cc 2025 AR 09/23 appeal of p24-0139 monte vista residential — Vista City Council, September 23, 2025 (part 1 of 3)

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH1
Prepared by: Chris Winters, Senior Planner Meeting Date: September 23, 2025 Approved by:

Joe Vacca, Community Development Director
John Conley, City Manager Agenda Location: Public Hearing SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
RECOMMENDATION:

1. Continue, conduct, and close the 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 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).

CORRELATION TO CITY COUNCIL GOALS: Homelessness and Housing.

PRIOR 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).

PRIOR CITY COUNCIL ACTION: On August 12, 2025, City Council voted to continue the Public Hearing to no later than September 23, 2025 and directed staff to re-analyze the fire safety review of the project (Vote: 3-2, Mayor Franklin and Fox opposed).

STATEMENT ON THE SUBJECT: Staff had a meeting with Council Member Contreras on September 4, 2025, and discussed the project’s fire safety requirements, hydrant locations, and related considerations for fire safety. Representatives of the Fire Department, the City Manager’s Office, and Community Development attended the meeting. All of staff’s analysis on the project has been completed and is included in the August 12 Agenda Report (Exhibit 2).

Levine Act Disclosure. Applicant submitted a complete disclosure form attached as Exhibit 3.

AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Opened, conducted and closed the public hearing. Adopted City Council Resolution No. 2025-174.

Vote: 4-1 (Contreras opposed)

MEETING DATE: September 23, 2025 PAGE 2
SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
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.August 12, 2025 Agenda Report with all prior attachments

3.Levine Act Disclosure

4.Location Map

5.Large Scale Plans (limited distribution)

6.Public Hearing Notice for City Council Meeting September 23, 2025 09/23/2025 PH1 Page 2 of 386

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. The public hearing for this item was continued to the September 23, 2025 meeting of the City Council; 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 09/23/2025 PH1 Page 3 of 386
EXHIBIT 1

P24-0139 RES
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project is consistent with the development density established by existing zoning, 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 09/23/2025 PH1 Page 4 of 386

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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.” 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 P24-0139 RES 09/23/2025 PH1 Page 5 of 386

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Tentative Subdivision Map:

1. The project conforms to the following:
a. The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
i. The 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 09/23/2025 PH1 Page 6 of 386

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the following reason:
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. The 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 P24-0139 RES 09/23/2025 PH1 Page 7 of 386

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proposed subdivision for the following reason:
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 (the Project Plans) is attached hereto as Exhibit B to Exhibit 2, 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 September 23, 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:

Exhibits:

A. Conditions of Approval
B. Project Plans

APPROVED
Walter C. Chung
20250911152336
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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
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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 09/23/2025 PH1 Page 10 of 386

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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.

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.
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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. 09/23/2025 PH1 Page 12 of 386

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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.
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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 09/23/2025 PH1 Page 14 of 386

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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:
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(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.

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 09/23/2025 PH1 Page 16 of 386

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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.

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.
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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.

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 09/23/2025 PH1 Page 18 of 386

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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.

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 09/23/2025 PH1 Page 19 of 386

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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 09/23/2025 PH1 Page 20 of 386

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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:
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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.
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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- .
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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
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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

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.

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 09/23/2025 PH1 Page 25 of 386

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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.

J. PUBLIC WORKS

1. For any streetlights installed for the project, all information on the streetlights 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. 09/23/2025 PH1 Page 26 of 386

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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.

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. 09/23/2025 PH1 Page 27 of 386

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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 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. 09/23/2025 PH1 Page 28 of 386

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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.

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:
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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.

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 09/23/2025 PH1 Page 30 of 386

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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 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 09/23/2025 PH1 Page 31 of 386

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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. Retaining 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:

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.
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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 Development Plan.

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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.

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.
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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. Use 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.

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.

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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:

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 09/23/2025 PH1 Page 36 of 386

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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, grading, and all other ground disturbing activities.

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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 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, 09/23/2025 PH1 Page 38 of 386

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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.

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 09/23/2025 PH1 Page 39 of 386

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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 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 09/23/2025 PH1 Page 40 of 386

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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 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.
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• 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 (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, 09/23/2025 PH1 Page 42 of 386

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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.

Mitigation Measures:

M-A Q-1a: Construction Dust Control Measures. Future developments shall undergo development review, including CEQA review, and shall evaluate project-specific 09/23/2025 PH1 Page 43 of 386

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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).

• 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.

• 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.
• 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.

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:

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• 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.

• 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 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.

38 P24-0139

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 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 09/23/2025 PH1 Page 46 of 386

39 P24-0139

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 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 09/23/2025 PH1 Page 47 of 386

40 P24-0139

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. 09/23/2025 PH1 Page 48 of 386

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.
09/23/2025 PH1 Page 49 of 386

78 TENTATIVE SUBDIVISION MAPLEGEND:

OWNERS

AERIAL TOPOGRAPHY

LEGAL DESCRIPTION
GENERAL NOTES:

MONTE VISTA

LOCATION MAP
OWNER
SITE
SHEET 1 OF 6 SHEETS

LOT AREA TABLE
P24-0139
ENGINEER OF WORK:

DEVELOPER

VICINITY MAP

EASEMENTS

SHEET INDEX

TYPICAL SECTION:

MONTE VISTA DRIVE
(PUBLIC STREET)
1 2 3 4 5 6 7 8 9 10
19 18 17 16 15
14 13 12
11 M
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PRIVATE STREET - LOT B
A

TRES NINOS CORTE
(PRIVATE ROAD)
EARTHWORK:

TYPICAL SECTION:
(PRIVATE STREET WITH PARKING)

KEY MAP
PR
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S
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·
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·
·
·

FEMA FLOOD ZONE
IMPERVIOUS AREA TABULATION:

TITLE SHEET
09/23/2025 PH1 Page 50 of 386

TENTATIVE SUBDIVISION MAP P24-0139

ABBREVIATIONS

SECTION A-A

SECTION B-B SECTION C-C

MONTE VISTA

SECTIONS
SHEET 2 OF 6 SHEETS
PR
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TYPICAL LOT GRADING
09/23/2025 PH1 Page 51 of 386

LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 19 LOT 18 LOT 17 LOT 16 LOT 15
LOT 14 LOT 13
LOT 12
LOT 11

