PH2
707 of 876
RECORDING REQUESTED BY:
CITY OF VISTA
WHEN RECORDED MAIL TO:
CITY OF VISTA
200 CIVIC CENTER DRIVE
VISTA, CA 92084-6275
ATTN: CITY CLERK
Fee Exempt: Government Code Section 27383
AP N : xxx-xxx-xx
DTT: $0.00; R&TC § 11922, Conveyance to Government Agency; Signed:
PRIVATE STORM WATER POLLUTION CONTROL FACILITIES MAINTENANCE AGREEMENT THIS AGREEMENT is entered into between the CITY OF VISTA, a chartered municipal corporation ("CITY") and NAME, status ("OWNER"), and dated for reference purposes as of date.
DEFINITIONS
BEST MANAGEMENT PRACTICES: Control measures ("BMPs") taken to mitigate changes to both quantity and quality of urban runoff as they may be defined or promulgated from time -to -time in the City's NPDES storm water management permit.
GOVERNING APPROVALS: C xxx; LD #xxx; GP(s) xxx; and DWG No(s). xxx PROPERTY: Real property legally described in Exhibit A [and commonly known as ][with no common street address].
FACILITIES: Those certain private storm water pollution control facilities ("SWPCFs") and appurtenances developed or installed on the PROPERTY as detailed in the GOVERNING APPROVALS as the same may be amended from time to time through changes in the governing ordinances and statutes.
WATER QUALITY TECHNICAL REPORT: The approved plan (the "WQTR") is designed to mitigate changes to both quantity and quality of urban runoff from the PROPERTY. The plan was initially approved by the City with GOVERNING APPROVALS, is on file with the City, and shall be modified from time -to -time pursuant to the City's then -current NPDES storm water management permit.
RECITALS
A. This Agreement is required as a condition of approval by the CITY.
B. The OWNER is the owner of the PROPERTY and is required to install and provide for the perpetual maintenance of the FACILITIES as a condition of being permitted to develop the PROPERTY.
C. It is the mutual desire of the parties hereto that the FACILITIES be maintained in a safe and usable condition by the OWNER.
D. It is the mutual intention of the parties that this Agreement constitutes a covenant running with the land, binding upon each successive lot owner of all or any portion of the PROPERTY. 00020914 5
08/11/2026
PH2 708 of 876
PRIVATE STORM WATER POLLUTION CONTROL FACILITIES MAINTENANCE AGREEMENT PC x-xxx; LD #xx-xxx; GP xx-xxx; DWG NO. xxxx
APN NO. xxx-xxx-xx
NOW, THEREFORE, IT IS HEREBY AGREED AS FOLLOWS:
1. The cost and expense of maintaining the FACILITIES shall be paid by the OWNER or the heirs, assigns and successors in interest of the OWNER.
2. Repairs and maintenance under this Agreement shall consist of all work reasonably necessary or proper in the sole discretion of the CITY to repair and preserve FACILITIES. Repair and maintenance responsibilities for all post -construction structural FACILITIES and required BMPs associated with the project are set forth in the most current WQTR. The WQTR shall all times specify by name, title, and phone number the persons or entities responsible for maintenance and reporting activity, the persons or entities responsible for funding, schedules and procedures for inspection and maintenance of the FACILITIES and implementation of worker training requirements, and any other activities necessary to ensure BMP maintenance. The plan shall provide for servicing of all post -construction structural FACILITIES as needed and at least once annually within 60 days prior to October 1st, and for the retention of inspection and maintenance records for at least three years. Adherence to the plan shall result in effective Storm Water pollution control. The CITY shall have the right to inspect the FACILITIES and records as needed to ensure FACILITIES are being properly maintained.
3. OWNER Indemnification.
3.1. The OWNER shall indemnify and hold the CITY harmless against any and all liability, loss, damage, fine, penalty, expense, claim, or cost (including without limitation costs and fees of litigation) of every nature (collectively, "Liability") arising out of or in connection with this Agreement or its performance (including acts of omission) except for Liability caused by CITY's sole negligence or willful misconduct.
3.2 For purposes of this Section, t includes CITY's officers, officials, employees, agents, representatives, and volunteers.
3.3 It is expressly understood and agreed '"that the foregoing provisions will survive termination of this Agreement.
3.4 The indemnity protections provided by this Section are not intended to exceed the indemnity available under applicable law. If the indemnity protections are found by a court to be unlawful in any way, the protection shall be curtailed or adjusted, but only to the inimum extent required to conform to applicable law. ae
4. If in the CITY'S sole judgment the FACILITIES not being maintained to standards set forth in this Agreement, the CITY may thereupon provide written notice to the OWNER to initiate repairs or construction within ninety (90) days. Upon failure to demonstrate good faith to make repairs or construction within ninety (90) days, the OWNER agrees that the CITY may make all needed repairs to the FACILITIES to meet the standards set forthbin paragraph 3 and to then assess costs to the OWNER.
5. CITY shall have no responsibility or liability for the exercise or non -exercise of any discretionary powers it may have under this Agreement. Nothing in this Agreement, the specifications or other contract documents relating to the work required by this Agreement, or CITY approval of the plans and specifications or inspection of the work, is intended to create any contractual liability, express or implied, for the construction, maintenance or repair of the FACILITIES required by this Agreement, and the CITY, CITY'S engineer, and their consultants, and each of their officials, directors, officers, employees and agents, shall have absolutely no responsibility or liability therefor. -
6. If CITY elects to make necessary repairs in accordance with paragraph 5 above, that work shall be without warranty. The repairs shall be accepted "as is" by the OWNER without any warranty of workmanship and shall be guaranteed and indemnified by it in accordance with paragraph 4. CITY will endeavor to minimize interference with OWNER's use of the PROPERTY.
00020914 5
08/11/2026
PH2 709 of 876
PRIVATE STORM WATER POLLUTION CONTROL FACILITIES MAINTENANCE AGREEMENT PC x-xxx; LD #xx-xxx; GP xx-xxx; DWG NO. xxxx
APN NO. xxx-xxx-xx
7. The foregoing covenants shall run with the land, shall be deemed to be for the direct benefit of the land, and shall be binding on the heirs, executors, administrators, successors, and assigns of the OWNER. Any subsequent purchaser of all or any portion thereof, by acceptance of delivery of a deed and/or conveyance regardless of form, shall be deemed to have consented to and become bound by these presents.
8. Nothing in this Agreement shall be construed to in any way limit or constrain CITY's exercise of its regulatory powers, police powers, or other powers of enforcement insofar as they may relate to the subject matter of this Agreement or any other matter within the power or authority of the CIT
9. This Agreement shall be governed by the laws of the State of California. e event that any of the provisions of this Agreement are held to be unenforceable or invalid by any court f competent jurisdiction, the validity, and enforceability of the remaining provisions shall not be affected thereby. The exclusive jurisdiction and venue of any legal action instituted in connection with this Agreement shall be San Diego County, California.
"CITY" "OWNE
CITY OF VISTA, a chartered municipal corporation
By:
GREGORY D. MAYER, CITY ENGINEER
ame/Title
(When signing as Corporation necessary signatures are
President OR Vice President AND Secretary OR
Assistant Secretary.)
