. County of Inyo (2007) 157 Cal.App.4th 1437 [holding the DEIR did not need to assume second dwelling unit would be constructed even though allowed by zoning.]) Finally, the inclusion of 16 ADUs in the project would be consistent with the Vista General Plan 2030 and the General Plan’s Housing Element and covered by the PEIR and Negative Declaration for each of those documents . The General Plan and Housing Element anticipate permitting at least 400 ADUs between 2020 and 2029 in order to satisfy a portion of the City’s total 1,356 “above moderate” units which are planned for. Between 2021 – 2024, the City has permitted approximately 717 total above moderate- income units, of which 373 are ADUs. The appellant does not explain how inclusion of ADU’s in the project, consistent with the projections in the General Plan and Housing Element, would cause significant environmental impacts which are peculiar and project-specific, or were not addressed as significant in the prior PEIR or Housing Element Negative Declaration.
(2) See Traffic & Parking section of this report. As noted in the Focused Local Traffic Assessment prepared by CR Associates (Oct. 23, 2024), attached as Exhibit 5, “traffic counts were taken on September 19, 2024, during AM and PM peak periods when the nearby elementary school was in session.”
08/12/2025
PH1
5 of 246
MEETING DATE: August 12, 2025 PAGE 6
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
(3) The appellant incorrectly states that the environmental analysis used Level of Service metrics to analyze the project’s traffic related impacts for purposes of CEQA. The PEIR for the 2030 General Plan Update concluded that the General Plan Update would result in 12 failing intersections that would operate at a level of service (LOS) E or worse; however, none of the failing intersections occur in the project vicinity. As explained in the CEQA Checklist, prepared by Helix Environmental, the method of determining the level of significance of traffic impacts has changed to VMT since the preparation of the PEIR. As a result, the project’s traffic impact analysis used VMT.
The City’s Traffic Impact Analysis Guidelines states that for projects which are consistent with the adopted General Plan, a VMT Analysis is not needed if the project produces less than1,000 average daily traffic volume (ADT). For projects that are inconsistent with the General Plan, the threshold for requiring a VMT analysis is 500 ADT. The Environmental Review Checklist prepared by HELIX Environmental Planning concluded that the proposed project is consistent with the General Plan designation for the site and would generate approximately 190 ADT, according to the Fehr and Peers 2024 report. Therefore, no VMT analysis was required. Finally, appellant has provided no substantial evidence that the project would have a significant effect on the environment, based on a VMT analysis or any other analysis.
B. Density Bonus.
Appellant: The appellant argues that no deed restrictions or affordability calculations have been provided.
Staff Response: The proposed conditions of approval require that, before the Final Map can be recorded and building permits issued, the two for-sale single family residences on Lots 8 and 13 of the Tentative Subdivision be deed restricted for affordable units within the “Very Low Income” category.
C. Fire Safety and Emergency Access.
Appellant: The appellant argues:
• Emergency Access Noncompliance:
The project's 24- foot streets, with on -street parking allowed on both sides, reduce effective emergency vehicle access below the 16-foot minimum required by Vista Fire Code §503.2. There is no evidence of a secondary emergency access point or adequate turnarounds for dead-end roads, as required in high fire hazard zones. • Hose Pull Distance and Sprinkler Requirements:
Several units, including ADUs, appear to exceed the 150-foot hose pull distance from fire lanes, which would require fire sprinklers per California Fire Code §5075. The project does not provide for these mitigations.
Staff Response: The project is conditioned to comply with the building code, emergency access, and fire sprinkler requirements for fire safety. The homes will be required to be built with materials and construction methods for exterior wildfire exposure to include Class A roofs, ember resistant vents, enclosed eves, multi pane windows, and fire resistive decking (see Conditions of Approval, Exhibit A to Exhibit 1).
08/12/2025
PH1
6 of 246
MEETING DATE: August 12, 2025 PAGE 7
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
D. Procedures and Public Noticing.
Appellant: The appellant argues that the public notice and staff report failed to disclose the full potential unit count (19 homes+ 16 ADUs + 19 garage conversions), misleading the public about the project's true scale and impacts. This constitutes a violation of the Brown Act (§549542) and due process, as the public was not fully informed or able to comment on the real impacts.
Staff Response: The public notice was not required to identify the inclusion of ADUs within the project. ADUs must be reviewed ministerially under State Law and are not subject to discretionary review under the project entitlement. The ADUs will be separately reviewed and are not included in the Tentative Subdivision Map or Site Development Plan.
E. General Plan and Housing Element Inconsistency.
Appellant: The appellant argues that the project’s waiver of minimum lot size requirements results in much smaller lots than surrounding E- 1 properties, undermining community character and conflicting with General Plan Policy LU -1.3 and Housing Element policies requiring compatibility and adequate infrastructure.
Staff Response: As further explained above, reduced lot sizes is one of the waiv ers requested for this project , in accordance with state Density Bonus law. Under the State Density Bonus Law, waivers of development standards must be granted that would otherwise physically preclude the project from being constructed as proposed.
Levine Act Disclosure. The applicant submitted a complete disclosure form attached as Exhibit 8.
FISCAL IMPACT: This project, if completed, is estimated to generate approximately $42,180 in annual property tax revenue for the City. The project would also be responsible for the payment of development impact fees as a condition of development. The property tax revenue generated by the project is anticipated to offset any increase in public services generated by the project.
EXHIBITS:
1. City Council Resolution No. 2025- , denying the appeal and approving a Tentative Subdivision Map, a Site Development Plan, and a 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), with Exhibits A and B
2. June 17, 2025 Planning Commission Staff Report and Minutes
3. Monte Vista 15183 Checklist
4. Mitigation Monitoring & Reporting Program
5. Focused Local Traffic Assessment October 23, 2024
6. Supplemental Traffic Memo June 16, 2025
7. Appeal Letter June 26, 2025
8. Levine Act Disclosure
9. Location Map
10. Large Scale Plans (limited distribution)
11. Public Hearing Notice
08/12/2025
PH1
7 of 246
RESOLUTION 2025 -
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY
OF VISTA, CALIFORNIA, DENYING THE APPEAL AND APPROVING
A TENTATIVE SUBDIVISION MAP, A SITE DEVELOPMENT PLAN,
AND A 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)
APPLICANT: California West Communities
PLANNING CASE NO. P24-0139
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, California West Communities, filed an application for a Tentative Subdivision Map and a Site Development Plan inclusive of a Density Bonus to construct 19 detached single-family homes and associated site improvements on a 6.47- acre site located at 1800 Monte Vista Drive;
B. The property for which the approval is requested is more specifically described as follows:
A 6.47-acre parcel at the site addressed as 1800 Monte Vista Drive, and also known as Assessor’s Parcel Number 181-022-05-00;
C. On June 17, 2025, the Planning Commission held a duly noticed public hearing and adopted Resolution 2025-09 granting approval of the Tentative Subdivision Map and a Site Development Plan inclusive of a Density Bonus to construct 19 detached single-family homes and associated site improvements on a
6.47- acre site located at 1800 Monte Vista Drive;
D. On June 26, 2025, an appeal of the Planning Commission’s approval was filed.
E. On August 12, 2025, the City Council held a duly noticed public hearing to consider the appeal of the Planning Commission’s approval of the Tentative Subdivision Map and a Site Development Plan inclusive of a Density Bonus to construct 19 detached single-family homes and associated site improvements on a
6.47- acre site located at 1800 Monte Vista Drive;
F. The proposed project is exempt from environmental review under State CEQA Guidelines Section 15183 for projects that are consistent with a community plan or zoning. As detailed in the Monte Vista Residential CEQA Guidelines Section 15183 Environmental Review Checklist (April 2025), the following findings can be made which qualifies the project for this exemption from further environmental analysis: (1) The project is consistent with the development density established by existing zoning, 08/12/2025
PH1
8 of 246
EXHIBIT 1
P24-0139 RES
RESOLUTION 2025-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
community plan, or General Plan policies for which an EIR was certified; (2) There are no project-specific effects that are peculiar to the project or its site, and which the PEIR failed to analyze as significant effects; (3) There are no potentially significant off-site and/or cumulative impacts that the PEIR failed to evaluate; (4) There is no substantial new information that results in more severe impacts than anticipated by the PEIR; (5) The project will undertake feasible mitigation measures specified in the PEIR; and G. The ministerial approval of sixteen accessory dwelling units (ADUs) is exempt from environmental review pursuant to CEQA Guidelines Section 15268. In addition, inclusion of the ADUs in the project would be consistent with the Vista General Plan 2030 and the General Plan’s Housing Element 2021-2029, which assumes permitting of at least 400 ADUs between 2020 and 2029, thus satisfying a portion of the City’s above moderate RHNA category; and
H. 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 recitals are true and correct.
B. The City Council hereby makes the following findings regarding the Site Development Plan:
1. The project conforms with the following:
a. All applicable elements of the General Plan, Development Code regulations, Design Guidelines, including the community’s goals and objectives as established by said documents, and other applicable City codes, ordinances and policies, state laws and applicable safety codes.
i. As summarized in the Monte Vista Residential CEQA
Guidelines Section 15183 Environmental Review Checklist (April 2025) that was prepared for the project, “The project would develop a 6.47-acre site with 19 single- family residential units. Under the base Low Density (LD) land use designation and E-1 zoning, the allowable density is 2 units per acre or 13 units for the project site. The project is eligible for a density bonus because two of the 19 homes would be dedicated to very low income housing, consistent with the State Density Bonus Law, Section 18.90 of the City’s Zoning Ordinance, the City’s General Plan and its Housing Element, and the General Plan PEIR. The City’s density bonus regulations are incorporated as Section 18.90 of the City’s Zoning Ordinance. Therefore, a project that receives a density bonus and otherwise complies with the applicable zoning requirements is consistent with the density provided in the applicable zoning designation. The density bonus regulations state that the granting of a density bonus shall not be interpreted in 08/12/2025
PH1
9 of 246
P24-0139 RES
RESOLUTION 2025-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3
and of itself to require a General Plan amendment, zoning change, or other discretionary approval. (Vista Municipal Code Section 18.90.070 (A))
This is consistent with the State Density Bonus Law, which states that the granting of a density bonus “shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval” (Gov. Code Sec 65915(f)(5)). This is also consistent with the State Housing Accountability Act, which provides, “the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards pursuant to Section 65915 shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision” (Government Code Section 65915(j)(3)). Similarly, a project that provides affordable housing and receives a density bonus is consistent with the goals of the General Plan to provide affordable housing of varied housing types within the City.” ii. The proposed project is consistent with the
requirements of the City’s Design Guidelines because the design of the project incorporates the use of varied materials and design elements to provide an attractive architectural design such as combination stucco and hardboard siding finished exterior walls, brickwork, decorative exterior light fixtures, faux window shutters, clay tile roofing, and covered patio and porch areas.
iii. All construction on the site will be required to conform to the applicable building and safety regulations.
iv. The proposed project, as conditioned, includes the
required on- and off-site improvements to implement the purpose and intent of the Development Code and the City’s design and development standards. All required on- and off-site improvements are either included in the project design or imposed as Conditions of Approval in Exhibit A.
b. Specific conditions of approval that have been levied as a result of any previous discretionary approval(s); examples of which include, but are not limited to the following: subdivision map, specific plan, special use permit, etc. i. No specific conditions of approval are necessary due to any previous discretionary approvals.
c. The provision of required on and off-site improvements to implement the purpose and intent of this Ordinance and the City’s design and development standards.
i. All required on- and off-site improvements are either included in the project design or imposed as Conditions of Approval in Exhibit “A”.
C. The City Council hereby makes the following findings regarding the Tentative Subdivision Map:
08/12/2025
PH1
10 of 246
P24-0139 RES
RESOLUTION 2025-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 4
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 proposed project would construct 19 single-family homes, including two affordable units pursuant to the State Density Bonus Law and Section
18.90 of the City’s Zoning Ordinance. Under the applicable laws, the granting of a density bonus shall not be interpreted in and of itself to require a General Plan amendment, zoning change, or other discretionary approval. The project, therefore, is consistent with and furthers the goals of the General Plan to provide affordable housing of varied housing types within the City.
Additionally, the proposed project is consistent with the Land Use and Community Identity (LUCI) Element because the project would provide adequate off street parking for the residential development (LUCI Policy 3.4); The project would improve the streetscape by installing street trees and sidewalks for pedestrians (LUCI Policy OA-6.3). Additionally, the project is designed to be architecturally compatible with existing, surrounding land uses. ii. The map is consistent with the Circulation Element of the General Plan because the project would be responsible to participate in the city’s transportation fee program which ensures that development projects fund their fair share of the necessary long-term transportation improvements (CE Policy 1.11). 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 (HE Policy 2.1).
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 meet the criteria of
Development Code Titles 16, 17 and 18 to implement the General Plan. As a density bonus project that would provide 2 affordable units out of 19 total units, the project is eligible for three concessions (incentives) to develop the project, plus unlimited waivers.
The applicant requests concessions for (1) deviation from the E-1 zoning standards for side yard setbacks within the lots (5 feet instead of required 10 feet), (2) reduction of the E-1 zone minimum lot size (to provide a minimum lot size of 5,800 square feet where
0.5 acre would otherwise be required), and (3) to waive the requirement for the undergrounding of existing overhead utility lines along the project frontage. The applicant requests one waiver for the front setback requirement to be reduced to 40 feet from centerline of the street, where 50 feet from centerline of the street is required per the E-1 zone. Granting of these concessions and waiver allows for the project to be built at the proposed density, as further described in the project staff report. c. The site is physically suitable for the type of development for the following reason:
08/12/2025
PH1
11 of 246
P24-0139 RES
RESOLUTION 2025-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 5
i. The land area and topography will support the
construction of the 19 single-family homes and associated access improvements proposed by the Tentative Subdivision Map.
d. The site is suitable for the proposed density of development for the following reason:
i. The project would provide two affordable housing
units designated for very low income households, which qualifies the project for a density bonus and associated concessions or waivers pursuant to the State Density Bonus Law and Vista Municipal Code Section 18.90. Th e design of the map provides sufficient space for the construction of the proposed homes, parking facilities, building separations, emergency access, and the provision of necessary utilities, while utilizing reduced development standards as allowable under the density bonus laws. 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 other habitat for the following reason:
i. As summarized in the project’s Biological Resources
Letter Report (HELIX, 2025), “The biological impacts of the project identified in this report are consistent with the analysis and conclusions of the General Plan PEIR. The project would incorporate PEIR Mitigation Measures M-BI-1, M-BI-2, M-BI-3, and M-BI- 5, which would reduce project-level impacts below a level of significance. In comparison with the PEIR, no new biological impacts of the project have been identified that are peculiar to the project or the project site, were not analyzed as significant effects in the PEIR, are potentially significant off-site or cumulative impacts not discussed in the PEIR, or are previously identified significant effects which, as a result of substantial new information not known at the time the PEIR was certified, are determined to have a more severe adverse impact than discussed in the PEIR. As a result, biological impacts of the project were adequately anticipated and described in the PEIR.” 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, including sewer service, will be extended to the subdivision to ensure no public health problems occur as a result of the subdivision. ii. The road improvements as proposed and imposed by
the Conditions of Approval meet City standards.
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:
08/12/2025
PH1
12 of 246
P24-0139 RES
RESOLUTION 2025-
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 6
i. All such easements not required for the development
shall be relocated or reserved from development.
h. All requirements of CEQA have been met.
D. In view of the above findings and the applicable law, the City Council hereby approves the project (P24-0139), a copy of which is attached hereto as Exhibit B, subject to the Conditions of Approval in Exhibit A to this Resolution.
E. The applicant must execute a written acceptance of these Conditions of Approval no later than thirty (30) days after the permit is approved or the permit shall become null and void.
3. Adoption. PASSED AND APPROVED at a regular meeting of the City Council of the City of Vista held on August 12, 2025, by the following vote:
AYES:
NOES:
ABSTAIN:
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:
JOHN B. FRANKLIN, MAYOR
ATTEST:
KATHY VALDEZ, CITY CLERK
By:
E
xhibits:
A. Conditions of Approval
B. Project Plans
APPROVED
Walter C. Chung
20250804173913
08/12/2025
PH1
13 of 246
1 P24-0139
EXHIBIT “A”
CONDITIONS OF APPROVAL
P24-0139
California West Communities
PROJECT: A Tentative Subdivision Map, a Site Development Plan, and a Density Bonus to construct 19 detached single-family homes on a 6.47-acre site located at 1800 Monte Vista Drive (APN 181-022-05-00).
A. SCOPE OF PROJECT
This project consists of a proposal to construct 19 single-family residences, including two very low-income housing units, using a density bonus. The site would be divided into 21 lots, consisting of 19 residential lots that would range in size from 5,855 square feet to 50,685 square feet. The two remaining lots would contain a stormwater treatment basin and a private street to provide access to each of the proposed residences. The project Site Development Plan and a Tentative Subdivision Map 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. SITE DEVELOPMENT PLAN
1. Prior to any building permit issuance, a final Site Development Plan site plan shall be signed by representatives of the Planning Division and Engineering, Fire and Public Works Departments. The final Site Development Plan shall not be signed until all conditions precedent to issuance of a building permit have been completed.
2. The final Site Development Plan shall show compliance with all conditions and other applicable regulations.
D. PHASING OF SITE DEVELOPMENT PLAN
1. This project may not be phased and must be constructed as per Exhibit “B”.
E. EXPIRATION OF SITE DEVELOPMENT PLAN/TENTATIVE SUBDIVISION MAP
1. This Tentative Subdivision Map shall expire at 11:59 p.m. on the third anniversary of the date of adoption of this Resolution unless a Final Map is recorded or a building permit is issued.
2. Two one-year extensions may be granted by the City Planner.
F. LAND DEVELOPMENT ENGINEERING
1. General
08/12/2025
PH1
14 of 246
2 P24-0139
a. Except for the access point shown on the Tentative Map (P24- 0139), vehicular access rights from Monte Vista Drive shall be relinquished to the City from all abutting lots.
b. 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.
c. 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 City Engineer. Prior to issuance of any building permits, the public improvement plans shall be approved by the City Engineer and bonded for.
d. A Homeowners Association “HOA” shall be formed for this project to address the maintenance of private facilities including the frontage streetlights along Monte Vista Drive within the City right of way. The owner/developer shall submit the disclosure together with two sets of CC&Rs and the Final Map to the City Engineer for review prior to the approval of the grading plan. The CC&Rs shall be recorded immediately after or concurrently with the Final Map recordation. The CC&Rs shall address the maintenance of open space areas, down-sloped areas visible from a collector level or above roadway not readily maintained by the property owner, private street, streetlights, monument signage, common area (and inaccessible non- common area) landscaping, private drainage systems (including detention BMP basins), access roads, gates, and perimeter fencing. The CC&R submittal shall include a spreadsheet noting each applicable condition of approval and the page within the CC&R’s where the item is addressed. These areas shall be indicated on the grading plan and maintained by the owner/developer, a “HOA”, or a management company. The open space and common areas maintained by “HOA” shall be shown on the Final Map and the CC&Rs.
e. The approval of the Tentative Map shall not mean that closure, vacation or the abandonment of any public street, right of way, easement, or facility is granted or guaranteed to the owner/developer. Section 66434(g) or 66445(j) of the Government Code may be applied at the discretion of the City Engineer. If not applied, the owner/developer 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.
f. Where proposed off-site improvements, including but not limited to slopes, public utility facilities, and drainage facilities, are to be constructed, the owner/developer
shall, at his own expense, obtain all necessary
08/12/2025
PH1
15 of 246
3 P24-0139
easements or other interests in real property and shall dedicate the same to the City as required. The owner/developer 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 owner/developer 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 owner/developer, as applicable.
g. The owner/developer 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, San Diego Regional Water Quality Control Board (including NPDES), and San Diego County Health Department, prior to the issuance of grading permit.
h. The owner/developer 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.
i. 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 Land Development Engineer.
j. 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 shall 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 to implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. SWPPP should include construction pollution prevention and pollution control measures. The owner/developer 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.
08/12/2025
PH1
16 of 246
4 P24-0139
k. Prior to granting occupancy and release of grading security, the engineer of record must submit copy of “As-Built” drawings, finish grade certification letter and soils compaction report to City inspector assigned to the project for final approval. The plan must include changes bubbled on the plan and labeled as delta. Once “As -Built” changes are approved by the city, the original plan set must be amended to reflect those changes.
l. 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 Engineer.
2. Grading
a. Prior to any grading of any part of the project, a comprehensive soil 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 City of Vista Municipal Code (VMC), approved by the City Engineer. The report required herein shall:
1. Include all standard information as required by the City’s Grading Ordinance.
2. Evaluate existing site constraints.
3. Provide any mitigation measures as necessary.
4. Provide recommendations for back -cuts for the construction of retaining walls. These recommendations shall include a time limit so that the back -cuts can remain in place without creating a stable backfill.
5. If temporary shoring is required, the geotechnical consultant shall provide necessary geotechnical parameters and recommendations, including maximum cuts and time limits.
6. Address the feasibility of long- term infiltration of stormwater runoff on-site, and if subdrains will be required for any proposed infiltration BMPs.
7. Provide any special construction techniques as deemed necessary.
b. If the project involves demolition of an existing structure and surface improvements, the grading and erosion control plans shall be approved by the City Engineer prior to the issuance of a demolition permit. No demolition shall be permitted without an approved erosion control plan and security.
c. A precise grading plan including private improvement and erosion control measures shall be prepared, reviewed, secured and approved along with building pad certification prior to the issuance of building permits. The grading plan shall be prepared by a California Registered Civil Engineer. 08/12/2025
PH1
17 of 246
5 P24-0139
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.
d. The owner/developer shall monitor, supervise and control all construction and construction- supportive activities, 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 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.
4. For any off-site borrow or disposal site, if located within City limits, a separate grading plan and permit are required. If the borrow or disposal site is located outside of the City, the owner/developer shall provide evidence of receipt of required permits/authorizations. A haul route shall be submitted and approved by the City Engineer.
5. The owner/developer shall identify a construction manager and provide a telephone number for any inquiries or complaints from residents regarding construction activities. The telephone number shall be posted at the site readily visible to any interested party during site preparation, grading and construction.
6. Trucks shall be spaced to discourage a convoy effect. There shall be no staging of hauling trucks on any streets adjacent to the project, unless specifically approved as a condition of an approved haul route.
08/12/2025
PH1
18 of 246
6 P24-0139
e. Grading and drainage facilities shall be designed and installed to adequately accommodate the local storm water runoff and run-on and shall be in accordance with the City's Development Code and as approved by the City Engineer. Drainage facilities shall include an on- site detention basin to attenuate the peak flows resulting from a 100- year storm event down to a level equal or less than the pre- development flow. Stormwater runoff and run-on shall not additionally burden adjacent properties, creek, or existing storm drains facilities. The Hydraulic/Hydraulic Study must include recommendations for upsizing of the existing storm drain structures as required by the City Engineer.
f. The grading for the project shall be performed under the observation of a registered civil/geotechnical engineer whose responsibility shall be to coordinate site inspection and testing to ensure compliance with the approved grading plan.
g. Include cost estimates for on-site and off-site grading, erosion, and public improvement plans, based on the current County of San Diego Department of Public Works, Land Development Division’s Unit Price List. h. Provide at least two cross sections through the property and as indicated by the City Engineer.
i. Incorporate all recommendations pursuant to the Hydrology/Hydraulic Report prepared for the project.
j. The owner/developer shall ensure that rerouting the existing offsite run-on stormwater along southeast of the property line will not adversely impact on the existing public and private drainage facility and property. Any existing drainage facility that is connected to, shall be analyzed and take into account any additional inflows.
k. Depict the location of existing or proposed easements within the property boundary.
l. The methods for providing temporary erosion control during the construction phase of the project, complete with the inclusion of standard grading and erosion control notes on the plans. The erosion control methods and devices must be per CASQA.
m. Prior to issuance of grading permits the owner/developer must provide a letter from any easement holder authorizing the proposed improvements within the existing easement.
n. If shoring is required, the shoring design plan with structural calculations shall be submitted to the Building Division and shown on grading plan as 08/12/2025
PH1
19 of 246
7 P24-0139
reference. The following note shall be added to the plans: “Unless a shorter duration is recommended by the geotechnical engineer, the proposed temporary shoring shall remain for no longer than 60 calendar days. At the conclusion of the originally allotted time, 30- day extensions may be obtained if acceptable to the City Engineer and the project geotechnical consultant. At the conclusion of the permitted time period, the temporary shoring shall be replaced with an approved permanent structure in accordance with the structural and geotechnical engineer’s recommendation.”.
o. The perpetuation of survey monuments is required and intended to protect both public and private property rights in accordance with federal and state law. Monument perpetuation shall be performed with every Grading Plan and Street Improvement Plan. A land surveyor shall, upon completion of the Grading Plan and Improvement Plan, reset any monuments that have been destroyed due to the construction of the project shall be reset per the Final Map or reset with a post -construction Corner Record or Record of Survey with the County Surveyor.
p. The owner/developer shall place a covenant on the title sheet of the grading plan and non-title sheet of the final map agreeing to the following:
“The present or future owner/developer shall indemnify and hold harmless the City of Vista, its officers, agents, and employees from any and all liabilities or claims arising from any landslide that is caused in whole or in part by owner’s/developer’s development on the site”.
q. The owner/developer shall place a covenant on the title sheet of the grading plan and non-title sheet of Final Map agreeing to the following: “The present or future owner/developer shall indemnify and hold harmless the City of Vista, its officers, agents, and employees from any and all liabilities or claims arising from any flooding that is caused in whole or in part by owner’s/developer’s development of the site.”
r. It is the responsibility of the owner/developer to evaluate and determine that all soil imported as part of this development is free of hazardous and contaminated material as defined by the city and the County of San Diego Department of Environmental Health. Exported or imported soils shall be properly screened, tested, and documented regarding hazardous contamination.
s. Unless an appropriate barrier is approved on a landscape plan, a minimum 42-inch-high barrier, approved by the City Engineer, shall be provided at the top of all slopes whose height exceeds 20 feet or where the slope exceeds 4 feet and is adjacent to any streets.
t. Provide the City of Vista with a certification from each public utility and each public entity owning easements within the proposed project stating that:
08/12/2025
PH1
20 of 246
8 P24-0139
(a) they have received from the owner/developer a copy of the proposed tentative map; (b) they object or do not object to the filing of the map without their signature; (c) in case of a street dedication affected by their existing easement, they will sign a "subordination certificate" or "joint -use certificate" on the map when required by the governing body. In addition, the owner/developer shall furnish proof to the satisfaction of the City Engineer that no new encumbrances have been created that would subordinate the City's interest over areas to be dedicated for public road purposes since the submission of the project.
u. Prior to the issuance of any grading, improvement or building permits for a model complex, a construction-phasing plan for the entire project shall be reviewed and approved by the Community Services Director, City Engineer and Building Official. All improvements shall be under construction to the satisfaction of the City Engineer prior to the issuance of building permits.
All public and private improvements including landscaping and offsite streets or arterials that are found to be required to serve the model complex shall be completed prior to the issuance of any certificates of occupancy.
3. Public Improvements
a. Prior to recordation of the Final Map the required public improvement plans shall be approved by the City Engineer and covered by a development 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.
b. All public improvements are required at the time of 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 the realignment of overhead utilities shall be completed prior to the issuance of any Certificate(s) of Occupancy.
c. The street Improvement plan for Monte Vista Drive shall be prepared and submitted by a California Registered Civil Engineer for plan check and approval of the City Engineer.
d. Monte Vista Drive shall be improved as follows to the satisfaction of the City Engineer:
1. The required right of way width is 60 feet (30 feet from the property line to the centerline). Right of way dedication is required if the distance from the property line to the centerline is less than 30 feet.
2. The required pavement width shall be 20 feet from the centerline to the face of the curb, and 10 feet parkway including 5 feet wide 08/12/2025
PH1
21 of 246
9 P24-0139
sidewalk. The required minimum pavement sections shall be 4- inch asphaltic concrete over 8-inch class II aggregate base.
3. Transition of the existing curb to the proposed curb at the southeast corner of the property shall be constructed to the satisfaction of the City Engineer and City Traffic Engineer.
4. An application for right of way dedication shall be made along the property frontage on Monte Vista Drive as depicted on the Tentative Map that shall be shown on the Final Map, and precise grading and public improvement plan sets.
e. Street name signs and traffic control devices, street striping shall be installed to City standards and as required by the City Engineer and the Traffic Engineer.
f. All right -of-way alignments, exact geometrics and widths shall be improved as depicted in the approved Tentative Parcel Map and as required by the City Engineer.
g. In the Hydrology and Hydraulic Report, the calculations and details demonstrate that there will be overloaded grate inlet along Monte Vista Drive, because of rerouting of the existing storm water run- on along the southeast of the property boundary. The existing downstream grate inlet and connected storm drainpipes shall be upsized in a manner that is not detrimental, including flooding and erosion, to surrounding properties, as determined and approved by the City Engineer.
h. City streetlights shall be installed along Monte Vista Drive property frontage under the City’s LS -2 rate schedule, per the City of Vista Standards. The owner/developer shall pay all applicable fees, energy charges, and/or assessments and privately maintain said streetlights on all public or privates’ streets within and along the project boundary.
i. The 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.
j. Pavement sections for private streets, driveways and parking areas within the project boundary shall be based upon approved soil tests and traffic indices and the City Private Street Design Standards. The pavement design is to be prepared by the owner/developer's soil engineer and must be approved by the City Engineer, prior to paving.
k. Sight distance requirements at the proposed entry to the site shall conform to the CalTrans intersectional sight distance criteria. Landscaping features such as slopes, fencing, retaining walls, trees, shrubs, and signage shall be designed to conform to the CalTrans sight distance criteria.
08/12/2025
PH1
22 of 246
10 P24-0139
l. The existing overhead utility lines in the public right of way along Monte Vista Drive project boundary shall be realigned by relocating the existing power pole at the southeast corner of the property line accommodating the new sidewalk, curb and gutter. All new extension services for the development of the project, including, but not limited to, electrical, cable and telephone, shall be placed underground per the City Municipal Code and as required by the City Engineer.
m. The City of Vista does not provide water service for projects within the city limits. A separate submittal and/or permit, fees, bonds, agreements and other conditions may be required to be attained by Vista Irrigation District (VID).
n. Domestic private water lines shall be designed and inspected by the State of California certified person. The owner/developer must provide plan review and inspections services for private water lines as part of the engineering review and construction process.
4. Stormwater
a. The owner/developer shall prepare and submit an Operations & Maintenance (O&M) Plan to the Land Development Division with the first submittal of engineering plans. The O&M Plan shall be prepared by the owner/developer’s Civil Engineer. It shall be directly based on the project’s Storm Water Quality Management Plan (SWQMP) previously deemed complete by the City Engineer. The O&M Plan shall be deemed complete 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 responsible parties designated 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, and any other necessary elements per the City of Vista BMP Design manual Chapter 7. Additionally, the O&M Plan shall contain exhibits clearly identifying the parties responsible for managing and maintaining the onsite facilities shown on the exhibit.
b. The owner/developer 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 (BMP) features identified in the project’s deemed complete Storm Water Quality Management Plan (SWQMP), 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 staff training, inspection and maintenance of all BMP features on an annual basis. The 08/12/2025
PH1
23 of 246
11 P24-0139
project proponent shall complete and maintain O&M forms to document all maintenance activities. Parties responsible for the O&M plan shall retain records on 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 on-site and off-site access easements necessary for the operation and maintenance of BMP features 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 BMP features, until such time that the storm water BMP requiring access is replaced, satisfactory to the City Engineer.
e. The project shall provide a separate sheet as part of the grading plan showing all construction BMP features. This construction BMP sheet shall be phased as needed and required by the City of Vista, alterations and updated plans may be required during construction. Additional BMP features requested by the City of Vista shall be implemented before the next rain event.
f. The BMP described in the project’s complete Storm Water Quality Management Plan (SWQMP) shall not be altered in any way, shape or form without formal approval by the project’s final approving authority.
g. This project will be required to implement post construction BMP features 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 indicate 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 features as required by City Engineer.
h. All post construction BMP features 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 features as constructed are in conformance with the deemed complete SWQMP and Hydrology & Hydraulics reports and that all water quality requirements have been satisfied.
i. The owner/developer shall comply with the provisions of National Pollution Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction Activity (General Permit) Water Quality Order Number R9- 2013-0001. The General Permit continues in force and effect until a new General Permit is issued or the State Water Resources Control Board (SWRCB) rescinds this General Permit. Only 08/12/2025
PH1
24 of 246
12 P24-0139
those owner/developers authorized to discharge under the expiring General Permit are covered by the continued General Permit. Construction activity subject to the General Permit includes clearing, grading, and disturbances to the ground such as stockpiling, or excavation that result in land disturbances of equal to or greater than one acre. The owner/developer shall obtain coverage under the General Permit by submitting a Notice of Intent (NOI) and obtaining a Waste Discharge Identification Number (WDID#) from the SWRCB. In addition, coverage under the General Permit shall not occur until an adequate SWPPP is developed for the project as outlined in Section A of the General Permit.
The site specific SWPPP shall be maintained on the project site during construction. The SWPPP shall be provided, upon request, to the United States Environmental Protection Agency (USEPA), the SWRCB, the RWQCB, City of Vista, and other applicable governing regulatory agencies.
The SWPPP is considered a report that shall be available to the public by the RWQCB under section 308(b) of the Clean Water Act. The provisions of the General Permit and the site specific SWPPP shall be continuously implemented and enforced until the owner/developer obtains a Notice of Termination (NOT) for the SWRCB. The owner/developer is required to retain records of all monitoring information, copies of all reports required by this General Permit, and records of all data used to complete the NOT for all construction activities to be covered by the General Permit for a period of at least three years from the date generated. This period may be extended by the request of the SWRCB and/or RWQCB.
5. Miscellaneous
1. 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.
2. Water line 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.
3. A Right-of-Way permit shall be required prior to commencement of any work within the City right-of-way.
G. SEWER AND WATER UTILITIES
1. The proposed Residential development project is within the City of Vista Sewer Service Area (V27) as determined by the current ‘2017- Sewerage Master Plan’ and the ‘Sewer Facility Maps’. An existing 8-in PVC (Dwg-3378, 2000-Yr) public sewer main along Monte Vista Drive is available for connection.
2. The Residential development proposed density is in compliance with the current General Plan and zoning requirements. Therefore, the Project 08/12/2025
PH1
25 of 246
13 P24-0139
proposed sewer capacity is within the allowable sewer capacity for these parcels as determined by the current ‘2017-Sewerage Master Plan’.
3. Commitment to provide sewer services is made by the 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
.
4. Developer shall extend/ install approximately 150- lf of off- site public sewer main along Monte Vista Drive. In addition, the developer shall install approximately 500-LF of public sewer main to provide sewer service to the proposed residential development.
5. 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.
6. Design criteria:
a. Sewer main to be 8” PVC (SDR35 GREEN); 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; Pipe to have a minimum cover of 84cinches over the pipe; installation of a standard sewer manhole is required at the most upstream end of the pipe.
b. Each lot shall have a separate, individual, dedicated gravity flow, private sewer lateral and a standard “TWO-WAY” cleanout fronting and connecting into the public sewer main. Long installation of laterals will not be permitted. Show a ‘PRIVATE SEWER LATERAL & CLEANOUT’ Table on the plans per City Standard Dwg SWR-24.