DATA TABLE DATA TABLE DATA TABLE DATA TABLE
PAD 532.0 PAD 533.5 PAD 536.5 PAD 540.0 PAD 544.0 PAD 547.0 PAD 549.0 PAD 552.0 PAD 553.5 PAD 555.0 PAD 553.0
PAD 553.0
PAD 552.0PAD 551.0
PAD 548.5PAD 545.5PAD 542.0PAD 538.5PAD 535.0
9,788 SF NET/GROSS 7,314 SF NET/GROSS 7,330 SF NET/GROSS 7,347 SF NET/GROSS 7,363 SF NET/GROSS 7,379 SF NET/GROSS 7,271 SF NET/GROSS 6,732 SF NET/GROSS 11,293 SF NET/GROSS 50,685 SF NET/GROSS 50,614 SF NET/GROSS
10,075 SF NET/GROSS
5,855 SF NET/GROSS6,275 SF NET/GROSS
7,365 SF NET/GROSS7,389 SF NET/GROSS7,398 SF NET/GROSS7,408 SF NET/GROSS7,417 SF NET/GROSS AA
B
B
C
C

OPEN SPACE
1,003 SF

OPEN SPACE
42,968 SF

OPEN SPACE
35,876 SF

SEWER DATA
LOT A
BASIN 521.0
14,085 SF

NET/GROSS
SHEET 3 OF 6 SHEETS
P24-0139

M
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PRIVATE STREET - LOT B 25,652 SF.

TENTATIVE SUBDIVISION MAP

MONTE VISTA

PLAN VIEW
09/23/2025 PH1 Page 52 of 386

SHEET 4 OF 6 SHEETS
P24-0139

M
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TRES NINOS CORTE
(PRIVATE ROAD)

TENTATIVE SUBDIVISION MAP

EASEMENTS

MONTE VISTA

EXISTING CONDITIONS
09/23/2025 PH1 Page 53 of 386

SHEET 5 OF 6 SHEETS
P24-0139TENTATIVE SUBDIVISION MAP

MONTE VISTA

DETAIL B
SECTION 1-1
SECTION 2-2
1 1
2 2
3 3
SECTION 3-3
09/23/2025 PH1 Page 54 of 386

TENTATIVE SUBDIVISION MAP SHEET 6 OF 6 SHEETS
P24-0139

DETAIL A
DETAIL 2
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MONTE VISTA DR.

MONTE VISTA

DETAILS
DETAIL 1

SIGNING & STRIPING PLAN

SIGNING AND STRIPING CONSTRUCTION NOTES
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09/23/2025 PH1 Page 55 of 386

LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7
LOT 9 LOT 10
LOT 19 LOT 18 LOT 17 LOT 16 LOT 15
LOT 14
LOT 11
LOT A
LOT 12
LOT 8
LOT 13
PRIVATE STREET - LOT B 23,009 SF.

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78 SITE DEVELOPMENT PLAN
LEGEND:

LEGAL DESCRIPTION:

LOCATION MAP
OWNER:SHEET 1 OF 6 SHEETS
ENGINEER OF WORK:

DEVELOPER:

LAND AREA:

PROJECT DESCRIPTION:

GENERAL PLAN:

PROPOSED USE:

SOURCE OF TOPOGRAPHY:

PROPERTY ADDRESS:

DENSITY:

PUBLIC AGENCIES:

A1.1
SHEET INDEX:

ZONING: SITE

VICINITY MAP

KEY MAP
PR
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S
P
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GENERAL NOTE:

P24-0139

LOT AREA TABLE

EASEMENTS
TYPICAL SECTION:

MONTE VISTA DRIVE
(PUBLIC STREET)
TYPICAL SECTION:
(PRIVATE STREET WITH PARKING)

FEMA FLOOD ZONE
IMPERVIOUS AREA TABULATION:

EARTHWORK:

MONTE VISTA

TITLE SHEET

PLAN TYPES
09/23/2025 PH1 Page 56 of 386

SITE DEVELOPMENT PLAN P24-0139

ABBREVIATIONS

SECTION A-A

SECTION B-B SECTION C-C

MONTE VISTA

SECTIONS
SHEET 2 OF 6 SHEETSMONTE VISTA

SECTIONS
PR
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TYPICAL LOT GRADING
09/23/2025 PH1 Page 57 of 386

DATA TABLE DATA TABLE DATA TABLE DATA TABLE
A
B
B
C
C

OPEN SPACE
1,003 SF

OPEN SPACE
42,968 SF

OPEN SPACE
35,876 SF
9,788 SF NET/GROSS
PAD 532.0
LOT 1
7,314 SF NET/GROSS
PAD 533.5
LOT 2 LOT 3
PAD 536.5
7,330 SF NET/GROSS 7,347 SF NET/GROSS
PAD 540.0
LOT 4 LOT 5
PAD 544.0
7,363 SF NET/GROSS
7,379 SF NET/GROSS
PAD 547.0
LOT 6
7,271 SF NET/GROSS
PAD 549.0
LOT 7
6,732 SF NET/GROSS
PAD 552.0
LOT 8
11,293 SF NET/GROSS
PAD 553.5
LOT 9
50,685 SF NET/GROSS
PAD 555.0
LOT 10
LOT 11
PAD 553.0
50,614 SF NET/GROSS
LOT 12
PAD 553.0
10,075 SF NET/GROSS
5,855 SF NET/GROSS
PAD 552.0
LOT 13
6,275 SF NET/GROSS
PAD 551.0
LOT 14
7,365 SF NET/GROSS
PAD 548.5
LOT 15
7,389 SF NET/GROSS
PAD 545.5
LOT 16
LOT 17
PAD 542.0
7,398 SF NET/GROSS7,408 SF NET/GROSS
PAD 538.5
LOT 18
7,417 SF NET/GROSS
PAD 535.0
LOT 19

SEWER DATA
PLAN 3
PLAN 2 PLAN 3
PLAN 3 PLAN 3PLAN 2
PLAN 2
PLAN 1
PLAN 2
PLAN 3
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 2PLAN 2PLAN 3 PLAN 3 PLAN 3
NOTE:

A
LOT A
BASIN 521.0
14,085 SF

NET/GROSS
SHEET 3 OF 6 SHEETS
P24-0139

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PRIVATE STREET - LOT B 25,652 SF.