NOTE: - ' ; r-„ ORNIA ALL PURPOSE NOTARY ACNOWLEDGMENT MUST BE ATTACHED FOR ALL SIGNATURES ABOVE ATTEST:
KATHY VALDEZ, CITY CLERK
By:
APPROVED AS TO FORM:
DAROLD PIEPER, CITY ATTORNEY
By:
00020914 5
08/11/2026
PH2 710 of 876
ATTACHMENT 4 - REQUIREMENTS FOR CONSTRUCTION PLANS
Section 8.2.2 of the BMP Design Manual identifies minimum requirements for storm drain construction plan sheets. Use this checklist to ensure project construction plans submitted for review include necessary information for storm drain improvements. Construction plans must include the following:
X
All items identified in Section 8.2.2 of the BMP Design Manual. 08/11/2026
PH2
711 of 876
PLANNING CASE #P24-0164
IcHL DESCRIPTION
o`. 719- o.E1 . N AD =DI " 'I.,,E Daw+
&IV raWD EC MacxlecDAer¢1vN a Are. IN T HE MINTY DE Sex DE.. ST ATE of
P 0,015 6 AM T HE EAST 50 EFET OE T. SOLNIn vE.NT ou OT OP TIE ATCVS011 Ton. MO SANTA FE PA P.,
A ANN.A cvD PMIDTg..0
CORNED oF
EAST ALO PX T AM N ORTH
iENff�
24'
EA ACCESS AND UTILITY EASE
- &--1
4.5' S/W 3[
ROILED CURB ROPED CURB
LAO - 301314 " N
LONG - 11715'20' W
10X54900 - TI E
RANGE - R4W
SCORN - 513
4 FOOT WOOD FENCE
SLOPE
/-21 MAX
15' AC /145' ABA
PRIVATE RO AD A SECTION
6' G .U.E. 24' 6' GALE
IIV.— PUG. AC�' SS AND UMIIT' EASE
20' or 24' D/W Jy IMF 4. 5 S/W 20' or 24' D/W
. 4. 5 S/W
ID CURB ROMCURB
15' AC /14.5' AB
PRIVATE ROAD B SECTION
SIGNATU RES CONSTITUTE THAT ALL PLANS, SPECIFICATIONS
GUARANTEES AND OTHER REQU IREM ENTS NECESSARY FOR ISSUANCE
OF A BUILDING PERMIT CONFORMING TO THIS SITE DEVELOPM ENT PLAN
HAVE BEEN COMPLETED AND APPROVED BY THE APPROPRIATE
DEPARTMENT.
P LANNIN G OEPAR IMENI
DATE
ENGINEERING DEPARTM ENT
DATE
FIRE DEPARTMEN T
DATE
PUBLIC WORKS DEPARTMENT
DATE
918 4° Z I -L
CITY OF VISTA
PLANNING CASE #24-0164
15 -LOTS
TENTATIVE SUBDIVISION MAP AN D GRA DING PLAN
ASSESSOR'S PARCEL NUMBE R
161-030-07
ZONING
EXISTING: R -1-B
PROPOSED: R -1-B
SITE AREA
1.67 ACRES EXIS TING/P ROPOSE D
PROJECT DESCRIPTION
15 -LOT SUBDIVISION
DENSITY
898 OU/AC RE
ALLOWABLE DEMON MEOW DENSITY RESIDENTIAL (MO) - 10 OU/AC
1.67 AC 10= 16. 7 DU
PROPOED - 15 OS / 1.67 = 8.98 Dr/ AC
PUBLIC SERVICE
WATERVISTA ARM GATON DISTR ICT - ]391 P IO NEER ST. WITS CA 92081 - (750) 597-3100
REUSE W S.. CNY OF WSW - 100 ORE 0001ER 0820,, W51A G 92084 - (760) 63. 9-9177
SCHOOL& VISTA UMAHED SC HOOL 061E CT - 234 ARCADIA AMIN E VISTA CA 92084 - (760) 726-2170
R AEOTY 0 VISTA FARE DEPARTMENT -100 ORE ca m DRIVE VISTA CA 92064 - (780) 643-2801
PO RE. OW OF VISTA - 325 PEW MOROSE OR, STE 200 VISTA CA 92091 - (760) 940-4551
E ECTRIC A NATURAL CAS SOM E - P. Q BOX 129831, SAN DIEGO CA 9200 2-9631 - 0(600) 400-7343
TG OPHO IE PACIFIC BED, COX - 6215-0 PEACHTREE OUNIIOODY ROAD NE 9014004 GA
20.329 - 1(820) 231-3993
SANITARY SEWERS OTT OF ROTA - 200 G EC CENT S DRIVE LSTA CA 92064 - (760) 639-605
CORING PRIVATE
300.4400400. CITY CF VISTA SEOTICA TONS - 200 OWC EERIER ORI0£, ROTS CA 92064 - (760) 639-6111
CAPE IV. COX CAGE - 42056 PEAOITREE DUNW000Y ROAD NE ARMITA CA 30328 - 3(0 10) 234-.9 93
SITE ADDRESS
552 WEST BONIER DRIVE
VISTA, CA
ENGINEER
5045 ENGINEERIN G INC.
1635 LAKE SAN MARCOS DRIVE, SUITE 200
SAN MARCOS , CA 92069
P: (760) 744-0011
E (760) 744-0046
OWNER
MORT MELROSE VISTA 44 A DELAWARE LLD
w s or e 205 S an
9 Cald,rnla. 9.132 I
ARCHITECT
P5000O
731 HOW( 101 #14
S OLANA BEACH. CA 92075
P. (856) 342-2105
PHILIP SZYMANSKI
LANDSCAPE ARCH
0TOUNOLEVEL
2605 STATE STREET 6
SAN DIEGO; CA 92103
P; (619) 325-1992
BRAD LENAHAN
EARTHWORK QUANTITIES
TECT
CUT 400 CY
FILL 7,300 CY
IM PORT 6.900 CY
YARDAGE SHOWN ARE BANK YARDS
SHEET INDEX
VICI NITY MAP
SCALE: NTS
01 TENTATIVE SUBONSION MAP TITLE SHEET
02 EXISTING CONDITIONS MAP
03 GRADING PLAN
04 UTILITY PLAN
05 P ROPOSED EASEMENTS
06 SITE SECTIONS
07 SLOPE ANALYSIS
OR RETAINING WALL AND DEEPENED FOOTING PLAN
09 FIRE TURNARO UND PLAN
10 SITE DEVELOPMENT PLAN COVER SHEET
BENCHMARK
CIT Y OF O CEA NSID BENCHMARK NO. 0PS 1049.
ELEV = 417.22 NAVDOB
DESCRIBED AS 2.5' BRASS DISK SET IN CURB INLET ON TOP OF WESTERLY CURB INLE T OF MELROSE DRIVE (+/-) 150' SOUTH OF S PRINTER RAIL ROAD TRACKS.
SOURCE OF TOPOGRAPHY
THE EXISTING TOPOGRAPHY AS SHOWN ON THESE
PLA NS IS BAS ED ON A FIELD SURV EY ON 2/15/22
BY C&V CONSULTING. .
BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS T HE
CALIFORNIA SPATIAL REFERENCE SYSTE M (CORN)
ZONE 6, EPOCH 2007.50, AS DETERMINED LOCALLY
BY G .P .S MEASUREMENTS TAKEN ON 01/28/21 FROM
CONTINUOUSLY OPERATING REFERENCE STATIONS
(COBS) CLOD AND 'ITOR OF THE CALIFORNIA REAL
TI ME NETWO RK. I .E. N 4824'33 " E
FEMA INFORMATION
FIRM MAP NUMBER - 06073C0757G
FLOW ZONE - X
NOTES
LEGEND
DESCRIPTION SYMBOL
PROPERTY LINE
LOT ONE
EXISTING WATERLINE
EXISTING SERER MAIN
EXISTING GAS LINE
EXISTING ST OR M DRAB!
FI NISHE D GRO UND CONTOUR
ONGOING (W OUND CONTOUR
PROP OSED CUT\ FILL S LOPE
FUTU RE BUILDING UNIT
LOT NUMBER
FNI SIED FLOOR ELEVATION
RETAINING WAIL
6' FAUX WOW FENCE
4' WOOD FENCE AROUND BASINS AN0 HOA AREAS
SPOT ELEVATIONS
CURB RAMP W/ TRUNCATED DOMES
6' CURB
6' CUR B & C UTTER
FIMS4 SURFACE an:
TOP OF CURB ELEV.