Maintain a 5-ft min. separation – maintain same separation with all other UG utilities too In addition, maintain 5-ft separation between manhole edge and laterals.
c. Install standard 60-inch sewer – maintain a 300-ft maximum separation. Install a manhole concrete apron around the most upstream manhole.
7. Sewer manhole #V27(3C) at the intersection of Monte Vista Drive and Tres Ninos Corte is available for connection of the proposed public sewer main.
8. Developer shall hire a qualified California Registered Land Surveyor or Engineer to survey and certify the invert elevation of the existing sewer manholes #V27(3C). The ‘Survey Manhole Certification’ shall be submitted to the Sanitation Engineer, prior to approval of the Grading and Improvement Plans. The certificate shall be in a formal letterhead and include:
08/12/2025
PH1
26 of 246
14 P24-0139
a) Letter date, survey date, city approved Benchmark, manhole IDs, top of rim and invert elevations, X, Y, Z coordinates for each manhole, signature and stamped – Attach a PDF and digital CAD file of the surveyed manholes.
9. The existing public sewer manhole #V27(3C) at the intersection of Monte Vista Drive and Tres Ninos Corte is to be reconstructed per City Standards, and as directed by the City Engineer or his representative.
10. The project site had two buildings connected to a private septic system. The buildings were demolished a few years ago. The septic system is to be shown on the grading plans as ‘to be removed’ per county standards, and as recommended by the soils engineer.
11. Adjacent parcels APN 181-022-12-00 and 181-022-10-00 (1848 Monte Vista Dr) are currently served by an existing active private septic system. These parcels are outside the City of Vista Jurisdictional boundary. The County has set back and reserve area requirements for proposed cut slopes and retaining walls near septic systems.
12. The county can provide a ‘Potential Sewage Migration Influence/Boundary Map’ of the existing active private septic leach layouts to avoid exposing migrating sewage along proposed cut slopes. Developer shall contact the County Department of Environmental Health and Quality (DEHQ) for any cut slope restrictions impacting the adjacent septic systems. Below is the link to the County of San Diego’s website for 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.gov/deh/water/lu_septic_systems.html,
13. Also, the Geotechnical/Soils Report shall address the impact of cut -slopes near adjacent septic systems in order to prevent potential sewage migration across cut-slopes.
14. Should the DEHQ Official determine that the adjacent septic systems would be adversely impacted by the proposed development grading, developer would be required to abandon the private septic system and connect the adjacent parcel/building to public sewer.
15. Connection of the impacted adjacent parcels into the public sewer requires parcels to be annexed into the jurisdictional boundary of the City of Vista, dedication of public sewer easements, obtaining permits, and payment of related and associated fees and charge. Developer to contact San Diego LAFCO for additional fees/charges and requirements.
16. All City and LAFCO fees/charges related to annexation and sewer connection as a result of damage to the adjacent septic system shall be paid by the developer.
08/12/2025
PH1
27 of 246
15 P24-0139
17. Should the developer choses to avoid grading within the DEHQ determined ‘‘Potential Sewage Migration Influence/Boundary’, developer shall delineate this boundary as a ‘Restricted Sewage Migrating Zone’ – no planting or grading will be permitted within this boundary. This Restriction can only be removed once the adjacent private septic system are abandoned and parcels are connected to public sewer.
18. Prior to the approval of the Grading and/or Improvement Plans, developer/ engineer shall provide a written clearance from the DEHQ stating their findings and recommendations.
19. 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. All sewer work done without proper inspection will be rejected.
20. The Construction Sewer Improvement and Grading Plans As-Built Signature block shall include a sanitation signature block for review/approval of the as- builts as noted below.
“AS BUILTS”
PROJECT ENGINNER
RCE EXP DATE
REVIEWED BY:
INSPECTION: DATE:
SANITATION: DATE:
NOTE: AS-BUILTS WILL BE SIGNED UPON:
• VACATION OF ALL SURPLUS EASEMENTS
• COMPLETION OF LANDSCAPE WORK
• POST-CCTV INSPECTION OF ALL SEWER FACILITIES
21. This project does NOT qualify for public sewer reimbursement. All costs incurred for installation of the ‘off -site’ public sewer facilities shall be borne by the developer.
22. 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 2025- .
08/12/2025
PH1
28 of 246
16 P24-0139
b) ALL PUBLIC UTILITY 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 CREATED BY THIS FINAL MAP SHALL BE SUBJECT TO THE ‘VSD RESTRICTIONS FOR SEWER & DRAINAGE
EASEMENTS’, DOC#1991 -0433396, RECORDED AUGUST 23,
1991.
d) ALL PARCELS SHALL BE SUBJECT TO A RECORDED
‘COVENANTS, CONDITIONS AND RESTRICTIONS’ (CC&RS)
DOC#2025- , RECORDED , 2025.
e) PUBLIC STREETS AND UTILITY EASEMENTS DEDICATED AND
REJECTED HEREON SHALL REMAIN PRIVATE EASEMENTS TO
BE CONVEYED WITH EACH LOT WITHIN THIS MAP UNTIL CITY OF VISTA ACCEPTS THE OFFER OF DEDICATION.
f) ALL PARCELS CREATED BY THIS FINAL MAP SHALL BE SUBJECT TO THE ‘RESTRICTED GRADING ZONE’ SHALL BE PROTECTED
AND SUBJECT TO A RECORDED ‘PRIVATE MAINTENANCE’ DOC
#2025- , REC’D: /2025.
g) SOILS REPORT/ GEOTECHNICAL EVALUATION REPORT
PREPARED BY , DATED ; IS ON FILE IN THE CITY
OF VISTA.
h) HYDROLOGY AND HYDRAULIC REPORT PREPARED BY ,
DATED ; IS ON FILE IN THE CITY OF VISTA.
i) WATER QUALITY TECHNICAL REPORT PREPARED BY ,
DATED ; IS ON FILE IN THE CITY OF VISTA.
23. Statewide General Discharge Requirements for Sanitary Systems Compliance:
a) 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.
24. For questions regarding sewer design and/or these sanitation terms, requirements, and/or conditions, please, contact Mr. Tony Tirado, P.E, at
1.760.643.5432, or email: [email protected]
H. BUILDING AND STRUCTURAL
08/12/2025
PH1
29 of 246
17 P24-0139
1. All construction and designs are to comply with the model codes adopted by the City of Vista at the time permit applications are filed, and construction documents are submitted for plan check.
2. All proposed new construction shall be fire sprinklered.
3. All new units must be provided with a photovoltaic system as required by the Energy Code at the time of submittal.
4. The project needs to comply with the requirements of the California Green Building Code.
I. FIRE DEPARTMENT
1. Fire Department Access:
a. Private residential driveways and roadways that provide access to not more than two single family dwellings or dwelling lots are required to be a paved minimum unobstructed width of 16 feet and a minimum 13’6” vertical clearance.
b. 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.
c. 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.
d. All gates serving residential multifamily 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.
e. All fire access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. If the roadway becomes undriveable, a Stop Work Order will be requested until access is restored.
f. 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 08/12/2025
PH1
30 of 246
18 P24-0139
being brought on site. Complete paving is required prior to building final inspection.
g. 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. All interior roadways are designated "fire access roadways" or "fire lanes". Roadway shall be marked per CFC Sec. 901.4 and CVC Sec. 22500.1. Minimum unobstructed paved width is 24 feet.
h. Grades on private roads and driveways serving as fire access roadways may not exceed twenty percent (20%). Roadways with grades exceeding fifteen percent (15%) must be paved in 3 ½” of concrete with a deep broom finish perpendicular to the direction of travel.
2. Street Address Numbers:
Permanent residential three-dimensional street numbers, minimum 4 inches in height and placed upon a background of contrasting color, shall be provided on the street side of the building at the highest point and furthest projection of the structure. The address shall be visible from the street and shall not be obstructed in any manner.
3. Fire Sprinklers:
Fire Sprinklers will be required to be installed in all new buildings.
Plans shall be submitted to the Fire Department for review. The system shall comply with NFPA #13D Standard for Automatic Fire Sprinkler Systems latest edition.
4. Hydrants & Waterlines:
Prior to any building construction at the site all fire hydrants shall be installed and operational. If any existing fire hydrant does not meet minimum fire flow or approved type, it shall be the responsibility of the applicant to improve the system as needed.
5. Construction Standards:
Due to the proximity of the development to a Wildland Urban Interface area, the homes will be required to be built with materials and construction methods for exterior wildfire exposure to include Class A roofs, ember resistant vents, enclosed eves, multi pane windows, and fire resistive decking.
A landscaping plan consisting of fire-resistant vegetation will be required.
J. PUBLIC WORKS
1. For any streetlights installed for the project, all information on the streetlights 08/12/2025
PH1
31 of 246
19 P24-0139
shall be submitted to Keith Gardner in Public Works before or at completion of project. Information needed: streetlight head and pole specifications, and owner information.
K. SHERIFF’S DEPARTMENT
1. Front residential entry doors and storage room doors shall be steel-clad or solid wood construction. There shall be no glass installed within 40-inches of the front door deadbolt.
2. Front entry doors shall be equipped with a 180-degree door viewer.
3. All outward opening exterior doors shall be provided with hinge stud kits, welded hinges, or setscrew hinge pins.
4. Sliding glass windows/doors shall be secured with a supplemental lock and anti-lift device.
5. Use graffiti-resistant paint or anti-graffiti coatings on walls, benches, light poles, signs, etc.
6. Locate common mailboxes in a well-lit, secure area.
7. The Use "see-through" fences (e.g., vertical-design wrought iron or welded mesh) instead of solid walls or hedges for boundaries where privacy or environmental noise mitigation is not needed.
8. Landscaping shall be situated so as to maximize observation, while providing the desired degree of aesthetics (for example, planted shrubs maintained at a maximum height of three feet; the tree canopy should not descend any lower than 6 to 8 feet).
9. Luminaires shall have vandal resistant fixtures if accessible, or be not less than eight feet in height from ground level.
10. LED lighting is recommended throughout the project.
11. During construction, security and or video surveillance cameras should be used on site to prevent theft.
12. Caution: Security devices and systems described in this notice may not meet all applicable fire and life safety standards in effect for the particular occupancy type. Please contact the Crime Prevention Unit at 760-940-4353 if you have any questions regarding the above security measures and recommendations.
L. VISTA IRRIGATION DISTRICT (VID)
1. The site is entirely within the Vista Irrigation District.
08/12/2025
PH1
32 of 246
20 P24-0139
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 the 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 Waterline(s). d. All lots being created must be adjacent to a public water main and served through individual water meter(s) and/or RPDA(s).
5. Specific Easements (ref. Vista Irrigation District Standard Drawing 5-1) may be necessary for public waterline extensions and the existing waterline. 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. L91 encumbers the property.
7. An existing District waterline crosses or is adjacent to the land being developed and should be shown on the final map. These waterlines may need to be replaced or relocated due to the grading operations or project configuration.
8. Pursuant to Water Code Section 537 et seq. (or subsequent California Building Standards Code updates conforming to Section 537), all newly constructed multiunit residential and newly constructed mixed-use residential and commercial structures, for which an application for water service is submitted after January 1, 2018, are required to measure the quantity of water supplied to each individual residential dwelling unit as a condition of new water service (District Rules and Regulations Section 3.12.3.J Meter Rules). The owner of the structure shall be responsible for installing and reading sub-meters and complying with all applicable laws and regulations.
9. Service is being provided via an existing ¾” water meter (Acct 1125-0590).
Additional meters or water facilities may be needed.
10. 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 08/12/2025
PH1
33 of 246
21 P24-0139
is made for water service.
11. A water supply study is 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 arrangements for the study. This water supply study is required prior to submitting plans for review.
12. 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.
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 30-inch size waterline in Monte Vista Drive with a maximum hydraulic gradient of 837 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.
For any questions regarding the above VID conditions, please phone (760) 597-3116.
M. VISTA UNIFIED SCHOOL DISTRICT
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.
08/12/2025
PH1
34 of 246
22 P24-0139
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 phone.
N. PLANNING INFORMATION AND CONDITIONS
Landscaping Project-Specific Conditions:
1. Provide landscaping, including planting and irrigation, within the offsite graded area of Monte Vista Elementary School. Include the landscaping in the project HOA landscape installation and maintenance area, unless a letter of acceptance and intention to provide long term landscape maintenance is provided to the City by the school district.
2. Install reinforced straw mat on all slopes 4:1 or greater, including within the offsite graded area slope.
3. Vines shall be installed from 5 gallon containers.
4. Design one of the following approved street trees for Monte Vista Drive.
Street trees with a standard trunk spaced at 25’-35’ on center. Provide root barriers to all street trees at 10 long by 2 feet deep. Use one of the following:
• Brisbane Box (Lophostemon confertus)
• Crape myrtle (Lagerstroemia indica cultivar)
• Jacaranda (Jacaranda mimosifolia)
• Fruitless olive (Olea europaea fruitless cultivar)
• African Sumac (Rhus/Searsia lancea)
• Australian Willow (Geijera parviflora).
Landscaping Standard Conditions:
1. Except where noted above, the landscape construction drawings shall be consistent with the landscape conceptual plans 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 requirements of 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. 08/12/2025
PH1
35 of 246
23 P24-0139
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, erosion, detect irrigation system failure, and be consistent with the originally approved design installation;
b. Replacement of missing, 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, weeding and maintaining turf areas; f. Replacement of mulch yearly and as necessary;
g. 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:
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 08/12/2025
PH1
36 of 246
24 P24-0139
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. Natural cut of shrubs is encouraged over hard pruning of shrubs and ground covers.
12. All screening shrubs shall be maintained at a height that effectively screens the area that they were planted to obscure (ex: walls, parking areas, trash enclosures, loading areas, etc.).
13. Organic fertilizers and soil amendments with reduction of herbicides and pesticides are encouraged.
14. Retaining Walls:
a. Retaining walls equal to or greater than five feet in height shall be designed as plantable walls as required by the City’s Landscape Manual. i) A minimum of 30 percent of the total cells on walls shall be plantable cells.
ii) All plantable cells shall be planted with vines that will provide permanent, full coverage of the wall face at maturity. This requirement may be modified by the City Planner if he or she determines that full wall coverage can be achieved within a similar timeframe. In no case shall less than 30 percent of the total wall cells be planted. iii) The above requirements apply to the entire height of the wall and are not limited to those portions greater than five feet in height. iv) Permanent drip irrigation shall be provided to all cells. v) Provide self-attaching vines at the base of the wall spaced at 5 feet on center.
b. R
etaining walls less than five feet in height are encouraged, though not required, to be plantable. If they are not plantable, they shall either be built with decorative block or stucco-finished to match buildings on site.
General Planning Conditions:
08/12/2025
PH1
37 of 246
25 P24-0139
1. All proposed fence and wall (including retaining wall) details and materials shall be submitted for review and approval by the City Planner. Razor wire, barbwire, chain-link fencing, and unfinished precision block CMU walls are not permitted.
2. Building plans, architectural elevations, floor plans, building colors and materials shall conform to Exhibit “B” and be consistent with any material samples/colors submitted by the applicant to the City and on file in the Planning Division.
3. The building setbacks and separation shall conform to Exhibit “B” (project plans).
As a density bonus project that provides 2 affordable units out of 19 total units, the project is eligible for three concessions (incentives) to develop the project, plus unlimited waivers. The applicant requests concessions for (1) deviation from the E-1 zoning standards for side yard setbacks within the lots (5 feet instead of the 10 foot setback that would otherwise be required, (2) reduction of the E-1 zone minimum lot size (to provide a minimum lot size of 5,800 square feet where 0.5 acre would otherwise be required), and (3) to waive the requirement for the undergrounding of existing overhead utility lines along the project frontage. The applicant requests one waiver for the front setback requirement to be reduced to 40 feet from centerline of the street, where 50 feet from centerline of the street would otherwise be required per the E-1 zone.
4. All subsequent development permits, including but not limited to building and grading, shall be in compliance with the site plan, floor plan(s) and elevations in Exhibit “B”. All contemplated changes must be submitted and approved by the Planning Division prior to construction. Any changes constructed without authorization by the Building and Planning Divisions may be cause to withhold occupancy until the matter is rectified.
5. 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 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.
6. Prior to final Site Development Plan signature by the Planning Division, a Notice of Land Use Restriction in a form approved by the City Planner and City Attorney, shall be recorded. It shall set forth the terms of this Resolution.
7. The project shall provide off-street parking facilities (enclosed two-car garages) and areas (guest parking on driveways) as shown on the Site 08/12/2025
PH1
38 of 246
26 P24-0139
Development Plan.
8. All above ground mechanical equipment for utilities shall be completely screened from public view. At a minimum, equipment boxes and HVAC units shall be painted with a neutral color and screened with landscaping compatible with adjacent landscaped areas. The equipment’s owner and the City Planner shall approve all screening designs prior to permitting.
Affordable Units
9. The project shall construct two (2) for-sale single-family residences on Lots 8 and 13 of the Tentative Subdivision Map which shall be deed restricted for affordable units within the “Very Low Income” category. The two affordable units must be “for-sale” properties only, and said units shall not be rented.
10. Prior to Final Map recordation and 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 sell the two affordable units to eligible and qualified Very Low Income households, in compliance with Chapter 18.90 of the Vista Development Code, and the State Density Bonus Law (Gov. Code section 65915, etc.). 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.
11. The two affordable units shall be of like-for-like construction consistent with the market rate units in the tract, utilizing interior and exterior features, fixtures, construction materials, and finishes equivalent to the project’s seventeen (17) market-rate units. This requirement shall be notated on the building plans (construction drawings) submittals.
Lighting
12. A photometric lighting plan shall be submitted and reviewed for outdoor lighting. Light levels onsite and offsite, including on all driveways, parking areas, and pedestrian walkways, shall comply with the requirements of the City of Vista Development Code. Manufacturers cut sheets shall be submitted along with the building construction drawings for all exterior lights including wall packs.
Environmental
The project Conditions of Approval include the PEIR Mitigation Measures identified in the CEQA 15183 Checklist dated April 2025 which are hereby made a part of these Conditions of Approval. The project shall abide by these mitigation measures, which include measures related to Cultural Resources, Air Quality/Greenhouse Gas, Noise, and Biological Resources as specified in the 15183 Checklist dated April 2025. 08/12/2025
PH1
39 of 246
27 P24-0139
Conditions 13 through 26 below (Standard Environmental Conditions), and the CEQA 15183 Checklist (April 2025) Conditions of Project Approval below, and the project Mitigation Measures below, shall be noted on all applicable construction documents, including demolition plans, grading plans, etc.
Standard Environmental Conditions
Grading BMPs:
13. During grading activities, the on-site construction superintendent shall ensure implementation of standard best management practices (BMPs) to reduce the emission of fugitive dust, including but not limited to the following actions:
A. Water any exposed soil areas a minimum of twice per day, or as allowed under any imposed drought restrictions. On windy days or when fugitive dust can be observed leaving the construction site, additional water will be applied at a frequency to be determined by the on-site construction superintendent.
B. Graded areas on slopes will provide temporary hydroseeding and irrigation of cleared vegetation and graded slopes as soon as possible following grading activities in areas that will remain in disturbed condition (but will not be subject to further construction activities) for a period greater than three months during the construction phase.
C. Pave or periodically water all on-site access points or apply chemical stabilizer to construction sites.
D. Securely cover all transported material to prevent fugitive dust.
E. Operate all vehicles on the construction site at speeds less than 15 miles per hour.
F. Cover all stockpiles that will not be utilized within three days with plastic or equivalent material, to be determined by the on-site construction superintendent, or spray them with a non-toxic chemical stabilizer.
14. The following actions shall be implemented throughout construction to minimize emissions of O3 precursors (NOx and VOCs):
A. Turn off all diesel-powered vehicles and gasoline-powered equipment when not in use for more than five minutes.
B. Use electric or natural gas-powered construction equipment in lieu of gasoline or diesel-powered engines, where feasible.
C. Require 10 percent of construction fleet to use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters, and/or CARB-certified Tier III equipment or better.
D. Support and encourage ridesharing and transit incentives for the construction crew.
15. The following measures would ensure that architectural coatings comply with SDAPCD Rule 67:
A. Us
e pre-coated/natural colored building materials.
B. Use water-based or low VOC coatings with a VOC content of 100 grams per liter or less.
08/12/2025
PH1
40 of 246
28 P24-0139
C. Use spray equipment with high transfer efficiency, such as the electrostatic spray gun method or apply coatings using manual tools, such as paintbrushes, hand rollers, trowels, spatulas, daubers, rags, or sponges.
Hazardous Materials
16. The project applicant and/or owner shall provide literature in the sales or leasing center with information on what materials may be considered hazardous, and the proper disposal of household hazardous materials. The literature should include the address for the City’s Household Hazardous Waste Collection Facility located at 1145 East Taylor Street. Additionally, any refuse storage areas shall include signage listing common hazardous materials and information on proper disposal, including the address for the City’s Household Hazardous Waste Collection Facility.
17. Equipment storage, fueling, and staging areas shall be located either off-site or on-site, in an area with minimal risks of direct drainage into the City’s storm drain system. These designated areas shall be located in such a manner as to prevent any runoff from entering the storm drain system. All necessary precautions shall be taken to prevent the release of cement or other toxic substances into the storm drain system and downstream surface waters. All project related spills of hazardous materials shall be reported to appropriate entities including, but not limited to, the City of Vista, County of San Diego, USFWS, CDFW, RWQCB, and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.
Energy Efficiency:
18. Prior to the issuance of building permits, the applicant and/or contractor shall demonstrate that the project shall exceed the requirements of Title 24 of the California Energy Efficiency Standards for Residential and/or Non-residential Buildings. These requirements shall be incorporated into the project to reduce indirect emissions from energy use in the project area, including O3 precursors.
Cultural Resources Monitoring:
19. Cultural resource 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 TCA (traditionally and culturally affiliated) Native American Monitor 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 related road improvements, including, but not limited to, the installation of infrastructure, and the realignments and/or expansions to South (S.) Santa Fe Avenue and/or Mercantile Street. Other tasks of the monitoring program shall include the following:
08/12/2025
PH1
41 of 246
29 P24-0139
A. The requirement for cultural resource monitoring shall be noted on all applicable construction documents, including demolition plans, grading plans, etc.
B. The Qualified Archaeologist and TCA Native American Monitor shall attend all applicable pre-construction meetings with the Contractor and/or associated Subcontractors to present the archaeological monitoring program.
C. 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 Applicant, and/or Owner, and/or Grading Contractor shall notify the Director of Community Development, preferably through e-mail, of the start and end of all ground-disturbing activities.
D. 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, in consultation with the San Luis Rey Band.
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.
E. The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable procedure for the proposed project. If avoidance is not feasible, a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the San Luis Rey Band shall be notified and consulted in drafting and finalizing any such recovery plan.
20. Prior to the issuance of a Grading Permit, and subject to approval of terms by the City, the Applicant, and/or Owner, and/or Contractor shall enter into a Pre-Excavation Agreement with the San Luis Rey Band, a TCA tribe. A copy of the agreement shall be included in the Grading Plan Submittals for the Grading Permit. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant, and/or Owner, and/or Contractor, and the San Luis Rey Band 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, 08/12/2025
PH1
42 of 246
30 P24-0139
grading, and all other ground disturbing activities.
21. Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which describes the results, analysis and conclusions of the cultural resource monitoring efforts (such as, but not limited to, the Research Design and Data Recovery Program) shall be submitted by the Qualified Archaeologist, along with the TCA Native American Monitor’s notes and comments, to the City’s Director of Community Development for review and approval.
22. All cultural materials that are associated with burial and/or funerary goods will be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission per California Public Resources Code Section 5097.98.
23. Recovered cultural material of historic 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. Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre-excavation agreement as described above.
24. As specified by California Health and Safety Code Section 7050.5, if human remains 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 (NAHC) within 24 hours. The NAHC would 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, and the analysis of the remains shall only occur on-site in the presence of the TCA Native American Monitor.
Noise:
25. The project is required to comply with the City’s Municipal Code Title 8 Health and Safety, under Chapter 8.32 Noise Control, which addresses 08/12/2025
PH1
43 of 246
31 P24-0139
construction noise through the adoption of the County of San Diego’s noise regulations. County Code Sections 36.408 and 36.409 restricts the operation of construction equipment between 7:00 p.m. and 7:00 a.m. on Sundays and holidays, and except for emergency work, operating construction equipment that exceeds an average level of 75 decibels for an eight‐hour period, between the hours of 7:00 a.m. and 7:00 p.m. measured at the property line.
The construction contractor shall implement the following measures to minimize short-term noise levels caused by construction activities. Measures to reduce construction/demolition noise shall be included in contractor plans and specifications submitted for review prior to receiving a Grading and/or Demolition Permit, and shall include, but not be limited to, the following:
A. Properly outfit and maintain construction equipment with manufacturer- recommended noise- reduction devices to minimize construction- generated noise.
B. Operate all diesel equipment with closed engine doors and equip with factory recommended mufflers.
C. Use electrical power to operate air compressors and similar power tools, if possible.
D. The noise level requirement would apply to the equipment on the job or related to the job, including but not limited to trucks, transit mixer, or transient equipment that may or may not be owned by the contractor.
E. Select quieter alternate equipment for a particular task if feasible (e.g. use a backhoe instead of an excavator; choose a generator specially designed for quiet operation over a standard model, etc.).
F. Prohibit idling engines, particularly near sensitive receivers (e.g., homes, schools, hospitals, libraries, etc.)
G. Conduct noisy operations off-site if possible (e.g. rock crushing).
H. Maintain equipment in good operational condition to minimize noise emissions; lubricate moving parts to eliminate squealing and reduce engine load, tighten cabinet panels to stop vibration, maintain noise- control features such as exhaust mufflers and vibration dampers.
I. Locate staging and maintenance areas away from sensitive receivers; perform equipment maintenance off-site if feasible.
J. The grading/demolition or general contractor shall designate a “construction liaison” that will be responsible for responding to any local complaints about construction noise. A telephone number for the liaison shall be conspicuously posted at the construction site. The liaison will determine the cause of the noise complaints (e.g., starting too early, bad muffler, etc.) and institute reasonable measures to correct the problem. If a resolution is not found, the contractor shall hire and retain a Qualified Noise Consultant to conduct noise monitoring for the activity that is the source of the complaint. The Qualified Noise Consultant shall document any construction noise violations (including all measurements and calculation data), the measures selected by the contractor to reduce noise levels to the maximum extent feasible, and verification that the selected measure(s) were implemented and whether they were successful or not. A copy shall be sent to the City Planner and City Engineer for their respective files.
08/12/2025
PH1
44 of 246
32 P24-0139
K. At least one week prior to the start of demolition and/or grading/excavation activities, the grading/demolition or general contractor shall notify all adjacent residential property owners (or other noise sensitive land uses) that are located within 50 feet of the property line of the construction of the anticipated start of construction. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information of the construction liaison, with a description of a noise complaint and response procedure.
Migratory Bird Treaty Act:
26. The clearing and grubbing of, and construction adjacent to, sensitive habitats shall occur outside of the breeding season for general birds, including raptors (January 15 to September 15). The City may waive this condition, provided that the following additional avoidance measures are taken. If the construction activities cannot avoid the bird breeding season, a qualified biologist shall be retained to conduct a pre- construction nesting bird survey within seven days prior to the activities to confirm the presence or absence of active bird nests.
If no active bird nests are found by the qualified biologist, then the activities shall proceed with the reassurance that no violation to the MBTA and CFGC would occur. If an active bird nest is found by the qualified biologist, then vegetation removal and/or trimming activities at the nest location and within 300 feet for passerine birds and 500 feet for raptors shall not be allowed to occur until the qualified biologist has determined that the nest is no longer active. Buffers may be reduced only at the discretion of the qualified biologist, depending on the bird species and construction/vegetation removal activities required in the vicinity of the active nest.
27. Development Service Fees:
The proposed project will require development fees to be paid at the time of building permit issuance. The fee schedule is available at the Development Services Division and from the city’s website.
28. Public Services:
Prior to issuance of a Certificate of Occupancy, the project applicant shall contact the Vista Unified School District to determine the applicable statutory fee for public school services.
29. Violation of Conditions
Should violations of conditions be reported to the City, the City may take action pursuant to Section 18.74.280 of the Development Code.
30. Indemnification:
a. 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 08/12/2025
PH1
45 of 246
33 P24-0139
challenge.
b. 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.
c. 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.
CEQA 15183 Checklist (April 2025) Conditions of Project Approval:
COA-BI-1. The project shall adhere to the site-specific measures identified in the Biological Resources Letter Report, which provides the site-specific measures to implement PEIR mitigation measures M-BI-1, M-BI-3, and M-BI-5 according to the habitat assessments conducted pursuant to PEIR mitigation measures M-B-1 and M-B-3.
COA-C-1. Archaeological and Tribal cultural resource mitigation monitoring shall be conducted to provide for the identification, evaluation, treatment, and protection of any cultural and tribal 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 imported fill materials (note: all fill materials shall be absent of any cultural resources); and related off-site road improvements or utility installations. 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 all applicable pre-construction meetings with the Contractor and/or 08/12/2025
PH1
46 of 246
34 P24-0139
associated Subcontractors.
• The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American monitor during all ground-disturbing or ground-altering activities, as identified above.
• The Qualified Archaeologist and/or TCA Native American monitor may halt ground-disturbing activities if cultural or tribal cultural resources 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, in consultation with the Consulting Tribes for the project. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA Native American monitor, deems the tribal 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 and tribal cultural resources and/or unique tribal resources is the preferable mitigation for the proposed project. If avoidance is not feasible a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the Consulting Tribes shall be notified and consulted in drafting and finalizing any such recovery plan.
COA-C-2. Prior to the issuance of a Grading Permit, and subject to the approval of terms by the City, the Applicant or Owner, and/or Contractor shall enter into a Pre- Excavation Agreement with a TCA tribe. A copy of the signed Agreement shall be forwarded to the City Planner. 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, but not limited to, such items as Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, traditional gathering areas, and cultural items located and/or discovered through the cultural resource mitigation monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, soil surveys, grading, or any other ground-disturbing activities.
COA-C-3. Prior to the issuance of a Grading Permit, the Applicant or Owner, and/or Contractor shall provide a written and signed letter to the City's Director of Community Development, stating that a Qualified Archaeologist and a TCA Native American Monitor have been retained at the Applicant or Owner and/or Contractor's expense to implement the monitoring program, as described above and/or in the pre-excavation agreement. A copy of the letter shall be included in the Grading Plan Submittals for the Grading Permit.
08/12/2025
PH1
47 of 246
35 P24-0139
COA-C-4. Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which describes the results, analysis, and conclusions of the cultural resource mitigation monitoring efforts (such as, but not limited to, a Research Design, Data Recovery Program, etc.) shall be submitted by the Qualified Archaeologist, along with the TCA Native American monitor's notes and comments, to the City's Director of Community Development for approval.
COA-C-5. The landowner shall relinquish ownership of all tribal cultural resources collected during the cultural resource mitigation monitoring conducted during all ground-disturbing activities, and from any previous archaeological studies or excavations on the project site to the TCA tribe for respectful and dignified treatment and disposition in accordance with the Tribe's cultural and spiritual traditions. All tribal cultural materials that are associated with burial and/or funerary goods will be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per California Public Resources Code Section 5097.98.
COA-C-6. Any historic, non-tribal cultural resources that are recovered shall be examined in the archaeological laboratory to determine whether they warrant cataloging, analysis, and curation, or if documentation of such resources is adequate to mitigate impacts. Resources that are cataloged and analyzed shall be curated at an appropriate repository, such as the San Diego Archaeological Center.
COA-C-7. As specified by California Health and Safety Code Section 7050.5, if human remains 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 NAHC within 24 hours. The NAHC would 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 close to where they were found, and the analysis of the remains shall only occur on-site in the presence of a TCA Native American monitor.
COA-N-1. The project applicant must demonstrate compliance of the proposed heating, ventilation, and air conditioning (HVAC) equipment with the property line noise limits provided in Vista Municipal Code Section 8.32.040 for internal property lines in the E-1 zone.
08/12/2025
PH1
48 of 246
36 P24-0139
Mitigation Measures:
M-A Q-1a: Construction Dust Control Measures. Future developments shall undergo development review, including CEQA review, and shall evaluate project-specific impacts. Future construction activities shall be required to adhere to SDAPCD Rules and Regulations. These rules include, but are not limited to, rules pertaining to visible emissions (Rule 50), limiting nuisance activities (Rule 51), reducing particulate matter (Rule 52), controlling dust and fumes (Rules 54), fugitive dust control (Rule 55), and limits to the VOC content of architectural coatings (Rule 67).
Depending on the magnitude of emissions from construction activities, the city may also require measures to reduce or limit exhaust emissions. For ground disturbance activities for any future development in the city, the onsite construction superintendent shall ensure implementation of standard BMPs to reduce the emission of fugitive dust, including, but not limited to:
• Water any exposed soil areas a minimum of twice per day, or as allowed under any imposed drought restrictions.
• On windy days or when fugitive dust can be observed leaving the construction site, additional water will be applied at a frequency to be determined by the onsite construction superintendent.
• Provide temporary hydroseeding and irrigation of cleared vegetation and graded slopes as soon as possible following grading activities in areas that will remain in disturbed condition (but will not be subject to further construction activities) for a period greater than three months during the construction phase.
• Pave or periodically water all on-site access points or apply chemical stabilizer to construction sites.
• Securely cover all transported material to prevent fugitive dust. • Operate all vehicles on the construction site at speeds less than 15 miles per hour.
• Cover all stockpiles that will not be utilized within three days with plastic or equivalent material, to be determined by the on-site construction superintendent, or spray them with a non-toxic chemical stabilizer.
M-A Q-1b: Construction Exhaust Control Measures. The following measures shall be implemented throughout construction to minimize emissions of ozone (O3) precursors (nitrogen oxides [NOx] and volatile organic compounds [VOCs]):
• Turn off all diesel-powered vehicles and gasoline-powered equipment when not in use for more than five minutes.
• Use electric or natural gas-powered construction equipment in lieu of gasoline or diesel-powered engines, where feasible.
• Use modified equipment incorporating such measures as cooled exhaust gas recirculation or lean-NOX catalysts.
• R equire 10 percent of construction fleet to use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters, and/or CARS-certified Tier III equipment or better.
08/12/2025
PH1
49 of 246
37 P24-0139
M-A Q-1c: Construction Architectural Coating Measures. The following measures shall be used to minimize emissions of VOCs (an 03 precursor) and ensure compliance with SDAPCD Rule 67:
• Use VOC-free coatings.
• Limit volume usage per day verified with detailed record keeping. • Rent or purchase VOC Emission Reduction Credits.
M-B I-1: Habitat Assessment and Focused Surveys for Special Status Species. Prior to the issuance of any grading, building, or other construction permit for undeveloped parcels in the project area, a habitat assessment shall be conducted for the parcel to determine whether the potential exists for special-status species to occur. If the habitat assessment identifies potentially suitable habitat for threatened and endangered species, focused surveys shall be conducted by a qualified biologist to determine their presence or absence.