SITE DEVELOPMENT PLAN

MONTE VISTA

PLAN VIEW
09/23/2025 PH1 Page 58 of 386

SHEET 4 OF 6 SHEETS
P24-0139

M
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TRES NINOS CORTE
(PRIVATE ROAD)

SITE DEVELOPMENT PLAN

EASEMENTS

MONTE VISTA

EXISTING CONDITIONS
09/23/2025 PH1 Page 59 of 386

SHEET 5 OF 6 SHEETS
P24-0139SITE DEVELOPMENT PLAN

MONTE VISTA

DETAIL B
SECTION 1-1
SECTION 2-2
1 1
2 2
3 3
SECTION 3-3

DETAILS
09/23/2025 PH1 Page 60 of 386

SITE DEVELOPMENT PLAN SHEET 6 OF 6 SHEETS
P24-0139

DETAIL A
DETAIL 2
PR
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S
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MONTE VISTA DR.

MONTE VISTA

DETAILS
DETAIL 1

SIGNING & STRIPING PLAN

SIGNING AND STRIPING CONSTRUCTION NOTES
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09/23/2025 PH1 Page 61 of 386

PLANT LEGEND (SUCH AS LIST)

TREES - HOME OWNER SLOPES, HOA, SCHOOL AREAS AND STREET TREES STREET TREES SHALL BE 24" BOX MINIMUM ALL OTHER TREES SHALL BE 15 GALLON MINIMUM

SLOPE TREES

BOTANICAL NAME COMMON NAME WULCOLS

RHUS LANCEA AFRICAN SUMAC LOW

ARBUTUS UNEDO 'MARINA'STRAWBERRY TREE LOW

LAGERSTROEMIA INDICA CRAPE MYRTLE

QUERCUS AGRIFOLIA COAST LIVE OAK LOW

LOPHOSTEMON CONFERTUS BRISBANE BOX MEDIUM
STREET TREES (STREET TREES SHALL HAVE ROOT BARRIERS 10' LONG X 24" DEEP)

LOPHOSTEMON CONFERTUS BRISBANE BOX LOW

LAGERSTROEMIA INDICA CRAPE MYRTLE

RHUS LANCEA AFRICAN SUMAC MEDIUM

GEIJERA PARVIFLORA AUSTRALIAN WILLOW

SHRUBS - HOME OWNER SLOPES, HOA, SCHOOL LANDSCAPE AREAS

BOTANICAL NAME COMMON NAME SPACING WULCOLS
AGAVE SP.AGAVE 24" O.C.LOW
BOUGAINVILLEA 'LA JOLLA'BOUGAINVILLEA 48" O.C.LOW
LANTANA SP.LANTANA 36" O.C.LOW
ALOE SP.ALOE 24" O.C.LOW
CISTUS 'SUNSET'ROCKROSE 30" O.C.LOW
DIETES BICOLOR FORTNIGHT LILY 30" O.C.LOW
FESTUCA MAIREI MAIRE'S FESCUE 30" O.C.LOW
SALVIA 'SANTA BARBARA'SAGE 30" O.C.LOW
BOUTELAUA GRACILIS.BLONDE AMBITION 24" O.C.LOW
ACACIA SP.ACACIA 8' O.C.LOW
CALLISTEMON 'LITTLE JOHN'BOTTLEBRUSH 36" O.C.LOW
CISTUS SALVIIFOLIUS ROCKROSE 36" O.C.LOW
RHAPHIOLEPIS SP.INDIAN HAWTHORN 42" O.C.LOW
ARBUTUS UNEDO 'COMPACTA'DWARF STRAWBERRY 42" O.C.LOW
HETEROMELES ARBUTIFOLIA TOYON 6' O.C.LOW
LAVATERA SP.TREE MALLOW 5' O.C.LOW
GROUNDCOVER (1 GALLON (18" O.C.), FLATS AND/OR LINERS (12" O.C.))

BOTANICAL NAME COMMON NAME WULCOLS

ACACIA REDOLENS 'DESERT CARPET'ACACIA LOW

BACCHARIS PILULARIS 'PIGEON POINT'COYOTE BUSH LOW

COTONEASTER CONGESTUS COTONEASTER LOW

FESTUCA GLAUCA BLUE FESCUE LOW
LANTANA SP.LANTANA LOW

MYOPORUM PARVIFOLIUM MYOPORUM LOW
ROSMARINUS OFF. PROSTRATUS TRAILING ROSEMARY LOW
SENECIO SP.SENECIO LOW
VINES (100% 5 GALLON) LOCATED ON WALL WITHIN HOA AREAS

BOTANICAL NAME COMMON NAME SPACING WULCOLS
FICUS PUMILA CREEPING FIG 10' O.C.MEDIUM
RETENTION BASIN (100% 1 GALLON) HOA MAINTAINED

BOTANICAL NAME
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PRIVATE STREET - LOT B
LOT A
M
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EXISTING PLANTING

TO REMAIN, PROTECT

IN PLACE

EXISTING PLANTING

TO REMAIN, PROTECT

IN PLACE

MINIMUM PLANTING REQUIREMENTS
SLOPES (AREAS WITH GRADES 4:1 OR STEEPER):

SLOPES UP TO EIGHT FEET IN HEIGHT SHALL CONTAIN THE FOLLOWING QUANTITY OF LANDSCAPING:

1. ONE 15 GALLON TREE PER 500 SQUARE FEET

2. ONE 1 GALLON SHRUB PER 100 SQUARE FEET AND ONE 5 GALLON SHRUB PER 200 SQUARE FEET

3. GROUNDCOVER SHALL BE PLANTED FROM LINERS OR FLATS AT 12 INCHES ON-CENTER OR 1 GALLONS AT 18” O.C.

4. INSTALL REINFORCED STRAW MATS (SC150 MANUFACTURED BY NORTH AMERICAN GREEN 1-800-473-1965 OR CITY APPROVED EQUAL) TO ALL SLOPE AREAS INCLUDING BIO-BASIN SIDES.