FLOW LINE
DIRECTION OF DRAINAGE
EXISTING SPOT EL EV.
48' SERER MANHOLE
SEWER CLEANOUT
11/2" IRRIGATION
4' BACKFLOW PREVENTER AND METERED SERVICE
0" ODA W/ FDIC
FIRE HYDRANT
2' N 2' CATCH BASIN
TYPE '''CURB INLET
RIP -RAP
PROPOSED WATERLINE
PROPOSED SEVER MAIN
PROPOSED GAS LINE
PROPOSED ST OR M DRAIN
PROPOSED BICRETEN0ON BASIN
I. BUILDING STE AREA IS DIE TOTAL OF TIE
1110 FLOORS
2 LANDSCAPE DIE AREA IS ONE TOTAL OF INE
AREA TO BE LANDSCAPED BY Tiff BUILD&
EXCLUDING THE BACKYARDS
3 PARKING AREA INCLUDES DRIVEWAYS AND THE
STRE ET PARKING STALLS
4. PRIVATE OPEN SPACE VARIOUS PER LOO 511
SHOWN PER 3 BO01 HOUSE IS AN AVERAGE
SWS E NGI NEE RING, IN C.
1611 DM 90 05.1 Om, AND 'W
6n Moos. II 0101T
F.166.T MWI1
SAX DIEGO - NASIINILLE - PHOENIX - GRO W°
SO
V2:I
E]
453.00
-X X X
40050TC
400000
LiN
FS
TC
fL
(FS 9 00)
0 Dag
fffi
-S-
-G-
-SD-
CITY of VISTA
SHEET
P24-0164 - TOM & SOP FOR A 15 LOTS SUBDIVISION PER 59330 0MER: MCRT MELROSE VISTA LLC
ADDRESS 4320 LA JOLLA VILLAGE DRIVE, 1205. LA JOLLA CA 92122 PHONE (760) 744-0011
SOUS ENGINEERING, INC PH ON E (760) 744-0011
ADDRESS 1035 LAKE SAN MA RCOS DRIVE STE 200, SAN MARCOS, CA 92078 TYPE Or DEVELOPMENT 15 -LOT TSN W/ 2 STORY HOMES
ZON E R -1-B
STE DATA
AREA SO. FT)
APN(5)' 161-030-07
O4t1 0N0 UNITS
OiPEN SPACE DATA
08W UHADAT
mrxt
PARIM
0045 5OMWR)
72,745 SF
37,000
WW1
WR Y
PARKING
CA RALE
F410
10,424
17,454
OR A POI
60 J PON Y
15 I5
OPIMVA
012E a aaq
840 NA
1,264
18958
1,067
16,014
SETBACKS
30 NANDICAP
65 WO
FWD 20'
L. 906 0'
R 80 0 0'
£15 20'
6 ST 24'
SHOE 3-7%
Att. BUN
PLANNING CASE 1224-0164
TENTATIVE SUBCIVTSIDN MAP & SITE DEVEL OPMENT PLAN W/ 58330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VIST A, CA c
ADDRESS: 552 W. BOB1ER DRIVE SHEET 1 DF16
PLANNING CASE #P24-0164
9Z0Z/ I 1. /80
9L84° £�L
N
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
BOBIER DRIVE
589 '17'04"E 87.68'
E RST. FENCE
NFRLY 70' OF SW 1/4 LOT 6
TO —,
LLj Oi
o
C4 OF
R5
CA
-ER ST. FENCE
CITY Jr VISTA
LC722
--EX C&G
D=5'43'55' —mow —L
L=105.04; R=1050 .00
ERST . FENCE
(
ERSE BOULDERS
L=95.24', 8=950.00
=5'44 38
COST.
&IPNLAS RRS
/ 14 0z( / /
/ I /
0450 0051 SOP ROAD PURPOSES IN FAVOR I �I
OF CLARENCE J. RYAN, ET UR INSIRUMENT I -
NO. 165716; RECORDED. 12/0/1957 .
10 BE YACAIED
PORTION LOT 6
L.S . Na 25-1
N8
)
04 W 2,17. 67
KNOLL CRAI ST
TR ACT No. ,1617
z_
LOT 20)
/
CI TY of VISTA SHEET
P24-0164 - TSAI 8 SDP FOR A 15 LOTS SU00IWSION PEN 58330 MINER: MORT MELROSE MSTA . LLC PHONE (760) 744-0011
ADDRESS 4320 LA JOLLA WLLAGE DRIVE #205, LA JOLLA, CA 92122 SOUS ENGINEERING, INC . PHONE (760) 744-0011
ADDRESS 1635 LAKE SAN MARCOS DRIVE 51E 200, SAN MARCOS CA 92079 TYPE OF DEVELOPMENT 15 -LOT TSM WI 2 STORY HOMES
ZONE: R-1-8 APN(S): 161-030-07
SIC DATA DAED/NG UNITS OPEN SPACE DATA
AREA SO. FT.) • 0 [009578 004 ert 50166tat
7$745 SF 7000 1 Ban 0 0 0
37,800 Ns 0 0 0
puma 7,410 MY 15 1,284 1,067
w00 0WOW) 10,424 WA TOTAL wuNsIS T6,958 18,014
mama. 17,454 DM war.
PARKING 0,P. am 60 WE m w , SEIBACRS
a aaaa 30 wa wa 0 mu. , WAY N.A. . DR, 20' sAR 20.
m D 0 S AP 0 3 Y 24• L mT 0' saau
oPEN 35 MC 65 0 sac 3-7% as s: p' mrea
EXISTING CONDITI ONS PL ANNING CASE # P24-OI64
TENTACVE SUBDIVISION MAP & STE DEVELOPMENT PLAN W/ SB330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA c
ADDRESS. 552 W. ROSIER DRIVE SHEET 2 0PI6
PLANNING CASE #P24-0164
9Z
434 GROUTED
RIP RAP
90FIL((TABO 4 BA
PC 45550
1x1 ISLE
QW 0.42 cf.'
Al
C
z d
_
I N
ENcc EN
—
• ' 45538 is '
-
Z
cfs Lo
-G
cfs
2.02 ft/s
2. re ,
V=7.s
t:
CITY OF VISTA
REMOVE & REPLACE
y/ .y Iyq�.�E X0/ WWT W/C&G
Ex 10 WAR PEF 0-1616=1981
S8977"04 8768'
�d57N ES 45766 FS
LOT 22
460
�NG
O PENING
24'
,\ e I
;11W
TR
46391 TC
W. BOBIER DRIVE
22 00
i@ N`�2' 616840 AND O WOLAY-�
3 b q,,,=0.37 cfs NEW 5' SIDEWALK'S
EXIST . RET.
.2 V=3.0 ft/s To
W IS.
F -EX C&C J72.2' --- — -- �
EASEMENT FOR ROAD RPOSES IN FAVOR
NO'E 50 OF CLtRENCE J. RYAN, UX INS1RUME07
Na ,185776. RECORDED 12/9/1957.
TO BE VACATED
F.F. 46509
688'7 04 T .:7. 67
30007
6,62 117 F56.624
I" LS 27 8
KNOLL R
TRACT 0:
CD
z_
BF
00ALIE--N
LOT 23
0000
57.153
F: I/2 " SO REBAR
2' HOPE SD
q,0=0.36 cfs
V=3 .0 ft/s
IA INL ET
8(0419(BAnD W BASIN
ED 48050
LOT 44
BICPILIRARCN SAWN
G 45050
E
e=1.07 cfs
LOT 36
NA GROUTED
RIP RAP
3 -FOOT HIGH
RET WALL
COUNTY SID.