If threatened and endangered species are observed/detected, project specific mitigation measures shall be developed to mitigate impacts on threatened and endangered species to below a level of significance. Specific measures shall include, but are not limited to:
• Early consultation with the wildlife agencies (i.e., USFWS, CDFG) for ESA- and CESA-listed species to ensure avoidance to the greatest extent feasible and appropriate "take" authorization.
• Provision of a qualified biological monitor on site during all earth disturbing activities to ensure avoidance of impacts on listed species. • The use of fencing or flagging to identify sensitive areas that support the listed species and to ensure that the areas are protected from direct and indirect impacts.
• Implementation of noise reduction measures (e.g., noise attenuation structures) within habitats occupied by listed avian species, and noise monitoring during the breeding season.
• Identification and transplantation of listed plant species populations in accordance with best practices.
• Avoidance of the breeding seasons for listed species such as:
o Arroyo toad-March 1 to September 30
o Least Bell's vireo-March 1 to September 30
o Willow flycatcher (all subspecies)-March 1 to September 30 o C
oastal California gnatcatcher-March 1 to September 30
If no threatened or endangered species are observed or detected during focused surveys, but potentially suitable habitat for nonthreatened and non-endangered plant or wildlife species is present, a site-specific determination shall be made as to whether the potential impacts are significant based on the degree of threat and the size of the population/ occupied habitat to be impacted. Focused surveys may be required in order to make a significance determination, depending on the species to be impacted and the size of the project. The measures
08/12/2025
PH1
50 of 246
38 P24-0139
described above shall be employed as appropriate.
M-B I-2: Bird Nest Avoidance. If construction activities occur between January 15 and September 15, a preconstruction survey (within seven days prior to construction activities) shall be conducted by a qualified biologist to determine if active nests are present within or adjacent to the area proposed for development in order to avoid the nesting activities of breeding birds/raptors. The results of the surveys shall be submitted to the City ( and made available to the Wildlife Agencies, upon request) prior to initiation of any construction activities.
If nesting activities within 200 feet of the proposed work area are not detected, construction activities may proceed. If nesting activities are confirmed, construction activities shall be delayed within an appropriate buffer (e.g., 300-feet) from the active nest until the young birds have fledged and left the nest or until the nest is no longer active as determined by a qualified biologist. The size of the appropriate buffer shall be determined by a qualified biologist based on field conditions. The results of all biological monitoring shall be submitted to the City ( and made available to the Wildlife Agencies, upon request). The Wildlife Agencies are available for consultation regarding nesting status and appropriate buffers. Also, at no time is take of California Full Protected species permitted (Fish and Game Code §3511).
M-B 1-3: Habitat Assessment/Biology Report. Prior to the initiation of future development projects within the project area, a habitat assessment shall be conducted when warranted in areas undisturbed by prior development to determine whether sensitive natural communities (including riparian vegetation) are present. If the habitat assessment identifies sensitive natural communities, a biological report shall be prepared to address impacts on sensitive natural communities resulting from the proposed future project. The report shall identify mitigation measures to reduce all significant impacts to below a level of significance. Mitigation measures shall include, as determined appropriate by a qualified biologist in consultation with the wildlife agencies:
• Early consultation with the wildlife agencies to ensure maximum avoidance of sensitive habitats, as feasible.
• Provision of a qualified biological monitor on site during all earth-disturbing activities to ensure avoidance of sensitive habitats.
• The use of fencing or flagging to identify and avoid sensitive areas and to ensure that the areas are protected from direct and indirect impacts. • Appropriate siting of staging areas within developed or disturbed areas, ensuring such areas are outside of existing sensitive habitats. • Avoidance of the avian breeding seasons if riparian or other sensitive habitat supports breeding birds, or other special-status species. • Provision of mitigation at a minimum of a 1:1 ratio to ensure no net loss of sensitive habitat. Consultation with the wildlife agencies or professional best practices may result in higher ratios.
M-B1-5: Avoidance and Minimization Measures for Continued Wildlife Movement. If the habitat assessment described in Mitigation Measure M-81-3 identifies that a 08/12/2025
PH1
51 of 246
39 P24-0139
specific development project will interfere substantially with wildlife movement or established wildlife corridors, avoidance and minimization measures shall be developed that ensure the continued movement of wildlife through a specific corridor or area. Measures shall be specific to each project and be determined by a qualified biologist during project design; however, the following minimization measures shall be incorporated where appropriate, as determined by a qualified biologist:
• Project design shall be sensitive to wildlife movement and, if a corridor is determined to be located on site, the project shall be designed to avoid segmentation of the corridor and the continued viability of the corridor. • Street lighting shall be designed such that it does not increase the overall ambient lighting and glare in the natural area. This may be accomplished by designing street lighting with internal baffles to direct the lighting towards the ground and so there is a zero side angle cut off to the horizon. • Potential noise, motion, and human intrusion impacts shall be minimized by incorporating setbacks, berms, or walls into the project design. Construction- related noise shall be mitigated consistent with the city's Noise Ordinances by limiting construction activities to daytime hours and requiring construction equipment to be equipped with mufflers.
• Plant species acceptable for the project's landscaping must not be considered an invasive species by the California Invasive Plant Council (http:/ /www.cal-ipc.org/ip/inventory /index.php).
• When culverts are included in a project design within areas known to be used as wildlife crossings, they shall be placed in locations suitable for use by wildlife and shall be sized and shaped such as to facilitate wildlife movement through the culvert.
M-CR-1a: Prior to the issuance of any construction permits, including but not limited to a grading permit, for any future development project proposed under the GP Update, the NAHC and local tribes shall be contacted and consulted by a Professional Archaeologist approved by the City. If the NAHC and/or local tribes indicate in a written response that the site of the proposed project many potentially contain Native American resources, a pedestrian survey (i.e., physical walk over) shall be conducted by a Professional Archaeologist and a local Native American monitor. Should the pedestrian survey identify Native American cultural resources, the Professional Archeologist shall, in consultation with the Native American monitor, make an immediate written evaluation of the significance and appropriate treatment of the resource, including any avoidance measures, additional testing and evaluation, or data recovery plan. In addition, the Professional Archaeologist, in consultation with the Native American monitor, shall also include in the written determination whether the potential presence of subsurface resources requires archaeological and/ or Native American monitoring during site grading or other ground disturbing activities. If construction monitoring is required, Mitigation Measure M-CR-1b shall be implemented.
M-C R-1b: Prior to the issuance of any grading and/ or excavation permit for any future development project within the GP Update area that has been identified as 08/12/2025
PH1
52 of 246
40 P24-0139
having the potential to contain subsurface cultural resources, the project applicant shall provide written evidence to the City Planner that the applicant has retained a City-approved Professional Archaeologist and Native American monitor, if appropriate, to observe grading and excavation activities for the presence of cultural materials. If any cultural materials are found, work in the area shall be halted so that the significance of the find can be evaluated. A significant discovery may require additional evaluation and mitigation; however, any such additional requirements would be site specific and would be determined at the time of discovery by the Professional Archaeologist and Native American monitor. A postconstruction monitoring report shall be prepared and submitted to the City Planner at the completion of grading and/or excavation activities.
M-C R-2: Paleontological Monitoring. Monitoring during construction grading or trenching shall be required for projects that would excavate to a depth often feet or more, or that propose a total cut amount of 1,000 cubic yards or more. Prior to the issuance of any grading and/ or excavation permit, the project applicant must provide written proof to the City Planner that a Professional Paleontologist has been retained to observe all earth-disturbing activities. All fossil materials recovered during mitigation monitoring shall be cleaned, identified, cataloged, and analyzed in accordance with standard professional practices. The results of the field work and laboratory analysis shall be submitted in a technical report and the entire collection transferred to an approved facility.
M-N-1: Construction Noise Reduction. Construction noise is unavoidable and could adversely affect nearby residents. However, the noise would be temporary and limited to the duration of the construction. The following measures shall be incorporated into project contract specifications to minimize construction noise impacts:
M-N-1a: Noise-Reducing Features. All noise-producing construction equipment and vehicles using internal combustion engines shall be equipped with mufflers; air-inlet silencers where appropriate; and any other shrouds, shields, or other noise reducing features in good operating condition that meet or exceed original factory specification. 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.
M-N-1b: Use of Electrical Equipment. Electrically powered equipment shall be used instead of pneumatic or internal combustion powered equipment, where feasible.
M-N-1c: Location of Equipment and Support Areas. Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise-sensitive receptors.
M-N-1d: Speed Limits. Construction site and access road speed limits shall be established and enforced during the construction period.
M-N-1e: Signal Limits. The use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. 08/12/2025
PH1
53 of 246
41 P24-0139
M-N-1f: Use of Audio Equipment. No project-related public address or music system shall be audible at any adjacent receptor.
M-N-1g: Resolution of Complaints. The onsite construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the owner shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
M-PS-2: VUSD Fees. All future projects under the GP Update would be required to pay statutory fees for public school services. Project applicants shall contact the VUSD to determine the current and appropriate statutory fee for each future project proposed in the project area.
08/12/2025
PH1
54 of 246
08/12/2025
PH1
55 of 246
08/12/2025
PH1
56 of 246
08/12/2025
PH1
57 of 246
08/12/2025
PH1
58 of 246
08/12/2025
PH1
59 of 246
08/12/2025
PH1
60 of 246
08/12/2025
PH1
61 of 246
08/12/2025
PH1
62 of 246
08/12/2025
PH1
63 of 246
08/12/2025
PH1
64 of 246
08/12/2025
PH1
65 of 246
08/12/2025
PH1
66 of 246
08/12/2025
PH1
67 of 246
08/12/2025
PH1
68 of 246
08/12/2025
PH1
69 of 246
08/12/2025
PH1
70 of 246
08/12/2025
PH1
71 of 246
08/12/2025
PH1
72 of 246
08/12/2025
PH1
73 of 246
08/12/2025
PH1
74 of 246
08/12/2025
PH1
75 of 246
08/12/2025
PH1
76 of 246
08/12/2025
PH1
77 of 246
08/12/2025
PH1
78 of 246
08/12/2025
PH1
79 of 246
08/12/2025
PH1
80 of 246
08/12/2025
PH1
81 of 246
08/12/2025
PH1
82 of 246
08/12/2025
PH1
83 of 246
08/12/2025
PH1
84 of 246
08/12/2025
PH1
85 of 246
08/12/2025
PH1
86 of 246
08/12/2025
PH1
87 of 246
08/12/2025
PH1
88 of 246
08/12/2025
PH1
89 of 246
08/12/2025
PH1
90 of 246
P24-0139 SR
1 PLANNING COMMISSION
STAFF REPORT
PUBLIC HEARING
JUNE 17, 2025
P24-0139
REQUEST: A request for approval of a Tentative Subdivision Map, a Site Development Plan, and a 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).
APPLICANT: California West Communities
RECOMMENDATION:
1. Adopt Resolution 2025- , approving a Tentative Subdivision Map, a Site Development Plan, and a 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) LOCATION: 1800 Monte Vista Drive
LAND AREA: Approximately 6.47 acres
KEY ISSUES: Does the project comply with the development standards of the E-1 Zone? Is the project consistent with the Vista General Plan 2030? Can the findings be made for the proposed 15183 Exemption from further environmental review under CEQA?
Monte Vista Dr
Giddings Ranch Rd
Valley Dr
08/12/2025
PH1
91 of 246
EXHIBIT 2
P24-0139 SR 2
I. SITE AND PROJECT DESCRIPTION
A. Site Description
The project site is a 6.47-acre rectangular-shaped parcel located at 1800 Monte Vista Drive, along the city’s eastern boundary with the County of San Diego. The property is situated on the north side of Monte Vista Drive, approximately 900 feet east of Valley Drive, between Monte Vista Elementary School to the west and the city’s eastern jurisdictional boundary to the west. The site is comprised of one parcel with Assessor’s Parcel Number 181-022-05-00. Prior development on the site included two single- family residences with surrounding accessory structures. The homes have been demolished. A remaining unpaved driveway provides access to the site from Monte Vista Drive.
The project site has a General Plan land use designation of Low Density Residential (LD) and is zoned as Estates Residential (E-1). The project site is at the eastern edge of the City, bordered by land to the north and east that is within unincorporated San Diego County but within the City sphere of influence. Land uses surrounding the site include single-family residential and vacant parcels to the north, single-family residential and agricultural uses to the east, single-family residential south, and Monte Vista Elementary School to the west (see Location Map, Exhibit #2)
B. Project Description
The project proposes a Tentative Subdivision Map and Site Development Plan to construct 19 single-family residences along with 16 attached accessory dwelling units on sixteen of the nineteen lots, including two very low-income housing units, utilizing a density bonus as permissible under the State Density Bonus Law, California Government Code Section 65915. The site would be divided into 19 lots for single-family homes. The 19 residential lots would range in size from 5,855 square feet (SF) to 50,685 SF. There are also two remaining lots that would contain a stormwater treatment vault and a private street to provide access to each of the proposed residences. Refer to Figure 3, Site Plan.
Each residential lot would contain a two-story, single-family residence with an enclosed two-car garage. Three variations are proposed for the home exteriors, consisting of Farmhouse, Transitional Spanish, and Spanish Ranch designs. Exterior design elements would include S-tile roofing, faux shutters on select windows, varied color schemes, enhanced siding in select locations, and decorative light fixtures. The residences would be approximately 30 feet in height or less. Three floor plans are proposed:
- 3 homes with 4 bedrooms (Plan 1) – 2,702 SF
- 8 homes with 4 bedrooms (Plan 2) plus ADU – 3,003 SF
- 8 homes with 4 bedrooms (Plan 3) plus ADU – 3,294 SF
A total of 4 off-street parking spaces are proposed for each home or essentially 2 enclosed garage spaces and 2 driveway spaces for guests for a total of 76 proposed parking spaces. Private on-street parking (14 spaces) 08/12/2025
PH1
92 of 246
P24-0139 SR
3 would also be provided. Each home would also be provided with perimeter fencing, such as a combination of vinyl and/or tubular steel fencing for added security and privacy where applicable. In terms of parking for the proposed 16 attached ADUs, Government Code section 66322, subsection (a)(3) prohibits a local agency from imposing parking standards for an ADU where the ADU is part of the proposed or existing primary residence or an accessory structure. In this case, the sixteen ADUs are attached to the proposed primary residences; therefore, subsection (a)(3) prohibits the City from applying parking standards to the ADUs.
As the project would provide two affordable housing units (15 percent of the base density) designated for very low-income households earning no more than 50 percent of the area median income for San Diego County, the project qualifies for a 50 percent density bonus and associated three (3) concessions and unlimited amount of waivers pursuant to the State Density Bonus Law and Vista Municipal Code Section 18.90. The 50 percent density bonus results in a total of 20 allowed units, but the project only proposes to build 19 units. Concessions for the project are requested to deviate from the E-1 zone standards for reduced side yard setbacks within the lots (5 feet instead of required 10 feet); minimum lot size to be 5,800 square feet where
0.5 acre is required per the E-1 zone; and removing the requirement to underground overhead utility lines along the project frontage.
The project also requests a waiver for the front setback requirement to be reduced to 40 feet from centerline of the street, where 50 feet from centerline of the street is required per the E-1 zone. Under the State Density Bonus Law, waivers of any development standards must be granted that otherwise would physically preclude the project from being constructed as proposed.
On-site circulation would be provided via a private street from Monte Vista Drive to each of the proposed residential driveways. Off-site circulation improvements would consist of the construction of half-width improvements of Monte Vista Drive to a 2-Lane Light Collector along the project frontage.
The General Plan plans for this segment of Monte Vista Drive to be improved to a 2-Lane Light Collector, which is typically a 2-lane roadway with a 60-foot right-of-way, including a curb-to-curb width of 40 feet and a minimum eight- foot shoulder to serve as a parking lane, bicycle lane, or shoulder.
Development of the proposed project would include the construction of utility connections and drainage improvements. Water and sewer main connections would be made in Monte Vista Drive and pipelines would be constructed within the private street to connect to each residence. A stormwater treatment vault would be constructed at the southwest corner of the site and would outlet to a storm drain traversing the south and southeast edges of the project site. Landscaping would be provided throughout the site and would consist of a combination of ornamental and native evergreen and deciduous trees, shrubs, vines, and perennials.
C. Zoning / Existing Land Use
08/12/2025
PH1
93 of 246
P24-0139 SR
4 Subject property: E-1 Estates Zone / vacant land
Surrounding properties:
North: RS Single Family Residential (County of San Diego) / Single-family residences & vacant land
East: Rural Residential (County of San Diego) / Single-family residences & agriculture
South: E-1 Estates Zone / Single-family residences
West: C-A (Civic Activity) & Open Space / Monte Vista
Elementary School & vacant land
D. General Plan Land Use Designation
Subject property: LD – Low Density Residential
Surrounding property:
North: RR – Rural Residential
East: RR – Rural Residential
South: LD – Low Density Residential
West: CA – Civic Activity & OS – Open Space
E. Environmental Review
HELIX Environmental Planning completed a comprehensive environmental evaluation for the project as documented in the Monte Vista Residential CEQA Guidelines Section 15183 Environmental Review Checklist (April 2025, see Exhibit 3). This analysis concluded that the proposed project is consistent with the analysis performed for the General Plan in the PEIR (SCH No. 2009121028). As determined by the analysis, “The PEIR adequately anticipated and described the impacts of the project, identified mitigation measures to reduce potential impacts to the extent feasible, and the project would implement these mitigation measures as applicable.” The analysis further concluded that the project qualifies for an exemption from additional environmental review and that all the required findings can be made in accordance with CEQA Guidelines Section 15183. The 15183 Checklist is included with this report as Exhibit 3. The technical reports accompanying the 15183 Checklist include: 1800 Monte Vista Drive Focused Local Transportation Assessment by CR Associates (2024); Geotechnical Report by GEOCON Inc. (2024); Air Quality and Greenhouse Gas Emissions Assessment by HELIX (2024); Biological Resources Letter Report by HELIX (2024); Cultural Resources Study by HELIX (2024); Noise Technical Report by HELIX (2024); these reports are included in the project records on file with the Planning Division.
II. ANALYSIS
A. General Plan Conformance
The project site is designated Low Density Residential (LD) in the Land Use and Community Identity (LUCI) Element of the General Plan, which allows residential development at a density of two dwelling units per acre. Since the project proposes to construct 19 homes on a 6.47-acre site, which would result in a density of 2.93 dwelling units per acre, the proposed density with 08/12/2025
PH1
94 of 246
P24-0139 SR
5 application of the State Density Bonus law would be consistent with the LD designation of the Vista General Plan.
B. Zoning Conformance
The property is zoned E-1 Estates Residential Zone which allows for two dwelling units per acre, minimum lot size one-half acre. As detailed under the General Plan Conformance section of this report, the project proposes a density of 2.93 dwelling units per acre, which would exceed the maximum density allowed by the E-1 Zone at 2 du/ac. However, the project is utilizing State Density Bonus Law and SB330 (SB 330 requires the City to waive objective standards if their application to the project would prevent development of the allowable maximum density on the site). Therefore, the project is deemed to comply with the allowable density.
The E-1 Zone stipulates a maximum building height of 35 feet. The project proposes building heights of approximately 30 feet in height or less, therefore, the project complies with the maximum allowable building height.
The zoning requires a 50-foot front setback from the centerline of the private street, and the proposed building layout has been designed to provide 40 feet from centerline of the street. This reduction in front setback is being addressed as a waiver under the State Density Bonus law as previously mentioned in this staff report. The project requires a minimum 15-foot setback from rear property lines. The project meets this requirement. The project requires 10-foot side-yard setbacks under the E-1 zone where 5 feet is being provided; this has been addressed as a concession under the State Density Bonus law as previously addressed in this report. Each home in the project would comply with the off‐street parking standards of 2 garage parking spaces plus 2 guest parking stalls for each home on the driveway.
For project landscaping, areas not occupied by structures, driveways, parking areas and pedestrian walkways shall have landscaping in the form of street trees, landscaped parkways, and slope erosion control planting as shown in Exhibit B. The conceptual landscape plan is designed to comply with the City’s Landscape Manual, and landscape construction drawings are required to be submitted for plan check in conjunction with grading plan submittal. The overall landscaping of the project would consist of a variety of native and non-native evergreen and deciduous trees and shrubs that would provide shade, ornamental accents, slope stabilization, and integration of the development into the existing surrounding landscape. Non-native vines would be used for freestanding and any plantable walls where applicable.
Non-native and native shrubs would be used on slopes, and primarily native plants would be used for the biofiltration basins. Plant selection is based on the Water Efficient Landscaping ordinance in the City’s Development Code, Chapter 18.56. All of the proposed plant species would require low or moderate water use and would be fairly drought tolerant, with the exception of the turf areas which would require high water use.
C. Land Use Compatibility
The proposed project is comprised of 19 homes with associated onsite and 08/12/2025
PH1
95 of 246
P24-0139 SR
6 offsite improvements. The project site is adjacent to the Monte Vista Elementary school and predominantly surrounded by existing residential development. The project would be developed with a density of approximately 2.93 units per acre.
The project provides sufficient open space and includes new landscaping which will help integrate the project within the existing residential character of nearby neighborhoods. The project would not disrupt or divide the physical arrangement of the community, and the proposed architectural design will be compatible with the character of the surrounding area. Additionally, the project would construct a new sidewalk, curb, and gutter within the private street. The overall aesthetic improvement of the project would benefit the surrounding area, and the proposed project would be compatible with adjacent land uses.
D. Public Service Availability
All necessary services are available to the site.
E. Traffic Impacts
As concluded in the project’s traffic analysis (CR Associates – 2024), the Project Driveway & Monte Vista Drive intersection would operate at acceptable Level of Service (LOS) under Existing with (plus) Project Conditions. Since both the roadway and intersection operate at an acceptable LOS, the Project would not have a detrimental effect on the transportation network. Based on trip generation estimates provided in the analysis, the proposed project would generate approximately 190 additional daily trips (ADT). Based on the City’s TIA Guidelines a Vehicle Motor Trip (VMT) analysis is not required when a project would generate less than 1,000 ADT and VMT impacts are considered less than significant. Therefore, because the project would generate less than 1,000 ADT, the project would not result in significant effects as a result of project VMT. Additionally, although the project driveway currently does not meet the required corner sight distance due to existing vegetation obstructing the driver's view to the east, it is expected that with site grading and development, which will remove the existing vegetation, the corner sight distance will be improved to meet the required standards.
F. Public Policy Consideration:
1. The Land Use and Community Identity (LUCI) Element of the General Plan identifies specific goals intended to protect community character, provide for quality design, and to provide a variety of housing types that will provide for the diverse needs of the City’s residents. The proposed project fulfills these goals by contributing to the range of housing types within the City’s overall housing supply that will support a variety of income and age groups. Also, the proposed homes are designed with sufficient architectural quality which will contribute to the community character in that vicinity, while ensuring compatibility to existing development surrounding and nearby the project site.
08/12/2025
PH1
96 of 246
P24-0139 SR
7 The project is consistent with the Objective Design Standards because the architecture provides a sufficient level of design, and amenities provided are well designed for the benefit of the residents within this project.
2. Zoning Conformance: the Development Code identifies the requirements for permitted uses; building heights; setbacks; lot coverage; and utilities under the E-1 Zone designation. As discussed in the above Zoning Conformance section of this report, the proposed project would be consistent with the zoning designation of E-1, as applicable, excepting the three concessions and waiver allowed under the State Density Bonus law.
F. SB 330 Housing Crisis Act
The project applicant submitted the entitlement application for this project with a Preliminary Application under Senate Bill 330 (SB 330) (Skinner).
Projects that are submitted under Senate Bill 330 are exempt from any changes in the Development Code as of their submittal date. SB 330 prohibits local agencies from denying projects that comply with all objective standards, or conditioning such projects in a manner that reduces their density, unless the agency makes written findings supported by a preponderance of the evidence that project would (i) have a specific, adverse impact upon the public health or safety or violate specific state or federal law; and (ii) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project or imposition of a condition that reduces its density.
III. REQUIRED FINDINGS
The draft findings for approval of the Tentative Subdivision Map and Site Development Plan are included in the attached Resolution (Exhibit 1). The required discretionary approvals are:
• Tentative Subdivision Map: Per Chapter 17.12 in the Vista Development Code, this map is required for the division and development of the 19 proposed single- family residences on the subject property.
• Site Development Plan: Per Chapter 18.64 in the Vista Development Code, this plan is required for determining project consistency with the City’s General Plan 2030, Zoning Code, development standards, design guidelines, etc.
IV. CONCLUSION AND RECOMMENDATION:
As conditioned, the proposed project would be consistent with the General Plan land use designation (low density or LD at 2 du/ac), and would meet the applicable development standards of the E-1 Estates Zone with the exceptions to the development standards outlined above in this report and as allowed under the State Density Bonus law. Therefore, staff recommends approval of the attached resolution to grant the proposed Tentative Subdivision Map and Site Development Plan to construct 19 single-family dwelling units (including 16 attached ADUs) and associated site improvements on a 6.47-acre site located at 1800 Monte Vista Drive.
08/12/2025
PH1
97 of 246
P24-0139 SR 8
Respectfully submitted,
Chris Winters
Senior Planner
EXHIBITS:
1. Resolution 2025- , approving a Tentative Subdivision Map, a Site Development Plan, and a 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) with Exhibits A and B.
A. Conditions of Approval
B. Project Plans
2. Location Map
3. Section 15183 Environmental Review Checklist
4. MMRP – Monte Vista Residential
5. Public Comments
6. Full size plans – limited distribution
08/12/2025
PH1
98 of 246
DRAFT MINUTES
COMMISSIONERS
Chair Lisa De Jesus, Vice Chair Bill Martin
Beth Hastings, Maria Jolliff, Clay McCarthy,
Darcy Thompson, Charles Grimm
200 Civic Center Drive, Vista, CA 92084 | 760-639-6100 | vista.gov
PLANNING COMMISSION
REGULAR MEETING MINUTES
June 17, 2025
The June 17, 2025, Regular Meeting of the Planning Commission was called to order by Chair De Jesus at 6:01 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Grimm led the Pledge of Allegiance
COMMISSION MEMBERS PRESENT:
Chair Lisa De Jesus, Vice Chair Bill Martin, Commissioners (“Cmnrs.”) Charles Grimm, Maria Jolliff, Darcy Thompson, Clay McCarthy
COMMISSION MEMBERS ABSENT:
Cmnr. Beth Hastings, Student Cmnrs. Stella Liberman and Sara Basso STAFF PRESENT:
Director of Community Development Joe Vacca
Assistant Director of Community Development Patsy Chow
City Planner Michael Ressler
Senior Planner Christopher Winters
Junior Planner Daisy Diep
Assistant City Attorney Allegra Frost
Senior Office Specialist John Torres
APPROVAL OF MINUTES:
Vice Chair Martin motioned to approve the minutes of April 15, 2025. Second by Cmnr.
Grimm
MOTION TO APPROVE CARRIED: 5-0-1 (Cmnr. Hastings absent, Cmnr. McCarthy abstained)
AGENDA CHANGES:
None.
ORAL COMMUNICATIONS:
None.
08/12/2025
PH1
99 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
PUBLIC HEARING ITEMS:
PH1 - P24-0139 – Monte Vista Residential – California West Communities The project applicant, California West Communities, is requesting approval of a Tentative Subdivision Map, a Site Development Plan, and a 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.
RECOMMENDATION:
1. Adopt Resolution 2025-09, recommending approval of a Tentative Subdivision Map, a Site Development Plan, and a 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).
Senior Planner Chris Winters provided the staff presentation.
Planning Commission questions:
• What is the difference between the Program EIR (PEIR) and Project Analysis? • Are the proposed lots smaller than required by the E-1 zone due to concessions granted by the State?
• Does the air quality study cover construction as well as future residents? What is a failing intersection?
• Why not have the HOA maintain the open space? Why is it not given its own lot designation?
• Could a higher density project have been proposed?
• Are the accessory units proposed as ADUs or JADUs?
Applicant provided a presentation to the Commission.
Applicant and Staff provided responses to the above questions from the Commission.
Chair De Jesus opened the meeting for public comments.
SPEAKERS:
• The following speakers were opposed to the project:
Oscar Vass Kristen Gulli Keith Andrew Deborah Brandt Nicolette Dante Penny Harrington Steve Harrington Scott Martin Jennifer Benitez Cynthia Skultety Scott Harrison
• The following speakers were in favor of the project:
Jacob Aldridge Rachel Beld
Chair De Jesus closed the public hearing.
08/12/2025
PH1
100 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
Planning Commission discussion:
• Did the applicant find any failing intersections in the vicinity of the project site? o The roadway and intersection of the proposed project operate at level service B, which is considered an acceptable level of service. The study found that this project did not worsen the existing intersection. o Applicant met with Principal and Assistant Principal to discuss the impact of the proposed project on the adjacent Monte Vista Elementary. Widening of the roadway, speed limit signage, and striping have been suggested to mitigate safety concerns.
• Once the street improvements are complete on Monte Vista Drive, will parking be allowed for school or residential traffic?
o The roadway section will not have street parking. Upon full development, Monte Vista Drive would have a bicycle lane.
• Comments on SB330 and State ADU law limiting Planning Commission discretion. • Can a condition be imposed requiring the HOA to ensure garages remain open and available for parking?
o State ADU law would override this condition as the garages could be converted to ADUs in the future.
• How many on-street parking spaces will be available inside the development? o Between 14-18 spaces depending on car size.
• Is this project exempt from CEQA? How was this determined? o Yes, the project conducted a CEQA checklist analysis. • Can the roadway handle additional capacity?
o A level service of B allows for additional capacity. The City Traffic Engineer confirmed to staff that the project would have a negligible impact on traffic operations and that the project would provide an improved line of sight. • Comments regarding State laws and their contribution to “urban sprawl.”
CMNR. GRIMM MOTIONS TO ADOPT RESOLUTION 2025-09, SECONDED BY VICE
CHAIR MARTIN
ADOPTED RESOLUTION 2025-09, RECOMMENDING APPROVAL
OF A TENTATIVE SUBDIVISION MAP, A SITE DEVELOPMENT
PLAN, AND A 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).
MOTION TO APPROVE CARRIED: Vote 5-1 (Cmnr. Jolliff opposed, Cmnr. Hastings absent)
Chair De Jesus called for recess at 7:30PM.
Chair De Jesus called the meeting to order at 7:38PM.
08/12/2025
PH1
101 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
PH2 - P24-0311 – Caritas Village – Caritas Corporation
The project applicant, Caritas Corporation, is requesting approval of a Site Development Plan to construct a 100% affordable housing development consisting of 24 apartment homes on a
1.07 acre site located at 220 Camino Corto (APN 163-300-08-00). The project is exempt from environmental review under the California Environmental Quality Act (CEQA) in accordance with Section 15332 – In Fill Development Projects. The proposed project meets the following five in-fill conditions of Class 32 exemptions: (a) it would be consistent with the applicable designations and policies of the City’s General Plan and Zoning Ordinance; (b) it would be developed within City limits on a site no more than five acres that is substantially surrounded by urban uses; (c) the project site does not contain any habitat for endangered, rare or threatened species; (d) approval of the project would not result in significant effects related to traffic, noise, air quality, or water quality; and (e) the site can be adequately served by all required public utilities and services.
RECOMMENDATION:
1. Adopt Resolution 2025-10, recommending approval of a Site Development Plan to construct a 100% affordable housing development consisting of 24 apartment homes on a 1.07 acre site located at 220 Camino Corto (APN 163-300-08-00).
Senior Planner Chris Winters provided the staff presentation.
Applicant provided a presentation to the Commission.
Planning Commission questions and discussion:
• Is the parcel part of the mobile home park or separate? Would they be required to submit a parcel map if they wanted to sell the project? • Appreciation of the solar and EV charging, as well as shared community space.
Chair De Jesus opened the meeting for public comments.
SPEAKERS:
• The following speakers were in favor of the project:
Jacob Aldridge
• The following speakers were opposed to the project:
Virginia Roberts Jim Noble
Chair De Jesus closed the public hearing.
Planning Commission discussion:
• Appreciation of the public input to the project despite State laws limiting discretion. • Can the applicant add a variation in roof height on the rear elevation? o A condition of approval will be added to modify the architectural elements. • Are there any requirements to add a barrier between the development and the adjacent single-family residence?
08/12/2025
PH1
102 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
o There is no City-imposed requirement, but the applicant has proposed a vinyl fence as a separation.
• Appreciation of the 100% affordability, provided parking, and street improvements. • Will there be a sidewalk?
o Yes, as well as a short retaining wall and landscaping on the street frontage.
CMNR. GRIMM MOTIONS TO ADOPT RESOLUTION 2025-10 WITH A CONDITION
TO MODIFY THE ARCHITECTURAL ELEMENTS OF THE EAST (REAR) ELEVATION,
SECONDED BY VICE CHAIR MARTIN
ADOPTED RESOLUTION 2025-10, RECOMMENDING APPROVAL
OF A SITE DEVELOPMENT PLAN TO CONSTRUCT A 100%
AFFORDABLE HOUSING DEVELOPMENT CONSISTING OF 24
APARTMENT HOMES ON A 1.07 ACRE SITE LOCATED AT 220
CAMINO CORTO (APN 163-300-08-00).
MOTION TO APPROVE CARRIED: Vote 6-0 (Cmnr. Hastings absent)
Chair De Jesus called for recess at 8:17PM
Chair De Jesus called the meeting to order at 8:19PM
EARLY DESIGN REVIEWS:
EDR 1 – P24-0053 – Cassera – Ambient Communities
Early Design Review of a preliminary proposal to develop a multi-family residential project consisting of 141 apartment units, inclusive of 22 affordable units, and a ground floor parking garage on a 2.38-acre site located on the north side of S. Santa Fe Avenue, between Postal Way and Monte Vista Drive, addressed as 1070 S. Santa Fe Avenue (APN 180-310-15-00).
The project proposes a single five-story building with both covered and uncovered parking facilities, private and common recreation areas, landscaping, and associated site improvements.
Junior Planner Daisy Diep provided the staff presentation.
Applicant provided a presentation to the Commission.
Planning Commission discussion:
• A request for the trees to be placed on the street side, in between the building and the cars.
• Appreciation of the design, the affordability, and the parking on the street level as a buffer between the front of the building and Santa Fe Avenue. • Appreciation of the mix of floorplans and sizing of available units. • Concerns with the height of the building, cantilevering, and setbacks. • Request to consider mixed-use for the project.
08/12/2025
PH1
103 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
SPEAKERS
• The following speaker was in favor of the project:
Jacob Aldridge
NO VOTE IS REQUIRED ON THIS ITEM
EDR 2 – P25-0095 – Pepper Tree Mixed-Use Development – Vista Pepper Tree Owner, LLC
Early Design Review for a proposed Site Development Plan to demolish four existing commercial buildings and construct a mixed-use development consisting of 109 apartment units and two retail commercial spaces on an approximately 1.3-acre site located at 270 S.
Santa Fe Avenue (APNs 175-303-01,02,08,09, and 10). The proposed building would be five stories in height including ground level parking. The plan also includes common open space and associated site improvements.
City Planner Michael Ressler provided the staff presentation.
Applicant and Property Owner provided a presentation to the Planning Commission.