SLOPES GREATER THAN EIGHT FEET IN HEIGHT SHALL CONTAIN THE FOLLOWING QUANTITY OF LANDSCAPING:

1. ONE 15 GALLON TREE PER 500 SQUARE FEET AND ONE 5 GALLON TREE PER 1,000 SQUARE FEET

2. ONE 1 GALLON SHRUB PER 100 SQUARE FEET AND ONE 5 GALLON SHRUB PER 200 SQUARE FEET

3. GROUNDCOVER SHALL BE PLANTED FROM LINERS OR FLATS AT 12 INCHES ON-CENTER OR 1 GALLON AT 18” O.C.

4. INSTALL REINFORCED STRAW MATS (SC 150 MANUFACTURED BY NORTH AMERICAN GREEN 1-800-473-1965 OR CITY APPROVED EQUAL)
PLANTING NOTES:

1. SOME OF THE GROUND COVERS ABOVE WILL BE USED SOLELY IN SIGHT DISTANCE CORRIDORS,

PARKWAYS AND TOE OF SLOPE ADJACENT TO WALKS

2. NO PLANT WITH THORNS SHALL BE PLANTED WITHIN THE RIGHT-OF-WAY AND HOA COMMON AREAS.

WALL AND FENCE LEGEND
5' VINYL FENCE
5' TUBULAR STEEL (BLACK)

MAINTENANCE RESPONSIBILITIES

HOA MAINTAINED

HOMEOWNER MAINTAINED

SCHOOL SITE MAINTAINED

GRAPHIC SCALE
90'
SCALE: 1" = 30'-0"
30'030'
l a n d s c a p e a r c h i t e c t u r e
l a n d p l a n n i n g
w w w . s j a i n c . c o m
05-01-24, REV 07-12-24, REV 10-28-24
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2 8
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2 0
2 4

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IRRIGATION AND MAINTENANCE NOTES

1. LANDSCAPE AREAS IDENTIFIED ON THE LEGEND AS BEING SERVED BY PERMANENT IRRIGATION,

WILL UTILIZE STATE-OF-THE-ART AUTOMATIC, UNDERGROUND, IRRIGATION SYSTEM WITH LOW PRECIPITATION RATE SPRINKLER HEADS. DRIP TUBING SHALL BE USED IN ALL PLANTING AREAS

ADJACENT TO WALKS, DRIVES AND ACTIVITY AREAS
NOTES

1. MULCH: ALL REQUIRED PLANTING AREAS AND ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 3 INCHES, EXCLUDING SLOPES

2. TREES SHALL BE MAINTAINED SO THAT ALL HORIZONTAL AND VERTICAL CLEARANCES MEET THE SIGHT VISIBILITY REQUIREMENTS INDENTIFIED IN SECTION 2.2.1 OF THE LANDSCAPE MANUAL.

3. TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 5 FEET OF PUBLIC

IMPROVEMENTS INCLUDING WALKS, CURBS, OR STREET PAVEMENTS OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. ROOT BARRIERS WILL NOT WRAP AROUND THE ROOT BALL.
"I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND

IRRIGATION PLANS CONTAINED IN THE CITY OF VISTA'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE

PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE

LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER." 10-28-24
MARK LLOYD, RLA 4405 DATE
09/23/2025 PH1 Page 62 of 386

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PRIVATE STREET - LOT B
LOT A
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R
I
V
E

HYDROZONE LEGEND
POTABLE, COMMON AREA (HOA) 14,188 SF
POTABLE, HOMEOWNER LOTS 34,584 SF
POTABLE, SCHOOL SLOPE 2,880 SF

GRAPHIC SCALE
90'
SCALE: 1" = 30'-0"
30'030'
l a n d s c a p e a r c h i t e c t u r e
l a n d p l a n n i n g
w w w . s j a i n c . c o m
05-01-24, REV 07-12-24, REV 10-28-24
Oc
t

2 8
,

2 0
2 4

M
V
_
T
M
_
H
Y
D
R
O
Z
O
N
E

T
:
\
C
A
L
I
F
O
R
N
I
A

W
E
S
T
\
M
O
N
T
E

V
I
S
T
A

V
I
S
T
A
\
T
M
\
M
V
_
T
M
_
H
Y
D
R
O
Z
O
N
E
.

D
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P2
4 -
0 1
3 9
2 L-2

HYDROZONE MAP
09/23/2025 PH1 Page 63 of 386

PRIVATE STREET - LOT B
LOT A
M
O
N
T
E
V
I
S
T
A
D
R
I
V
E

WALL AND FENCE LEGEND
5' VINYL FENCE
5' TUBULAR STEEL (BLACK)

GRAPHIC SCALE
90'
SCALE: 1" = 30'-0"
30'030'
l a n d s c a p e a r c h i t e c t u r e
l a n d p l a n n i n g
w w w . s j a i n c . c o m
05-01-24, REV 07-12-24, REV 10-28-24
Oc
t

2 8
,

2 0
2 4

M
V
_
T
M
_
W
A
L
L

A
N
D

F
E
N
C
E

T
:
\
C
A
L
I
F
O
R
N
I
A

W
E
S
T
\
M
O
N
T
E

V
I
S
T
A

V
I
S
T
A
\
T
M
\
M
V
_
T
M
_
W
A
L
L

A
N
D

F
E
N
C
E
.

D
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P2
4 -
0 1
3 9
3 L-3

WALL AND FENCE PLAN
09/23/2025 PH1 Page 64 of 386

FRONT A - TRANSITIONAL SPANISH

FRONT C - SPANISH RANCHFRONTB - FARMHOUSE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
1 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
F r o n t E l e v a t i o n s

S P A N I S H R A N C H

T R A N S I T I O N A L S P A N I S H

F A R M H O U S E
09/23/2025 PH1 Page 65 of 386

40'-0"
45 '
-
0 "
HPWH
UP
17 R
PANTRY
6'-8" CLG.

KITCHEN
9'-1" CLG.

LINEN
PDR.
9'-1" CLG.

DINING
18 6 10 0X
9'-1" CLG.

GARAGE
20 6 23 0X
9'-1" CLG.

PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

GREAT
ROOM
20 9 15 4X
9'-1" CLG.

OFFICE
13 5 10 3X
9'-1" CLG.
3'-6" x 7'-6"
OPT. OUTDOOR LIVING
19 0 10 0X
9'-1" CLG.

O
P
T
.

F
P
.

F I R S T F L O O R
OPT. FP.

OPT. CAB
OPT. OPEN RAIL
O
P
T
.

F
P
.

DN
17 R
OPT. LOWER CABINETS
OPT. SINK

PRIMARY

BEDROOM
17 8 13 3X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BEDROOM 2
10 0 10 0X
9'-1" CLG.

BEDROOM 3
10 0 10 6X
9'-1" CLG.

BEDROOM 4
11 0 10 3X
9'-1" CLG.

LAU.
9'-1" CLG.

LOFT
15 5 13 0X
9'-1" CLG.

BA. 2
9'-1" CLG.

BA. 3
9'-1" CLG.

W.D.O
P
T
.

LI
N
E
N
24 L.F.

S E C O N D F L O O R
OPT. SHOWER
O
P
T
.