BARRICADE
B
D
LOT 35
S
1.55 IT' 0 E'
=h BIOFILTRA11ON CHART
(BF—
)
•W 9
M µ44117)
091
Mew S�
0719
Dun5T
n
4 OMrt 9E x
R FT an
9494 NT4L
WIN Aa •
(9M
449x DEW.
1684404681465 4
IS )
BASH
901 Y AREA
(V )
USX MOOED
INPATIENT AK A
(WI
PN 00070047)7)
D)
u 44 7
'0 MI)
41 51900
g OW
MIDI C°40W
13 'n•.' 460•
47)004X 6033414900
T' (IM)•'
im
007/7931 34
PO W
11 °01 a *Alt
10 a MIT
4444 7(8 9'
1117
OON
(S T
(al
664
W
01 W
' 4l
an
445vl 1068
on
143 45 WW I
FIETE.IM
c71
p )
s0E 2004
���1111�1
]
025
025
459.50'
45750'
6 8
I x i
I I' 4 1'
I
2I
21 79
95 141
218
318
I
218
318
g
6 B'
18 Sr
I8'
6'
8'
IT
12"
IT
462. 57
460.50
08k
063
461.3'
461, Y
144
173
316
540
463.
461.30
463.54
461.50
46366
461,50
46425
46225'
7.06'
8.94'
7. 00"
2I
22I
21 4
5 0.26
0. 25
OB
455,5 4'
451 012,
450 25
10 10
1 x 1
I 1' 4 0
21 21'
280
110
141
1416'
S
Y
16 6
6'
IT
458.50'
455.50'
0.83 060
459.33'
456,33'
506
289
1.097
396
459.33'
458.30
459.60'
456. 63'
459. 5]
456
460.25'
457.25'
0. 72'
217
7 6
72 I 1' X 1'
z1'
731
1400
1400
-
3'
40'
3'
33'
455 07'
0.83'
455.43'
1,339
0,095
45580
456.04'
555.50'
456.75'
8.50 I1
J
45525'
• FROM TOP OF MULCH TO 1017 OF BEAM w I' ASTM 33 (TOP) , 3' ASIM 0 6 (BOTTOM) •^(CRAW. ASTM 571 FOR IMPS (1,34,5), 4 (PEN NIP
AWA5ANE FOR IMP -6
•••• INCLUDES` 10 WAGE 1000 VINO
SOL 44AME1.400 VOID
Sax VOID FOR AO0400ANE S76 NACE (400 -6)
A
25'
100-11 11 STORM
Pad
MEDIA
ELIO PEP CREWEL ICP
s8 w cwr R411N
NOROPATCN FACLLTY DETAI (AP4 1.3.4.5)
6 FOOT FAUX FENCE
PRO P. HOO 4
�GRAMTY WALL
TIPS C
SECTION 1-1
NT ,0
N
6 703
LOTS
6 FOOT FAUX FENCE- -N
LOT
20 46150 &0
3 4415
it 3 46050
j 404 & OPEN SPACE
FAffLLWi
SECTION 2-2
TIES
NOTES':
I. REAR BOOB LANDING TO BE I' BELOW F.F .
2 GRADE 21190E OF RE REAR DOOR LANDING TO BE 6' BELOW
F.F.
1 911E sEcnons ON SHEET 6.
4. AN IN LIEUFEE BILL BE REWIRED FOR THE FUIURE MEDIAN
CONSIRUCDOV ALONG INC 177)0 4011 FRONTAGE
TYPICAL BUILDING GRADING
11 .10
0..U:E
20' or 24' DA —
LEGEND
PROPERTY LINE
LOT UNE
0.1 EXISTING WATERLINE
�wxrxa 19749 P.P. CASTING SEWER MAIN
TizirlEt
6 FOOT NNtt BOLO FENCE -7
4.5' 0..U..
7.5 EXISTING CAS LINE
EXISTING STORM DRAIN
LOT NUMBER
FI NISHED FLOOR E( EVA HON
RETAINING WALL
6' VINYL WOOD FENCE
4' VINYL WOOD FENCE
P ROPO SE D IMM UNE
PROPOSED SEWER MAIN
PROPOSED CAS UNE
PROPOSED STORM DRAIN
_S_
45100
4- 4
X X X
— - S-
- -
3'BED (P00)
PRIV ATE ROAD SECTION A
4 .15
24' 4.5' C.U.E.
PUB. ACCESS A ND UTIUN EASE 1 .54 20' or 24' VW4.5' S/W n 4.5' S/ W —7-
ROLLED CURB
1 .5'
12 ' STORM DRAIN (PVT.) -- --'C
20 10 0 20 40 60
S CALE IN FEET
GRAPHIC SCALE
S WS Encineerinc,
1695 Leo 540 Alarm DIN4.him NIP
6 44 M N44,, CA 97811
8.1681M IWII
SAX 01600 • NASHVILLE • PHOENIX • ORLANDO
ROLLED CUR B
• 3.5 * AC /14.5 ' AB
11 `8 ' WATER (1709.)
° B' SEMI? (P00)
8'-
PRIV ATE ROAD SECTION B
NT.S
CIT Y of VISTA SHEET
P24-0164 - ISM & SDP FORAM LOTS SUBDIVISION PER 04330
OWNER: MCRT MELROSE VISTA , LLC PHONE (760) 744-0011
ADDRESS 4320 LA JOLLA VILLAGE DRIVE )205 LA JOLLA, CA 92122 SW5 ENGINEERING, INC. PHONE (760) 744-0011
ADDRESS: 1635 LI RE SAN MARCOS DRIVE 01E 200, SAN MARCOS CA 92078 TYPE W DEVELOP MENT. 15 -LOT 7544 W/ 2 57 240 HOES
ZONE: R -1-B A RAKS):(61-030-07
SHE DATA OHEWNG UNITE MEIN SPACE DAT A
AREA SO. FE) comma soppo 0 040084,840 FRVIN IIIMT
(04 4
LOL ' 72,745 SF 0 0 0
8034 MOO 480 0 0 0
MANS 7,4410 IQ. SM. 15 1.264 1,067
18 2M 96)H46 10,424 15 19,958 16,014
3588
L 80 $ 74E a sa,) SETBACKS
W1 OE 30 0 Fa. b1. V NA 4 20, a45 20'
OHO�Aas 4 4 14 1 1506 0'
4434 MEN 35 Tau 65 0 mac 3-7X B. sa 0' Aa4 Wse
GRADING, DRAINAGE AND UTILITY PLAN PLANNING CASE ,(P24-0164 TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FOR:
n IB OBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. BOBIER DRIVE
SHEET 3DF20
r L/4IVIVIIVb 1 .7'1 .7C rG4 VIVY
9Z0Z/ I. 1. /80
a
2 N
91240 91-L
2 co
z ▪ 0
ce
Q m o
0 O O
EC
W � N
o (n
I 0
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
OF
U
A
UT
FT
F-
Ex 10 5/ATIC PL D -161f 1981
w
00 8r7 ,;04E N 348768"
FF 459.19
F.F. 457.76
F.F. 457. 39
FE 45,192
BOBIER DRIVE
41 r COG
FF. 460.35
L S. N U 257
7 n m
LOT 22
00 EX S SW 4 W0(202)
SIA 22+35.06
(E 449.34) ABMOC W EX. SEWER MA W
AND MANHOLE PER PUBLIC
STANDARDS
- 00
ABANDON EX .
SEW ER LATERAL CgNNECi 70 a I
WATER W/ 3, •.8. G7
•WATER Pa D-1616-1981
EWSE BET.
WALL �� EXISRNC 10 W,
W { '
EASEMENT FOR ROAD POI
5' CLARENCE J RYAN. E
NO 115716, RECORDED 1.
TO RE VACATED
D fO PVC SD 0 0. 39
NB
30007
"5455.6244
ST
KNOLL 'C
TRACT 0.i 4617
W
oB
�1 3
OYES IN FAVOR
DX , INSTRUMENT
9/1957 _.