SPEAKERS
• The following speakers were in favor of the project:
Jacob Aldridge Rachel Beld Lauren Fehlhaber
• The following speakers were in opposition to the project:
Karl Philip Miethke Helen Wade Heidi Hiht Dorri Quiroz • The following speakers were neutral to the project:
Maricela Bowman Beas
Planning Commission discussion:
• Appreciation of the mixed-use designation, art, wishing well, common open space, and creek walk.
• Will the flower shop be included in the future project? o If current tenants are available upon completion, they are welcome to stay in the project.
• A request for more parking, sound attenuation, design variation of the back of the building, kitchen design changes, and more one or two-bedroom units. • Has there been a historic resources study on the Peppertree Frosty site? o There has been a preliminary study and based on the modifications made to the buildings the historic significance has gone away and there is nothing to preserve.
NO VOTE IS REQUIRED ON THIS ITEM
REPORTS/COMMENTS FROM COMMISSION MEMBERS
• None
08/12/2025
PH1
104 of 246
DRAFT MINUTES
Planning Commission - Minutes
June 17, 2025
ASSISTANT DIRECTOR OF COMMUNITY DEVELOPMENT PATSY CHOW
• No meetings in the month of July.
• A reminder of SB 1439 – Levine Act disclosures as part of planning applications moving forward.
ADJOURNMENT:
Chair De Jesus adjourned the meeting at 10:05 p.m.
SECRETARY
08/12/2025
PH1
105 of 246
Monte Vista Residential
CEQA Guidelines Section 15183
Environmental Review Checklist
April 2025 | 02951.00042.001
Prepared for:
California West Communities
5927 Priestly Drive, Suite 110
Carlsbad, CA 92008
Prepared by:
HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
08/12/2025
PH1
106 of 246EXHIBIT 3
This page intentionally left blank
08/12/2025
PH1
107 of 246
i
TABLE OF CONTENTS
Section Page
1.0 INTRODUCTION ..................................................................................................................... 1
1.1 CEQA Guidelines Section 15183 ......................................................................................... 1
1.2 General Plan PEIR Background............................................................................................ 1
2.0 PROJECT DESCRIPTION ........................................................................................................... 2
2.1 Project Location .................................................................................................................. 2
2.2 Project Components ........................................................................................................... 2
3.0 SUMMARY OF FINDINGS ........................................................................................................ 5
4.0 SECTION 15183 EXEMPTION CHECKLIST .................................................................................. 8
4.1 Aesthetics ............................................................................................................................ 9
4.2 Agricultural Resources ...................................................................................................... 12
4.3 Air Quality ......................................................................................................................... 14
4.4 Biological Resources ......................................................................................................... 20
4.5 Climate Change ................................................................................................................. 29
4.6 Cultural Resources ............................................................................................................ 31
4.7 Geology and Soils .............................................................................................................. 35
4.8 Hazards and Hazardous Materials .................................................................................... 39
4.9 Hydrology and Water Quality ........................................................................................... 44
4.10 Land Use, Population, and Housing .................................................................................. 51
4.11 Mineral Resources ............................................................................................................ 56
4.12 Noise and Vibration .......................................................................................................... 57
4.13 Public Services and Recreation ......................................................................................... 62
4.14 Transportation and Circulation ......................................................................................... 69
4.15 Utilities .............................................................................................................................. 73
5.0 REFERENCES ........................................................................................................................ 79
08/12/2025
PH1
108 of 246
ii
TABLE OF CONTENTS (cont.)
LIST OF FIGURES
No. Title Follows Page
1 Regional Location ............................................................................................................................. 2 2 Aerial Photograph ............................................................................................................................ 2 3 Site Plan ........................................................................................................................................... 2 4 Sensitive Vegetation Communities ................................................................................................ 22
LIST OF TABLES
No. Title Follows Page
1 Maximum Daily Construction Emissions ........................................................................................ 16 2 Maximum Daily Operational Emissions ......................................................................................... 16
08/12/2025
PH1
109 of 246
iii
ACRONYMS AND ABBREVIATIONS
AB Assembly Bill
ADT average daily trips
ALUCP Airport Land Use Compatibility Plan
BMPs best management practices
BPO Biological Preserve Overlay
BSD Buena Sanitation District
CalEEMod California Emissions Estimator Model
CAL FIRE California Department of Forestry and Fire Protection CAP Climate Action Plan
CBC California Building Code
CEQA California Environmental Quality Act
CFC California Fire Code
City City of Vista
CNEL Community Noise Equivalent Level
County County of San Diego
CO2e carbon dioxide equivalent
CRHR California Register of Historical Resources
dBA A-weighted decibel
DTSC California Department of Toxic Substances Control
EIR Environmental Impact Report
E-1 Estates Residential
FEMA Federal Emergency Management Agency
FMMP Farmland Mapping and Monitoring Program
FPA Focused Planning Area
FTA Federal Transit Administration
General Plan City of Vista General Plan 2030
GHG greenhouse gas
HMP Hazard Mitigation Plan
HVAC heating, ventilation, and air conditioning
LD Low Density Residential
LOS level of service
LTS less than significant
LTSM less than significant with mitigation
08/12/2025
PH1
110 of 246
iv
ACRONYMS AND ABBREVIATIONS (cont.)
MHCP Multiple Habitat Conservation Program
MRZ mineral resource zone
MS4 Permit municipal separate storm sewer system permit MT metric tons
NAHC Native American Heritage Commission
NI no impact
NPDES National Pollutant Discharge Elimination System
NRHP National Register of Historic Places
OA Opportunity Areas
PEIR Program Environmental Impact Report
PPV peak particle velocity
RAQS Regional Air Quality Strategy
RTP SANDAG 2050 Regional Transportation Plan
SANDAG San Diego Association of Governments
SCH State Clearinghouse
SDAPCD San Diego County Air Pollution Control District
SDG&E San Diego Gas and Electric
SF square foot
SIP State Implementation Plan
SR State Route
SU significant and unavoidable
SUSMP Standard Urban Stormwater Mitigation Plan
SWPPP Stormwater Pollution and Prevention Plan
TAC toxic air contaminant
TCA Traditionally Culturally Affiliated
VFD Vista Fire Department
VHFHSZ Very High Fire Hazard Severity Zone
VID Vista Irrigation District
VMT vehicle miles traveled
VUSD Vista Unified School District
WSA Water Service Agreement
08/12/2025
PH1
111 of 246
Monte Vista Residential Project | April 2025
1 1.0 INTRODUCTION
This report provides the environmental review for the Monte Vista Project (project) in accordance with the California Environmental Quality Act (CEQA). The project proposes residential development in the City of Vista (City) consistent with the planned land use for the site in the City General Plan. The environmental effects of development under the City General Plan were previously considered in a certified Environmental Impact Report (EIR). As such, the following evaluation was performed to determine if the conditions specified in CEQA Guidelines Section 15183 would require the preparation of additional CEQA review for the proposed project. The checklist contained in Section 4 of this document demonstrates that the project is exempt from further environmental review in accordance with CEQA Guidelines Section 15183.
1.1 CEQA GUIDELINES SECTION 15183
California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. CEQA Guidelines Section 15183(b) specifies that examination of environmental effects for a project consistent with the development density established in the existing zoning, community plan, or general plan shall be limited to those effects that:
(1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
(3) Are potentially significant off-site impacts and cumulative impacts, which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or (4) Are previously identified significant effects which, as a result of substantial new information, that was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
CEQA Guidelines Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely based on that impact.
1.2 GENERAL PLAN PEIR BACKGROUND
The Vista General Plan 2030 (General Plan) was adopted in 2012 and includes a land use plan for the City. Potential environmental effects of development consistent with this land use plan, including circulation features and other public facilities, to serve projected population growth were disclosed in the Vista General Plan 2030 Update Program EIR (herein referred to as “the PEIR”) (City 2012; State Clearinghouse [SCH] No. 2009121028). The PEIR provided the public and responsible trustee agencies with information about the probable environmental effects of the adoption and implementation of the comprehensive update for the General Plan. In addition, the PEIR identified General Plan policies and 08/12/2025
PH1
112 of 246
Monte Vista Residential Project | April 2025
2 implementation programs that would reduce those potential effects as well as any additional mitigation measures necessary to minimize significant impacts to the environment. The City adopted the General Plan and certified associated PEIR on February 28, 2012.
The General Plan’s Housing Element 2021-2029 was amended and adopted by the Vista City Council on June 28, 2022, in compliance with state law (City 2022a; City 2022b). The updated Housing Element addresses Citywide development standards and changes in state law that facilitate housing development, including the State Density Bonus Law. No significant environmental impacts were identified as resulting from the updated Housing Element (City 2021).
The PEIR, including the Draft PEIR, Final PEIR, and all associated appendices, is hereby incorporated by reference. The PEIR is available at: https://www.cityofvista.com/departments/community- development/permits-forms/vista-general-plan-2030.
2.0 PROJECT DESCRIPTION
2.1 PROJECT LOCATION
The project is proposed on a 6.47-acre site at 1800 Monte Vista Drive in the City of Vista in the northern portion of the County of San Diego (County). The site is comprised of one parcel with Assessor’s Parcel Number 181-022-05-00. Existing development on the site includes two vacant, single-family residences with surrounding accessory structures. Since the preparation of this document and project technical studies began, the homes were demolished. The residences were not rental units and were not subject to a rent restriction or occupied by lower or very low-income houses in the previous five years. A remaining unpaved driveway provided access to the residences from Monte Vista Drive.
The project site has a General Plan land use designation of Low Density Residential (LD) and is zoned as Estates Residential (E-1). The project site is at the eastern edge of the City, bordered by land to the north and east that is within unincorporated San Diego County but within the City sphere of influence.
Land uses surrounding the site include single-family residential to the north, east, and south; Monte Vista Elementary School to the west; and open space to the north. Refer to Figure 1, Regional Location, and Figure 2, Aerial Photograph.
2.2 PROJECT COMPONENTS
The project proposes a Site Development Plan and a Tentative Subdivision Map to construct 19 single- family residences, including two very low-income housing units, using a density bonus. The existing residences on the site have been demolished, and the site would be divided into 21 lots. The 19 residential lots would range in size from 5,855 square feet (SF) to 50,685 SF. The two remaining lots would contain a stormwater treatment vault and a private street to provide access to each of the proposed residences. Refer to Figure 3, Site Plan.
Each residential lot would contain a single-family residence with an enclosed two-car garage. The proposed building designs would feature a variety of elevational treatments, including offsets, decks, trellises, and rooflines, to provide both vertical and horizontal interest. The buildings would be constructed as typical Type IV structures, and the buildings would not exceed 32 feet in height. 08/12/2025
PH1
113 of 246
!
!
!
!
! !
!
!
! !
!
! ! !
! !
!
!
! !
!
!
! !
! ! !
! ! !
!
!
!
!
!
!
!!
!!
!!
!
!
!
!
!
!
!!
!
!
!
!
!
!
!
!
!
!
!!
!
!
!
!
!
!
!
!
!
!
!!
!!
!!
!!!!
!
!
!!
!!
!!
!!
!!!!
! !
! !
!
!
!
!
! ! ! !
!
!
! ! !
!
! !
!
!
!
!
!
!
!
!
! !
! !
! !
!
!
!
!
!
!
!
!
! !
! !
! !
!
!
! !
! !
!
!
!
!
!
!
! !
!
!
!
!
! ! ! !
! !
! !
!
!
!!
! ! !
!
! !
!
!
! !
!
!
! ! !
! !
!
! ! !
! !
!
!
! !
!
!
!
!
!!
!!!!
!!
!!
!
!
!!
!
!
!!
!
!
!
!
!
!!!
!
! ! !
! !
!!
!!
!
!
!!
!
!
!!
!
!
!!
!!
!!
!!
!
!
!!
!!
!
!
!
!
!
!
!
!
!
!
!
!
! !
! ! ! !
!
!
! !
! !
!
!!!
!
!
!!
!
! !
!
! ! ! ! ! !
!
!
!!!!!
!
!
!
!
!
!
!
! !
! !
! !
! ! !
!
! ! !
!
!
!
! !
!
!
! !
! !
! ! ! !
!
!
!
!
!
! !
!
!
! !
! !
!
!
! ! ! !
! !
! !
! !
! ! !
! ! ! !
! !
! !
! !
! !
!
!
!
!
!
!
!
!
!
!
!
!
!
! ! !
! !
! !
! !
! !
!
!
!
!
!
!
!
!
! ! ! ! ! !
! !
! !
! !
! !
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!
!
!!
!
!
!
!
!
!!
!!
!!
!!
!!
!!
!
!
! ! ! !
!
!
! !
!
!
! !
! !
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!!
!
!
!
!
! !
!
!
!
!
! !
!!
!
!
! !
!
! ! ! ! !
!
!
!
!
!!!!
!
!
!
! !
! !
! !
!
! ! !
!
!
! !
! !
!
!
!
!
! !
! !
!
!
!
!
!
!
!!!!
!!
!
!
!
!
!!
!
!
!
!
!
! !
!
!
!
!
! !
! !
!!
!!
!
!
!!!!!!!!
!!!
!
!
!
!!
!!
!
!
!
!
!!
!!
!!!
!
!!
!
!
!!
!
!
!
!!
!
!!
!
!
!
!
!
!
!!
!!
!!
!!
!
!
!
!
!!
!
!
!!
!
!
!
!
!
!
!!!!
!!!!!!
! ! ! ! ! !
!
!
! !
!
!
! !
!
!
! !
! !
! !
!
!
!
!
WÊ
!"^$
!"^$
!"^$
!"^$
WÌ
WÌ
!"_$
!"_$
!"a$
!"a$
!"a$
?n
?p
?p
?t
?¦
?¦
?³
?¸
?¸
?¸
?¹
?¹
?Ë
?Ë
Aä
Aä
Ag
%&s(
%&s(
Aò
POWAY
OCEANSIDE
CARLSBAD
VISTA
ESCONDIDO
OTAY
CHULA VISTA
SANTEE
SAN
MARCOS
ENCINITAS
EL CAJON
LA MESA
CORONADO NATIONAL
CITY
IMPERIAL
BEACH
LEMON
GROVE
SOLANA
BEACH
DEL MAR
SAN
DIEGO
CAMP PENDLETON
Lake
San Marcos
Lake
Hodges
Lake Wohlford
Lake Ramona
Lake Poway
Miramar Reservoir
San Vicente
Reservoir
Lake
Murray
Sweetwater
Reservoir
Lake
Jennings
Otay
Reservoir
Pacific
Ocean
San D
iego B
ay
Santee
Lakes
Sutherland
Reservoir
Lake Henshaw
El Capitan Reservoir
Loveland Reservoir
Vail Lake
O'Neill Lake
Barrett Lake
TIJUANA
UNITED STATES
MEXICO
DULZURA
JULIAN
RAMONA
WARNER
SPRINGS
RIVERSIDE
COUNTY
ORANGE
COUNTY
SAN DIEGO
COUNTY
ALPINE
LA
JOLLA
?¹
FALLBROOK
Project Site
Figure 1
Regional Location
I:\PROJECTS\C\CAWestCommunities_02951\00038_MonteVistaDr\Map\15183Consistency\15183Consistency.aprx 02951.00039.0019/13/2024 -DY Source: Base Map Layers (SanGIS, 2016)
K
Monte Vista Residential Project
0 8 Miles
08/12/2025
PH1
114 of 246
Monte Vista Dr
Val
ley
Dr
Range View Rd Tres Ninos Cte
El Cruero Ct
Giddings Ranch Rd
Figure 2
Aerial Photograph
I:\PROJECTS\C\CAWestCommunities_02951\00038_MonteVistaDr\Map\15183Consistency\15183Consistency.aprx 02951.00039.0019/13/2024 -DY Source: Aerial (SanGIS, 2023)
K
Monte Vista Residential Project
0 200 F eet
Project Site
City/County Municipal Boundary
Monte Vista
Elemen
tary School
Open Space
Single-Family Residential
Single-Family Residential
Single-Family Residential
CITY OF VISTA
SAN DIEGO COUNTY
08/12/2025
PH1
115 of 246
Monte Vista Residential Project
I:\PROJECTS\C\CAWestCommunities_02951\00038_MonteVistaDr\Map\15183Consistency\Fig3_SitePlan.indd 02951.00042.001 9/4/24 -DY Site Plan
Figure 3
Source: BHA,, Inc. (2024)
08/12/2025
PH1
116 of 246
Monte Vista Residential Project | April 2025
3 As the project would provide two affordable housing units designated for very low-income households, the project qualifies for a density bonus and associated concessions or waivers pursuant to the State Density Bonus Law and Vista Municipal Code Section 18.90. Concessions or waivers for the project are requested to deviate from the E-1 zone standards for setbacks within the lots and minimum lot size, as well as to waive the requirement for the undergrounding of overhead utilities along the project frontage. The project also requests the application of reduced parking standards under the State Density Bonus Law and waivers or reductions of any development standards that may physically preclude the project from being constructed as proposed, including common open space requirements.
Development of the proposed project would include the construction of utility connections, drainage improvements, and circulation elements. Water and sewer main connections would be made in Monte Vista Drive and pipelines would be constructed within the private street to connect to each residence. A stormwater treatment vault would be constructed at the southwest corner of the site and would outlet to a storm drain traversing the south and southeast edges of the project site. Landscaping would be provided throughout the site and would consist of a combination of ornamental and native evergreen and deciduous trees, shrubs, vines, and perennials.
On-site circulation would be provided via a private street from Monte Vista Drive to each of the proposed residential driveways. Off-site circulation improvements would consist of the construction of half-width improvements of Monte Vista Drive to a 2-Lane Light Collector along the project frontage.
The General Plan plans for this segment of Monte Vista Drive to be improved to a 2-Lane Light Collector, which is typically a 2-lane roadway with a 60-foot right-of-way, including a curb-to-curb width of 40 feet and a minimum eight-foot shoulder to serve as a parking lane, bicycle lane, or shoulder.
Conditions of Project Approval
The applicable mitigation measures from the PEIR are listed in Section 4 of this report under the applicable issue areas and would be implemented as conditions of project approval. In addition, the following conditions of approval would be applied to the project. These conditions of approval implement mitigation measures identified in the PEIR and/or are uniformly applied to development policies or standards in the City.
COA-BI-1. The project shall adhere to the site-specific measures identified in the Biological Resources Letter Report, which provides the site-specific measures to implement PEIR mitigation measures M-BI-1, M-BI-3, and M-BI-5 according to the habitat assessments conducted pursuant to PEIR mitigation measures M-B-1 and M-B-3.
COA-C-1. Archaeological and Tribal cultural resource mitigation monitoring shall be conducted to provide for the identification, evaluation, treatment, and protection of any cultural and tribal 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 imported fill materials (note: all fill materials shall be absent of any cultural resources); and related off-site road improvements or utility installations. Other tasks of the monitoring program shall include the following:
08/12/2025
PH1
117 of 246
Monte Vista Residential Project | April 2025
4 • 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 all applicable pre- construction meetings with the Contractor and/or associated Subcontractors. • The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American monitor during all ground-disturbing or ground-altering activities, as identified above.
• The Qualified Archaeologist and/or TCA Native American monitor may halt ground-disturbing activities if cultural or tribal cultural resources 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, in consultation with the Consulting Tribes for the project.
Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA Native American monitor, deems the tribal 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 and tribal cultural resources and/or unique tribal resources is the preferable mitigation for the proposed project. If avoidance is not feasible a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the Consulting Tribes shall be notified and consulted in drafting and finalizing any such recovery plan.
COA-C-2. Prior to the issuance of a Grading Permit, and subject to the approval of terms by the City, the Applicant or Owner, and/or Contractor shall enter into a Pre-Excavation Agreement with a TCA tribe. A copy of the signed Agreement shall be forwarded to the City Planner. 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, but not limited to, such items as Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, traditional gathering areas, and cultural items located and/or discovered through the cultural resource mitigation monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, soil surveys, grading, or any other ground-disturbing activities.
COA-C-3. Prior to the issuance of a Grading Permit, the Applicant or Owner, and/or Contractor shall provide a written and signed letter to the City's Director of Community Development, stating that a Qualified Archaeologist and a TCA Native American Monitor have been retained at the Applicant or Owner and/or Contractor's expense to implement the monitoring program, as described above and/or in the pre-excavation agreement. A copy of the letter shall be included in the Grading Plan Submittals for the Grading Permit.
COA-C-4. Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which describes the results, analysis, and conclusions of the cultural resource mitigation monitoring efforts 08/12/2025
PH1
118 of 246
Monte Vista Residential Project | April 2025
5 (such as, but not limited to, a Research Design, Data Recovery Program, etc.) shall be submitted by the Qualified Archaeologist, along with the TCA Native American monitor's notes and comments, to the City's Director of Community Development for approval.
COA-C-5. The landowner shall relinquish ownership of all tribal cultural resources collected during the cultural resource mitigation monitoring conducted during all ground-disturbing activities, and from any previous archaeological studies or excavations on the project site to the TCA tribe for respectful and dignified treatment and disposition in accordance with the Tribe's cultural and spiritual traditions. All tribal cultural materials that are associated with burial and/or funerary goods will be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per California Public Resources Code Section 5097.98.
COA-C-6. Any historic, non-tribal cultural resources that are recovered shall be examined in the archaeological laboratory to determine whether they warrant cataloging, analysis, and curation, or if documentation of such resources is adequate to mitigate impacts. Resources that are cataloged and analyzed shall be curated at an appropriate repository, such as the San Diego Archaeological Center.
COA-C-7. As specified by California Health and Safety Code Section 7050.5, if human remains 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 NAHC within 24 hours. The NAHC would 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 close to where they were found, and the analysis of the remains shall only occur on- site in the presence of a TCA Native American monitor.
COA-N-1. The project applicant must demonstrate compliance of the proposed heating, ventilation, and air conditioning (HVAC) equipment with the property line noise limits provided in Vista Municipal Code Section 8.32.040 for internal property lines in the E-1 zone.
3.0 SUMMARY OF FINDINGS
The project is consistent with the analysis performed for the General Plan in the PEIR (SCH No. 2009121028). The PEIR adequately anticipated and described the impacts of the project, identified mitigation measures to reduce potential impacts to the extent feasible, and the project would implement these mitigation measures as applicable.
A comprehensive environmental evaluation has been completed for the project as documented in the Section 15183 Exemption Checklist provided in Section 4 of this report. This evaluation concludes that the project qualifies for an exemption from additional environmental review because it is consistent 08/12/2025
PH1
119 of 246
Monte Vista Residential Project | April 2025
6 with the development density and use characteristics established by the City’s General Plan, as analyzed in the PEIR, and all required findings can be made. In accordance with CEQA Guidelines Section 15183, the project qualifies for an exemption because the following findings can be made:
(1) The project is consistent with the development density established by existing zoning, community plan, or General Plan policies for which an EIR was certified.
The project would develop a 6.47-acre site with 19 single-family residential units. Under the base LD land use designation and E-1 zoning, the allowable density is 2 units per acre or 13 units for the project site. The project is eligible for a density bonus because two of the 19 homes would be dedicated to very low-income housing, consistent with the State Density Bonus Law, Section 18.90 of the City’s Zoning Ordinance, the City’s General Plan and its Housing Element, and the General Plan PEIR.
The City’s density bonus regulations are incorporated as Section 18.90 of the City’s Zoning Ordinance.
Therefore, a project that receives a density bonus and otherwise complies with the applicable zoning requirements is consistent with the density provided in the applicable zoning designation. The density bonus regulations state that the granting of a density bonus shall not be interpreted in and of itself to require a General Plan amendment, zoning change, or other discretionary approval. (Vista Municipal Code Section 18.90.070 (A))
This is consistent with the State Density Bonus Law, which states that the granting of a density bonus “shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval” (Gov. Code Sec 65915(f)(5)). This is also consistent with the State Housing Accountability Act, which provides, “the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards pursuant to Section 65915 shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision” (Government Code Section 65915(j)(3)).
Similarly, a project that provides affordable housing and receives a density bonus is consistent with the goals of the General Plan to provide affordable housing of varied housing types within the City. (2) There are no project-specific effects that are peculiar to the project or its site, and which the PEIR failed to analyze as significant effects.
The project site has similar characteristics to other properties in the surrounding area, and there are no project-specific effects that are peculiar to the project or its site. The project site is in an area developed with similar uses, including residential homes to the north, south, and east, and an elementary school to the west. The project would not impact any resources peculiar to the site and would not result in any peculiar effects. In addition, as explained further in the Section 15183 Exemption Checklist below, all project impacts were adequately analyzed by the PEIR. Any potentially significant project impacts would be mitigated and the impacts would be less than significant with the implementation of mitigation measures specified in the PEIR, which have been made conditions of approval for the project, and by uniformly applied development policies or standards.
08/12/2025
PH1
120 of 246
Monte Vista Residential Project | April 2025
7 (3) There are no potentially significant off-site and/or cumulative impacts that the PEIR failed to evaluate.
The project is consistent with the density and use characteristics of development on the site considered by the PEIR and would represent a small part of the growth that was forecasted for buildout of the City in accordance with the General Plan. Off-site impacts of the project associated with utility and circulation improvements also occur within the development area analyzed in the PEIR. The PEIR considered the incremental impacts of the project in combination with buildout of the General Plan and, as explained further in the Section 15183 Exemption Checklist below, no potentially significant off-site or cumulative impacts related to the project have been identified which were not previously disclosed in the PEIR.
(4) There is no substantial new information that results in more severe impacts than anticipated by the PEIR.
As explained in the Section 15183 Exemption Checklist below, no new information has been identified that would result in a more severe impact from the project than what was anticipated in the PEIR. (5) The project will undertake feasible mitigation measures specified in the PEIR.
As explained in the Section 15183 Exemption Checklist below, the project would incorporate all relevant, feasible mitigation measures specified in the PEIR. These PEIR mitigation measures would be required through the project’s conditions of approval. The project would also be required to comply with applicable regulations and ordinances that prevent adverse environmental effects.
Signature Date
Printed name For
08/12/2025
PH1
121 of 246
Monte Vista Residential Project | April 2025
8 4.0 SECTION 15183 EXEMPTION CHECKLIST
As described above, the proposed project is consistent with the development density identified for the site in the General Plan and Zoning Ordinance. Therefore, in accordance with CEQA Guidelines Section 15183(b), the following checklist provides an analysis of potential impacts of the project focusing on potential effects that:
(1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
(3) Are potentially significant off-site impacts and cumulative impacts, which were not discussed in the prior EIR prepared for the general plan, community plan, or zoning action, or (4) Are previously identified significant effects which, as a result of substantial new information, was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
This checklist indicates the impact significance conclusion for the General Plan at the program level identified in the PEIR and identifies mitigation measures in the PEIR that apply to the proposed project.
Some mitigation measures may be required by the PEIR regardless of the proposed project’s individual impact. Impacts for the PEIR are identified as significant and unavoidable (SU), less than significant with mitigation (LTSM), less than significant (LTS), or no impact (NI).
Environmental effects of the project are evaluated to determine if it would result in a potentially significant impact triggering additional review under CEQA Guidelines Section 15183 using the following criteria, as summarized in the table at the beginning of each environmental issue area:
• “Effect Peculiar to Project or Site?” indicates that the project could result in a peculiar impact, including a physical change that belongs exclusively or especially to the project or that is a distinctive characteristic of the project or the project site, and that peculiar impact is not substantially mitigated by the imposition of PEIR mitigation or other uniformly applied development policies or standards (CEQA Guidelines Section 15183(b)(1), (c), (f)). • “New Significant Effect?” indicates that the project could result in a significant effect that was not analyzed as significant in the PEIR. Such a project impact is not significant if it can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines Section 15183(b)(2), (c), (f)). • “New Significant Offsite, Cumulative Impact?” indicates the project could result in a significant offsite or cumulative impact that was not discussed in the PEIR. Such an offsite or cumulative project impact is not significant if it can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines Section 15183(b)(3), (c), (f)). • “New Information, More Severe Adverse Impact?” indicates that there is new information that leads to a determination that the project impact is more severe than discussed in the PEIR. Such an impact is not more severe if it can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines Section 15183(b)(4), (c), (f)). 08/12/2025
PH1
122 of 246
Monte Vista Residential Project | April 2025
9 If none of these items is checked, the project would have “no new impact,” which indicates that potential project impacts were adequately analyzed in the PEIR.
Below each checklist, further explanations of the PEIR conclusion and project-level comparative impacts are provided. Except in the case of new regulations or other guidance applicable to the project, the thresholds of significance used in the certified PEIR are considered for the analysis of project impacts.
4.1 AESTHETICS
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Have a substantially
adverse effect on a
scenic vista?
LTS
☐ ☐ ☐ ☐ ☒ None
2) Substantially degrade
the existing visual
character or quality of
the site and its
surroundings?
LTS
☐ ☐ ☐ ☐ ☒ None
3) Create a new source
of substantial light or
glare that would
adversely affect day
or nighttime views in
the area?
LTS
☐ ☐ ☐ ☐ ☒ None
4) Substantially damage
scenic resources,
including, but not
limited to, trees, rock
outcroppings, and
historic buildings
within a state scenic
highway?
NI
☐ ☐ ☐ ☐ ☒ None
1) Would the project have an adverse effect on a scenic vista? PEIR Analysis
Less than significant impact. The PEIR concluded that as a result of the implementation of the City’s Design Guidelines and General Plan policies (Land Use and Community Identity Element Policies 1.2, 2.1,
2.5, and OA-5.1), the General Plan Update would not result in a substantial adverse effect on existing scenic views and impacts would be less than significant. 08/12/2025
PH1
123 of 246
Monte Vista Residential Project | April 2025
10 Project Analysis
No new impact. According to the PEIR, the project site is within Viewshed 1, where scenic vistas from the City include views to the San Marcos Mountains in the east/northeast. For motorists traveling on Monte Vista Drive in front of the project site, limited views of the peaks of the San Marcos Mountains are available, given the topography and existing development of the surrounding area. The project proposes residences up to 32 feet in height, and as anticipated in the PEIR, the San Marcos Mountains would remain visible, though obscured, in the background. The project would also comply with applicable Design Guidelines (City 2017) and General Plan policies, including Land Use and Community Identity Element Policies 1.2, 2.1, 2.5, and OA-5.1, which require consideration of existing visual character and pedestrian-oriented design. The proposed concessions or waivers to deviate from the standard lot size and setbacks for the project’s zone would not substantially alter scenic vistas in the project area. As such, the project would not result in a substantial adverse effect on a scenic vista peculiar to the project or site, a new significant impact not analyzed in the PEIR or which is the result of new information, or a new off-site or cumulative impact. Potential impacts have been adequately analyzed in the PEIR.
2) Would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not result in significant, adverse changes to the visual character of the City as land use changes and associated changes in visual character were primarily anticipated to occur in Opportunity Areas identified in the General Plan Update. The PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. The project site does not occur within an Opportunity Area, and no change in the land use designation of the site is proposed. The project would redevelop the site with 19 single-family residences in place of the two previously existing residences and accessory structures in an area primarily developed with similar single-family residences. Consistent with the analysis in the PEIR, the project would be constructed in accordance with the City’s Design Guidelines, which would result in the provision of a visually attractive development compatible with its surroundings. Potential impacts from the project have been adequately evaluated in the PEIR. 3) Would the project create a new source of substantial light or glare that would adversely affect day or nighttime views in the area?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not result in significant, adverse changes to daytime or nighttime views in the area. The majority of new development would be in areas with existing sources of light and glare, and future projects would further minimize impacts by complying with the City’s Design Guidelines and General Plan policies (Land Use and Community Identity Element Policies OA-A, 2.6, and 3.2), which require responsible lighting practices. Impacts were found to be less than significant. 08/12/2025
PH1
124 of 246
Monte Vista Residential Project | April 2025
11 Project Analysis
No new impact. The project site is surrounded by existing development, including single-family residences to the north, east, and south and Monte Vista Elementary School to the west. Consistent with the analysis in the PEIR, the project would be constructed in accordance with the City’s Design Guidelines, General Plan policies regarding pedestrian safety and public disturbance, and Municipal Code regulations (including Section 18.58.260, Outdoor Lighting Facilities, and/or Fixtures) to minimize lighting impacts. Impacts would be consistent with the conclusion of the PEIR, and the project would result in no new impact.
4) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? PEIR Analysis
No impact. The PEIR concluded that this threshold does not apply to the General Plan Update, as there are no officially designated state scenic highways within the City. State Route (SR) 76, which parallels the City boundary approximately 1.5 miles to the north, is an eligible state scenic highway. However, the portions of SR 76 that run north of the City are located in the developed areas of the County of San Diego (including Bonsall) and the City of Oceanside. The PEIR concluded that no impact would occur.
Project Analysis
No new impact. The proposed project is not located in the vicinity of a state scenic highway. Therefore, impacts would be consistent with the conclusion of the PEIR, and the project would result in no new impact on scenic resources visible from a scenic highway.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
125 of 246
Monte Vista Residential Project | April 2025
12 4.2 AGRICULTURAL RESOURCES
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Convert Prime
Farmland, Unique
Farmland, or
Farmland of
Statewide Importance
(Farmland), as shown
on the maps prepared
pursuant to the
Farmland Mapping
and Monitoring
Program of the
California Resources
Agency, to non-
agricultural use?
NI
☐ ☐ ☐ ☐ ☒ None
2) Conflict with existing
zoning for agricultural
use, or a Williamson
Act contract?
NI
☐ ☐ ☐ ☐ ☒ None
3) Conflict with existing
zoning for, or cause
rezoning of, forest
land (as defined in
Public Resources
Code section
12220(g)), timberland
(as defined by Public
Resources Code
section 4526), or
timberland zoned
Timberland
Production (as
defined by
Government Code
section 51104(g))?
NI
☐ ☐ ☐ ☐ ☒ None
4) Result in the loss of
forest land or
conversion of forest
land to non-forest
use?
NI
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
126 of 246
Monte Vista Residential Project | April 2025
13 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
5) Involve other changes
in the existing
environment which,
due to their location
or nature, could result
in conversion of
Farmland, to non-
agricultural use or
conversion of forest
land to non-forest
use?
NI
☐ ☐ ☐ ☐ ☒ None
The PEIR addressed the thresholds above in a single summary discussion in PEIR Chapter 5, Effects Determined Not to Be Significant. Therefore, the project analysis below is performed at a similar level of detail as the discussion in the PEIR to provide a comparative analysis.
PEIR Analysis
No impact. The PEIR concluded that the majority of land within the General Plan Update area is identified as Urban and Built-Up Land under the Farmland Mapping and Monitoring Program (FMMP), and any existing agricultural uses would be preserved under the Rural Residential land use designation.
Additionally, no Williamson Act lands occur within the General Plan Update area, and no impacts to agricultural resources would occur.
Project Analysis
No new impact. The proposed project site is not Williamson Act land. The project site is classified as Other Land under the FMMP (California Department of Conservation 2022), which characterizes land that does not fit into any other category, such as low-density rural developments, vegetated areas not suitable for livestock grazing, and water bodies smaller than 40 acres. The project site does not contain agricultural uses, and no impacts to agricultural resources would occur, consistent with the conclusion in the PEIR.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
127 of 246
Monte Vista Residential Project | April 2025
14 4.3 AIR QUALITY
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Where available, the
significance criteria
established by the
applicable air quality
management district or air
pollution control district
may be relied upon to
make the following
determinations. Would
the project:
1) Conflict with or
obstruct
implementation of
the applicable air
quality management
plan?