O
P
E
N

R
A
I
L

HOMEWORK
SPACE
10 0 6 6X
9'-1" CLG.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 37 SQ. FT.

OPT. OUTDOOR LIVING 190 SQ. FT.
2 - CAR GARAGE 475 SQ. FT.

TOTAL LIVING 2,770 SQ. FT.
2ND FLOOR 1,613 SQ. FT.
1ST FLOOR 1,157 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3.5 BATHS
PLAN 1
9'-
1 "
9'-
1 "
A. SECTION @ STAIRS

STAIRS THROUGH PANTRY
PANTRY
6'-8" CLG.6'-
8 "
HPWH

KITCHEN
9'-1" CLG.

DINING
18 6 10 0X
9'-1" CLG.
3'-
6 "

8 '
-
0 "
OPT. KITCHEN LAYOUT

IN LIEU OF STANDARD
PANTRY
6'-8" CLG.

V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
1 A
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s T r a n s i t i o n a l S p a n i s h E l e v a t i o n 09/23/2025 PH1 Page 66 of 386

FRONT A - TRANSITIONAL SPANISH
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
6 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
6 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
6 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
6 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN A
1/8"=1'-0"PITCH: 3.5:12 U.N.O.

RAKE: TIGHT
EAVE: 12"
ROOF MATERIAL: CONCRETE 'S' TILE

BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
1 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
T r a n s i t i o n a l S p a n i s h E l e v a t i o n P L A N 1
09/23/2025 PH1 Page 67 of 386

HPWH
UP
17 R
PANTRY
6'-8" CLG.

KITCHEN
9'-1" CLG.

LINEN
PDR.
9'-1" CLG.

DINING
18 6 10 0X
9'-1" CLG.

PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

GREAT
ROOM
20 9 15 4X
9'-1" CLG.

OFFICE
13 5 10 3X
9'-1" CLG.
3'-6" x 7'-6"
OPT. OUTDOOR LIVING
19 0 10 0X
9'-1" CLG.

O
P
T
.

F
P
.

OPT. FP.

OPT. CAB
OPT. OPEN RAIL
O
P
T
.

F
P
.
40'-0"
45 '
-
0 "

F I R S T F L O O R
GARAGE
20 6 23 0X
9'-1" CLG.

DN
17 R
OPT. LOWER CABINETS
OPT. SINK

PRIMARY

BEDROOM
17 8 13 3X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BEDROOM 2
10 0 10 0X
9'-1" CLG.

BEDROOM 3
10 0 10 6X
9'-1" CLG.

BEDROOM 4
11 0 10 3X
9'-1" CLG.

LAU.
9'-1" CLG.

LOFT
15 5 13 0X
9'-1" CLG.

BA. 2
9'-1" CLG.

BA. 3
9'-1" CLG.

W.D.O
P
T
.

LI
N
E
N
24 L.F.

OPT. SHOWER
O
P
T
.

O
P
E
N

R
A
I
L

HOMEWORK
SPACE
10 0 6 6X
9'-1" CLG.

S E C O N D F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
OPT. OUTDOOR LIVING 190 SQ. FT.
2 - CAR GARAGE 475 SQ. FT.

TOTAL LIVING 2,770 SQ. FT.
2ND FLOOR 1,613 SQ. FT.
1ST FLOOR 1,157 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3.5 BATHS
PLAN 1
PORCH 49 SQ. FT.

V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
1 B
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s F a r m h o u s e E l e v a t i o n 09/23/2025 PH1 Page 68 of 386

FRONT B - FARMHOUSE
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN B
1/8"=1'-0"PITCH: 5:12 U.N.O.

RAKE: 6"
EAVE: 12"
ROOF MATERIAL: CONCRETE FLAT TILE
7:1
2 7:1
2 7:1
2 7:1
2 3:12

BUILDING WALL LINE

ROOF LINE
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
1 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
F a r m h o u s e E l e v a t i o n
P L A N 1
09/23/2025 PH1 Page 69 of 386

HPWH
UP
17 R
PANTRY
6'-8" CLG.

KITCHEN
9'-1" CLG.

LINEN
PDR.
9'-1" CLG.

DINING
18 6 10 0X
9'-1" CLG.

GARAGE
20 6 23 0X
9'-1" CLG.

PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

GREAT
ROOM
20 9 15 4X
9'-1" CLG.

OFFICE
13 5 10 3X
9'-1" CLG.
3'-6" x 7'-6"
OPT. OUTDOOR LIVING
19 0 10 0X
9'-1" CLG.

O
P
T
.

F
P
.

OPT. FP.

OPT. CAB
OPT. OPEN RAIL
O
P
T
.

F
P
.
40'-0"
45 '
-
0 "

F I R S T F L O O R
DN
17 R
OPT. LOWER CABINETS
OPT. SINK

PRIMARY

BEDROOM
17 8 13 3X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BEDROOM 2
10 0 10 0X
9'-1" CLG.

BEDROOM 3
10 0 10 6X
9'-1" CLG.

BEDROOM 4
11 0 10 3X
9'-1" CLG.

LAU.
9'-1" CLG.

LOFT
15 5 13 0X
9'-1" CLG.

BA. 2
9'-1" CLG.

BA. 3
9'-1" CLG.

W.D.O
P
T
.

LI
N
E
N
24 L.F.

OPT. SHOWER
O
P
T
.

O
P
E
N

R
A
I
L

HOMEWORK
SPACE
10 0 6 6X
9'-1" CLG.

S E C O N D F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
OPT. OUTDOOR LIVING 190 SQ. FT.
2 - CAR GARAGE 475 SQ. FT.

TOTAL LIVING 2,770 SQ. FT.
2ND FLOOR 1,613 SQ. FT.
1ST FLOOR 1,157 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3.5 BATHS
PLAN 1
PORCH 37 SQ. FT.

V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
1 C
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s S p a n i s h R a n c h E l e v a t i o n 09/23/2025 PH1 Page 70 of 386

FRONT C - SPANISH RANCH
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
2 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN C
1/8"=1'-0"PITCH: 5:12 U.N.O.

RAKE: 6"
EAVE: 12"
ROOF MATERIAL: CONCRETE 'S' TILE

BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
1 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
S p a n i s h R a n c h E l e v a t i o n
P L A N 1
09/23/2025 PH1 Page 71 of 386

FRONT A - TRANSITIONAL SPANISH

FRONT C - SPANISH RANCHFRONTB - FARMHOUSE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
2 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
F r o n t E l e v a t i o n s

S P A N I S H R A N C HF A R M H O U S E

T R A N S I T I O N A L S P A N I S H
09/23/2025 PH1 Page 72 of 386

36'-0"
61 '
-
6 "
HPWH

KITCHEN
9'-1" CLG.