F.F. 465.09
7.67 FE 46162
FE.. 461.01
S A �2
+8231
STA 0+00
OE 44184)SB4)
IE N 44564
a EX C
7D183
4/2 5G REBAR
LOT 44
LOT 36
LOT 35
a C EN
F.F . 464.54
10' PVC 50 09
PR /AtE STfEE
- WHO✓-� W
FF. 46252
LOT 23
REPLACE EX SAW
SA W /I
STA 24+5829
(IE 445 .64)
IE N 445.94
24 00
PER DWG 01357
RECONNECT
U. 4' SS
4 9-17 52'
STORM DRAIN LINE DATA TABLE (PVT)
SYM
LENGTH
BEARING
DESCRIPTION
CI
7.98'
538'26'15 "R
12' PVC 50 024
Q
204.96'
500'52'28"W
I0 ' PVC SO 0 0.3E
©
178.04 '
S89 '29'48'E
IC PVC S, 0 OAT
®
77 .07'
N81.39'28'E
RR PVC 500039
CI
22 .40'
N30'34'48'E
8' PEC SO 0 O5$
CI
44 .65'
N71'30'23 'E
C P455+095*
SEVER NOTES
I. PROP OSED PUBLIC B' PLC SEWER MAW TO BE DESIGN D,
CONSTRUCTED AND INSPECTED PER PUBLIC STANDARDS.
2 DESIGN CRITERIA
21 . SINE M414 PIPE - B PA' SO4-35 (GREEN) AT +759
MK SLOPE W/ 5' M16 COVER OVER PIPE
22 SMR LATERAL PIPE - 4 MN. PVC. SO4-35 (GREEN)
AT 2X SLOPE WITH 1110 -WAY SCO AND A 21N1Y BOX
(0? ..)
02 MANHOLE - 60 ' 947 PER 00 514-02 4 SWR-04
(EPDXCOVER YOVER PIPE UNLESS OTHERWISE APPRO
LINO & SPARK TES75+) AND 7 -Fr )
VED .
3 ALL PRIVATE AND PUBLIC .SEWER FACILITIES TO BE
INSPECTED IN THE PRESENCE OF DIE 0404EGV40 FIELD
INSPECTOR MORK WITHOUT PROPE R INSPECTIO N MLL BE
REJECTED
4. ALL NE W SEWER MAINS (PVT/PIU9) ARE TO BE P OST -CON INSPECTED.
SEWER LATERAL NOTES
I. MAINTAIN 4' (MIN) SEPARATION BETWEEN SEWER LATERALS
(REFER TO THE MOST CURRENT CRC -PLUMBING)
0 MAINTAIN 5' (MIN) 5EPARAITCH BETWEEN . SEWER MANNCRE
EDGE AND SEWE R LATERAL .
3 RECONNECT EX SEWER LATERALS (3) PER CV STD OW
5 PUR-17.
SEWER LINE LINE DATA TABLE
SW
LENGTH
BEARING
DESCRIPTION
0 218.26'
589'35'44TE
CP1C (0 1069) SW -35 .SEWER 0079 (PCB.
2Q
186.87'
S00'26'18'W
Y PLC (GRE W 454-35 541,61 0 679 (P8B.
3>
175.77'
N68'46'41'W
Y PVC (G@a') SW -35 MO 01.59 (NB
WATERLINE AND FIRE SERVICE DATA TABLE
SYM
LE NGTH
BEARING
DESCRIPTION
0 245,57'
S89'33'44"E
8' PI E C-800 WATER HAIN (PM)
0 175 .74'
500 126'15'N
8' PVC C-900 WATER MAIN (POE.)
SWS Encineerinc,
1 LIT L,A I,v Me,1918,49 ...180
Svv 4,119,. CA 9:079
74041444411
SAN
DIEGO • NASHVILLE • ROfES+ . DECANDO
CIT Y of VIST A SHEET
P24-0108 - TSII 4 SDP FORA 15 LOTS SUBOITSON PER 59330
OWNER MCRT MELROSE VISTA, TLC PHON E (PRO) 744-0011
ADDRE SS 4320 LA JOLLA VILL AGE DRIVE, 0205 . LA JOLLA. CA 92122 56 5 EN 0NE£RMC, ING PHONE (780) 744-0011
AD0RES5 1635 LAKE SAN MARCOS DRIVE, STE 200. SAN MARCOS, ca 92078 TINE OF DEVELOPMENT: 75 -LOT TSAI 6/ 2 STORY HOMES
APN(5). 161-030-07
OPEN SPACE DATA
9105 6 mW 61356 6$ 86198MR
0 E uA D
1.067
16,014
ZONE: R -I -B
STE DATA
AREA SG FT .)
1.0.42. M1 EB
PARLON0
J0
72.745 5F
16,930
7,410
10;424
35,961
tl m. TIER.
9016 0166
IOSS
11. 14
PAT
60 IDTAL
65 ME C NW.
S yr
0 SMILING UNITS
BIM
WA, WATS
(SW •MOM
RA
24'
AIDE 3-70
0 15
15 1,264
18,858
SETBACKS
gag 20'
Erc O'
SW 0'
REAx 20
1001. 81 .00
UTILITY PLAN
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FOR:
n COBIER DRIVE 15 -LOT SUBDIVISI ON
VISTA, CA
ADDRESS, 552 W. BOBIER DRIV E SHEET 40E20
PLANNING CASE 4P24-0164
r LHI'II'IIIVL, F1DC ffrZ4-VIU' t
23 +00 24 +00
9Z0Z/ I. 1. /80
2 N
91240 91-L
20+00
-SEWS
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
u1
C)
cm
w
0 a
0 1,
O
87 .8'
F. F. 457.76
25.9' —
F.F. 460.39
FF 458.92
FF. 457.39
LOT 22
BOBIER DRIVE
9_ -3 5"
L=10 /' . R=10 0.00
F. F. 460.35
FF 467.53
F.F. 463. 46
1704-1W 2
KNO LL CR E'i;7
TRAC T NO. 46-17
7�
cc
O I
22+00
FF . 45009
7,67
FF 46319
FF 464.54
F.F. 462 .52
4' R=850.00
FF 467.62
FF. 461.01
23.2'
LOT 23
5'N
z
10 LOT 44
L OT 36
LOT 35
EASEMENT NOTES
SWS ENGINEERING, IN C.
1635 ON S9 N ,SI 6* 5. S4:+'u..
5,, 6,,,,,, CA 9:015
1:1011LONE00
NON MAINTENANCE, OPEN .;PACE & DRAINAGE EASEMENT
11,533 ST
PU&IC ACCESS AND UTNTY EASEMENT
x939 SF
CIT Y of VIST A SKEET
P24-0164 - TSM & SOP FOR A IS LO1S 5U801805N PER 59330
OWNER MORT MELROSE VIVA, LLC PHONE' (760) 744-0011
ADORE S* 4320 LA JOLLA WID ADD DRIVE #204 LA JOLLA. CA 92122 5W 5 EN GNURINC, 1NG PHONE (760) 744-0011
ADDRESS 1635 LAKE SAN MARCOS DRIVE STE 200. SAN MARC05, CA 92076 TIRE C4' DEVELOPMENT: 15 -LOT T58 W/ 2 STORY HOMES
APN(S).' 161-030-07
OPEN SPACE DATA
5141»0 w MKWDRI/ A M7ARAN
0 z vA 0
1.067
16,014
ZONE: 0-1-6
STE DATA
AREA (SO- FT)
MMd9c(D9161
PARKING
WARE
J0
72,145 SF
37,600
7,410
75424
17,454
LOID ROG
ISLE
PIN
6O
IDTAL
65 EASE MENT EXHIBIT
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VISTA, CA
ADDRESS: 552 W. BOBIER DRIV E SHEET SOFis
51AR
01101100 01415
I BOW
VIAL WATS
ERsoRy
ME" SO J
HA,
24'
SERE 3-70
0 0
0 15
15 1,264
16.956
SETBACKS
9902 20'
L 9LE 0'
R. 91E 0.
REAR 20'
SLECIAL
ICf. MDR
PLANNING CASE 6P24-0164
14. 19
PLANNING CASE #P24-0164
PL
4 4
I
I
I
O
I
T
CO
\
I-
I
--.