LTS
☐ ☐ ☐ ☐ ☒ None
2) Violate any air quality
standard or
contribute
substantially to an
existing or projected
air quality violation?
SU
☐ ☐ ☐ ☐ ☒
M-AQ-1a
through
M-AQ-1c
3) Result in a
cumulatively
considerable net
increase of any
criteria pollutant for
which the project
region is non-
attainment under an
applicable federal or
state ambient air
quality standard
(including the release
of emissions that
exceed quantitative
thresholds for ozone
precursors)?
SU
☐ ☐ ☐ ☐ ☒
M-AQ-1a
through
M-AQ-1c
08/12/2025
PH1
128 of 246
Monte Vista Residential Project | April 2025
15 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
4) Expose sensitive
receptors to
substantial pollutant
concentrations?
SU
☐ ☐ ☐ ☐ ☒ None
5) Create objectionable
odors affecting a
substantial number of
people?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project conflict with or obstruct implementation of the applicable air quality plan? PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not obstruct the implementation of the San Diego County Regional Air Quality Strategy (RAQS) or the State Implementation Plan (SIP) despite its exceedance of 2030 growth projections from the San Diego Association of Governments (SANDAG). The General Plan Update prioritizes mixed-use development and bicycle- and pedestrian-friendly infrastructure that would reduce vehicle miles traveled (VMT) within the City. Therefore, the PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. The project proposes the development of 19 single-family homes on one parcel zoned E-1. No change to the project site land use or zoning designation is proposed, and the project is therefore consistent with the growth projections assumed in the RAQS and SIP, which have been updated since the adoption of the General Plan. Additionally, as discussed in Threshold 2 below, the project’s construction and operational activities would not result in pollutant emissions in excess of applicable thresholds. The project would have no peculiar or cumulative impacts related to obstructing the implementation of the applicable air quality plans, and impacts would be less than significant and consistent with the conclusion of the PEIR.
2) Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation?
PEIR Analysis
Significant and unavoidable impact. The PEIR concluded that the General Plan Update would result in construction and operational emissions that would exceed the San Diego County Air Pollution Control District’s (SDAPCD’s) screening level thresholds, and impacts would be potentially significant. Mitigation measures M-AQ-1a through M-AQ-1c require dust control measures, construction exhaust control measures, and VOC-free architectural coatings; however, construction-related emissions associated with 08/12/2025
PH1
129 of 246
Monte Vista Residential Project | April 2025
16 future projects may still exceed SDAPCD’s screening level thresholds. Therefore, impacts were found to be significant and unavoidable.
Project Analysis
No new impact. Project emissions were calculated in the California Emissions Estimator Model (CalEEMod), as described in the project’s Air Quality and Greenhouse Gas Emissions Assessment (HELIX 2024a). Mitigation measures M-AQ-1a through M-AQ-1c are required for all development under the General Plan and were therefore incorporated into the project’s emissions modeling. Construction and operational emissions would not exceed SDAPCD thresholds, as shown in Table 1, Maximum Daily Construction Emissions, and Table 2, Maximum Daily Operational Emissions, below. The project would not violate any air quality standard or contribute to an existing air quality violation and would have no peculiar or cumulative impacts related to air quality violations. As such, the project is consistent with the findings in the PEIR and would result in no new impact.
Table 1
MAXIMUM DAILY CONSTRUCTION EMISSIONS
Pollutant Emission (pounds per day)
Year VOC NOX CO SOX PM10 PM2.5
2025 5.7 50.5 57.8 0.1 9.2 5.2
2026 1.1 9.9 13.3 <0.1 0.5 0.4
Maximum Daily Emissions 5.7 50.5 57.8 0.1 9.2 5.2
SDAPCD Thresholds 75 250 550 250 100 67
Exceed Thresholds? No No No No No No
Source: CalEEMod (complete model outputs are provided in Attachment A) VOC = volatile organic compound; NOX = nitrogen oxides; CO = carbon monoxide; SOX = sulfur oxides; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter; SDAPCD = San Diego County Air Pollution Control District Table 2
MAXIMUM DAILY OPERATIONAL EMISSIONS
Pollutant Emission (pounds per day)
Emission Source VOC NOX CO SOX PM10 PM2.5
Area 1.3 <0.1 1.1 <0.1 <0.1 <0.1
Energy <0.1 0.1 <0.1 <0.1 <0.1 <0.1
Mobile 0.7 0.5 4.7 <0.1 1.0 0.3
Maximum Daily Emissions1 2.0 0.6 5.9 <0.1 1.0 0.3
SDAPCD Thresholds 137 250 550 250 100 67
Exceed Thresholds? No No No No No No
Source: CalEEMod (complete model outputs are provided in Attachment A) 1 Totals may not sum due to rounding.
VOC = volatile organic compound; NOX = nitrogen oxides; CO = carbon monoxide; SOX = sulfur oxides; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter; SDAPCD = San Diego County Air Pollution Control District 08/12/2025
PH1
130 of 246
Monte Vista Residential Project | April 2025
17 3) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including the release of emissions that exceed quantitative thresholds for ozone precursors)?
PEIR Analysis
Significant and unavoidable impact. As described in Threshold 2 above, the PEIR concluded that the General Plan Update would have a significant and unavoidable air quality impact due to increases in criteria pollutants above applicable thresholds. As such, the General Plan was considered to result in a cumulatively considerable increase in pollutants for which the region is non-attainment. While mitigation measures M-AQ-1a through M-AQ-1c were identified to reduce construction emissions, the PEIR concluded impacts would be significant and unavoidable.
Project Analysis
No new impact. Project construction and operational emissions would not exceed SDAPCD thresholds, and the project would therefore not cause a cumulatively considerable increase in any criteria pollutant for the region. Additionally, the project would implement mitigation measures M-AQ-1a through M-AQ- 1c from the PEIR, which require dust control measures, construction exhaust control measures, and VOC-free architectural coatings to further minimize project emissions during construction. The project would result in no new or unanalyzed impacts compared to the PEIR. 4) Would the project expose sensitive receptors to substantial pollutant concentrations? PEIR Analysis
Significant and unavoidable impact. The PEIR concluded that the implementation of the General Plan Update would not result in violations of the state or federal one- or eight-hour carbon monoxide (CO) standards, and impacts related to CO hot spot emissions would be less than significant. However, new development constructed as part of the General Plan Update within proximity of SR 78 has the potential to expose sensitive receptors to substantial pollutant concentrations in the form of toxic air contaminants (TACs). Mitigation measure M-AQ-3 identifies building design measures to be incorporated into the development of sensitive land uses within 500 feet of SR 78 to reduce the effects of TACs; however, it was unknown if health risks would be adequately reduced and impacts were found to be significant and unavoidable.
Project Analysis
No new impact. As described in Section 4.14, Transportation and Circulation, the project would have a less than significant impact on traffic and would not cause delays that would create CO hot spots.
Impacts related to CO hot spot emissions would be less than significant. The project is not within 500 feet of SR 78 and would not be exposed to substantial TAC concentrations from SR 78. Therefore, PEIR mitigation measure M-AQ-3 would not apply. The project is a residential development that would not contain, create, or be located near any other substantial source of TACs, such as a large gas station, a typical gas dispensing facility, or a dry-cleaning facility that uses perchloroethylene. Project impacts, including off-site and cumulative effects, would be less than significant for these reasons. As such, no new impact would occur compared to the PEIR.
08/12/2025
PH1
131 of 246
Monte Vista Residential Project | April 2025
18 5) Would the project create objectionable odors affecting a substantial number of people? PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not create objectionable odors because the City does not contain land uses associated with odor complaints, such as sewage treatment plants, landfills, recycling facilities, and manufacturing. Impacts were found to be less than significant.
Project Analysis
No new impact. The project is a residential development that would not contain land uses typically associated with foul odors. Any odors produced during construction would be temporary in nature and would be further minimized with the implementation of mitigation measures M-AQ-1a through M-AQ- 1c, which require dust control measures, construction exhaust control measures, and VOC-free architectural coatings. Impacts would consistent with the analysis and conclusion of the PEIR, and the project would result in no new impact.
General Plan PEIR Mitigation Measures
M-AQ-1a Construction Dust Control Measures. Future developments shall undergo development review, including CEQA review, and shall evaluate project-specific impacts. Future construction activities shall be required to adhere to SDAPCD Rules and Regulations. These rules include but are not limited to, rules pertaining to visible emissions (Rule 50), limiting nuisance activities (Rule 51), reducing particulate matter (Rule 52), controlling dust and fumes (Rules 54), fugitive dust control (Rule 55), and limits to the VOC content of architectural coatings (Rule 67). Depending on the magnitude of emissions from construction activities, the city may also require measures to reduce or limit exhaust emissions.
For ground disturbance activities for any future development in the city, the on-site construction superintendent shall ensure the implementation of standard BMPs to reduce the emission of fugitive dust, including, but not limited to:
• Water any exposed soil areas a minimum of twice per day, or as allowed under any imposed drought restrictions.
• On windy days or when fugitive dust can be observed leaving the construction site, apply additional water at a frequency to be determined by the on-site construction superintendent.
• Provide temporary hydroseeding and irrigation of cleared vegetation on graded slopes as soon as possible following grading activities in areas that will remain in disturbed condition (but that will not be subject to further construction activities) for a period greater than three months during the construction phase. • Pave or periodically water all on-site access points or apply chemical stabilizers to construction sites.
• Securely cover all transported material to prevent fugitive dust. 08/12/2025
PH1
132 of 246
Monte Vista Residential Project | April 2025
19 • Operate all vehicles on the construction site at speeds less than 15 mph. • Cover all stockpiles that will not be utilized within three days with plastic or equivalent material, to be determined by the on-site construction superintendent, or spray them with a non-toxic chemical stabilizer.
M-AQ-1b Construction Exhaust Control Measures. The following measures shall be implemented throughout construction to minimize emissions of O3 precursors:
• Turn off all diesel-powered vehicles and gasoline-powered equipment when not in use for more than five minutes.
• Use electric or natural gas–powered construction equipment instead of gasoline or diesel-powered engines, where feasible.
• Use modified equipment incorporating such measures as cooled exhaust gas recirculation or lean-NOX catalysts.
• R
equire 10 percent of construction fleet to use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters, and/or CARB -c
ertified
Tier III equipment or better.
M-AQ-1c C
onstruction Architectural Coating Measures. The following measures shall be used to minimize emissions of VOCs (an O3 precursor) and ensure compliance with SDAPCD Rule 67:
• Use VOC-free coatings.
• Limit volume usage per day verified with detailed record keeping. • Rent or purchase VOC Emission Reduction Credits.
08/12/2025
PH1
133 of 246
Monte Vista Residential Project | April 2025
20 4.4 BIOLOGICAL RESOURCES
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Have a substantial
adverse effect, either
directly or through
habitat modifications,
on any species
identified as a
candidate, sensitive,
or special status
species in local or
regional plans,
policies, or
regulations, or by the
California Department
of Fish and Wildlife or
U.S. Fish and Wildlife
Service?
LTSM
☐ ☐ ☐ ☐ ☒
M-BI-1
and M-
BI-2
2) Have a substantial
adverse effect on any
riparian habitat or
other sensitive
natural community
identified in local or
regional plans,
policies, or
regulations, or by the
California Department
of Fish and Wildlife or
U.S. Fish and Wildlife
Service?
LTSM
☐ ☐ ☐ ☐ ☒ M-BI-3
08/12/2025
PH1
134 of 246
Monte Vista Residential Project | April 2025
21 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
3) Have a substantial
adverse effect on
federally protected
wetlands, as defined
by CWA Section 404
(including, but not
limited to, marshes
and vernal pools)
through direct
removal, filling,
hydrological
interruption, or other
means?
LTSM
☐ ☐ ☐ ☐ ☒ None
4) Interfere substantially
with the movement of
any native resident or
migratory fish or
wildlife species or
with established
native resident or
migratory wildlife
corridors, or impede
the use of native
wildlife nursery sites?
LTSM
☐ ☐ ☐ ☐ ☒ M-BI-5
5) Conflict with any local
policies or ordinances
protecting biological
resources, such as a
tree preservation
policy or ordinance?
NI
☐ ☐ ☐ ☐ ☒ None
6) Conflict with the
provisions of an
adopted Habitat
Conservation Plan,
Natural Community
Conservation Plan, or
other approved local,
regional, or state
habitat conservation
plan?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
135 of 246
Monte Vista Residential Project | April 2025
22 1) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
PEIR Analysis
Less than significant with mitigation. The PEIR concluded that significant impacts to sensitive species could result from the implementation of the General Plan Update due to the presence of suitable habitat within the City. However, mitigation measure M-BI-1 requires surveys for sensitive species or their habitats and identification of associated site-specific measures to avoid direct or indirect impacts; and mitigation measure M-BI-2 requires bird nest avoidance. The PEIR found these mitigation measures would reduce potential impacts to a less than significant level.
Project Analysis
No new impact. A preliminary biological survey of the project site was completed by a HELIX biologist in accordance with PEIR mitigation measure M-BI-1, as described in the Biological Resources Letter Report (HELIX 2024b). The proposed project site borders open space to the north and the northern third of the site contains Diegan coastal sage scrub and southern riparian woodland (Figure 4, Sensitive Vegetation Communities). These natural communities have the potential to contain Nuttall’s scrub oak, a sensitive plant species, which has been documented within one mile of the project site. However, Nuttall’s scrub oak was not observed on-site during project surveys. Given the presence of suitable habitat for least Bell’s vireo and coastal California gnatcatcher, breeding season surveys for these species were conducted and neither species was detected. Therefore, as discussed further in the Biological Resources Letter Report for the project (HELIX 2024b), no further avoidance measures are required and the implementation of mitigation measure M-BI-1 is complete for the project. PEIR Mitigation Measure M- BI-1 has been satisfied through the preparation of a preliminary biological survey of the project site completed by a HELIX biologist (HELIX 2024b). Site-specific measures required to be included in the report by M-BI-1 will be required to be implemented by COA-BI-1.
No sensitive animal species were observed during the project’s site assessment, but the coastal California gnatcatcher has been recorded just over one mile from the site. Additionally, the non-native grassland on the site has a low potential to support burrowing owls. Coronado skink also has the potential to occur in the project area; however, effects on this species would be limited to temporary displacement of individuals during project construction and no take of the species would occur. While Crotch’s bumble bee was not observed during the preliminary biological survey required by M-BI-1, the project site contains grassland and coastal sage scrub habitats that could provide suitable habitat for this species. As directed by mitigation measure M-BI-1, the Biological Resources Letter Report prepared for the project identified appropriate mitigation for potential impacts to this species and site-specific measures recommended in that report, to be implemented as conditions of project approval (COA-BI-1), incorporate these measures for Crotch’s bumble bee. In addition, as anticipated in the PEIR, the development of the proposed project could disturb or destroy active migratory bird nests if vegetation clearing occurs during the general bird nesting season, such that compliance with PEIR M-BI-2 is needed.
Therefore, with the implementation of PEIR mitigation measures M-BI-1 (with site-specific measures required through COA-BI-1) and M-BI-2, the project would have no significant impacts to biological resources more severe than identified in the PEIR. No new impacts would result, and the project would be consistent with the analysis and conclusion in the PEIR. 08/12/2025
PH1
136 of 246
Monte Vista Dr
Range View Rd Tres Ninos Cte
El Cruero Ct
Gidd
ings Ranc
hRd
Figure 4
Sensitive Vegetation Communities
I:\PROJECTS\C\CAWestCommunities_02951\00038_MonteVistaDr\Map\15183Consistency\15183Consistency.aprx 02951.00039.0019/19/2024 -DY Source: Aerial (SanGIS, 2023)
K
1800 Monte Vista Drive Biological Due Diligence
0 150 F eet
Project Site
Potential Jurisdictional Feature
Focused Planning Area
Impact
Off-site Impact
S
ensitive Vegetation Communities
Diegan Coastal Sage Scrub
Non-native Grassland
Southern Riparian Woodland
N
on-sensitive Vegetation Communities
Disturbed Habitat
Non-native Vegetation
Urban/Developed
08/12/2025
PH1
137 of 246
Monte Vista Residential Project | April 2025
23 2) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? PEIR Analysis
Less than significant with mitigation. The PEIR concluded that sensitive habitats on vacant parcels throughout the City could be impacted by the buildout of the General Plan Update. While buildout under the General Plan would conform with General Plan policies to minimize biological impacts (Resources Conservation and Sustainability Element Policies 4.3, 4.5, 4.8, 4.9, 6.1 6.2, and 7.3), there is a potential for impacts to be significant due to the flexibility contained within some of the policies.
Mitigation measure M-BI-3 requires a habitat assessment for future development projects and a Biological Resources Letter Report to address project impacts and appropriate mitigation measures if sensitive natural communities are identified. The PEIR concluded impacts would be less than significant with mitigation incorporated.
Project Analysis
No new impact. In accordance with mitigation measure M-BI-3, a habitat assessment of the project site (as described in the Biological Resources Letter Report) identified the sensitive vegetation communities that would be affected and identified mitigation measures required to reduce potential impacts to the vegetation communities (HELIX 2024b). Two sensitive upland communities, Diegan coastal sage scrub, and non-native grassland, were documented on the project site. Southern riparian woodland, a sensitive wetland/riparian community, was also identified on the project site, but would not be impacted by the project as it occurs in the northern portion that would remain as open space (Figure 4). The Biological Resources Letter Report describes site-specific measures to be implemented as required by a condition of project approval (COA-BI-1) to address the project’s potentially significant impacts on 0.22 acre of Diegan coastal sage scrub (disturbed) and 2.05 acres of non-native grassland. These impacts are consistent with the PEIR impact conclusions and the site-specific measures identified in the Biological Resources Letter Report implement the requirements and mitigation framework from PEIR mitigation measure M-BI-3, which would reduce project impacts to less than significant levels. These site-specific measures implementing M-BI-3 include the establishment of a mitigation area for Diegan coastal sage scrub as well as establishing staging areas outside of sensitive habitats and the presence of a qualified biologist during buffer delimitation and project construction. Therefore, with the implementation of the PEIR mitigation framework (through COA-BI-1), the project would have no significant impacts on biological resources more severe than those identified in the PEIR. No new impacts would result. 3) Would the project have a substantial adverse effect on federally protected wetlands, as defined by CWA Section 404 (including, but not limited to, marshes and vernal pools) through direct removal, filling, hydrological interruption, or other means?
PEIR Analysis
Less than significant with mitigation. The PEIR concluded that watercourses throughout the City could be impacted by the buildout of the General Plan Update, particularly where wetlands are adjacent to or on developable land. While future development under the General Plan would be required to conform with policies to minimize biological impacts, there is a potential for impacts to remain significant due to the flexibility contained within some of the policies. Mitigation measure M-BI-4 requires a formal jurisdictional delineation if the habitat assessment required under mitigation measure M-BI-1 identifies 08/12/2025
PH1
138 of 246
Monte Vista Residential Project | April 2025
24 potential federal and/or state jurisdictional wetlands on or adjacent to a project site. If the jurisdictional delineation identifies jurisdictional wetlands, mitigation measure M-BI-4 further requires compensatory mitigation and permit issuance by the applicable resource agencies. The PEIR concluded impacts would be less than significant with mitigation incorporated.
Project Analysis
No new impact. While the drainage channel that crosses the northern part of the project site has the potential to be a jurisdictional feature, the project has been designed to avoid impacts on this area and the surrounding riparian habitat. The project is proposed to be constructed in the formerly disturbed southern area of the project site, and no direct impacts to this area would occur. Therefore, mitigation measure M-BI-4 does not apply to the project. In addition, standard best management practices (BMPs) required by the project’s Stormwater Pollution Prevention Plan (SWPPP) would prevent indirect impacts associated with construction on the site. Impacts would be less than significant with the implementation of these uniform development policies and regulations. Therefore, the project would have no new impacts compared to the analysis and conclusion in the PEIR. 4) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
PEIR Analysis
Less than significant with mitigation. The PEIR concluded that the General Plan Update could cause impacts to natural open space locations, such as the wetland areas around the San Luis Rey River at Guajome Regional Park and areas associated with the Agua Hedionda Creek, which function as important wildlife corridors. While development under the General Plan Update would follow policies to minimize impacts to wildlife corridors, impacts would remain potentially significant, and mitigation measure M-BI-5 would be required. Mitigation measure M-BI-5 requires avoidance and minimization measures if a project’s habitat assessment identifies the project would interfere with wildlife movement. The PEIR concluded impacts would be less than significant with mitigation.
Project Analysis
No new impact. The project involves the replacement of two single-family homes with 19 new single- family units on a disturbed site. Development would be confined to the southern portion of the property and would not encroach upon the open space to the north. However, the proposed open space in the northern portion of the site may serve as a localized movement corridor and nursery site for wildlife in the immediate vicinity of the project, impacts to which could be considered significant, consistent with the PEIR impact conclusion. Mitigation measure M-BI-5 would be required of the project and the Biological Resources Letter Report would provide site-specific measures to reduce effects to wildlife movement, such as shielded lighting and barriers adjacent to the open space to limit human intrusion effects. As a result of the implementation of mitigation measure M-BI-5 with the site-specific measures required by COA-B-1, the project would not interfere with wildlife movement or disrupt a wildlife corridor, and no new impact would occur compared to the PEIR. 08/12/2025
PH1
139 of 246
Monte Vista Residential Project | April 2025
25 5) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
PEIR Analysis
No impact. The PEIR concluded that this threshold does not apply to the General Plan Update because the City does not currently have any ordinances specifically related to the protection of biological resources. The General Plan includes policies designed to protect biological resources (listed under Resource Conservation and Sustainability Element Goals 6, 7, and 8), and future development would be required to comply with these policies. The PEIR concluded that no impact would occur.
Project Analysis
No new impact. Because the City does not have ordinances specifically related to the protection of biological resources, the project would not conflict with ordinances protecting biological resources. The project would comply with the relevant General Plan policies related to biological resources, including the conservation and restoration of open space and protection of plant and animal species, and no new impact would occur compared to the analysis and conclusion in the PEIR. 6) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? PEIR Analysis
Less than significant impact. The City signed a Natural Community Conservation Plan enrollment/planning agreement in 1992 but has not adopted a Subarea Plan for the North County Multiple Habitat Conservation Program (MHCP) due to the absence of a permanent funding source. The PEIR concluded that while the City has not adopted the Subarea Plan, the General Plan includes policies to address the MHCP as a key tool for future conservation efforts in the City (Goal 6 of the Resource Conservation and Sustainability Element). The Biological Preserve Overlay (BPO) is included in the City’s Land Use Plan to identify biologically sensitive areas where development should be limited. Through these policies and land use plan, the PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. As stated above, the City has not formally adopted a Subarea Plan. Regardless, the project would not conflict with the Draft Subarea Plan. The project site is not within the BPO established by the City. The project has been designed to avoid the open space in the northern portion of the property, which is located within a hardline Focused Planning Area (FPA) with a 90 to 100 percent conservation target. FPAs are areas within the MHCP where the permanent MHCP preserve land will be assembled and managed for its biological resources and defined by quantitative thresholds for the preservation of sensitive vegetation communities and species. Project construction would occur within the existing disturbed southern area of the property and the northern third of the project site within the FPA would remain open space. As a result, the project would not conflict with the MHCP. As no adopted habitat conservation plan applies to the project site, no conflict with such a plan would occur and there would be no conflict with such a plan and impacts would be less than significant. Therefore, the project would have no new impact and would be consistent with the analysis and conclusion in the PEIR. 08/12/2025
PH1
140 of 246
Monte Vista Residential Project | April 2025
26 General Plan PEIR Mitigation Measures
M-BI-1 Habitat Assessment and Focused Surveys for Special-Status Species. Prior to the issuance of any grading, building, or other construction permit for undeveloped parcels in the project area, a habitat assessment shall be conducted for the parcel to determine whether the potential exists for special-status species to occur. If the habitat assessment identifies potentially suitable habitat for threatened and endangered species, focused surveys shall be conducted by a qualified biologist to determine their presence or absence.
If threatened and endangered species are observed/detected, project-specific mitigation measures shall be developed to mitigate impacts on threatened and endangered species to below a level of significance. Specific measures shall include, but are not limited to:
• Early consultation with the wildlife agencies (i.e., USFWS, CDFG) for Endangered Species Act- and California Endangered Species Act-listed species to ensure avoidance to the greatest extent feasible and appropriate “take” authorization. • Provision of a qualified biological monitor on-site during all earth-disturbing activities to ensure avoidance of impacts on listed species.
• The use of fencing or flagging to identify sensitive areas that support the listed species and to ensure that the areas are protected from direct and indirect impacts. • Implementation of noise reduction measures (e.g., noise attenuation structures) within habitats occupied by listed avian species, and noise monitoring during the breeding season.
• Identification and transplantation of listed plant species populations in accordance with best practices.
• Avoidance of the breeding seasons for listed species such as:
o Arroyo toad—March 1 to September 30
o Least Bell’s vireo—March 1 to September 30
o Willow flycatcher (all subspecies)—March 1 to September 30 o Coastal California gnatcatcher—March 1 to September 30 If no threatened or endangered species are observed or detected during focused surveys, but potentially suitable habitat for non-threatened and non-endangered plant or wildlife species is present, a site-specific determination shall be made as to whether the potential impacts are significant based on the degree of threat and the size of the population/ occupied habitat to be impacted. Focused surveys may be required in order to make a significance determination, depending on the species to be impacted and the size of the project. The measures described above shall be employed as appropriate. 08/12/2025
PH1
141 of 246
Monte Vista Residential Project | April 2025
27 PEIR Mitigation Measure M-BI-1 has been satisfied through preparation of a preliminary biological survey of the project site completed by a HELIX biologist (HELIX 2024b). Site-specific measures required to be included in the report by M-BI-1 will be required to be implemented by COA-BI-1.
M-BI-2 Bird Nest Avoidance. If construction activities occur between January 15 and September 15, a preconstruction survey (within seven days prior to construction activities) shall be conducted by a qualified biologist to determine if active nests are present within or adjacent to the area proposed for development in order to avoid the nesting activities of breeding birds/raptors. The results of the surveys shall be submitted to the City (and made available to the Wildlife Agencies, upon request) prior to initiation of any construction activities.
If nesting activities within 200 feet of the proposed work area are not detected, construction activities may proceed. If nesting activities are confirmed, construction activities shall be delayed within an appropriate buffer (e.g., 300-feet) from the active nest until the young birds have fledged and left the nest or until the nest is no longer active as determined by a qualified biologist. The size of the appropriate buffer shall be determined by a qualified biologist based on field conditions. The results of all biological monitoring shall be submitted to the City (and made available to the Wildlife Agencies, upon request). The Wildlife Agencies are available for consultation regarding nesting status and appropriate buffers.
Also, at no time is take of California Full Protected species permitted (Fish and Game Code §3511).
M-BI-3 Habitat Assessment/Biology Report. Prior to the initiation of future development projects within the project area, a habitat assessment shall be conducted when warranted in areas undisturbed by prior development to determine whether sensitive natural communities (including riparian vegetation) are present. If the habitat assessment identifies sensitive natural communities, a biological report shall be prepared to address impacts on sensitive natural communities resulting from the proposed future project. The report shall identify mitigation measures to reduce all significant impacts to below a level of significance.
Mitigation measures shall include, as determined appropriate by a qualified biologist in consultation with the wildlife agencies:
• Early consultation with the wildlife agencies to ensure maximum avoidance of sensitive habitats, as feasible.
• Provision of a qualified biological monitor on site during all earth-disturbing activities to ensure avoidance of sensitive habitats.
• The use of fencing or flagging to identify and avoid sensitive areas and to ensure that the areas are protected from direct and indirect impacts. • Appropriate siting of staging areas within developed or disturbed areas, ensuring such areas are outside of existing sensitive habitats.
• Avoidance of the avian breeding seasons if riparian or other sensitive habitat supports breeding birds, or other special-status species.
08/12/2025
PH1
142 of 246
Monte Vista Residential Project | April 2025
28 • Provision of mitigation at a minimum of a 1:1 ratio to ensure no net loss of sensitive habitat. Consultation with the wildlife agencies or professional best practices may result in higher ratios.
PEIR Mitigation Measure M-BI-3 has been satisfied by completion of a habitat assessment of the project site (HELIX 2024b). Site specific measures required to be included in the biological report per M-BI-3 will be implemented as required by COA-BI-1.
M-BI-5 Avoidance and Minimization Measures for Continued Wildlife Movement. If the habitat assessment described in Mitigation Measure M-BI-3
identifies that a specific development
project will interfere substantially with wildlife movement or established wildlife corridors, avoidance and minimization measures shall be developed that ensure the continued movement of wildlife through a specific corridor or area. Measures shall be specific to each project and be determined by a qualified biologist during project design; however, the following minimization measures shall be incorporated where appropriate, as determined by a qualified biologist:
• P
roject design shall be sensitive to wildlife movement and, if a corridor is determined to be located on site, the project shall be designed to avoid segmentation of the corridor and the continued viability of the corridor.
• Street lighting shall be designed such that it does not increase the overall ambient lighting and glare in the natural area. This may be accomplished by designing street lighting with internal baffles to direct the lighting towards the ground so there is a zero side angle cut off to the horizon.
• P
otential noise, motion, and human intrusion impacts shall be minimized by incorporating setbacks, berms, or walls into the project design. Construction-re lated
noise shall be mitigated consistent with the city’s Noise Ordinances by limiting construction activities to daytime hours and requiring construction equipment to be equipped with mufflers.
• P
lant species acceptable for the project’s landscaping must not be considered invasive species by the California Invasive Plant Council (https://www.cal- ipc.org/plants/inventory/).
• When culverts are included in a project design within areas known to be used as wildlife crossings, they shall be placed in locations suitable for use by wildlife and shall be sized and shaped such as to facilitate wildlife movement through the culvert.
Site specific measures required by M-BI-5 are provided in the Biological Resources Letter Report and will be required to be implemented by COA-BI-1.
08/12/2025
PH1
143 of 246
Monte Vista Residential Project | April 2025
29 4.5 CLIMATE CHANGE
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Generate greenhouse
gas (GHG) emissions,
either directly or
indirectly, that may
have a significant
impact on the
environment?
SU
☐ ☐ ☐ ☐ ☒ None
2) Conflict with any
applicable plan,
policy, or regulation
of an agency adopted
for the purpose of
reducing GHG
emissions?
SU
☐ ☐ ☐ ☐ ☒ None
3) Expose property and
persons to the
physical effects of
climate change,
including but not
limited to flooding,
public health, wildfire
risk, or other impacts
resulting from climate
change?
SU
☐ ☐ ☐ ☐ ☒ None
1) Would the project generate greenhouse gas (GHG) emissions, either directly or indirectly, that may have a significant impact on the environment?
PEIR Analysis
Significant and unavoidable impact. The PEIR concluded that it is unknown whether the policies within the General Plan provide a sufficiently comprehensive framework for reducing GHG emissions in the City in line with the requirements of Assembly Bill (AB) 32, and whether impacts would be potentially significant. Mitigation measure M-CC-1 requires the implementation of a quantified climate action plan (CAP) within 24 months of the adoption of the General Plan to reduce GHG emissions. However, it is unknown whether or not a CAP would adequately reduce GHG emissions below a level of significance, and impacts were therefore found to be significant and unavoidable. 08/12/2025
PH1
144 of 246
Monte Vista Residential Project | April 2025
30 Project Analysis
No new impact. The City is responsible for implementing mitigation measure M-CC-1, as a CAP is a Citywide plan. The City adopted a CAP in 2012 and updated it again in 2021; therefore, mitigation measure M-CC-1 has been achieved. The majority of the CAP measures can only be completed at the program level by Citywide efforts; the CAP does not establish compliance measures for individual projects. A discussion of the project’s consistency with the CAP measures is provided in the project’s Air Quality and Greenhouse Gas Emissions Assessment (HELIX 2024a). The project would not prevent the implementation of any of the CAP measures. At the project level, determination of the significance of the project’s GHG emissions is accomplished by an analysis of consistency with a threshold 30 percent below the City’s threshold of 1,185 metric tons (MT) of carbon dioxide equivalent (CO 2e) per service
population per year, or 829 MT CO2e, according to the anticipated first year of project operation. As described in the project’s Air Quality and Greenhouse Gas Emissions Assessment (HELIX 2024a), the project’s annual GHG emissions, including amortized construction emissions, would be approximately 276 MT CO
2e per year, which is below the 2027 adjusted City threshold of 829 MT CO2e per year. The project would also be constructed in accordance with the energy-efficiency standards, water reduction goals, and other standards contained in the Title 24 Building Energy Efficiency Standards. Per City Municipal Code Chapter 13.15, the project would also be required to collect and dispose of organic waste to reduce Citywide emissions. Impacts would therefore be less than significant. As such, the proposed Project is consistent with the findings contained in the PEIR, and the Project would result in no new impact.
2) Would the project conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing GHG emissions?
PEIR Analysis
Less than significant impact. As described in Threshold 1 above, the PEIR concluded that it is not possible to know if the General Plan policies related to GHG emissions would sufficiently reduce emissions in line with AB 32. Mitigation measure M-CC-1 requires the City to implement a quantified CAP within 24 months of the adoption of the General Plan, but no additional mitigation was considered to be feasible at the program level to reduce GHG emissions in accordance with state targets. Therefore, the PEIR concluded impacts would be significant and unavoidable.
Project Analysis
No new impact. The project would not result in GHG emissions above the City’s GHG emissions threshold and would not conflict with the goals of the City’s CAP, which was updated by the City in October of 2021. The CAP is consistent with and complementary to statewide legislation and regulatory mandates to reduce GHG emissions. While the CAP does not establish compliance measures for individual development projects, a discussion of the project’s consistency with the CAP measures is provided in the project’s Air Quality and Greenhouse Gas Emissions Assessment (HELIX 2024a). The project would be consistent with Measure T-7, which requires the use of alternative fuels, by requiring electric or natural gas-powered construction equipment, where applicable. The project would not prevent the implementation of any of the remaining CAP measures, such as the establishment of a citywide waste reduction goal, which are the responsibility of the City. As such, the project would be consistent with local plans, policies, or regulations adopted for the purpose of reducing GHG emissions.
The project would result in no new impact compared to the PEIR. 08/12/2025
PH1
145 of 246
Monte Vista Residential Project | April 2025
31 3) Would the project expose property and persons to the physical effects of climate change, including but not limited to flooding, public health, wildfire risk, or other impacts resulting from climate change?
PEIR Analysis
Significant and unavoidable impact. The PEIR concluded that it is not possible to know if the proactive strategies in the City’s CAP would be able to protect property and persons from the adverse effects of global climate change. No additional mitigation was considered to be feasible at the program level to reduce GHG emissions, and impacts resulting from climate change were found to be significant and unavoidable.
Project Analysis
No new impact. As stated above in Thresholds 1 and 2, the project would not exceed the City’s GHG emissions threshold or conflict with plans or policies to reduce GHG emissions. As a result, the project would not substantially exacerbate global climate change as a result of substantial GHG emissions.
Additionally, the project site is not located in a flood hazard zone as defined by the Federal Emergency Management Agency (FEMA; 2024) or a Very High Fire Hazard Severity Zone (VHFHSZ) as defined by the California Department of Forestry and Fire Protection (CAL FIRE; 2024), such that risks associated with flooding and fire as a result of climate change are low. Thus, the project is consistent with the findings and analysis contained in the PEIR and would not result in new impacts related to the physical effects of climate change.