BA. 3
9'-1" CLG.

UP
17 R
GREAT
ROOM
19 0 13 4X
9'-1" CLG.

DINING
14 2 12 6X
9'-1" CLG.

UP
17 R
PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

BEDROOM 4
10 3 10 2X
9'-1" CLG.

OUTDOOR
LIVING
18 6 11 0X
9'-1" CLG.

GARAGE
20 6 20 6X
9'-1" CLG.

PANTRY
8'-6" CLG.
4'-0" x 8'-0"

F I R S T F L O O R
O
P
T
.

F
P
.

O
P
T
.

F
P
.

PRIMARY

BEDROOM
17 2 14 2X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BA. 2
9'-1" CLG.

ADU BATH
9'-1" CLG.

ADU
LIVING
16 6 10 0X
9'-1" CLG.

ADU

BEDROOM
11 0 10 0X
9'-1" CLG.

D
N
17 R
DN
17 R
OPT. SINK
BEDROOM 2
10 3 10 0X
9'-1" CLG.

BEDROOM 3
10 3 10 4X
9'-1" CLG.

LI
N
E
N
ST
O
R
A
G
E
W.

W/D
50 L.F.

LAU.
9'-1" CLG.

S E C O N D F L O O R
OPT. RETREAT
18 6 10 6X
9'-1" CLG.

O
P
T
.

O
P
E
N

R
A
I
L
O
P
T
.

K
I
T
C
H
E
N
E
T
T
E
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 74 SQ. FT.
2 - CAR GARAGE 453 SQ. FT.

TOTAL LIVING 3,003 SQ. FT.

TOTAL ADU 481 SQ. FT.

ADU 2ND FLOOR 420 SQ. FT.

ADU 1ST FLOOR 61 SQ. FT.

TOTAL MAIN LIVING 2,522 SQ. FT.
2ND FLOOR 1,276 SQ. FT.
1ST FLOOR 1,246 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS + ADU
PLAN 2
OPT. RETREAT
18 6 10 6X
9'-1" CLG.

OPT. RETREAT
AT PRIMARY BEDROOM - + 200 SF
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
2 A
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s T r a n s i t i o n a l S p a n i s h E l e v a t i o n 09/23/2025 PH1 Page 73 of 386

8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

FRONT A - TRANSITIONAL SPANISH
1/4"=1'-0"
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ADU ENTRANCE
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN A
1/8"=1'-0"PITCH: 3.5:12 U.N.O.

RAKE: TIGHT
EAVE: 12"
ROOF MATERIAL: CONCRETE 'S' TILE
3:12

BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
2 .

F I R S T F L O O R
HPWH

KITCHEN
9'-1" CLG.

BA. 3
9'-1" CLG.

UP
17 R
GREAT
ROOM
19 0 13 4X
9'-1" CLG.

DINING
14 2 12 6X
9'-1" CLG.

UP
17 R
PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

BEDROOM 4
10 3 10 2X
9'-1" CLG.

OUTDOOR
LIVING
18 6 11 0X
9'-1" CLG.

GARAGE
20 6 20 6X
9'-1" CLG.

PANTRY
8'-6" CLG.
4'-0" x 8'-0"
O
P
T
.

F
P
.

O
P
T
.

F
P
.
36'-0"
61 '
-
6 "

PRIMARY

BEDROOM
17 2 14 2X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BA. 2
9'-1" CLG.

ADU BATH
9'-1" CLG.

ADU
LIVING
16 6 10 0X
9'-1" CLG.

ADU

BEDROOM
11 0 10 0X
9'-1" CLG.

D
N
17 R
DN
17 R
OPT. SINK
BEDROOM 2
10 3 10 0X
9'-1" CLG.

BEDROOM 3
10 3 10 4X
9'-1" CLG.

LI
N
E
N
ST
O
R
A
G
E
W.

W/D
50 L.F.

LAU.
9'-1" CLG.

OPT. RETREAT
18 6 10 6X
9'-1" CLG.

O
P
T
.

O
P
E
N

R
A
I
L
O
P
T
.

K
I
T
C
H
E
N
E
T
T
E

S E C O N D F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 453 SQ. FT.

TOTAL LIVING 3,003 SQ. FT.

TOTAL ADU 481 SQ. FT.

ADU 2ND FLOOR 420 SQ. FT.

ADU 1ST FLOOR 61 SQ. FT.

TOTAL MAIN LIVING 2,522 SQ. FT.
2ND FLOOR 1,276 SQ. FT.
1ST FLOOR 1,246 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS + ADU
PLAN 2
PORCH 79 SQ. FT.

OPT. RETREAT
18 6 10 6X
9'-1" CLG.

OPT. RETREAT
AT PRIMARY BEDROOM - + 200 SF
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
2 B
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s F a r m h o u s e E l e v a t i o n 09/23/2025 PH1 Page 75 of 386

FRONT B - FARMHOUSE
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
9 '
-
4 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
9 '
-
4 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ADU ENTRANCE
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
9 '
-
4 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
9 '
-
4 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN B
1/8"=1'-0"PITCH: 5:12 U.N.O.

RAKE: 6"
EAVE: 12"
ROOF MATERIAL: CONCRETE FLAT TILE
8:1
2 8:1
2 8:1
2 8:1
2 3:12
8:1
2 4:12
4:1
2 BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
2 .

F I R S T F L O O R
HPWH

KITCHEN
9'-1" CLG.

BA. 3
9'-1" CLG.

UP
17 R
GREAT
ROOM
19 0 13 4X
9'-1" CLG.

DINING
14 2 12 6X
9'-1" CLG.

UP
17 R
PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

BEDROOM 4
10 3 10 2X
9'-1" CLG.

OUTDOOR
LIVING
18 6 11 0X
9'-1" CLG.

GARAGE
20 6 20 6X
9'-1" CLG.

PANTRY
8'-6" CLG.
4'-0" x 8'-0"
O
P
T
.

F
P
.

O
P
T
.

F
P
.
36'-0"
61 '
-
6 "

PRIMARY

BEDROOM
17 2 14 2X
9'-1" CLG.

PRIMARY
BATH
9'-1" CLG.

BA. 2
9'-1" CLG.

ADU BATH
9'-1" CLG.