—I
_.
I
I
I
y
B
I
I s
I
I
I
oN
I
a.
O\ZN
DEMO
—
\
�OT6
FFa6+f 54
GROUND -.\
/ TOTS-
a)
5 —Lo ra
F .F 46509
_
FF.464.09
I
/
PRIVATE
STREETA
\
LOT 3
/
9 ---3
46 %
RETgININC
WALL
i6
LOT 2
EXISDNC GRW
0 ,
41 LOT
1 F3 92 Y9-
�
2:1 MAX SLO PE---- <'i
F F457
76 /
/
/
\
- 3' DEEPENED
FD1111N0
/
2:1 MAN_FO PE
."..-EXISTING
GROUND
/
150
470
460
450
SECTION A -A
SCALE. ' It V - 20• M 1' = 4'
NO TE: THE VERTICAL EXA GGERATION OF THE
HOM ES IS NO T TO SCALE.
v
§
9 §
s
s
I
OT 11
ZZ
F F 463.46
LOT 10.F
LOT 9
F 46252
LOT B
/ \
///���
F 463.19
/
\
\
13 LOT 12
F. F.46 53
^\
F
LO T 7
FP46762.
_.
F F 461 Ot
�/
LOT 14
LOT
F Fi160 35
- -- 2' DEEP ENED FOOTING
— — — -_
LOT
15 F F.458. 92
'
— —
EXIS71NG C SINU
yH
SEE
5r"°'
0-C
FF.457
39 /
X4.66 DEEPENED
FOOTING
gg
HEREON
/
y
"2-47s'477
/
.-\
—249
DEEP ENED E. OO 17(O-EXISDNG
GROUND
----
21 MAN SLOPE-
/
-----\ -EXISIING
\
/ i GROUND
\
0 CO
20 10 0 20 ao so
0)
SCALE IN FEET
GRAPHIC SCALE
SECTION B -B
SCALE N: 1' - 20' F f' = 4'
ROTE' ADJACENT WE HILL 09900)07 A
MANUFACTURED SLOPE ON 11E NES/ERLY PROPERTY
ONE AND L AMINATE THE OVERLAND FLOW M OWN .
OCEANSIDE P UN WIRERS 023-00012 B
R23-OOO23
0 0
50 470
460
450
I r /0 /V 7' TO DAYLIGHT %
JI
"82 ' P E SNRM��
GRAIN (PVT .)
SECTI ON C -C
PETS
F.F. 461.01
.y'
I-� 7` TO DAYLIGHT -I \/��
IS
1 -007 WOOD
�EE REE
7' 3'
SECTI ON D -D
TUTS.
BIO1ATRARON BASIN
'' '.' s / z%
AST FG 4585 I�
A
I SECTION E -E I
N.T .S.
F.F. 457.76
NOTE: ADJACENT SITE HILL CONSTRUCT A 3 -1
MANUFACTURED SLOW ON THE WS., PROPERTY
LINE AND ELIMINATE THE OVERLAND FLOW CONDITION . M
OCEANSIDE PLAN NUMBERS 023-00012 &
R23-OOO23
3'-9' '-
SECTION G -G
N.T.S
26 LW PVC STORM
DRAIN (PVT)
STOOL IRA TON NAVAL
FO 405.0 0
09'
TO-
BOBIER DRIVE
LOT 35
SO FENCE
OPL
LOT 36
ES FENCE
M PL
F .F. 457 29
:43
SWS Encineerinc,
RO W
SECTION F -F
N .TS
GGLIRATON BA SH
FG 46250
NOTES
L SEE SLEET 3' FOR THE BOWTRARON TABLE AND
TH E STANDARD CROSS SEWN DETAIL
CI TY of VISTA SHEET
P24 -O764 - ISM & SDP FOR A 15 LOTS SVBOIVISION PEN 06330 MINER: MI NT MOROSE VISTA . LLC PHONE: (760) 744-0011
ADDRESS 4320 LA JOLLA VILLAGE DRIVE 4200, LA JOLLA, CA 92122 SINS ENGINEERING, INC . PHONE (760) 744-0011
ADDRESS 1635 LAKE SAN MARCOS 0RION STE 200, SAN MARCOS CA 92079 TYPE W DEVELOPMENT 15 -LOT ISM W/ 2 STOOP HOMES
ZONE R -1-B APES): 061-0]0-07
FIE DATA DWELLING UNITS OPEN SPACE DATA
AREA SO. PC.) x 0 CONMOV6009 vrt n016,6506
OO 70745 SF 5090 DDIDI 5 0 0
000 9930 Re. .2 MY 0 0
vARIa:G 7 ,000 51.3g MY 15 1,264 1,067
0A MNIpl.) 10,424 K. VAL ums 00 06,956 04010
...MO 30961
PARKING 00 (ow 9 At wtl SETBA(]55
WAGE 30 0004000 0 FIG RN I WAY N.A. . FAWT 20' R6 P, 2G 00 )55 9 0 IRK v 0 C40 3 Y 24' LOVE 0' ER.
35 65 0 � 0 50 3-7% 0 sir p'
WW1 BIZI4
163500e 00 NLrso1 DI N. 5,0, 100
9v M M180, OA 6909
P10,16440I I
SAN DIEGO - NASII010)4 - 5995019 ORLANDO
SITE SECTI ONS PLANNING CASE ;¢ 524-0164
TENTATIVE SUBDIVISION MAP & STE DEVELOPMENT PLAN W/ 58330 FOR:
n tOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. SPRIER DRIVE SHEET--EOF20
PLANNING CASE #P24-0164
9Z0Z/ I. 1. /80
V
2 N
91840 81-L
SLOPE LEGEND
_0% - 50
-GO - 10%
-11%- IS%
- 16% 250
25 0 AND GREATER
ENGINEER
MICHAEI 0. SCHWEITZER. P.E .
R .C .E. NO 59558 EXP 12-31-202 5
5'NS E NGINEERING, IN C
1635 LAKE SAN MARCOS DRIVE, SUITE 200
SAN MARCOS. CA 62069
P (760)50) 74 744-0011
, (MO) 744-0046
0.33 ACRES
0 .77 ACRES
030 ACRES
015 AC RES
MIS AC RES
1.67 TOTAL ACRES
SOURCE OF TOPOGRAPHY
THE EXISTING TOPOGRAPHY AS SHOWN ON THESE
PLANS IS BASED ON A FIELD SURVEY ON 2/15/22
BY CM S CONSUL TINS
N
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
SWS E NGINEERI NG, I NC.