General Plan PEIR Mitigation Measures
None.
4.6 CULTURAL RESOURCES
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Cause a substantial
adverse change in the
significance of a
historical resource as
defined in Section
15064.5 of the State
CEQA Guidelines?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
146 of 246
Monte Vista Residential Project | April 2025
32 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
2) Cause a substantial
adverse change in the
significance of an
archaeological
resource as defined in
Section 15064.5 of
the State CEQA
Guidelines?
LTSM
☐ ☐ ☐ ☐ ☒
M-CR-1a
and M-
CR-1b
3) Directly or indirectly
destroy a unique
paleontological
resource or site or
unique geologic
feature?
LTSM
☐ ☐ ☐ ☐ ☒ M-CR-2
4) Disturb any human
remains, including
those interred outside
of formal cemeteries?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5 of the State CEQA Guidelines? PEIR Analysis
Less than significant impact. The PEIR concluded that development under the General Plan Update would implement General Plan policies and adhere to the City’s Historic Preservation Ordinance (Development Code Chapter 15.12), which would ensure that such development would not cause a substantial adverse change in the significance of a historical resource. Impacts were found to be less than significant.
Project Analysis
No new impact. The City’s historical evaluation criteria under its General Plan policies and Historic Preservation Ordinance are essentially the California Register of Historical Resources (CRHR) criteria, so a historic built environment preliminary evaluation was conducted that assessed the property’s potential significance under CRHR and National Register of Historic Places (NRHP) criteria. The evaluation concluded that the existing structures on the site are recommended to be not eligible for listing in the NRHP, the CRHR, or the City’s list of historic sites (HELIX 2024c). Research did not reveal important events associated with the property that would indicate it is significant in local, state, or national history. Thus, demolition of the structures would have no new or site-peculiar impact and the project is consistent with the findings and analysis contained in the PEIR. 08/12/2025
PH1
147 of 246
Monte Vista Residential Project | April 2025
33 2) Would the project cause a substantial adverse change in the significance of an archaeological resource as defined in Section 15064.5 of the State CEQA Guidelines? PEIR Analysis
Less than significant with mitigation. The PEIR identified that unknown cultural resources could underlie sites developed under the General Plan Update. The General Plan identifies policies to target archaeological preservation (Resources Conservation and Sustainability Element Policies 11.1 and 11.2), but a substantial adverse change may still result as a consequence of the General Plan Update.
Mitigation measures M-CR-1a and M-CR-1b, which require pedestrian surveys and archaeological monitoring, would be required and were found to reduce impacts to a less than significant level.
Project Analysis
No new impact. Consistent with PEIR mitigation measure M-CR-1a, a field survey was conducted for the project site by a HELIX archaeologist and TCA Native American Monitor on August 22, 2024 (HELIX 2024c). No archaeological resources have been previously identified on the project site, and no newly identified archaeological resources were identified within the project area during the field survey.
However, the surrounding area is generally rich in cultural resources, and a grading monitoring program would be implemented for the project according to PEIR mitigation measure M-CR-1b. Mitigation measure M-CR-1b identifies the need for site-specific monitoring requirements, which would be implemented via COA-C-1 through COA-C-7 (HELIX 2024c). Impacts would be less than significant with the imposition of PEIR mitigation and uniformly applied development policies and standards, consistent with the findings and analysis in the PEIR.
3) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
PEIR Analysis
Less than significant with mitigation. The PEIR concluded that future development under the General Plan Update could take place in areas characterized by moderate to high sensitivity for paleontological resources. Mitigation measure M-CR-2, which requires paleontological monitoring, was required and found to reduce impacts to a less than significant level.
Project Analysis
No new impact. According to the PEIR, the development of vacant parcels outside of the General Plan Opportunity Areas (OAs) could encounter paleontological resources. The project involves the replacement of two single-family homes with 19 new single-family homes. While there are no known paleontological resources on the project site, grading would be required in areas that are currently undeveloped. As a result, consistent with the PEIR, the project would be required to implement PEIR mitigation measure M-CR-2 to ensure project impacts remain less significant through appropriate paleontological monitoring. Therefore, the Project would result in no new impacts related to destroying a unique paleontological resource, site, or geologic feature and is consistent with the findings contained in the PEIR.
08/12/2025
PH1
148 of 246
Monte Vista Residential Project | April 2025
34 4) Would the project disturb any human remains, including those interred outside of formal cemeteries?
PEIR Analysis
Less than significant impact. The PEIR concluded that compliance with General Plan policies and state laws regarding the accidental discovery of human remains would ensure impacts to human remains would be less than significant. Specifically, General Plan Resource Conservation and Sustainability Element Policies 10.5, 11.1, 11.2, 12.1, and 12.2 require public education regarding cultural resources, the establishment of a database identifying archaeological sites within the City, and the adoption of procedures to protect archaeological features before and during construction. Should human remains be unearthed during grading and excavation activities, the construction contractor would be required by California law to comply with California Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98. According to Section 7050.5(b) and (c), if human remains are discovered, the County Coroner must be contacted and if the Coroner recognizes the human remains to be those of a Native American or has reason to believe that they are those of a Native American, the Coroner is required to contact the NAHC by telephone within 24 hours. Pursuant to California Public Resources Code Section 5097.98, whenever the NAHC receives notification of a discovery of Native American human remains from a county coroner, the NAHC is required to immediately notify those persons it believes to be most likely descended from the deceased Native American. The descendants may, with the permission of the owner of the land, or his or her authorized representative, inspect the site of discovery of the Native American human remains and may recommend to the owner or the person responsible for the excavation work means for treatment or disposition, with appropriate dignity, of the human remains and any associated grave goods. The descendants shall complete their inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.
Project Analysis
No new impact. There are no known human remains on the project site, and project compliance with the General Plan policies and state law described above would ensure impacts remain less than significant and consistent with the conclusion in the PEIR. No new impact would result.
General Plan PEIR Mitigation Measures
M-CR-1a Pedestrian Survey. Prior to the issuance of any construction permits, including but not limited to a grading permit, for any future development project proposed under the General Plan Update,
the NAHC and local tribes shall be contacted and consulted by a Professional Archaeologist approved by the City. If the NAHC and/ or local tribes indicate in a written response that the site of the proposed project may potentially contain Native American resources, a pedestrian survey (i.e., physical walk over) shall be conducted by a Professional Archaeologist and a local Native American monitor. Should the pedestrian survey identify Native American cultural resources, the Professional Archeologist shall, in consultation with the Native American monitor, make an immediate written evaluation of the significance and appropriate treatment of the resource, including any avoidance measures, additional testing and evaluation, or data recovery plan. In addition, the Professional Archaeologist, in consultation with the Native American monitor, shall also include in the written determination whether the potential presence of subsurface resources requires 08/12/2025
PH1
149 of 246
Monte Vista Residential Project | April 2025
35 archaeological and/or Native American monitoring during site grading or other ground- disturbing activities. If construction monitoring is required, Mitigation Measure M-CR-1b shall be implemented.
M-CR-1b A
rchaeological Monitoring. Prior to the issuance of any grading and/or excavation permit for any future development project within the General Plan Update area that has been identified as having the potential to contain subsurface cultural resources, the project applicant shall provide written evidence to the City Planner that the applicant has retained a City
-app
roved Professional Archaeologist and Native American monitor, if appropriate, to observe grading and excavation activities for the presence of cultural materials. If any cultural materials are found, work in the area shall be halted so that the significance of the find can be evaluated. A significant discovery may require additional evaluation and mitigation; however, any such additional requirements would be site-specific and would be determined at the time of discovery by the Professional Archaeologist and Native American monitor. A post
-co
nstruction monitoring report shall be prepared and submitted to the City Planner at the completion of grading and/or excavation activities.
M-CR-
2 Paleontological Monitoring. Monitoring during construction grading or trenching shall be required for projects that would excavate to a depth of ten feet or more, or that propose a total cut amount of 1,000 cubic yards or more. Prior to the issuance of any grading and/or excavation permit, the project applicant must provide written proof to the City Planner that a Professional Paleontologist has been retained to observe all earth -dis
turbing activities. All
fossil materials recovered during mitigation monitoring shall be cleaned, identified, cataloged, and analyzed in accordance with standard professional practices. The results of the fieldwork and laboratory analysis shall be submitted in a technical report and the entire collection transferred to an approved facility.
4.7 GEOLOGY AND SOILS
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Expose people or
structures to potential
substantial adverse
effects, including the
risk of loss, injury, or
death involving:
08/12/2025
PH1
150 of 246
Monte Vista Residential Project | April 2025
36 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
i) Rupture of a known
earthquake fault, as
delineated on the
most recent Alquist-
Priolo Earthquake
Fault Zoning Map
issued by the State
Geologist for the area
or based on other
substantial evidence
of a known fault?
Refer to Division of
Mines and Geology
Special Publication
42?
NI
☐ ☐ ☐ ☐ ☒ None
ii) Strong seismic ground
shaking? NI
☐ ☐ ☐ ☐ ☒ None
iii) Seismic-related
ground failure,
including
liquefaction?
NI ☐ ☐ ☐ ☐ ☒ None
iv) Landslides? NI ☐ ☐ ☐ ☐ ☒ None
b) Result in substantial
soil erosion or the loss
of topsoil?
NI ☐ ☐ ☐ ☐ ☒ None
c) Be located on a
geologic unit or soil
that is unstable, or
that would become
unstable as a result of
the project, and
potentially result in
on or off-site
landslide, lateral
spreading,
subsidence,
liquefaction, or
collapse?
NI
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
151 of 246
Monte Vista Residential Project | April 2025
37 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
d) Be located on
expansive soil, as
defined in Table 18-1-
B of the Uniform
Building Code (1994),
creating substantial
risks to life or
property?
NI
☐ ☐ ☐ ☐ ☒ None
e) Have soils incapable
of adequately
supporting the use of
septic tanks or
alternative waste
water disposal
systems where
sewers are not
available for the
disposal of waste
water?
NI
☐ ☐ ☐ ☐ ☒ None
PEIR Chapter 5 addressed potential geology and soils impacts in the context of the three categories below. Therefore, the project analysis below is performed in a similar format to provide a comparative analysis with the PEIR.
Faults and Seismically Related Ground Shaking
PEIR Analysis
Less than significant impact. The PEIR concluded that while the General Plan Update area is in seismically active Southern California, the closest active fault is approximately 12 miles west, and new developments would be constructed in accordance with the California Building Standards Code, which establishes seismic requirements to minimize earthquake risk. Impacts from seismic ground shaking would be less than significant.
Project Analysis
No new impact. The project site is more than 10 miles from the nearest fault and would be constructed according to the California Building Standards Code per Chapter 15.02 of the City’s Municipal Code. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 08/12/2025
PH1
152 of 246
Monte Vista Residential Project | April 2025
38 Liquefaction
PEIR Analysis
Less than significant impact. The PEIR concluded that while some areas in the General Plan Update area may be at risk of liquefaction, all future developments would include removal, moisture conditioning, and compaction of on-site soils, as necessary, in conformance with the California Buildings Standards Code, as well as the recommendations of a civil engineering report required under the City’s Grading and Erosion Control Ordinance for the issuance of a grading permit. Impacts were therefore considered less than significant.
Project Analysis
No new impact. According to the Geotechnical Report prepared for the project (GEOCON Incorporated 2024), the potential for liquefaction at the project site is considered to be low due to the relative density of the older alluvium and granitic rock. Additionally, the project would be constructed in accordance with the California Building Standards Code per Chapter 15.02 of the City’s Municipal Code. Site-specific impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
Unstable Soils
PEIR Analysis
Less than significant impact. The PEIR concluded that all future development consistent with the General Plan Update would include the removal, moisture conditioning, and compaction of on-site soils, as necessary, in conformance with the California Building Standards Code, as well as the recommendations of a civil engineering report required under the City’s Grading and Erosion Control Ordinance for the issuance of a grading permit. Expansive and erodible soils are likely to occur throughout much of the City, but the implementation of a SWPPP and compliance with requirements of the California Building Standards Code, the City’s Grading and Erosion Control Ordinance, and the proposed General Plan policies were found to ensure that risks associated with unstable, expansive, and erodible soils would be less than significant.
Project Analysis
No new impact. The project site is underlain by sandy loams with moderate expansion potential.
However, the project would comply with the regulations and requirements above, including the California Building Standards Code and the City’s Grading and Erosion Control Ordinance, which would ensure that impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
153 of 246
Monte Vista Residential Project | April 2025
39 4.8 HAZARDS AND HAZARDOUS MATERIALS
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Create a significant
hazard to the public
or the environment
through the routine
transport, use, or
disposal of hazardous
materials?
LTS
☐ ☐ ☐ ☐ ☒ None
2) Create a significant
hazard to the public
or the environment
through reasonably
foreseeable upset and
accident conditions
involving the release
of hazardous
materials into the
environment?
LTS
☐ ☐ ☐ ☐ ☒ None
3) Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
substances, or waste
within 0.25 mile of an
existing or proposed
school?
LTS
☐ ☐ ☐ ☐ ☒ None
4) For a project located
within an airport land
use plan or, where
such a plan has not
been adopted, within
two miles of a public
airport or public use
airport, would the
project result in a
safety hazard for
people residing or
working in the project
area?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
154 of 246
Monte Vista Residential Project | April 2025
40 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
5) Impair
implementation of or
physically interfere
with an adopted
emergency response
plan or emergency
evacuation plan?
LTS
☐ ☐ ☐ ☐ ☒ None
6) Expose people or
structures to a
significant risk of loss,
injury, or death
involving wildland
fires, including where
wildlands are
adjacent to urbanized
areas or where
residences are
intermixed with
wildlands?
LTS
☐ ☐ ☐ ☐ ☒ None
7) Be located on a site
which is included on a
list of hazardous
materials sites
compiled pursuant to
Government Code
Section 65962.5 and,
as a result, would
create a significant
hazard to the public
or the environment?
NI
☐ ☐ ☐ ☐ ☒ None
8) For a project within
the vicinity of a
private airstrip, would
the project result in a
safety hazard for
people residing or
working in the project
area?
NI
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
155 of 246
Monte Vista Residential Project | April 2025
41 1) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
PEIR Analysis
Less than significant impact. The PEIR concluded that while future projects under the General Plan Update may involve hazardous materials, development would be required to comply with federal, state, and local policies regarding hazardous substances, such as the Comprehensive Environmental Response, Compensation, and Liability Act and the Multi-Jurisdictional Hazard Mitigation Plan (HMP). The Public Safety, Facilities, and Services Element includes Policies 6.1 through 6.5, which require the preparation of Hazardous Material Business Plans for facilities containing hazardous waste and education about waste disposal options. Compliance with these regulations and policies would ensure impacts would remain less than significant.
Project Analysis
No new impact. The project is a residential development and is not expected to routinely use substantial quantities of acutely hazardous materials. Some common household hazardous substances would be used but would not be of the type or quantity that would create a significant risk to the public or environment. Construction activities associated with the project would require transportation and use of limited quantities of fuel, oil, sealants, and other hazardous materials typical to construction. The use of hazardous materials and substances during construction would be subject to the federal, state, and local health and safety requirements for handling, storage, and disposal described above, including General Plan Policies 6.1 through 6.5. As a result, no new impacts related to the transport, use, or disposal of hazardous materials would occur, and the project is consistent with the analysis and conclusion of the PEIR.
2) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
PEIR Analysis
Less than significant impact. As described in Threshold 1 above, the PEIR concluded that while future projects under the General Plan Update may involve hazardous materials, compliance with federal, state, and local policies regarding hazardous substances would ensure impacts would remain less than significant.
Project Analysis
No new impact. The project is a residential development that would use common household hazardous substances, but not of the type or quantity that would create a significant risk associated with accidental release. The use of hazardous materials and substances during construction would be subject to the federal, state, and local health and safety requirements for handling, storage, and disposal described in Threshold 1. As a result, no new impact related to the accidental release of hazardous materials would occur and the project is consistent with the analysis and conclusion of the PEIR. 08/12/2025
PH1
156 of 246
Monte Vista Residential Project | April 2025
42 3) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school? PEIR Analysis
Less than significant impact. As described in Threshold 1 above, the PEIR concluded that future projects under the General Plan Update may involve hazardous materials, compliance with federal, state, and local policies regarding hazardous substances would ensure impacts to schools would remain less than significant.
Project Analysis
No new impact. The project proposes a residential development adjacent to Monte Vista Elementary School. Some common household hazardous substances would be used at the project site but would not be of the type or quantity that would create a substantial risk to the adjacent school as a result of accidental release. The use of hazardous materials and substances during construction would be subject to the federal, state, and local health and safety requirements for handling, storage, and disposal described in Threshold 1. No new impact would occur and the project would be consistent with the analysis and conclusion of the PEIR.
4) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update is consistent with the Airport Land Use Compatibility Plans (ALUCPs) for the McClellan-Palomar and Oceanside Municipal Airports, and all future projects in the Airport Influence Areas of the McClellan-Palomar and Oceanside Municipal Airports would be reviewed for consistency with the ALUCPs. Impacts would be less than significant.
Project Analysis
No new impact. The project site is located approximately six miles northeast of the McClellan-Palomar Airport and approximately eight miles southeast of the Oceanside Municipal Airport. The project site is not located within the ALUCP area for either airport. No new impact would occur and the project is consistent with the findings of the PEIR.
5) Would the project impair the implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
PEIR Analysis
Less than significant impact. The PEIR concluded that all future development and land use decisions under the General Plan Update would be subject to the state and local building and fire codes, including the City of Vista Uniform Fire Code (Development Code Chapter 16.40), which requires fire safety during construction and demolition and fire flow requirements for buildings. Individual projects would be reviewed for consistency with the Multi-Jurisdictional HMP; impacts would be less than significant. 08/12/2025
PH1
157 of 246
Monte Vista Residential Project | April 2025
43 Project Analysis
No new impact. The project would be constructed in accordance with the state and local building and fire codes (including the City of Vista Uniform Fire Code, Development Code Chapter 16.40) to ensure adequate site access is maintained for emergency response and evacuation through the addition of building safety features and fire hydrants. During construction within public rights-of-way, a traffic control plan prepared in accordance with the California Manual on Uniform Traffic Control Devices and the San Diego Regional Standard Drawings would be implemented to maintain acceptable emergency access. Preparation of a traffic control plan is required before City issuance of an encroachment permit.
Additionally, the project would not interfere with the implementation of the HMP, which includes broad goals for regional collaboration to prepare for and respond to emergencies. The project would not place people or structures in an area with an elevated risk of wildfire, flooding, or hazardous materials release, as described throughout this Section and in Section 4.5, Climate Change. Thus, the project is consistent with the analysis and findings of the PEIR, and the project would result in no new impact. 6) W
ould the project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not create a wildfire risk with the implementation of the applicable requirements in the California Building Code (CBC), California Fire Code (CFC), and General Plan goals and policies addressing wildfire hazards (Public Safety, Facilities, and Services Element Policies 5.1 through 5.7), and impacts would be less than significant.
Project Analysis
No new impact. The project site is outside of the VHFHSZ but within the Wildland-Urban Interface, where development meets and mixes with undeveloped natural areas (U.S. Forest Service 2023). The open space to the north of the project site contains vegetation that could facilitate the spread of wildfire should a spark ignite. However, the implementation of the project would not increase wildfire risk at the site over existing conditions with the implementation of the applicable requirements in the CBC, CFC, and General Plan goals and policies addressing wildfire hazards, which require confirmation of adequate water supply and brush management. The project would replace existing single-family homes with new single-family residential development that is consistent with the site’s land use designation. The project would install standard fire safety features, such as automatic fire sprinklers and fire hydrants, and construct buildings in compliance with the fire regulations in the CBC and CFC, which would be reviewed by the City during the permitting process. Therefore, the project would not expose people or structures to a significant risk of loss, injury, or death involving wildland fires. Impacts would be less than significant consistent with the evaluation and conclusion of the PEIR, and no new impacts would occur. 08/12/2025
PH1
158 of 246
Monte Vista Residential Project | April 2025
44 7) Would the project be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would create a significant hazard to the public or the environment?
PEIR Analysis
No impact. The PEIR concluded that this threshold does not apply to the General Plan Update, as no hazardous materials sites have been identified within the study area pursuant to Government Code Section 65962.5 (Cortese List). No impact would occur.
Project Analysis
No new impact. No hazardous materials sites have been identified within 1,000 feet of the project site, according to the Department of Toxic Substances Control’s (DTSC) EnviroStor database and the State Water Resources Control Board’s (SWRCB) GeoTracker database (DTSC 2024; SWRCB 2024). No new impact would occur, and the project would be consistent with the conclusion of the PEIR. 8) For a project near a private airstrip, would the project result in a safety hazard for people residing or working in the project area?
PEIR Analysis
No impact. The PEIR concluded that this threshold does not apply to the General Plan Update, as there are no identified private airstrips within or immediately adjacent to the City.
Project Analysis
No new impact. There are no private airstrips near the project site, and no new impact would occur. The project would be consistent with the conclusion of the PEIR.
General Plan PEIR Mitigation Measures
None.
4.9 HYDROLOGY AND WATER QUALITY
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Violate any water
quality standards or
waste discharge
requirements?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
159 of 246
Monte Vista Residential Project | April 2025
45 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
2) Create or contribute
runoff water that
would provide
substantial additional
sources of polluted
runoff?
LTS
☐ ☐ ☐ ☐ ☒ None
3) Otherwise
substantially degrade
water quality?
LTS ☐ ☐ ☐ ☐ ☒ None
4) Create or contribute
runoff water that
would exceed the
capacity of existing or
planned stormwater
drainage systems?
LTS
☐ ☐ ☐ ☐ ☒ None
5) Substantially alter the
existing drainage
pattern of the project
area, including
through the alteration
of the course of a
stream or river, in a
manner which would
result in substantial
erosion or siltation?
LTS
☐ ☐ ☐ ☐ ☒ None
6) Substantially alter the
existing drainage
pattern of the project
area, including
through alteration of
the course of a
stream or river or
substantially increase
the rate or amount of
surface runoff in a
manner which would
result in flooding on-
or off-site?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
160 of 246
Monte Vista Residential Project | April 2025
46 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
7) Place housing within a
100-year flood hazard
area as mapped on a
federal Flood Hazard
Boundary, FIRM, or
other flood hazard
delineation map?
LTS
☐ ☐ ☐ ☐ ☒ None
8) Place within a 100-
year flood hazard
area structures which
would impede or
redirect flood flows?
LTS ☐ ☐ ☐ ☐ ☒ None
9) Expose people or
structures to a
significant risk of loss,
injury or death
involving flooding,
including flooding as a
result of the failure of
a levee or dam?
LTS
☐ ☐ ☐ ☐ ☒ None
10) Result in a potential
inundation by seiche,
tsunami, or mudflow?
LTS ☐ ☐ ☐ ☐ ☒ None
11) Substantially deplete
groundwater supplies
or interfere
substantially with
groundwater recharge
such that there would
be a net deficit in
aquifer volume or a
lowering of the local
groundwater table
level (e.g., the
production rate of
pre
-ex
isting nearby
wells would drop to a
level which would not
support existing land
uses or planned uses
for which permits
have been granted)?
LTS ☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
161 of 246
Monte Vista Residential Project | April 2025
47 1) Would the project violate any water quality standards or waste discharge requirements? PEIR Analysis
Less than significant impact. The PEIR concluded that development under the General Plan Update would implement BMPs and comply with the relevant regulations, such as the City’s Stormwater Ordinance (Chapter 13.18 of the City’s Municipal Code) and San Diego County Municipal Stormwater Permit (MS4 Permit), to ensure impacts to water quality would remain less than significant.
Project Analysis
No new impact. The project would comply with the relevant stormwater regulations outlined in Municipal Code Chapter 13.18, including implementing a Stormwater Pollution Prevention Plan (SWPPP) during construction by incorporating BMPs to protect stormwater quality. The SWPPP would generally include construction BMPs and a combination of erosion control measures to reduce, prevent, or minimize soil erosion from project-related grading and construction activities, such as fiber rolls, fencing, and watering. The project would also require a Storm Water Quality Management Plan to document operational BMPs that prevent pollutants from entering the stormwater conveyance system.
A stormwater treatment vault is proposed in the southwestern corner of the property, adjacent to Monte Vista Drive to preserve water quality during operation. The stormwater treatment vault would treat stormwater before releasing it into the City’s stormwater system. Additional erosion and sediment control BMPs would be implemented during project construction to minimize the occurrence of soil erosion. The project would not violate water quality standards. The project is consistent with the findings contained in the PEIR and would result in no new impact on water quality standards or waste discharge requirements.
2) Would the project create or contribute runoff water that would provide substantial additional sources of polluted runoff?
PEIR Analysis
Less than significant impact. As stated in Threshold 1 above, the PEIR concluded that implementation of the General Plan Update would have a less than significant impact on water quality through compliance with the relevant water quality regulations.
Project Analysis
No new impact. As described above, the project would comply with the water quality regulations in Chapter 3.18 of the City’s Municipal Code and would not contribute runoff that would provide substantial additional sources of polluted runoff. Therefore, impacts would be consistent with the analysis and conclusion of the PEIR, and the project would result in no new impact. 3) Would the project otherwise substantially degrade water quality? PEIR Analysis
Less than significant impact. As stated in Threshold 1 above, the PEIR concluded that the implementation of the General Plan Update would have a less than significant impact on water quality through compliance with the relevant water quality regulations. 08/12/2025
PH1
162 of 246
Monte Vista Residential Project | April 2025
48 Project Analysis
No new impact. As described above, the project would comply with the water quality regulations in Chapter 13.18 of the City’s Municipal Code. Therefore, the project would result in no new impact, consistent with the conclusion of the PEIR.
4) Would the project create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems?
PEIR Analysis
Less than significant impact. The PEIR concluded that development under the General Plan Update would comply with the City’s Stormwater Ordinance, Grading Ordinance, and Stormwater Standards Manual, which would ensure water runoff during construction would not exceed the capacity of the existing stormwater facilities. Additionally, future projects under the General Plan Update would follow General Plan policies to ensure adequate drainage is provided throughout the City, such as making improvements to inadequate storm drain infrastructure. Impacts were found to be less than significant.
Project Analysis
No new impact. The project would comply with the regulations identified in the PEIR to minimize project impacts on runoff, including the City’s Stormwater Ordinance, Grading Ordinance, and Stormwater Standards Manual. Additionally, the project includes a stormwater treatment vault in the southwest corner of the property to catch and treat runoff before it is discharged into the public storm drain system. The stormwater treatment vault would be designed according to the Stormwater Ordinance and Stormwater Standards Manual, which would ensure the project would be compatible with the existing stormwater system. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
5) Would the project substantially alter the existing drainage pattern of the project area, including through the alteration of the course of a stream or river, in a manner that would result in substantial erosion or siltation?
PEIR Analysis
Less than significant impact. The PEIR concluded that new development under the General Plan Update would be subject to National Pollutant Discharge Elimination System (NPDES) requirements and the City’s Grading Ordinance. Projects with one or more acres of disturbance are required to prepare and implement a SWPPP to prevent runoff from construction sites per Municipal Code Chapter 13.18. In addition, compliance with General Plan policies would be required that would further reduce the potential for substantial erosion and siltation by restricting development that would have the potential of substantially altering existing drainage patterns. The PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. The project would be required to comply with the regulations discussed above. As a development proposing more than one acre of disturbance, the project would be required to prepare a SWPPP, which would include BMPs to limit erosion and siltation, per Chapter 13.18 of the City’s 08/12/2025
PH1
163 of 246
Monte Vista Residential Project | April 2025
49 Municipal Code. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
6) Would the project substantially alter the existing drainage pattern of the project area, including through alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would involve activities that could result in temporary impacts on drainage patterns during construction. However, per Section 17.56.310 of the City’s Grading Ordinance, discretionary projects would be required to maintain or improve existing peak storm drainage runoff rates. Additionally, the City’s Standard Urban Storm Water Mitigation Plan (SUSMP) contains mandatory Low Impact Development site design and source control BMPs intended to reduce runoff by maintaining natural drainage patterns to the extent possible.
Impacts were found to be less than significant.
Project Analysis
No new impact. The project would be required to comply with the regulations above, including the City’s Grading Ordinance and SUSMP. Development would be confined to the southern portion of the site and the project would not alter the course of the drainage in the northern portion of the property.
Site design elements and source control BMPs would ensure the project’s impacts on drainage patterns would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
7) Would the project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary, FIRM, or other flood hazard delineation map? PEIR Analysis
Less than significant impact. The PEIR concluded that regulatory compliance and consistency with the General Plan Public Safety, Facilities, and Services Element policies related to flood zones would ensure impacts would remain less than significant. Particularly, any development project proposing to place housing or other structures within the existing 100
-y
ear flood zones would be subject to regulations by
the City under the Flood Area Construction Regulations (Development Code Section 16.48), which require a hydrology analysis and demonstration that flooding is not a serious risk. Therefore, the PEIR concluded impacts would be less than significant.
P
roject Analysis
No new impact. The proposed project site is not in a 100-year flood zone and would not place housing in a 100-year flood zone (FEMA 2024). The project would not be subject to the Flood Area Construction Regulations. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
08/12/2025
PH1
164 of 246
Monte Vista Residential Project | April 2025
50 8) Would the project place within a 100-year flood hazard area structures which would impede or redirect flood flows?
PEIR Analysis
Less than significant impact. As stated in Threshold 7 above, the PEIR concluded that regulatory compliance would ensure the General Plan Update would not place structures that would impede or redirect flood flows within a 100-year flood hazard area. Impacts were considered to be less than significant.
Project Analysis
No new impact. The project site is not within a 100-year flood hazard area. Therefore, the project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 9) Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? PEIR Analysis
Less than significant impact. The PEIR concluded that future development applications for projects within a dam inundation area would be subject to mandatory compliance with the Flood Area Construction Regulations, the City’s Grading Ordinance, and the SUSMP. Compliance with these regulations would ensure that impacts related to levee or dam failure would be less than significant.
Project Analysis
No new impact. The proposed project is not a dam inundation zone and would not experience flooding as a result of the failure of a levee or dam (California Department of Water Resources 2024). Therefore, the project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 10) Would the project result in a potential inundation by seiche, tsunami, or mudflow? PEIR Analysis
Less than significant impact. The PEIR concluded that the City would not be subjected to inundation from seiche or tsunami, as the Pacific Ocean is seven miles west and the nearest inland body of water is downstream of the City. Mudflows are possible in the City, but compliance with General Plan policies requiring debris clearing, vegetation management, and fire prevention in areas with wildfire risk would reduce mudflow impacts to a less than significant level.
Project Analysis
No new impact. Consistent with the discussion in the PEIR, inundation by seiche or tsunami is not possible on the project site. According to the PEIR, when wildfires occur, the soil is left with little to no groundcover. During rain events following a fire, the soil can become saturated and begin to flow downhill, inundating homes and buildings below. The site slopes upward from Monte Vista Drive before dropping off into the vegetated northern portion of the property. However, the project site is not located in an area with elevated wildfire risk, as described in Section 4.8, Hazards and Hazardous 08/12/2025
PH1
165 of 246
Monte Vista Residential Project | April 2025
51 Materials. The General Plan policies regarding mudflow described above would not apply to the proposed project. Additionally, after the construction of the 19 single-family homes and paving of the private road, there would be an increase in impervious areas. This would make it difficult for substantial quantities of mud to accumulate into a mudflow that would pose a hazard to life or property. As a result, impacts would be less than significant. Therefore, the project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 11) Wo
uld the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-ex isting nearby wells would drop to a
level which would not support existing land uses or planned uses for which permits have been granted)?
PE
IR Analysis
Less than significant impact. The PEIR concluded that water supply in the City is expected to increase by 2030 and the General Plan Update would not cause a decrease in groundwater levels. Additionally, future project BMPs would ensure groundwater recharge is not substantially affected per the Stormwater Ordinance and Stormwater Standards Manual. The PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. The project would be required to comply with the Stormwater Ordinance and Stormwater Standards Manual; however, the project is not anticipated to use groundwater and would include BMPs to ensure groundwater recharge remains possible to the extent feasible. Impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
General Plan PEIR Mitigation Measures
None.
4.10 LAND USE, POPULATION, AND HOUSING
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Physically divide an
established
community?
LTS ☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
166 of 246
Monte Vista Residential Project | April 2025
52 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
2) Conflict with any
applicable land use
plan, policy, or
regulation of an
agency with
jurisdiction over the
project (including, but
not limited to the
general plan, specific
plan, local coastal
program, or zoning
ordinance) adopted
for the purpose of
avoiding or mitigating
an environmental
effect?
LTS
☐ ☐ ☐ ☐ ☒ None
3) Conflict with any
applicable habitat
conservation plan or
natural community
conservation plan?
LTS ☐ ☐ ☐ ☐ ☒ None
4) Induce substantial
population growth in
an area, either
directly (e.g., by
proposing new homes
and businesses) or
indirectly (e.g.,
through extension of
roads or other
infrastructure)?
LTS
☐ ☐ ☐ ☐ ☒ None
5) Displace a substantial
number of existing
housing units,
necessitating the
construction of
replacement housing
elsewhere?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
167 of 246
Monte Vista Residential Project | April 2025
53 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
6) Displace a substantial
number of people,
necessitating the
construction of
replacement housing
elsewhere?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project physically divide an established community? PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would encourage development that is integrated into the existing built environment, and buildout would abide by land use policies to preserve the City’s character, such as discouraging subdivision design that disrupts the existing development pattern within established neighborhoods. The PEIR concluded impacts would be less than significant.
Project Analysis
No new impact. The proposed project involves the replacement of two single-family homes with 19 new single-family homes on a 6.47-acre lot. The project site is surrounded by open space to the north, single- family homes to the east and south, and Monte Vista Elementary School to the west. The project would replace an existing residential development with new residential uses and would not divide an established community. Thus, the project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
2) Would the project conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would be consistent with the Carlsbad and San Luis Rey River Water Utility Resource Management Plans, SANDAG’s Congestion Management Plan and Regional Comprehensive Plan, the 2030 Regional Transportation Plan (RTP), the San Diego Basin Plan, and the RAQS; impacts would be less than significant.
Project Analysis
No new impact. The project would include a stormwater vault to treat project runoff and would comply with the City’s Stormwater Ordinance, as described in Section 4.9, Hydrology. The project would 08/12/2025
PH1
168 of 246
Monte Vista Residential Project | April 2025
54 therefore comply with the Carlsbad and San Luis Rey River Water Utility Resource Management Plans and the San Diego Basin Plan. As described in Section 4.14, Transportation and Circulation, the project would not have a significant impact on the circulation system or cause traffic hazards or delays. The project would be consistent with SANDAG’s transportation plans. Finally, as described in Section 4.3, Air Quality, the project would be consistent with the RAQS and would not have a significant impact on air quality. The project would not conflict with any applicable land use plan, policy, or regulation intended to avoid or mitigate an environmental effect, would result in no new impact, and is consistent with the analysis and conclusion of the PEIR.
3) Would the project conflict with any applicable habitat conservation plan or natural community conservation plan?