ADU
LIVING
16 6 10 0X
9'-1" CLG.

ADU

BEDROOM
11 0 10 0X
9'-1" CLG.

D
N
17 R
DN
17 R
OPT. SINK
BEDROOM 2
10 3 10 0X
9'-1" CLG.

BEDROOM 3
10 3 10 4X
9'-1" CLG.

LI
N
E
N
ST
O
R
A
G
E
W.

W/D
50 L.F.

LAU.
9'-1" CLG.

OPT. RETREAT
18 6 10 6X
9'-1" CLG.

O
P
T
.

O
P
E
N

R
A
I
L
O
P
T
.

K
I
T
C
H
E
N
E
T
T
E

S E C O N D F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 453 SQ. FT.

TOTAL LIVING 3,003 SQ. FT.

TOTAL ADU 481 SQ. FT.

ADU 2ND FLOOR 420 SQ. FT.

ADU 1ST FLOOR 61 SQ. FT.

TOTAL MAIN LIVING 2,522 SQ. FT.
2ND FLOOR 1,276 SQ. FT.
1ST FLOOR 1,246 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS + ADU
PLAN 2
OPT. RETREAT
18 6 10 6X
9'-1" CLG.

OPT. RETREAT
AT PRIMARY BEDROOM - + 200 SF
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
2 C
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s S p a n i s h R a n c h E l e v a t i o n 09/23/2025 PH1 Page 77 of 386

FRONT C - SPANISH RANCH
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
0 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
0 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ADU ENTRANCE
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
0 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
8 '
-
0 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN C
1/8"=1'-0"PITCH: 5:12 U.N.O.

RAKE: 6"
EAVE: 12"
ROOF MATERIAL: CONCRETE 'S' TILE
3:12

BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
2 .

FRONT A - TRANSITIONAL SPANISH

FRONT C - SPANISH RANCHFRONTB - FARMHOUSE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
3 .

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 3
F r o n t E l e v a t i o n s

S P A N I S H R A N C HF A R M H O U S E

T R A N S I T I O N A L S P A N I S H
09/23/2025 PH1 Page 79 of 386

38'-0"
62 '
-
0 "
HPWH
PANTRY
8'-6" CLG.

BA. 4
9'-1" CLG.

PDR.
9'-1" CLG.

JR. ADU

BEDROOM
11 0 11 0X
9'-1" CLG.

UP
17 R
JR. LIVING
10 6 11 2X
9'-1" CLG.

GREAT
ROOM
17 3 26 0X
9'-1" CLG.

KITCHEN
9'-1" CLG.

OUTDOOR
LIVING
20 0 11 6X
9'-1" CLG.

GARAGE
20 6 20 6X
9'-1" CLG.

D
R
O
P
PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

O
P
T
.

8 0
8 0

S
T
A
C
K
I
N
G

D
R
.
4'-6" x 10'-0"
W/D

F I R S T F L O O R
O
P
T
.

F
P
.

O
P
T
.

K
I
T
C
H
E
N
E
T
T
E
O
P
T
.

F
P
.

PRIMARY
BATH
9'-1" CLG.

DN
17 R
BA. 2
9'-1" CLG.

BEDROOM 4
12 8 11 4X
9'-1" CLG.

BEDROOM 3
12 8 11 6X
9'-1" CLG.

BEDROOM 2
12 8 13 4X
9'-1" CLG.

PRIMARY

BEDROOM
17 5 14 0X
9'-1" CLG.

LI
N
E
N
LINEN
LOFT
13 8 18 0X
9'-1" CLG.

BA. 3
9'-1" CLG.

LAU.
9'-1" CLG.

W.
26 L.F.

HIGH
WDW.

S E C O N D F L O O R
OPT. RETREAT
19 8 9 6X
9'-1" CLG.

O
P
T
.

O
P
E
N

R
A
I
L
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 79 SQ. FT.

OUTDOOR LIVING 240 SQ. FT.
2 - CAR GARAGE 443 SQ. FT.

TOTAL LIVING 3,295 SQ. FT.

ADU 1ST FLOOR 385 SQ. FT.

TOTAL MAIN LIVING 2,910 SQ. FT.
2ND FLOOR 1,890 SQ. FT.
1ST FLOOR 1,020 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS + ADU
PLAN 3

RETREAT
19 8 9 6X
9'-1" CLG.

OPT. RETREAT
AT PRIMARY BEDROOM - + 200 SF
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
3 A
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 3
R e f l e c t s T r a n s i t i o n a l S p a n i s h E l e v a t i o n 09/23/2025 PH1 Page 80 of 386

8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

FRONT A - TRANSITIONAL SPANISH
1/4"=1'-0"
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ADU ENTRANCE
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
7 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN A
1/8"=1'-0"PITCH: 3.5:12 U.N.O.

RAKE: TIGHT
EAVE: 12"
ROOF MATERIAL: CONCRETE 'S' TILE
3:12

BUILDING WALL LINE

ROOF LINE
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
E
L
V
3 .

HPWH
PANTRY
8'-6" CLG.

BA. 4
9'-1" CLG.

PDR.
9'-1" CLG.

JR. ADU

BEDROOM
11 0 11 0X
9'-1" CLG.

UP
17 R
JR. LIVING
10 6 11 2X
9'-1" CLG.

GREAT
ROOM
17 3 26 0X
9'-1" CLG.

KITCHEN
9'-1" CLG.

OUTDOOR
LIVING
20 0 11 6X
9'-1" CLG.

GARAGE
20 6 20 6X
9'-1" CLG.

D
R
O
P
PORCH
9'-1" CLG.

ENTRY
9'-1" CLG.

O
P
T
.

8 0
8 0

S
T
A
C
K
I
N
G

D
R
.
4'-6" x 10'-0"
W/D
O
P
T
.

F
P
.

O
P
T
.

K
I
T
C
H
E
N
E
T
T
E
O
P
T
.

F
P
.
38'-0"
62 '
-
0 "

F I R S T F L O O R

PRIMARY
BATH
9'-1" CLG.

DN
17 R
BA. 2
9'-1" CLG.

BEDROOM 4
12 8 11 4X
9'-1" CLG.

BEDROOM 3
12 8 11 6X
9'-1" CLG.

BEDROOM 2
12 8 13 4X
9'-1" CLG.

PRIMARY

BEDROOM
17 5 14 0X
9'-1" CLG.

LI
N
E
N
LINEN
LOFT
13 8 18 0X
9'-1" CLG.