151E LU, SH Me mo, Olio,. Stlte COO
S O4:00, CA MM
000 0:ILOS
KDINED N,,SNVILL[ - WOK ORLANDO
CI TY of VISTA WET
724-0164 - ISM & SDP FOR A T5 LOTS SUBDIVISION PE R 5&510 OWNER: MORT MELROSE VISTA , ILC PRONE: (760) 744-000
ADDRESS 4320 LA JOLLA VILL AGE DRIVE, 0200, LA JOLLA, CA 92722 R SWS ENGINEERING, INC . RHONE (750) 744-0011
ADDRESS 1625 LAN E SAN MARCOS 00145 STE 200, SAN MARCOS CA 92070 TAPE OF DEVELOPMENT 15 -LOT 7SAI W/ 2 STORY HOMES
ZONE: R -1-B APN(S): 161-030-07
SITE DATA DWELLING UNITS OPEN SPACE DATA
AREA SO. FT.) a 0 2A22/2O20 TN NATS,AAR'
]0745 OF 500 x a1 0094 0 0 0
BM 37,800 2es 2 ow 0 0 0
70880. 7 ,410 x 42 4 2220 05 7,264 1,067
o498 000 '.Ns) 10,424 Nas sorAs WIN 55 15858 18,074
uaasa.[. 17,454 442
PARKING 000 1 6R 80 (2a OO SETBACKS
CIIRALE 30 MVPS 0 RIM _ E N .A. PROW 20' RUM 00'
COVERED 0 0 sI NY 24' LS 10 0'
OFIEH 33 65 �0� &Off 3-70 A 009 0• =0
SLOPE ANALYSIS PLANNING CA SE OP24-0164
TENTATIVE SUBDIVISION MAP & SHE DEVELOPMENT PLAN W/ SB330 OR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. R0BIER DRIVE SHED 70FIS
V LHIN INIIVb LHDL fir G4—Ul U' t
9Z0Z/ L- L-/80
22+00
20+00
EX. 1O WAITS PER G-0:6-1961
21+0 0
BOBIER DRIVE
I- ...
w 0l1
amp
I
0DI
-w 4 N
42 I
Lil
C3 1_I
10 11L7j
H
4' HIGH WANING WALL
H
30�
P00NG
F.F. 457.76
I^
J' HIGH A6'TAWINC WAIL L-
2 FF 459.79
F.F. 460 .39
ALL REIAININC WALLS SHALL BE
MASONRY SWF FACE - BROM
l
\ EXI611NC RETAINING
WALLS TO REMAIN
58 2' HIGH 44166460 WA LL
4 F.F . 464.09
5 F.F. 46509
6 FF 464 .54
23+00
24+00
STOP
3.45 DEEPENED
000050
15 F.F. 457. 39
14 FF 45692
I
13 F.F. 460. 35
12 FF 461,53
1. 5' HIGH RETRYING
WALL-�-
-f
2 'OEEPF NFD
OOTING
11 F.F. 463 .46
T 'r
10 FF 463 .19
247 LF - 2' HIGH RETAIN ING W ALL
Lr
9 F .F. 46252
8 FF 46162
2' HIGH
4.66 DEEP
FOOTINGENED
7 F.F. 461.07
TAINM1VG WALL_
LO T 22
KN OLL CFIZST
/ TRACT .1\10. g 4817
3 >8_,
0 I
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
z_
LO T 23
LF-2'T00'Hi
RETAINING WALL
LOT 44
LOT 36
L OT 36
SWS ENGINEERING, IN C.
1631 IA<S„ MMO 9,,e . Su g+'u�1
So M,,,,,. CA 9:015
54ii4 .0011
1 S 541 DIEGO •\'ASII\'It LI. 1,10 1, 0R'.\\,111
CIT Y of VIST A 9&ET
P24-0/64 - TSM M SDP FOR A IS LOTS SU9014SION PER S6330 OWNER, LICRT MELROSE ASIA, LLG PHON E (760) 744-0011
ADDRE SS 4320 LA JOLLA VILL AGE ORILE, 1205 LA JOLLA. CA 92722 '' •° 5W5 EN GNEER914 INC PHONE: (760) 744-0011
AGGRESS 1635 LAKE SAN MARCOS DRIVE STE 200. SAN MARCOS, CA 92578 TOPE SF DEVELOPMENT: 15 -LOT TSM W/ 2 STORY HOMES
APN(S): 161-050-07
OPEN SPACE DATA
66 60 aax4yD Mn/ 4490 Au!rt
0 z vA 0
1.067
16,014
ZONE: R-1-6
LOR
SITE DATA
AREA (SO ET)
72.745 SF
37,500
7,410
14424
17,454
60 DICING 01405
IWM
WIN WATS
NAN wAr
(sa, son)
0 0
0 15
15 1,264
1@656
SE16AS
wa r 20'
1= MI X
WM lPSKEW
JS
RETAINING WALL AND DEEPENED FOOTING PLAN PLANNING CASE 9P24-CTWA
PARKING
J0
COVVIE D
LOADING
IDTAL
65 9ACR
MY WA.
24'
SIDE 3-70
66662 20'
LWe
IE .SOW 0'
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 OR:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VISTA, CA
ADDRESS: 552 W. BOBIER DRIV E SHEET 80O6
V LHIN INIIVb 1 .FNDC fir G4 —V I V' t
9Z0Z/ L- L-/80
20+00 21 +00
EX 10" WAIT.R PER 0 -MI5 -192;
W
n
F.F. 457.78
2 FF. 459.19
122.6'
F.F. 460 .39
2 +00 I
BOBIER DRIVE
4 F.F . 464 .09
22+00
5 14
12 10
6 F.F. 46509
6 FF 464 .54
7,
15 F.F. 457. 39
OF 458.92
13 F.F. 460. 35
FF 461,53
11 F.F. 463 .46
FF 463 .19
9 F .F. 46252
FF 46162
7 F .F. 461 .01
LOT 22
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
KN OLL 0R21$T
TRACT .1\10 .g 4817 7
z_
Lit
1 v3
g
03 LO T 23
LOT 36
L OT 35
24+00
Utioliar
SWS ENGINEERING, IN C.
1635 L.A SII 40,1016*,e . 54,:, 0044
S60 49,100,, CA 9:055
55144 .0011
10 55101100 • 10111\'ILI1. PNOk AIk ,10
CIT Y of VIST A 9&E7
P24-0164 - TSM & SDP FORA IS LOTS 5)80860N PER 56330
OWNE R: *CRT MELROSE 49579, LLC PHON E (760) 744-0011
ADDRE SS 4320 LA JOLLA WIL AI£ 0RIIE, #204 LA JOLLA. CA 92122 '' •° SW S ENFINEEROIC, RIG pi pe (780) 744-0011
ADDRESS 1635 LAKE SAN MARCOS DRIVE, STE 200. SAN MARCOS, CA 92078 TWO OF DEVELOPMENT: 15 -LOT T58 W/ 2 STORY HOMES
APN(S): 161-030-07
OPEN SPACE DATA
514TH w Wn %iEW' 899MIEMrt
0 z vA 0
1067
16,014
ZONE: R-1-6
SITE DATA
AREA (SO FT)
LOA
. 0..c(oMI EM
PARKING
J0
12,745 SF
37,600
7,410
70424
17,454
LOAR EIR
ILOF
14. 14
60 TOTAL
65 RE C
s @4@4
0 0901 .940 01415
WIN WITS
navevr
(Rff <%o J
MA
4111, 24'
AIDE 3-7,6
0 0
0 15
15 1,264
18,956
SE16ACK5
IMO 20'
RAE 0'
REAR p.
AP R. MD4
FIRE ACCESS PLAN
PLANNING CASE #'P24-0164
TENTATIVE SUBUMSION MAP & SITE DEVELOPMENT PLAN W/ SB330 OR:
DRIVE 15 -LOT SUBDIVISI ON
VISTA, CA
ADDRESS: 552 W. BOBIER DRIV E SHEET9av16
PLANNING CASE #P24-0164
ASSESSOR'S PARCEL NUMBER
151-O.1Q-07
2AiQ(el)
EXISTING R -1-B
PRO .R -1-B
SITEYtREA
1.67 5 EXLSTNG/PROPUSEO
PROW DESCRIPTION
I5-Lw8DIVISION
DENSITY
8.98 DU/ACRE
ALLOWABLE OENSTY MEDIUM OBISRY IESDENRAL (M0) - 10 00/AC
1.67 AC • I0= 16. 70U
PROPOSED - IS OU/1.67= 098 DR/AC
SITE ADDRESS
552 WES T BUSIER DRIVE
VISTA, CA
ENGINEER
SWS ENGIN EERING , INC.