PEIR Analysis
Less than significant impact. The PEIR concluded that while development under the General Plan Update would mostly occur in existing urbanized areas, future projects would be reviewed for compliance with the North County MHCP, and impacts would be less than significant.
Project Analysis
No new impact. As stated above, the City has not formally adopted a Subarea Plan. Regardless, the project would not conflict with the Draft Subarea Plan. The project site borders open space and the northern third of the project site is located within a hardline FPA. The project has been designed to avoid impacts to open space. Project construction would occur within the disturbed southern portion of the project site while the northern third within the FPA would remain as open space. As a result, the project would not conflict with the MHCP and impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 4) Would the project induce substantial population growth in an area, either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure)? PEIR Analysis
Less than significant impact. The PEIR concluded that while the population projections under the General Plan Update exceed SANDAG’s projected population for the City by 7,226 people, the City would place land uses with increased density in areas identified by SANDAG as appropriate for future population growth. Additionally, the City is mostly built-out and has few vacant parcels available for new development, none of which are located in areas without infrastructure. Impacts were found to be less than significant.
Project Analysis
No new impact. The project would replace two single-family homes with 19 new single-family homes.
According to the U.S. Census Bureau, the typical household size in the City is 3.11 persons (U.S. Census Bureau 2024). The project would therefore cause an increase of 60 people, which is approximately 0.4% of the 14,775-person population increase anticipated under the General Plan Update (U.S. Census Bureau 2024). This is a small percentage that would not constitute substantial population growth. The project is consistent with the site’s land use designation and the project’s growth is therefore anticipated in the PEIR. Additionally, the project would not create substantial extensions of roads or 08/12/2025
PH1
169 of 246
Monte Vista Residential Project | April 2025
55 other infrastructure that would allow for population growth. Project impacts would be consistent with the conclusion in the PEIR, and no new impact would occur. 5) Would the project displace a substantial number of existing housing units, necessitating the construction of replacement housing elsewhere?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not displace a substantial number of housing units because there would be an estimated increase of 4,532 residential housing units by the year 2030, some of which would be affordable, and the need to construct replacement housing outside the project area would not occur. Impacts were found to be less than significant.
Project Analysis
No new impact. The project proposes the replacement of two single-family homes with 19 new single- family homes. While the two existing homes have been demolished in preparation for the project, the project would provide a net increase of 17 homes, two of which would be affordable units. The project would not necessitate the construction of replacement housing elsewhere and would increase the number of available housing units in the City. As a result, the project would have no new impact and is consistent with the analysis and conclusion of the PEIR. 6) Would the project displace a substantial number of people, necessitating the construction of replacement housing elsewhere?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not displace a substantial number of people because it would add up to 4,532 units, and state regulations protecting affordable housing would ensure adequate housing for all income levels. The PEIR found impacts would be less than significant.
Project Analysis
No new impact. The project proposes the replacement of two single-family homes with 19 new single- family homes. The homes and associated structures were vacant before demolition, and demolition of the existing single-family homes did not displace any people. Regardless, the project would provide a net increase of 17 homes, two of which would be affordable units. The project would not necessitate the construction of replacement housing elsewhere and would increase the number of available housing units in the City. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
170 of 246
Monte Vista Residential Project | April 2025
56 4.11 MINERAL RESOURCES
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Result in the loss of
availability of a known
mineral resource that
would be of value to
the region and the
residents of the state?
LTS
☐ ☐ ☐ ☐ ☒ None
2) Result in the loss of
availability of a locally
important mineral
resource recovery site
delineated on a local
general plan, specific
plan, or other land
use plan?
LTS
☐ ☐ ☐ ☐ ☒ None
The PEIR addressed the thresholds above in a single summary discussion in PEIR Chapter 5. Therefore, the project analysis below is performed at a similar level of detail as the discussion in the PEIR to provide a comparative analysis.
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update area contains lands designated mineral resource zone (MRZ) 3 and 4, which have undetermined significance; however, the potential for viable extraction of mineral resources within these zones is limited due to the City’s urbanized character, and all future projects would undergo individual review to ensure that significant mineral resources are protected. Impacts would be less than significant.
Project Analysis
No new impact. The project site is classified as MRZ 3, and the project would involve residential uses.
No mineral extraction would occur on the project site, and no new impact would occur. The project would be consistent with the conclusion in the PEIR.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
171 of 246
Monte Vista Residential Project | April 2025
57 4.12 NOISE AND VIBRATION
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Cause a substantial
permanent increase
in ambient noise
levels in the project
vicinity above levels
existing without the
project?
LTS
☐ ☐ ☐ ☐ ☒ None
2) Result in a substantial
temporary or periodic
increase in ambient
noise levels in the
project vicinity above
levels existing without
the project?
LTSM
☐ ☐ ☐ ☐ ☒
M-N-1a
through
M N-1g
3) Expose persons to or
generate noise levels
in excess of standards
established in the
local general plan or
noise ordinance, or
applicable standards
of the other agencies,
including resulting in
a project
-rel
ated
noise increase of 3
dB(A) CNEL or more?
LTS
M ☐ ☐ ☐ ☐ ☒
M-N-1a
through
M N-1g
4) Expose persons to or
generate excessive
groundborne
vibrations or
groundborne noise
levels?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
172 of 246
Monte Vista Residential Project | April 2025
58 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
5) For a project located
within an airport land
use plan or, where
such a plan has not
been adopted, within
two miles of a public
airport or public use
airport, expose
people residing or
working in the project
area to excessive
noise levels?
LTS
☐ ☐ ☐ ☐ ☒ None
6) For a project within
the vicinity of a
private airstrip,
expose people
residing or working in
the project area to
excessive noise
levels?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project cause a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?
PEIR Analysis
Less than significant impact. The PEIR concluded that the implementation of the General Plan Update would not permanently increase noise levels substantially. Increases in traffic noise were anticipated to be on the order of 1 A-weighted decibel (dBA) Community Noise Equivalent Level (CNEL) or less. General Plan policies would ensure future sensitive receptors are not placed within the 65 dBA contour for rail noise. Sensitive receptors could be exposed to stationary noise sources such as HVAC systems or industrial land uses, but all future projects would be required to meet the standards set forth in the Noise and Land Use Compatibility Matrix in the Noise Element of the General Plan before being granted a building permit. The PEIR concluded impacts related to ambient noise increases would be less than significant.
Project Analysis
No new impact. A Noise Technical Report was prepared for the proposed project to analyze potential noise impacts (HELIX 2024d). The project is anticipated to generate approximately 190 average daily trips (ADT), and existing traffic noise levels of 62.3 dBA CNEL on Monte Vista Drive at 75 feet are anticipated to be maintained. Therefore, the project would not increase noise levels beyond the 08/12/2025
PH1
173 of 246
Monte Vista Residential Project | April 2025
59 significance threshold of 3 dBA CNEL (see Threshold 3). The project is located approximately 0.7 mile from the SPRINTER rail line and would not be within the railway’s noise contours, so no impact from rail noise would occur. The project would involve HVAC units that would cause an increase in stationary noise at property lines. The project’s HVAC units would not violate the City’s property line noise limits at existing property lines of neighboring land uses. Further, pursuant to Vista Municipal Code Section
8.32.040 (and as required by the conditions of project approval), the project applicant would be required to demonstrate that the specific HVAC units selected for the project would comply with the property line noise limits at internal property lines or be adequately attenuated by intervening barriers before issuance of building permits. As a result, the project would not cause a substantial permanent increase in ambient noise levels, and impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and the conclusion in the PEIR. 2) Would the project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? PEIR Analysis
Less than significant with mitigation. The PEIR concluded that construction under the General Plan Update could temporarily generate construction noise that exceeds the City’s noise standards, and mitigation measures M-N-1a through M-N-1g would be required to reduce impacts. These mitigation measures impose construction noise reduction measures such as the use of mufflers, electrical equipment where feasible, and speed and signal limits. Impacts were found to be less than significant with mitigation incorporated.
Project Analysis
No new impact. As described in the project’s Noise Technical Report (HELIX 2024d), demolition activity is expected to generate the highest construction-period noise levels of 73.0 dBA time-averaged noise level (LEQ) and grading of the roadway widening area would result in noise levels of up to 75.0 dBA LEQ at the residential property to the south. Therefore, project construction would not result in noise levels exceeding the 75 dBA LEQ construction noise threshold established by the County Noise Ordinance, adopted by the City. The addition of heavy truck trips during construction is not anticipated to generate a perceptible increase in traffic noise levels during construction. The project would also be required to implement mitigation measures M-N-1a through M-N-1g from the PEIR, which would reduce temporary increases in ambient noise levels. Impacts would be less than significant, which is a reduction in the level of impact compared to the PEIR. No new impact would occur. 3) W
ould the project expose persons to or generate noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of the other agencies, including resulting in a project
-r
elated noise increase of 3 dB(A) CNEL or more?
P
EIR Analysis
Less than significant with mitigation. As described in Thresholds 1 and 2 above, the PEIR concluded that the General Plan Update would largely have a less than significant impact on noise levels, but temporary increases in construction noise would be potentially significant and require mitigation measures M-N-1a through M-N-1g to reduce impacts to a less than significant level. 08/12/2025
PH1
174 of 246
Monte Vista Residential Project | April 2025
60 Project Analysis
No new impact. The project’s Noise Technical Report (HELIX 2024d) determined that the project would not generate noise levels in excess of the City’s eight-hour construction noise standard of 75 dBA CNEL at single-family residential property lines, nor would it result in a permanent increase in noise levels of 3 dBA CNEL or more. Additionally, the implementation of mitigation measures M-N-1a through M-N-1g would reduce temporary noise increases from construction. As it relates to General Plan standards for the siting of residential land uses, noise levels at the proposed residential facades were calculated to be
64.1 dBA CNEL with the addition of project-generated traffic on Monte Vista Drive. Therefore, land use for the project is compatible with the existing exterior noise environment in accordance with the General Plan criteria. As exterior noise levels exceed 60 dBA CNEL, during building permit issuance, the project would be required to provide an interior noise analysis demonstrating compliance with the California Building Code requirement for interior noise levels to be below 45 dBA CNEL. Impacts would be less than significant and consistent with the conclusion in the PEIR, except for temporary increases in noise, in which case project impacts would demonstrate a reduction in the level of impact compared to the PEIR. No new impact would occur.
4) Would the project expose persons to or generate excessive groundborne vibrations or groundborne noise levels?
PEIR Analysis
Less than significant impact. The PEIR concluded that construction-related vibration levels would be below significance thresholds (levels that would cause damage to structures within the City), provided they are 25 feet or more from a sensitive receptor. Increases in loaded truck trips during construction could cause an increase in vibration, but the peak particle velocity (PPV) would be well under the construction damage criteria established by the Federal Transit Administration (FTA). The PEIR concluded impacts to vibration would be less than significant.
Project Analysis
No new impact. The piece of equipment required for project construction that generates the highest vibration level is a vibratory roller, which would be used at a minimum distance of 60 feet from the nearest residential structure to the east. At this distance, a vibratory roller would generate 0.056 inch per second PPV and 82.6 vibration decibels (VdB), which would not exceed the FTA criteria for the neighboring building type of 0.3 inch per second PPV or 94 VdB. Project impacts on vibration would be less than significant and consistent with the conclusion in the PEIR. No new impact would occur. 5) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels?
PEIR Analysis
Less than significant impact. The PEIR concluded that impacts related to aircraft noise would be less than significant as the City does not lie within the 60 dBA CNEL noise contour for any airport in the region.
08/12/2025
PH1
175 of 246
Monte Vista Residential Project | April 2025
61 Project Analysis
No new impact. The project site is not within the noise contours for any public airport. While aircraft could occasionally fly over the site and generate audible noise due to the project’s location within a major metropolitan region, the site would not be exposed to noise levels over 60 dBA CNEL. Impacts would be less than significant and consistent with the conclusion in the PEIR. No new impact would occur.
6) For a project within the vicinity of a private airstrip, expose people residing or working in the project area to excessive noise levels?
PEIR Analysis
Less than significant impact. The PEIR concluded that impacts related to aircraft noise would be less than significant as there are no private airstrips within two miles of the City.
Project Analysis
No new impact. There are no private airstrips in the vicinity of the project site. As stated in Threshold 5 above, aircraft could occasionally fly over the site and generate audible noise, but the site would not be exposed to noise levels over 60 dBA CNEL. Impacts would be less than significant and consistent with the conclusion in the PEIR. No new impact would occur.
General Plan PEIR Mitigation Measures
M-N-1 Construction Noise Reduction. Construction noise is unavoidable and could adversely affect nearby residents. However, the noise would be temporary and limited to the duration of the construction. The following measures shall be incorporated into project contract specifications to minimize construction noise impacts:
M-N-1a No
ise-Reducing Features. All noise-p
roducing construction equipment and vehicles
using internal combustion engines shall be equipped with mufflers; air -in
let
silencers where appropriate; and any other shrouds, shields, or other noise-re ducing
features in good operating condition that meet or exceed original factory specifications. Mobile or fixed “package” equipment (e.g., arc -w
elders and air
compressors) shall be equipped with shrouds and noise-control features that are readily available for that type of equipment.
M-N-1b U
se of Electrical Equipment. Electrically powered equipment shall be used instead of pneumatic or internal-combustion-powered equipment, where feasible.
M-N-1c L
ocation of Equipment and Support Areas. Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise
-s
ensitive receptors.
M-N-1d S
peed Limits. Construction site and access road speed limits shall be established and enforced during the construction period.
08/12/2025
PH1
176 of 246
Monte Vista Residential Project | April 2025
62 M-N-1e Signal Limits. The use of noise-pro ducing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
M-N-1f Us
e of Audio Equipment. No project-re
lated public address or music system shall be
audible at any adjacent receptor.
M-N-1g Re
solution of Complaints. The on-site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the owner shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
4.13 PUBLIC SERVICES AND RECREATION
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Result in substantial
adverse physical
impacts associated
with the provision of
new or physically
altered governmental
facilities, need for
new or physically
altered governmental
facilities, the
construction of which
could cause
significant
environmental
impacts, in order to
maintain acceptable
service ratios,
response times or
other performance
objectives for fire
protection services?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
177 of 246
Monte Vista Residential Project | April 2025
63 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
2) Result in substantial
adverse physical
impacts associated
with the provision of
new or physically
altered governmental
facilities, need for
new or physically
altered governmental
facilities, the
construction of which
could cause
significant
environmental
impacts, in order to
maintain acceptable
service ratios,
response times or
other performance
objectives for police
protection services?
LTSM
☐ ☐ ☐ ☐ ☒ None
3) Result in substantial
adverse physical
impacts associated
with the provision of
new or physically
altered governmental
facilities, need for
new or physically
altered governmental
facilities, the
construction of which
could cause
significant
environmental
impacts, in order to
maintain acceptable
service ratios or other
performance
objectives for public
schools?
LTSM
☐ ☐ ☐ ☐ ☒ M-PS-2
08/12/2025
PH1
178 of 246
Monte Vista Residential Project | April 2025
64 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
4) Result in substantial
adverse physical
impacts associated
with the provision of
new or physically
altered governmental
facilities, need for
new or physically
altered governmental
facilities, the
construction of which
could cause
significant
environmental
impacts, in order to
maintain acceptable
service ratios or other
performance
objectives for parks?
LTS
☐ ☐ ☐ ☐ ☒ None
5) Result in substantial
adverse physical
impacts associated
with the provision of
new or physically
altered governmental
facilities, need for
new or physically
altered governmental
facilities, the
construction of which
could cause
significant
environmental
impacts, in order to
maintain acceptable
service ratios or other
performance
objectives for
libraries?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
179 of 246
Monte Vista Residential Project | April 2025
65 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
6) Increase the use of
existing neighborhood
and regional parks or
other recreational
facilities such that
substantial physical
deterioration of the
facility would occur or
be accelerated?
LTS
☐ ☐ ☐ ☐ ☒ None
7) Include recreational
facilities or require
the construction or
expansion of
recreational facilities
which might have an
adverse physical
effect on the
environment?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire protection services?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not require new facilities because development impact fees would provide continued funding to the Vista Fire Department (VFD) and future developments would comply with the CFC. Impacts were found to be less than significant.
Project Analysis
No new impact. The project would be required to pay a Fire Protection Development Fee, which is currently $379 per dwelling unit for residential uses (City 2024). Additionally, the project would be constructed according to the CFC to minimize fire risk. With the implementation of these uniformly applied development policies, the project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
08/12/2025
PH1
180 of 246
Monte Vista Residential Project | April 2025
66 2) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for police protection services?
PEIR Analysis
Less than significant impact. The PEIR concluded that in the absence of a development impact fee for police services, the General Plan Update would require mitigation measures M-PS-1a and M-PS-1b to reduce impacts to a less than significant level. Mitigation measure M-PS-1a prompts the City and the San Diego County Sheriff Department to implement a development impact fee to provide adequate police staffing for the City, and mitigation measure M-PS-1b requires future projects to contribute to the development impact fee established in M-PS-1a. Impacts were considered less than significant with mitigation incorporated.
Project Analysis
No new impact. The City has not implemented a development impact fee for police protection services, so it is not possible for the project to incorporate mitigation measures M-PS-1a or M-PS-1b. Regardless, the project would result in an increase in approximately 60 residents, as described in Section 4.10, Land Use, Population, and Housing. According to the PEIR, the current staffing level is approximately 0.8 officers per 1,000 residents, and for each increase of 1,000 residents, approximately one sworn officer must be added to maintain adequate service levels. Given that the project would add only 60 residents to the City, no new officers would be required to maintain adequate service levels. Impacts would therefore be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR.
3) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios or other performance objectives for public schools? PEIR Analysis
Less than significant with mitigation. The PEIR concluded that the increase in population and housing associated with the General Plan Update could require new school facilities to meet the projected demand, and mitigation would be required to reduce impacts to a less than significant level. Mitigation measure M-PS-2 requires all future projects under the General Plan Update to pay statutory fees for public school services as determined by Vista Unified School District (VUSD). Impacts were found to be less than significant with mitigation incorporated.
Project Analysis
No new impact. The project involves the addition of approximately 60 residents, some of which may be school-age children. Consistent with mitigation measure M-PS-2, the project would pay the applicable developer fees which are currently $4.08 per square foot of residential development (VUSD 2024). As a result, the project would have a less than significant impact on school facilities. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 08/12/2025
PH1
181 of 246
Monte Vista Residential Project | April 2025
67 4) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios or other performance objectives for parks? PEIR Analysis
Less than significant impact. The PEIR concluded that the buildout of the proposed General Plan Update would not exceed the City’s population-based park acreage goal of 4.49 acres per 1,000 residents, and impacts would be less than significant.
Project Analysis
No new impact. The project is consistent with the land use designation and zoning for the project site, and the increase in population caused by the project is therefore anticipated in the General Plan Update. As discussed in the PEIR analysis above, the buildout of the General Plan Update would not conflict with the City’s population-based park acreage goal of 4.49 acres per 1,000 residents. Therefore, because it is consistent with the General Plan, the project would not conflict with the City’s park acreage goal. The project would also be required to pay standard development impact fees, including a park fee.
No new impacts would result from the project, and it is consistent with the analysis and conclusion in the PEIR.
5) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios or other performance objectives for libraries? PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would result in an increased population that would put additional demand on the Vista Branch Library within the City and on the San Diego County Library System. However, the need for new facilities is speculative in nature, given new facilities could be constructed in the County and would occur slowly as the buildout of the General Plan Update occurs, and impacts were considered less than significant.
Project Analysis
No new impact. The project would add approximately 60 new residents to the City’s population, which would require only an incremental increase in the need for library facilities -- 30 square feet of library facilities according to the City’s optimal ratio of 0.5 square feet per person. The project area is already served by library services and the project would be required to pay standard development impact fees, including a public facilities fee, related to any incremental increase in demand. Therefore the project would result in no new impact to library facilities or service ratios, and impacts would be consistent with the analysis and conclusion in the PEIR.
08/12/2025
PH1
182 of 246
Monte Vista Residential Project | April 2025
68 6) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? PEIR Analysis
Less than significant impact. As described in Threshold 4 above, the PEIR concluded that the General Plan Update would not result in a population increase that would reduce the park per resident ratio below the City’s goal of 4.49 acres per 1,000 people, and impacts would be less than significant.
Project Analysis
No new impact. The project is consistent with the land use designation and zoning for the project site, and the increase in population caused by the project is therefore anticipated in the General Plan Update. As discussed in the PEIR analysis above, the buildout of the General Plan Update would not conflict with the City’s population-based park acreage goal of 4.49 acres per 1,000 residents. Therefore, because it is consistent with the General Plan, the project would not conflict with the City’s park acreage goal. Existing recreation facilities would be able to accommodate the growth anticipated under the proposed project and the project would be required to pay any applicable park fee. There would be no new impact to existing parks, and impacts would be consistent with the conclusion in the PEIR. 7) Would the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? PEIR Analysis
Less than significant impact. The PEIR concluded that new recreational facilities under the General Plan Update would largely take place in existing developed areas and would replace existing uses, and the impacts of creating these new recreational uses would be less than significant.
Project Analysis
No new impact. The project involves the replacement of single-family residential uses with 19 homes and does not involve the creation of new recreational facilities. The proposed project is consistent with the land use designation and zoning for the project site, and the increase in population caused by the project is therefore anticipated in the General Plan Update. As discussed in the PEIR analysis above, the buildout of the General Plan Update would not require recreation facilities that would have an adverse physical effect on the environment. Therefore, because the project is consistent with the General Plan, no new impacts would result and the project is consistent with the analysis and conclusion in the PEIR.
General Plan PEIR Mitigation Measures
M-PS-2 VUSD Fees. All future projects under the General Plan Update would be required to pay statutory fees for public school services. Project applicants shall contact the VUSD to determine the current and appropriate statutory fee for each future project proposed in the project area.
08/12/2025
PH1
183 of 246
Monte Vista Residential Project | April 2025
69 4.14 TRANSPORTATION AND CIRCULATION
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Cause an increase in
traffic that is
substantial in relation
to the existing traffic
load and capacity of
the street system (i.e.,
result in a substantial
increase in either the
number of vehicle
trips, the volume to
capacity ratio on
roads, or congestion
at intersections that
would exceed the
city’s standards)?
SU
☐ ☐ ☐ ☐ ☒ None
2) Exceed, either
individually or
cumulatively, a level
of service standard
established by the
county congestion
management agency
for designated roads
or highways?
SU
☐ ☐ ☐ ☐ ☒ None
3) Result in a change in
air traffic patterns,
including either an
increase in traffic
levels or a change in
location that results in
substantial safety
risks?
NI
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
184 of 246
Monte Vista Residential Project | April 2025
70 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
4) Substantially increase
hazards due to a
design feature (e.g.,
sharp curves or
dangerous
intersections) or
incompatible uses
(e.g., farm
equipment)?
LTS
☐ ☐ ☐ ☐ ☒ None
5) Result in inadequate
emergency access? LTS
☐ ☐ ☐ ☐ ☒ None
6) Conflict with adopted
policies, plans, or
programs supporting
alternative
transportation (e.g.,
bus turnouts, bicycle
racks)?
LTS
☐ ☐ ☐ ☐ ☒ None
1) Would the project cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections that would exceed the city’s standards)?
PEIR Analysis
Significant and unavoidable impact. The PEIR concluded that the General Plan Update would result in 12 failing intersections that would operate at a level of service (LOS) E or worse, and impacts would be significant and unavoidable at intersections where no mitigation is possible. The PEIR identified ten mitigation measures, one for each affected intersection where mitigation is possible, to reduce impacts to a less than significant level. These mitigation measures involve constructing additional lanes or modifications to existing lanes. While mitigation measures M-TR-1 through M-TR-12 would reduce impacts to a less than significant level at intersections where mitigation is possible, the General Plan Update was found to have a significant and unavoidable impact at two intersections.
Project Analysis
No new impact. None of the failing intersections occur in the project vicinity, and mitigation measures M-TR-1 through M-TR-12 would not apply to the proposed project. Further, the method of determining the significance of traffic impacts has changed since the preparation of the PEIR. Senate Bill (SB) 743 was signed into law in September of 2013 and determined that traffic impacts should be based upon the overall amount that people drive (VMT) instead of traffic congestion levels. This shift focuses on total 08/12/2025
PH1
185 of 246
Monte Vista Residential Project | April 2025
71 VMT instead of specific intersections, given emissions associated with vehicular traffic are correlated to VMT. In July of 2020, it became mandatory for agencies to switch from LOS to VMT in CEQA analyses. As a result, this analysis uses VMT to analyze the project’s traffic impacts.
The City implemented the City of Vista Transportation Impact Analysis Guidelines, which provide requirements for performing transportation studies for land development projects, in December 2020.
According to the VMT Memo prepared for the project, the project is anticipated to generate approximately 190 ADT (Fehr and Peers 2024). For projects that are consistent with the General Plan and generate less than 1,000 ADT, the City Guidelines assume that VMT impacts would be less than significant. The project is consistent with the General Plan designation for the site, and traffic impacts would therefore be less than significant. As such, no new impact would result compared to the PEIR. 2) Would the project exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? PEIR Analysis
Significant and unavoidable impact. As described in Threshold 1 above, the PEIR concluded that the General Plan Update would have a significant and unavoidable impact on the LOS of two intersections within the City.
Project Analysis
No new impact. As discussed above, a VMT analysis was completed for the proposed project in light of the statewide shift from LOS to VMT as a measure of significance. As stated in Threshold 1 above, the project would have a less than significant VMT impact and would not exceed any thresholds established for traffic impacts. As such, no new impact would result compared to the PEIR. 3) Would the project result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? PEIR Analysis
No impact. The PEIR concluded that this threshold does not apply to the General Plan Update because the General Plan Update does not include specific development plans, nor would it affect allowable height regulations. No impact would occur.
Project Analysis
No new impact. The project site is located approximately six miles northeast of the McClellan-Palomar Airport and approximately eight miles southeast of the Oceanside Municipal Airport and is not located within the ALUCP area for either airport. Additionally, the project involves 19 single-family homes that would not result in a change in air traffic patterns. No new impact would occur, and the project is consistent with the conclusion in the PEIR.
08/12/2025
PH1
186 of 246
Monte Vista Residential Project | April 2025
72 4) Would the project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? PEIR Analysis
Less than significant impact. The PEIR concluded that buildout under the General Plan Update would undergo development review, including by the City’s traffic engineer, and would comply with the General Plan policies regarding safe transportation facilities (Circulation Element Policies 1.10, 2.1 through 2.7, 4.3, 4.4, 6.5, 6.6, 6.12, and 6.17). Impacts were found to be less than significant.
Project Analysis
No new impact. The proposed project would undergo development review to ensure project safety. The project was designed according to Chapter 19.08 of the Municipal Code, which establishes design requirements for streets, sidewalks, and driveway improvements to preserve traffic safety. Per Section
12.20.100 of the Municipal Code, the traffic engineer is responsible for prohibiting the installation of driveways at locations where unusual hazards would be created by the installation of such driveways.
Additionally, project signage would be implemented consistent with Municipal Code Chapter 18.72, which aims to promote the safe movement of vehicles with adequate wayfinding. The existing dirt access road would be paved into a private street from Monte Vista Drive to provide access to the proposed residential driveways. Off-site circulation improvements would consist of the construction of a half width of Monte Vista Drive as a 2-Lane Light Collector along the project frontage. Neither of these project components is expected to create a sharp curve or dangerous intersection and both components would be an improvement upon existing conditions. Therefore, with the implementation of uniform development policies and standards, the project would have no new impacts and is consistent with the findings in the PEIR.
5) Would the project result in inadequate emergency access? PEIR Analysis
Less than significant impact. The PEIR concluded that a combination of the required plan checks for approval of discretionary permits by the VFD and the emergency access-re lated policies included within
the General Plan Update would be required by the City during the discretionary review period. Impacts were found to be less than significant.
P
roject Analysis
No new impact. The project would be designed in compliance with applicable building standards related to emergency access and would undergo plan review to ensure no significant impacts to emergency access occur. As described in Threshold 1 above, the project would not increase traffic at a level that would pose a safety hazard. Therefore, with the implementation of uniform development policies and standards, the project would have no new impacts and is consistent with the findings in the PEIR. 08/12/2025
PH1
187 of 246
Monte Vista Residential Project | April 2025
73 6) Would the project conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not conflict with the SANDAG RTP, which is the guiding regional transportation document. The RTP focuses on connecting land use and transportation programs to increase efficiency for transportation planning. The General Plan’s Circulation Element includes planned improvements to the City’s circulation network, such as improved bicycle and pedestrian facilities and development that encourages the use of the region’s SPRINTER light-rail service. The General Plan was written to comply with the SANDAG RTP and impacts were considered less than significant.
Project Analysis
No new impact. The proposed project would not conflict with the SANDAG RTP, as it would not inhibit improvements to the circulation system. In addition, the project would include construction of a half width of Monte Vista Drive as a 2-Lane Light Collector along the project frontage, consistent with the roadway classification in the General Plan, creating a curb-to-curb width of 40 feet and a minimum eight-foot shoulder to serve as a parking lane, bicycle lane, or shoulder. As a result, impacts would be less than significant, and no new impact would result, consistent with the conclusion in the PEIR.
General Plan PEIR Mitigation Measures
None.
4.15 UTILITIES
CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Would the project:
1) Exceed wastewater
treatment
requirements of the
applicable Regional
Water Quality Control
Board?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
188 of 246
Monte Vista Residential Project | April 2025
74 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
2) Require or result in
the construction of
new water or
wastewater
treatment facilities or
expansion of existing
facilities, the
construction of which
could cause
significant
environmental
effects?
LTS
☐ ☐ ☐ ☐ ☒ None
3) Require or result in
the construction of
new stormwater
drainage facilities or
expansion of existing
facilities, the
construction of which
could cause
significant
environmental
effects?
LTS
☐ ☐ ☐ ☐ ☒ None
4) Have sufficient water
supplies available to
serve the project area
from existing
entitlements and
resources, or are new
or expanded
entitlements needed?
LTS
☐ ☐ ☐ ☐ ☒ None
5) Result in a
determination by the
wastewater
treatment provider
which serves or may
serve the project area
that it has adequate
capacity to serve the
project’s projected
demand in addition to
the provider’s existing
commitments?
LTS
☐ ☐ ☐ ☐ ☒ None
08/12/2025
PH1
189 of 246
Monte Vista Residential Project | April 2025
75 CEQA Section 15183(b) Criteria
PEIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
6) Be served by a landfill
with sufficient
permitted capacity to
accommodate the
project’s solid waste
disposal needs and
meet the waste
reduction and
recycling
requirements of
existing regulations?
LTS
☐ ☐ ☐ ☐ ☒ None
7) Require new, offsite
energy supply and
distribution
infrastructure or
capacity
-en
hancing
alterations to existing
facilities that are not
anticipated by
adopted plans or
programs?
LTS ☐ ☐ ☐ ☐ ☒ None
1) Would the project exceed the wastewater treatment requirements of the applicable Regional Water Quality Control Board?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would comply with applicable discharge requirements and NPDES permits and would not exceed the wastewater treatment requirements of the San Diego Regional Water Quality Control Board. Impacts would be less than significant.
Project Analysis
No new impact. The project would comply with the San Diego County Municipal NPDES Permit, which specifies waste discharge requirements for urban runoff. The project would not violate wastewater regulations and impacts would be less than significant. The project would have no new impact compared to the PEIR, and no further review is required. 08/12/2025
PH1
190 of 246
Monte Vista Residential Project | April 2025
76 2) Would the project require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?
PEIR Analysis
Less than significant impact. The PEIR concluded that the General Plan Update would not require or result in the construction or expansion of potable water or wastewater treatment facilities. Water and wastewater facility demand under the General Plan Update were anticipated and planned for by the Vista Irrigation District (VID), Vista Sanitation, Buena Sanitation District (BSD), and the Encina Wastewater Authority (EWA) such that impacts were found to be less than significant.
Project Analysis
No new impact. The proposed project involves a residential development that is consistent with the site’s land use and zoning designation. As a result, the increase in water and wastewater demand for the project is anticipated in the General Plan and the project would not require or result in the construction of new water or wastewater treatment facilities. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR. 3) Would the project require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?
PEIR Analysis
Less than significant impact. The PEIR concluded that buildout under the General Plan Update would mostly involve redeveloping sites that are largely impervious, and runoff quantities would therefore not substantially increase. Development of vacant parcels would require mandatory compliance with the City’s Stormwater Ordinance, Grading Ordinance, and Stormwater Standards Manual, which would in turn be compliant with the NPDES General Construction Permit and the MS4 Permit. Impacts were found to be less than significant.
Project Analysis
No new impact. The project involves the replacement of two single-family homes with 19 new single- family units. While some previous land would be converted to impervious surfaces due to the increase in housing units and paving of the private road, such conversion would be modest. Further, as stated in the PEIR, the project would be required to comply with the relevant regulations regarding stormwater drainage facilities. A stormwater vault is proposed in the southwest corner of the site to treat project runoff before it is discharged to the existing public storm drain system. The impacts of the proposed stormwater vault have been analyzed throughout this document and determined to be less than significant. With compliance with the relevant regulations stated above, impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion of the PEIR, and no further review is required.
08/12/2025
PH1
191 of 246
Monte Vista Residential Project | April 2025
77 4) Would the project have sufficient water supplies available to serve the project area from existing entitlements and resources, or are new or expanded entitlements needed? PEIR Analysis
Less than significant impact. As discussed in Threshold 2 above, there are adequate water supplies available to serve the General Plan Update. All projects developed under the General Plan that meet the criteria of SB 610 and SB 221 would be required to prepare either a Water Supply Assessment (WSA) or a Water Verification during the development review process. Impacts were considered to be less than significant.
Project Analysis
No new impact. The project is a residential development that is consistent with the land use and zoning designation for the project site, and the project’s water demand is therefore consistent with that anticipated in the PEIR. The project does not propose more than 500 dwelling units and therefore does not require a WSA or Water Verification from the local water authority. Impacts would be less than significant. The project would result in no new impact and is consistent with the analysis and conclusion in the PEIR.
5) Would the project result in a determination by the wastewater treatment provider that serves or may serve the project area that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
PEIR Analysis
Less than significant impact. As discussed in Threshold 2 above, Vista Sanitation, BSD, and EWA would have the capacity to serve the General Plan Update’s estimated water generation, and impacts were found to be less than significant.
Project Analysis
No new impact. The project is a residential development consistent with the land use and zoning designation for the project site, and the project’s wastewater treatment demand is therefore anticipated in the PEIR. The project wastewater treatment demand for 19 single-family residences (replacing 2 units) is also inconsiderable compared to City treatment capacity. The project would result in no new impact and is consistent with the analysis and conclusion in the PEIR. 6) Would the project be served by a landfill with sufficient permitted capacity to accommodate the GP project’s solid waste disposal needs and meet the waste reduction and recycling requirements of existing regulations?
PEIR Analysis
Less than significant impact. The PEIR concluded that the Sycamore Landfill has the capacity to serve the solid waste associated with the General Plan Update and impacts were found to be less than significant.
08/12/2025
PH1
192 of 246
Monte Vista Residential Project | April 2025
78 Project Analysis
No new impact. The project is a residential development that involves the replacement of two single- family homes with 19 new single-family units. According to the PEIR, single-family uses generate 1.95 tons per household annually. The project would result in an increase of approximately 37 tons annually, which is approximately 0.11% of the total annual generation anticipated under the General Plan Update for single-family residences (34,700 tons). The incremental increase in waste associated with the project is accounted for in the General Plan. The project would result in no new impact and is consistent with the analysis and conclusion in the PEIR.