BA. 3
9'-1" CLG.

LAU.
9'-1" CLG.

W.
26 L.F.

HIGH
WDW.

OPT. RETREAT
19 8 9 6X
9'-1" CLG.

O
P
T
.

O
P
E
N

R
A
I
L

S E C O N D F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
OUTDOOR LIVING 240 SQ. FT.
2 - CAR GARAGE 443 SQ. FT.

TOTAL LIVING 3,295 SQ. FT.

ADU 1ST FLOOR 385 SQ. FT.

TOTAL MAIN LIVING 2,910 SQ. FT.
2ND FLOOR 1,890 SQ. FT.
1ST FLOOR 1,020 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS + ADU
PLAN 3
PORCH 77 SQ. FT.

RETREAT
19 8 9 6X
9'-1" CLG.

OPT. RETREAT
AT PRIMARY BEDROOM - + 200 SF
V i s t a , C A
M O N T E V I S T A 0 4 . 0 8 . 2 5
J:\
G
R
O
U
P
4 \
5 4
9 2
4 1
7 3
\
4 1
7 3
F
L
R
3 B
.

D
W
G
Copyright 2025 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
0 2 4 8
P L A N 3
R e f l e c t s F a r m h o u s e E l e v a t i o n 09/23/2025 PH1 Page 82 of 386

FRONT B - FARMHOUSE
1/4"=1'-0"
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
9 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
LEFT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
9 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "
RIGHT
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
9 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ADU ENTRANCE
REAR
8'-
0 "
9'-
1 "

FINISH GRADE
±2
7 '
-
9 "
O
V
E
R
A
L
L

B
U
I
L
D
I
N
G

H
E
I
G
H
T

TOP OF RIDGE
9'-
1 "
8'-
0 "

ROOF PLAN B
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2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
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R e f l e c t s S p a n i s h R a n c h E l e v a t i o n 09/23/2025 PH1 Page 84 of 386

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2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 4 1 7 3
Newport Beach, CA USA 92660
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S p a n i s h R a n c h E l e v a t i o n
P L A N 3
09/23/2025 PH1 Page 85 of 386

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 SUBJECT: APPEAL OF P24-0139, MONTE VISTA RESIDENTIAL
RECOMMENDATION:

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 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).

CORRELATION TO CITY COUNCIL GOALS: Homelessness and Housing.

PRIOR ACTION: None.

PRIOR 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).

STATEMENT 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.

All 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

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Opened and conducted the public hearing. Continued the Public Hearing to no later than September 23, 2025 and directed staff to re-analyze the fire safety review of the project.

Vote: 3-2 (Mayor Franklin and Fox opposed)
09/23/2025 PH1 Page 86 of 386EXHIBIT 2

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 development standards relating to building height, parking, private street width (40 feet curb-to-curb, compliant for emergency access), landscaping, and other 09/23/2025 PH1 Page 87 of 386

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.

Traffic & 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 (CEQA) 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 Focused LTA noted that the roadway segment of Monte Vista Drive from Valley Drive to east of the project, as well as the project driveway intersection with Monte Vista Drive would both operate at an acceptable LOS with the addition of project traffic. Also, the project driveway would meet sight distance requirements with proper design of the driveway, which would remove any existing shrubbery that would potentially affect sight distance for vehicles exiting the project driveway.

There 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.

ADUs 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.

Neither the San Diego Association of Governments (SANDAG) (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region nor the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) provide specific trip generation rates for 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.

Furthermore, 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 project 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.
09/23/2025 PH1 Page 88 of 386

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, 09/23/2025 PH1 Page 89 of 386

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. •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).

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.”
09/23/2025 PH1 Page 90 of 386

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).
09/23/2025 PH1 Page 91 of 386

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 waivers 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:

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
09/23/2025 PH1 Page 92 of 386

RESOLUTION 2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY

OF VISTA, CALIFORNIA, DENYING THE APPEAL AND APPROVING

1. Findings. The City Council hereby finds and declares the following:

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.

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, 09/23/2025 PH1 Page 93 of 386

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:

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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:

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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. The 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:

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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:

Exhibits:

A. Conditions of Approval
B. Project Plans

APPROVED
Walter C. Chung
20250804173913
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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

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
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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 09/23/2025 PH1 Page 100 of 386

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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.
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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. 09/23/2025 PH1 Page 102 of 386

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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.
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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 09/23/2025 PH1 Page 104 of 386

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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:
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(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.

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 09/23/2025 PH1 Page 106 of 386

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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.
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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 09/23/2025 PH1 Page 108 of 386

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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 09/23/2025 PH1 Page 109 of 386

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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.

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 09/23/2025 PH1 Page 110 of 386

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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.

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:
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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.

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.
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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- .
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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
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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 09/23/2025 PH1 Page 115 of 386

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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:

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:

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 09/23/2025 PH1 Page 116 of 386

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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.

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. 09/23/2025 PH1 Page 117 of 386

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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 09/23/2025 PH1 Page 118 of 386

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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.

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.
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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. 09/23/2025 PH1 Page 120 of 386

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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 09/23/2025 PH1 Page 121 of 386

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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.Retaining 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:
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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).

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 09/23/2025 PH1 Page 123 of 386

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.

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.

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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.Use 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.
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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.

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:

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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.

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, 09/23/2025 PH1 Page 127 of 386

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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 09/23/2025 PH1 Page 128 of 386

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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.

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.
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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.

27. Development Service Fees:

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 09/23/2025 PH1 Page 130 of 386

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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-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 09/23/2025 PH1 Page 131 of 386

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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.

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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.

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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.
•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.
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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.

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 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
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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.

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 09/23/2025 PH1 Page 136 of 386

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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-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 09/23/2025 PH1 Page 137 of 386

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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-N-1b: Use of Electrical Equipment. Electrically powered equipment shall be used instead of pneumatic or internal combustion powered equipment, where feasible.

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. 09/23/2025 PH1 Page 138 of 386

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M-N-1f: Use of Audio Equipment. No project-related public address or music system shall be audible at any adjacent receptor.

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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?

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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) 09/23/2025 PH1 Page 177 of 386

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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.

C. Zoning / Existing Land Use
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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 09/23/2025 PH1 Page 179 of 386

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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
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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.

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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.
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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
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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 June17, 2025,Regular Meetingof thePlanning Commission was called toorder 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.
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Planning Commission - Minutes
June 17, 2025

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Vista City CouncilSeptember 23, 2025

Vista City Council
September 23, 2025