7) W
ould the project require new, offsite energy supply and distribution infrastructure or capacity- e
nhancing alterations to existing facilities that are not anticipated by adopted plans or programs? P
EIR Analysis
Less than significant impact. The PEIR concluded that development under the General Plan Update would coordinate with San Diego Gas & Electric (SDG&E) to determine individual project needs and assess development fees for upgrading facilities, and impacts would be less than significant.
Project Analysis
No new impact. The project would connect to existing utilities and would coordinate with SDG&E as described above to ensure impacts to electricity demand remain less than significant. The project would result in no new impact and is consistent with the analysis and conclusion in the PEIR.
General Plan PEIR Mitigation Measures
None.
08/12/2025
PH1
193 of 246
Monte Vista Residential Project | April 2025
79 5.0 REFERENCES
California Department of Conservation. 2022. California Important Farmland Finder. Available at:
https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed September 12, 2024.
California Department of Forestry and Fire Protection (CAL FIRE). 2024. Fire Hazard Severity Zone Viewer. Available at:
https://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/. Accessed September 13.
California Department of Water Resources. 2024. Dam Breach Inundation Web Map Publisher. Available at: https://fmds.water.ca.gov/webgis/?appid=dam_prototype_v2. Accessed September 13.
California Department of Toxic Substances Control (DTSC). 2024. EnviroStor database. Available at:
https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=71003083. Accessed September 17.
Federal Emergency Management Agency (FEMA). 2024. FEMA Flood Map Service Center. Available at:
Accessed September 13.
Fehr and Peers. 2024. Monte Vista Drive Residential Project Transportation Study Requirement and Scoping Memorandum. August.
GEOCON Incorporated. 2024. Supplemental Study and Updated Geotechnical Report - 1802 Monte Vista Drive. February.
HELIX Environmental Planning, Inc. (HELIX). 2024a. Air Quality and Greenhouse Gas Emissions Assessment for the Monte Vista Residential Project. October. 2024b. Biological Resources Letter Report for the 1800 Monte Vista Drive Residential Project.
October.
2024c. Monte Vista Residential Project Cultural Resources Study. October. 2024d. Monte Vista Residential Project Noise Technical Report. October.
State Water Resources Control Board. 2024. GeoTracker database. Available at:
https://geotracker.waterboards.ca.gov/profile_report?global_id=T0607303021&cmd=ptcprepor t<cp_id=100294. Accessed September 17.
U.S. Census Bureau. 2024. QuickFacts – Vista City, California. Available at:
https://www.census.gov/quickfacts/fact/table/vistacitycalifornia/PST045221. Accessed September 12.
U.S. Forest Service. 2023. Wildland Urban Interface: 2020. Available at: https://data- usfs.hub.arcgis.com/documents/usfs::wildland-urban-interface-2020-map-service/explore.
Accessed September 13, 2024.
08/12/2025
PH1
194 of 246
Monte Vista Residential Project | April 2025
80 Vista, City of (City). 2024. City of Vista Fees. July. Available at: https://www.vista.gov/business/permits- forms. Accessed September 12.
2022a. City of Vista 2021-2029 Housing Element. July. Available at:
https://www.hcd.ca.gov/housing-elements/docs/vista-6th-adopted-071222.pdf. 2022b. Resolution No. 2022- A Resolution of the City Council of the Chartered City of Vista, California, Re-Adopting the 2021-2029 Housing Element. June. Available at:
https://records.vista.gov/weblink/DocView.aspx?id=1995279&searchid=763690dd-6e10-4398- a527-17a5bc251de5&dbid=0. Accessed October 14, 2024.
2021. Negative Declaration and Initial Study Checklist P20-0258. March 1. Available at:
https://ceqanet.opr.ca.gov/2021030046/2. Accessed October 14, 2024. 2017. City of Vista Design Guidelines. Revised April 11. Available at:
https://www.vista.gov/home/showpublisheddocument/21385/637190018821070000. Accessed October 14, 2024.
2012. Draft Program Environmental Impact Report for the General Plan 2030 Update. February.
Available at: https://www.vista.gov/departments/community-development/permits- forms/vista-general-plan-2030. Accessed September 12, 2024.
Vista Unified School District (VUSD). 2024. Developer Fees. Available at:
https://www.vistausd.org/departments/businessservices/developer-fees. Accessed September
12. 08/12/2025
PH1
195 of 246
City of Vista
Mitigation Monitoring and Reporting Program for the
Monte Vista Residential Project – P24-0139
2025
Project Name: Monte Vista Residential – REF CEQA 15183 Checklist, HELIX April 2025 Description: The project proposes a Site Development Plan and a Tentative Subdivision Map to construct 19 single- family residences, including two very low -income housing units, using a density bonus. The existing residences on the site have been demolished, and the sit e would be divided into 21 lots. The 19 residential lots would range in size from 5,855 square feet (SF) to 50,685 SF. The two remaining lots would contain a stormwater treatment vault and a private street to provide access to each of the proposed residences.
Development of the proposed project would include the construction of utility connections, drainage improvements, and circulation elements. Water and sewer main connections would be made in Monte Vista Drive and pipelines would be constructed within the private street to connect to each residence.
A stormwater treatment vault would be constructed at the southwest corner of the site and would outlet to a storm drain traversing the south and southeast edges of the project site. Landscaping would be provided throughout the site and would consist of a combination of ornamental and native evergreen and deciduous trees, shrubs, vines, and perennials.
Location: The project is proposed on a 6.47 -acre site at 1800 Monte Vista Drive in the City of Vista in the northern portion of the County of San Diego (County). The site is comprised of one parcel with Assessor’s Parcel Number 181-022-05-00.
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the Monte Vista Residential project P24-0139.
It is derived from the MMRP for the Vista General Plan 2030 (General Plan) . The MMRP presents the schedule, monitor, and date of completion for implementation consistent with the CEQA Guidelines Section 15097. In some cases, the Mitigation Measure referenced has been implemented, refer to the CEQA 15183 Checklist, HELIX April 2025 related notes . 08/12/2025
PH1
196 of 246
EXHIBIT 4
City of Vista P24-0139 Monte Vista Residential MMRP
1 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
Air-1
M-AQ-1a: Construction Dust Control Measures. Future developments shall undergo development review, including CEQA review, and shall evaluate project-specific impacts. Future construction activities shall be required to adhere to SDAPCD Rules and Regulations. These rules include, but are not limited to, rules pertaining to visible emissions (Rule 50), limiting nuisance activities (Rule 51), reducing particulate matter (Rule 52), controlling dust and fumes (Rules 54), fugitive dust control (Rule 55), and limits to the VOC content of architectural coatings (Rule 67).
Depending on the magnitude of emissions from construction activities, the city may also require measures to reduce or limit exhaust emissions. For ground disturbance activities for any future development in the city, the onsite construction superintendent shall ensure implementation of standard BMPs to reduce the emission of fugitive dust, including, but not limited to:
• Water any exposed soil areas a minimum of twice per day, or as allowed under any imposed drought restrictions.
• On windy days or when fugitive dust can be observed leaving the construction site, additional water will be applied at a frequency to be determined by the onsite construction superintendent.
• Provide temporary hydroseeding and irrigation of cleared vegetation and graded slopes as soon as possible following grading activities in areas that will remain in disturbed condition (but will not be subject to further construction activities) for a period greater than three months during the construction phase.
• Pave or periodically water all on-site access points or apply chemical stabilizer to construction sites.
• Securely cover all transported material to prevent fugitive dust. • Operate all vehicles on the construction site at speeds less than 15 miles per hour. • Cover all stockpiles that will not be utilized within three days with plastic or equivalent material, to be determined by the on-site construction superintendent, or spray them with a non-toxic chemical stabilizer.
City Planner and/or
City Engineer
Prior to issuance
of any grading
permit and
during grading
activities
Air-2
M-AQ-1b: Construction Exhaust Control Measures . The following measures shall be implemented throughout construction to minimize emissions of ozone (O3) precursors (nitrogen oxides [NOx] and volatile organic compounds [VOCs]):
• Turn off all diesel-powered vehicles and gasoline-powered equipment when not in use for more than five minutes.
• Use electric or natural gas -powered construction equipment in lieu of gasoline or diesel - powered engines, where feasible.
City Planner and/or
City Engineer
Prior to issuance
of any grading
permit and
during
construction
activities
08/12/2025
PH1
197 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
2 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
• Use modified equipment incorporating such measures as cooled exhaust gas recirculation or lean-NOX catalysts.
• Require 10 percent of construction fleet to use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters, and/or CARS-certified Tier III equipment or better.
Air-3
M-AQ-1c: Construction Architectural Coating Measures. The following measures shall be used to minimize emissions of VOCs (an 03 precursor) and ensure compliance with SDAPCD Rule 67:
• Use VOC-free coatings.
• Limit volume usage per day verified with detailed record keeping. • Rent or purchase VOC Emission Reduction Credits.
City Planner/Building
Official
Prior to issuance
of any grading
permit and
during
application of
architectural
coatings
Bio-1
M-BI-1: Habitat Assessment and Focused Surveys for Special Status Species. Prior to the issuance of any grading, building, or other construction permit for undeveloped parcels in the project area, a habitat assessment shall be conducted for the parcel to determine whether the potential exists for special-status species to occur. If the habitat assessment identifies potentially suitable habitat for threatened and endangered species, focused surveys shall be conducted by a qualified biologist to determine their presence or absence.
If threatened and endangered species are observed/detected, project specific mitigation measures shall be developed to mitigate impacts on threatened and endangered species to below a level of significance. Specific measures shall include, but are not limited to:
• Early consultation with the wildlife agencies (i.e., USFWS, CDFG) for ESA- and CESA-listed species to ensure avoidance to the greatest extent feasible and appropriate "take" authorization. • Provision of a qualified biological monitor on site during all earth disturbing activities to ensure avoidance of impacts on listed species.
• The use of fencing or flagging to identify sensitive areas that support the listed species and to ensure that the areas are protected from direct and indirect impacts. • Implementation of noise reduction measures (e.g., noise attenuation structures) within habitats occupied by listed avian species, and noise monitoring during the breeding season.
• Identification and transplantation of listed plant species populations in accordance with best practices.
• Avoidance of the breeding seasons for listed species such as:
Director of
Community
Development
Prior to the
issuance of a
Grading Permit
08/12/2025
PH1
198 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
3 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
o Arroyo toad-March 1 to September 30
o Least Bell's vireo-March 1 to September 30
o Willow flycatcher (all subspecies)-March 1 to September 30 o Coastal California gnatcatcher-March 1 to September 30
If no threatened or endangered species are observed or detected during focused surveys, but potentially suitable habitat for nonthreatened and non-endangered plant or wildlife species is present, a site-specific determination shall be made as to whether the potential impacts are significant based on the degree of threat and the size of the population/ occupied habitat to be impacted. Focused surveys may be required in order to make a significance determination, depending on the species to be impacted and the size of the project. The measures described above shall be employed as appropriate.
Bio-2
M-BI-2: Bird Nest Avoidance. If construction activities occur between January 15 and September 15, a preconstruction survey (within seven days prior to construction activities) shall be conducted by a qualified biologist to determine if active nests are present within or adjacent to the area proposed for development in order to avoid the nesting activities of breeding birds/raptors. The results of the surveys shall be submitted to the City ( and made available to the Wildlife Agencies, upon request) prior to initiation of any construction activities.
If nesting activities within 200 feet of the proposed work area are not detected, construction activities may proceed. If nesting activities are confirmed, construction activities shall be delayed within an appropriate buffer (e.g., 300-feet) from the active nest until the young birds have fledged and left the nest or until the nest is no longer active as determined by a qualified biologist. The size of the appropriate buffer shall be determined by a qualified biologist based on field conditions. The results of all biological monitoring shall be submitted to the City ( and made available to the Wildlife Agencies, upon request). The Wildlife Agencies are available for consultation regarding nesting status and appropriate buffers. Also, at no time is take of California Full Protected species permitted (Fish and Game Code §3511).
City Planner
If construction
activity would
occur
between January
15 and
September 15,
then prior
to any
construction
activities.
Bio-3
M-B1-3: Habitat Assessment/Biology Report. Prior to the initiation of future development projects within the project area, a habitat assessment shall be conducted when warranted in areas undisturbed by prior development to determine whether sensitive natural communities (including riparian vegetation) are present. If the habitat assessment identifies sensitive natural communities, a biological report shall be prepared to address impacts on sensitive natural communities resulting from the proposed future project. The report shall identify mitigation measures to reduce all significant impacts to below a level of significance. Mitigation measures shall include, as determined appropriate by a qualified biologist in consultation with the wildlife agencies:
City Planner
Prior to issuance
of a building
permit
08/12/2025
PH1
199 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
4 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
• Early consultation with the wildlife agencies to ensure maximum avoidance of sensitive habitats, as feasible.
• Provision of a qualified biological monitor on site during all earth-disturbing activities to ensure avoidance of sensitive habitats.
• The use of fencing or flagging to identify and avoid sensitive areas and to ensure that the areas are protected from direct and indirect impacts.
• Appropriate siting of staging areas within developed or disturbed areas, ensuring such areas are outside of existing sensitive habitats.
• Avoidance of the avian breeding seasons if riparian or other sensitive habitat supports breeding birds, or other special-status species.
• Provision of mitigation at a minimum of a 1:1 ratio to ensure no net loss of sensitive habitat.
Consultation with the wildlife agencies or professional best practices may result in higher ratios.
Bio-5
M-B1-5: Avoidance and Minimization Measures for Continued Wildlife Movement. If the habitat assessment described in Mitigation Measure M-81-3 identifies that a specific development project will interfere substantially with wildlife movement or established wildlife corridors, avoidance and minimization measures shall be developed that ensure the continued movement of wildlife through a specific corridor or area. Measures shall be specific to each project and be determined by a qualified biologist during project design; however, the following minimization measures shall be incorporated where appropriate, as determined by a qualified biologist:
• Project design shall be sensitive to wildlife movement and, if a corridor is determined to be located on site, the project shall be designed to avoid segmentation of the corridor and the continued viability of the corridor.
• Street lighting shall be designed such that it does not increase the overall ambient lighting and glare in the natural area. This may be accomplished by designing street lighting with internal baffles to direct the lighting towards the ground and so there is a zero side angle cut off to the horizon.
• Potential noise, motion, and human intrusion impacts shall be minimized by incorporating setbacks, berms, or walls into the project design. Construction-related noise shall be mitigated consistent with the city's Noise Ordinances by limiting construction activities to daytime hours and requiring construction equipment to be equipped with mufflers. • Plant species acceptable for the project's landscaping must not be considered an invasive species by the California Invasive Plant Council (http:/ /www.cal-ipc.org/ip/inventory /index.php).
City Planner/Land
Development
Engineer
Prior to the
issuance of the
discretionary
permit and if a
habitat
assessment
identified
potential impacts
to wildlife
corridors. Site
specific
measures are
included in the
Bio Report HELIX
2024.
08/12/2025
PH1
200 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
5 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
• When culverts are included in a project design within areas known to be used as wildlife crossings, they shall be placed in locations suitable for use by wildlife and shall be sized and shaped such as to facilitate wildlife movement through the culvert.
Cul-1
M-CR-1a: Prior to the issuance of any construction permits, including but not limited to a grading permit, for any future development project proposed under the GP Update, the NAHC and local tribes shall be contacted and consulted by a Professional Archaeologist approved by the City. If the NAHC and/or local tribes indicate in a written response that the site of the proposed project many potentially contain Native American resources, a pedestrian survey (i.e., physical walk over) shall be conducted by a Professional Archaeologist and a local Native American monitor. Should the pedestrian survey identify Native American cultural resources, the Professional Archeologist shall, in consultation with the Native American monitor, make an immediate written evaluation of the significance and appropriate treatment of the resource, including any avoidance measures, additional testing and evaluation, or data recovery plan. In addition, the Professional Archaeologist, in consultation with the Native American monitor, shall also include in the written determination whether the potential presence of subsurface resources requires archaeological and/ or Native American monitoring during site grading or other ground disturbing activities. If construction monitoring is required, Mitigation Measure M-CR-1b shall be implemented.
City Planner
Prior to issuance
of any grading or
building permit
Cul-2
M-CR-1b: Prior to the issuance of any grading and/ or excavation permit for any future development project within the GP Update area that has been identified as having the potential to contain subsurface cultural resources, the project applicant shall provide written evidence to the City Planner that the applicant has retained a City-approved Professional Archaeologist and Native American monitor, if appropriate, to observe grading and excavation activities for the presence of cultural materials. If any cultural materials are found, work in the area shall be halted so that the significance of the find can be evaluated. A significant discovery may require additional evaluation and mitigation; however, any such additional requirements would be site specific and would be determined at the time of discovery by the Professional Archaeologist and Native American monitor. A postconstruction monitoring report shall be prepared and submitted to the City Planner at the completion of grading and/or excavation activities.
City Planner
Prior to the
issuance of any
grading permit
and during
grading and
excavation
activities
Cul-3
M-CR-2: Paleontological Monitoring. Monitoring during construction grading or trenching shall be required for projects that would excavate to a depth often feet or more, or that propose a total cut amount of 1,000 cubic yards or more. Prior to the issuance of any grading and/ or excavation permit, the project applicant must provide written proof to the City Planner that a Professional Paleontologist has been retained to observe all earth-disturbing activities. All fossil materials recovered during mitigation monitoring shall be cleaned, identified, cataloged, and analyzed in accordance with standard professional practices. The results of the field work and laboratory City Planner
During or prior to
the project
design phase
and prior to the
issuance of any
grading or
building permit
08/12/2025
PH1
201 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
6 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
analysis shall be submitted in a technical report and the entire collection transferred to an approved facility.
Noi-1
M-N-1: Construction Noise Reduction. Construction noise is unavoidable and could adversely affect nearby residents. However, the noise would be temporary and limited to the duration of the construction. The following measures shall be incorporated into project contract specifications to minimize construction noise impacts:
M-N-1a: Noise-Reducing Features. All noise-producing construction equipment and vehicles using internal combustion engines shall be equipped with mufflers; air-inlet silencers where appropriate; and any other shrouds, shields, or other noise reducing features in good operating condition that meet or exceed original factory specification. 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.
M-N-1b: Use of Electrical Equipment. Electrically powered equipment shall be used instead of pneumatic or internal combustion powered equipment, where feasible.
M-N-1c: Location of Equipment and Support Areas. Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise-sensitive receptors.
M-N-1d: Speed Limits. Construction site and access road speed limits shall be established and enforced during the construction period.
M-N-1e: Signal Limits. The use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
M-N-1f: Use of Audio Equipment. No project-related public address or music system shall be audible at any adjacent receptor.
M-N-1g: Resolution of Complaints. The onsite construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the owner shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
City Planner/Land
Development
Engineer
Prior to the
issuance of any
grading or
building permit
and during
construction
activities
08/12/2025
PH1
202 of 246
City of Vista P24-0139 Monte Vista Residential MMRP
7 Mitigation Measures Staff Monitor Timing of
Compliance
Date of
Compliance
Pub-1
M-PS-2: VUSD Fees. All future projects under the GP Update would be required to pay statutory fees for public school services. Project applicants shall contact the VUSD to determine the current and appropriate statutory fee for each future project proposed in the project area.
Timing: Prior to
the issuance of a
Certificate of
Occupancy.
08/12/2025
PH1
203 of 246
TO: Carlos Bonilla
FROM: Phuong Nguyen, PE; CR Associates (CRA)
DATE: October 23, 2024
RE: 1800 Monte Vista Drive Focused Local Transportation Assessment The purpose of this technical memorandum is to document the potential impacts of the proposed 1800 Monte Vista residential project (the "Project") on the surrounding transportation network and to determine if any transportation improvements are necessary.
PProjec tt Descriptio nn
The Project is located at 1800 and 1802 Monte Vista Drive, adjacent to Monte Vista Elementary School in the City of Vista. It involves constructing 19 single-family homes across two parcels. Site access will be provided by a driveway approximately 1,000 feet east of Valley Drive on Monte Vista Drive, forming the third leg of a new intersection. This dr iveway will allow both ingress and egress. Figuress 11 andd 2 provide the regional location and site plan, respectively.
Background
The analysis of the Project’s impact on the roadway network follows the City of Vista's Transportation Impact Analysis Guidelines (December 2020) and bu ilds upon the previously approved Monte Vista Residential Project VMT Analysis and Project Information Form (PIF), included as Attachment A.
As outlined in the approved PIF, the Project’s tr affic is concentrated around the driveway, so the analysis focuses on this intersection and the segment of Monte Vista Drive along the Project frontage.
Roadway Segment
Monte Vista Drive (from Valley Dr ive to east of the proposed dr iveway) is an east-west, two- lane road with a posted speed limit of 40 mph. There are no bike facilities along this section, although sidewalks exist on both sides near the school and on the south side along the Project frontage. Parking is permitted along the south side. Monte Vista Drive is classified as a two- lane Light Collector in the City's General Plan.
Intersection
Project Driveway & Monte Vista Drive (side-street stop-controlled). This intersection only exists in the "Existing with Project" scenario.
It is important to note that since the approval of the PIF, which initially assumed up to 20 single-family homes, the Project site has been adjusted to 19 single-family homes. However, for consistency and a conservative approach, the analysis presented here is based on the trip generation calculation for 20 single-family homes.
08/12/2025
PH1
204 of 246
EXHIBIT 5
§¨¦
·|}þ76
City of
San Marcos
City of
Ca rlsba d
City of
Oceanside
County of
San Diego
County of
San Diego
County of
San Diego
County of
San Diego
City of Vista
N
Figure 1
Project Regional Location
V1800 Monte ista
Local Transportation Assessment7HFKQLFDO0HPRUDQGXP
02 1 Miles
Project Site
^
08/12/2025
PH1
205 of 246
1800 Monte Vista
Local Transportation Assessment Technical Memorandum
Figure 2
Project Site Plan
08/12/2025
PH1
206 of 246
4 | Page
EExistin gg Condition ss
Traffic counts were taken on September 19, 2024, during AM and PM peak periods when the nearby elementary school was in session. Since the study intersection does not yet exist, only a roadway segment analysis was performed for existing condit ions, comparing total average daily trips (ADT) to the City’s level of service (LOS) standards. Tablee 1 shows that Monte Vista Dr ive operates at LOS B under existing conditions. An excerpt of the LOS standard is included in AAttachmentt B, and the existing traffic count worksheets are provided in AAttachmentt C.
Tablee 1 – Roadway Segment LOS Results – Existing Conditions Roadwayy Segmentt ADTT LOSS EE
Capacity VV // C LOSS
Monte Vista Drive Valley Drive to east of Project 5,194 8,800 0.590 B Source; CR Associates (2024)
Propose dd Projec tt Tri pp Generatio nn an dd Tri pp Assignmen tt Per the City of Vista Transportation Impact Analys is Guidelines (December 2020), the Project’s trip generation was calculated based upon rates from SANDAG’s “Not so Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region” (2002). TTablee 2 displays the total project trip generation.
Tablee 2– Project Trip Generation
Landd Usee Units Tripp Rate ADT
AMM Peakk Hourr PMM Peakk Hourr
Trips Split In Out Trips Split In Out
Single-Family Residential 20 DU 10 / DU 200 16 30:70 5 11 20 70:30 14 6 Projectt Total 200 16 - 5 11 20 - 14 6
Source; SANDAG Not so Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (2002); CR Associates (2024) Note
DU = Dwelling Units
As shown, the Project would generate a total of 200 average daily trips, including 16 (5-in/11-out) AM peak hour trips and 20 (14-in/6-out) PM peak hour trips.
Trip assignments were based on distribution percentages from the Approved PIF. FFiguree 3 shows the proposed Project trip assignment.
Figuree 3 - Proposed Project Trip Assignment
08/12/2025
PH1
207 of 246
5 | Page
EExistin gg wit hh Projec tt Conditions
Traffic volumes for the "Existing with Project" scenario were calculated by adding Project trips to current volumes. The same geometrics were used, except for the new side-street stop-controlled Project driveway. FFiguree 4 displays the Existing & Existing with Project condition intersection turning movement volumes for the AM and PM peak hours.
Figuree 4 - Existing & Existing with Project Traffic Volumes Existing Existing with Project
Roadway analysis was conducted using the same standard as those utilized for the Existing Conditions.
Intersection operation analysis was conducted using the Highway Capacity 6th Edition side-street stop (Chapter 20) intersection analysis methodology. The computerized analysis of intersection operations was performed utilizing the Synchro Version 11 traffic analysis software by Trafficware Ltd. Excerpt of the unsignalized intersection delay and LOS criteria is provided in Attachment B.
Tablee 3 displays the roadway analysis results, and TTablee 4 displays the intersection operation analysis for the Existing with Project Conditions. Synchro analysis worksheets are included in AAttachmentt D.
Tablee 3 - Roadway Segment LOS Results – Existing with Project Conditions Roadway Segmentt
Existingg Pluss Projectt Existingg withoutt Project
Ƅ GPI?1
ADTT VV // C LOS ADT VV // C LOS
Monte Vista
Drive
Valley Drive to
east of Project 5,394 0.613 B 5,194 0.590 B 0.023 No
Source; CR Associates (2024)
Note
1 Column indicates whether or not the addition of project traffic constitutes a General Plan Inconsistency As shown in the table, the study roadway segment operates at an acceptable LOS B under Existing with Project conditions.
08/12/2025
PH1
208 of 246
6 | Page
TTablee 4 - Peak Hour Intersection LOS Results – Existing with Project Conditions Intersectionn Peakk
Hour
Trafficc
Control
Existingg Pluss
Project
Existingg withoutt
Project
ƄƄ'HOD\ GPI?11
Delayy
(sec/veh) LOS
Delayy
(sec//
veh)
LOS
1. Project Driveway
& Monte Vista Drive
AM SSSC 11.7 B - - 11.7 No
PM 10.2 B - - 10.2 No
Source; CR Associates (2024)
Note:
1 Column indicates whether or not the addition of project traffic constitutes a General Plan Inconsistency SSSC = Side-street stop-controlled intersection and the delay shown is the worst delay experience by any of the approaches AWSC = All-Way Stop-Controlled
As shown in the table, the Project Driveway & Monte Vista Drive intersec tion would operate at acceptable LOS B under Existing with Project Cond itions. Since both the roadway and intersection operate at an acceptable LOS, the Project would not have a detrimental effect on the transportation network.
Sigh tt Distanc ee Analysi ss
A s p a r t o f t h e d e s i g n p r o c e s s , a c o r n e r s i g h t d istance and stopping sight distance analysis was performed on the Project’s driveway. Based on the si ght distance criteria outlined in the American Association of State Highway and Transportation Officials (AASHTO) – and Policy on Geometric Design of Highways and Street, an inters ection where the minor roadway is stop controlled, allows left-turn movements, and has a design speed of 45 mph (Design Speed = 40 mph speed limit on Monte Vista Drive + 5 mph) would require a clear stopping sight distance of 360 feet and/or a clear corner sight distance of 500.
Tables 55 && 6 display the standards for stopping sight distance and corner sight distance by design speed respectively.
Tablee 55 -- Minimum Stopping Sight Distances
Designn Speedd (mph)) Minimumm Stoppingg Sightt Distancee (ft)
15 80
20 115
25 155
30 200
35 250
40 305
45 360
50 425
55 495
60 570
Source: AASHTO, 7th Edition
08/12/2025
PH1
209 of 246
7 | Page
TTablee 66 -- Minimum Recommended Corner Sight Distance (CSD) Designn Speedd (mph)) Minimumm Cornerr Intersectionn Sightt Distancee (ft)
35 390
40 445
45 500
50 555
Source: AASHTO, 7th Edition
For determining corner sight distance, a setback distance for the vehicle waiting on the minor road must be assumed as measured from the edge of traveled way of the major road. Setback for the driver of the vehicle on the minor road should be a minimum of 10 feet plus the shoulder width of the major road but not less than 15 feet. In this case, the Project driveway would be moved 10 feet in from the current right of way. Therefore, corner sight distance was measured at a setback of 15 feet from the edge of assumed travel way.Tablee 7 displays the measured stopping sight distance, the design speed, as well as the minimum stopping sight distance requirements.
Tablee 77 - Stopping Sight Distance Analysis Results
Locationn Designn Speed
Stoppingg Sightt Distance
Measuredd (ft) Requiredd (ft) Adequate?
Travelingg Westboundd Alongg Montee VVistaa Drivee
Project Driveway 45 700 360 Yes
Travelingg Eastboundd Alongg Montee Vistaa Drive
Project Driveway 45 880 360 Yes
Source: CR Associates (2024)
As shown in Table 7, the project driveway currently meets the requirements for stopping sight distance. TTablee 8 displays the measured corner sight distance, the design speed, as well as the minimum corner sight distance requirements. Figuress 33 through FFiguree 6 display the stopping sight distance and corner sight distances observed at the project driveway.
Tablee 88 - Corner Sight Distance Analysis Results
Location Design Speed
Cornerr Sightt Distance
Measuredd (ft) Requiredd (ft) Adequate?
Lookingg Eastt Alongg Montee Vistaa Drive
Project Driveway 45 120 500 No
Lookingg Westt Alongg Montee Vistaa Drive
Project Driveway 45 900 500 Yes
Source: CR Associates (2024)
As indicated in Table 8, the project driveway currently does not meet the required corner sight distance due to existing vegetation obstructing the driver's view to the east (Figure 5). However, it is expected that with site grading and development, which will remove the existing vegetation, the corner sight distance will be improved to meet the required standards. 08/12/2025
PH1
210 of 246
8| Page
FFiguree 33 -- Stopping Sight Distance Traveling Westbound Towards Project Driveway = 700’ 08/12/2025
PH1
211 of 246
9| Page
FFiguree 44 -- Stopping Sight Distance Traveling Eastbound Towards Project Driveway = 880’ 08/12/2025
PH1
212 of 246
10 | Page
FFiguree 55 -- Corner Sight Distance Looking East from Project Driveway = 120’ 08/12/2025
PH1
213 of 246
11 | Page
FFiguree 66 -- Corner Sight Distance Looking West from Project Driveway = 900’ 08/12/2025
PH1
214 of 246
13 | Page
AAttachmentt AA - Project Information Form and VMT
Memorandum
08/12/2025
PH1
215 of 246
Date: August 22, 2024
To: Chris Winters
From: Sam Hasenin
Subject: Monte Vista Drive 20-Lots Subdivision; 1800 Monte Vista Drive; P24- 0139; Site Plan; PIF; Comments and Condition of Approval.
I have reviewed the subject documents and I have the following Traffic Engineering comments:
1. Please see attached approved Traffic Impact Analysis Project Information Form.
The project will need to complete a Local Transportation Assessment per the City’s Transportation Impact Analysis Guidelines.
If you have any questions, please feel free to contact me at x-5411.
Attachment: Approved Projec t Information Form (PIF)
08/12/2025
PH1
216 of 246
29 | P a g e
PROJECT INFORMATION FORM (PIF)
THE FOLLOWING IS TO BE COMPLETED BY THE PROJECT APPLICANT:
PROJECT INFORMATION FORM
1. PROJECT DESCRIPTION:
2. PROJECT LOCATION:
3. LAND USE: ____________________
SIZE/DENSITY: ____________________
4. ZONING AND LAND USE CONSISTENT WITH ADOPTED GENERAL PLAN? տ Yes܆No
5. PROJECT LOCATED IN TRANSIT PRIORITY AREA 1, SMART GROWTH AREA, OR LOW VMT AREA2?
տ Yes܆No
6. PROJECT TRIP GENERATION: _______ADT
܆200 ADT ܆400 ADT
܆500 ADT ܆1,000 ADT
܆2,400 ADT
ATTACHMENTS
A. P PROJECT LOCATION MAP ܆Attached
B. P PROJECT TRIP DISTRIBUTION ܆Attached
C. P PROJECT TRIP ASSIGNMENT ܆Attached
1. Projects located in a TPA must be able to access the transit station within a ½ mile walking distance or 6 minute walk continuously without discontinuity of sidewalk or obstructions to the route. Qualifying transit stops means a site containing an existing rail transit station served by either a bus or rail transit service, or the intersection of two or more major bus routes wi th a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods (OPR, 2017). A high-quality transit corridor may also be considered if a corridor with fixed route bus ser vice has service intervals no longer than 15 minutes during peak commute hours (OPR, 2017).
2. Based on the most recent SANDAG SB 743 Screening Map. Example shown in Appendix B.
TO BE COMPLETED BY CITY STAFF AND RETURNED TO PROJECT APPLICANT PROJECTSTUDYREQUIREMENTS
1) Does the project require a CEQA VMT analysis?
A. If yes, does the project require a SANDAG Model Run? ܆Yes
܆Yes
܆
No
܆
No
܆Incomplete(1)
2a) Does the project require a Local Transportation Study? ܆Yes܆ No ܆Incomplete
(1)
OR
2b) Does the project require a Local Transportation Assessment? ܆Yes܆ No ܆Incomplete(1)
(1) Incomplete application or additional information is needed to determine study requirements.
Monte Vista Residential Project
1800 & 1802 Monte Vista Dr, Vista, CA, 92084
Single Family Residential Units
20 Units
200
08/12/2025
PH1
217 of 246
555 West Beech Street | Suite 302 | San Diego, CA 92101 | (619) 234-3190 | Fax (619) 702-9345 www.fehrandpeers.com
Memorandum
Date: August 9, 2024
To: Ninia Hammond, [email protected]
From: Katy Cole, Ali Ahmadi, Marie Bedogne, Fehr & Peers Subject: Monte Vista Drive Residential Project Transportation Study Requirement and Scoping Memorandum
SD24-0537
Introduction
This memorandum presents the transportation study requirements for the Monte Vista Drive residential project development (hereafter referred to as “Project”) in the City of Vista, California.
The requirements for VMT analysis and Local Transportation Analysis (LTA) were conducted consistent with methodologies included in the City of Vista Transportation Impact Analysis Guidelines (Guidelines, December 2020), which refers to the Guidelines for Transportation Impact Studies in the San Diego Region prepared by ITE San Diego, May 2019 (ITE San Diego Region Guidelines) and utilizes the 2002 SANDAG Not so Brief Trip Generation Guide to estimate the number of new trips generated from the Project site. The approach is also consistent with the Technical Advisory on Evaluating Transportation Impacts in CEQA prepared by the Governor’s Office of Planning and Research (OPR), in December 2018 (OPR Technical Advisory).
This memo is organized into the following sections:
Project Description
Vehicle Miles Traveled (VMT) Screening:
SB 743 Background: Provides background information regarding SB 743 and conducting VMT analysis per the California Environmental Quality Act (CEQA) Guidelines.
Vehicle Miles Traveled (VMT) Screening Procedure: Outlines the City of Vista’s procedure for VMT screening as applied to the project.
Local Transportation Assessment (LTA): Outlines the City of Vista’s procedure for Local Transportation Assessment as applied to the project.
Conclusions: Presents key findings and next steps.
08/12/2025
PH1
218 of 246
Monte Vista Drive Residential Project VMT Analysis
August 9, 2024