1635 LAKE SAN MARCOS DRIVE, SUITE 200
SAN MARCOS, CA 92069
P: (760) 7A 744-0011
F: (760) 744-0046
OWN ER
MORT M ELROSE VISTA LEG, A DELAWARE LLC
4320 to Jouo Volloye Onve I SuFo 205 I son
ARCHITECT
PSKI50
731 NOW T 101 #14
SOLANA BEACH, CA 92075
/A (858) 342 -218 5
PHILIP SZYMANSKI
LA APE ARCHITECT
26 Gm=a
SAN CA 92103
BPRA. (eMB)1 i25-1992
❑❑ HAN
EARTHWORK QUANTITIES
CUE
FIL
IM PORT.
LEGAL DESCRIPTION
400 CY
7,300 CY
6,900 CY
SS
REETtigisifElidgEFEEETA
50 EE
1.13 Q
Q
- 3313'14' N
LONG
- 371520' W
10850)17 - ISIS
RANGE - 646
SECI54 - 513
SIGN ATURES CON STITUTE TH AT ALL PLANS, SPECIFICATIONS
GUARANTEES, AND OTHER REOUIR EMENTS NECESSARY FOR ISSUANCE 5OF�� 1�SOWING PERMIT CONFORMING TO THIS S ITE DEVELOPMENT PLAN HAlE�BEON COM PLETE D AND APPROVED DY TH£ APPROP RIATE
ON
D , 5M ENT.
mo.%
O PLANNING DEPARTMENT DATE
EN GINEERING DEP ARTM ENT DATE
CO
FIR E DEPA RTMEN T DATE
'F JBLIC WORKS DEPARTMENT DATE
is
.16
}-
U)
20 10
S8917'041' 8768'
2533
TYPE B 0-75
FF. 457.76
F. F. 457.39
SCALE IN FEET
GRAPHIC SCALE
FF 459. 19
FF 458.92
LOT 22
60 1
CITY OF VISTA
PLANNING CASE #24-0164
SITE DEVELOPMENT PLAN
co
L=105.0 4. R=1050.00
3'55'
F.F. 460. 39
F. F. 460. 35
P00
FF 461. 53
5 15 —LOTS
W. BOBIER DRIVE
L=95
45.76 EASEMENT OR ROAD PURPOSE ' IN FAVOR
- - OF CLARET/ . RYAN. ET U; I STRUMEN( _..
- -- - NO IBnINJ RECURRED 12/9/14(;7.
TO BE VAC/�1E0,
LAN CAPE EASE MENT - - 1
F,F . 464 .09
F5, 46346
0811704 1• W 277
KNOLL CF' S T
TR ACT C- .1517
VAX WING
F .F. 465.09
.67'
FF 463. 19
RIVE
FF 46162
7 F.F . 461.01
FF 46454
F. F. 252
LO T 23
FEMA INFORMATION
ORM MAP NUMBER - 06073C0757C
51000 ZONE - X
SOURCE OF TOPOGRAPHY
BE EOSINS TOPOGRAPHY AS SHOWN ON MESE PL ANS IS BASED
OR A FEED SURVEY ON 2/12/22 8Y 096 CIX DUCNEU.
/
Lot
01 BENCHMARK
cm OF OCEINSD BENCHMARK NO UPS 1049.
ELE6 = 417.22 NAME
DESCRIBED AS 25 ' BRASS DISK SET M CURB INLET ON TOP OF IVESSERLY CURB INLET ON MELROSE DRIVE (41-)150' SOUTH OF 5PRIMER RAIL ROAD TRACKS
BASIS OF BEARINGS
Il i BASIS OF BEARINGS FOR IRIS SURVEY 5 RE CALRLR NIA
SPARAL REFERENCE SYSTE M (CSRS) ZONE 6, E POCH 2117.50 . AS DETERMINED LOO NEY BY GIPS . MEASUREMENTS TAKEN ON
01/28/21 FROM CANIN000SLY OPERATING REFERENCE STARON0
COORS) CIBD MO WORDY THE CANTORMA REAL TIME REWORK.
LE N 4824'32- F
Lot Number
Lot Size (SF)
1 5323
2 3687
3 5202
4 5544
5 3462
6 5768
7 4067
8 2586
9 2583
10 2580
11 3065
12 3060
13 2568
14 2564
15 5057
A
15629
Avg . R esid enti al Lot Siz e 3808
3 LJT 3E
z
L OT 3L
S'
ENi LN
N
SWS E NGINEERING, IN C.
SU. AO
I: ,e>fC _ IOFOii
;I.1L1,Lt ORLANDO
PUBLIC SERVICE
WATER VISTA IRRIGADOR DISTRICT
1391 ENC WEFR ST, VISTA CA 920BI
(760) 597-3100
REFUSE DISPOSAL CRY OF VISTA
200 C4C CENTER DRIVE VISTA CA 42884
(760) 639-6177
SCHOOL£ VISTA UNIFIED SCHOOL DISTRICT
234 ARCABA AVENUE VISTA CA 92084
(760) 726-2170
ORE STY I' VISTA FIRE DEPARTME NT
200 MC CENTER DRIVE 8574, CA 92084
(760) 64,2-2801
POLICE CITY OF VISTA
325 SOUTH OR, SIE 210 VISTA CA 92081
(760) 940-40-4551
ELECTRIC 4114111641 LAS SOLAR
P.O . 900 129&11 , SAN DECO , CA 92112-9831
1(800) 411-7343
TELEPHONE PA0RC BEN. COX
6205-B PEACHIREE DUNWOODY ROAD NE ATLANTA CA 39128
1(800) 234-3993
SANITARY SEWERS SOY OF VISTA
200 CNCC CENTER DRIVE VI5TA , CA 92084
(760) 639-6115
9TGRMDRAIN: on ' or warn s prat...
210 CIVIC DENIER DRIVE, VISTA. CA 92084
(760) 639-6111
CABLE 37 COX CABLE
6205-6 PEACNREE DURWOOD,' ROAD NE, ATLANTA GA 30328
1(800) 234-3993
NOM
I. BDLD AO SIZE AR EA 5 THE TOTAL OF ME
TWO FLOORS.
2 LANDSCAPE SIZE AREA IS THE TOTAL OF THE
AREA TO BE LANDSCAPED BY THE MIER.
EXCUpMG ME BACKYARDS
3 PARKING AREA INCLUDES DRIVEWAYS ARO ME
STREET PARKING STALLS
4 PIUWIE OPEN SPACE VARIOUS PER LOU SF
SHOWN PER 3 01 44 HOUSE IS AN AVERAGE
CI TY of VISTA SHEET
P24-0564 - ISM 8 SDP FOR A 15 LOTS SUBDIVISION PER 58330 OWNER: MCRT AER OBE VISTA LLC PHONE (760) 744-0011
ADDRESS 4320 LA JOLLA KLUGE DRIVE 9205, LA JOLLA, CA 92122 I>F SWS ENGINEERING, INC . PHONE (760) 744-0011
ADDRESS 1635 LAKE SAN MA500S DRIVE WE 200, SAN MARCOS CA 92078 TYPE OF DEVELOPMENT 15 -LOT TS8 W/ 2 STORY HOMES
ZONE R-1-8 APN(5): 161-030-07
S1E DATA MW 0460 UNITS OPEN SPACE DATA
AREA SO. FT,) • 0 4478 6(4 PAN AMINTAN0.0 75745 SF ROW IBM 0 0 60 0 37,800 ass MY 0 0 0
P2 6814 7,410 am w 15 1,284 1,067
O400 0O.TW) 10,424 I.0.5 A TOTAL w pm15 16,958 14012
m.o. 17,454 245 010.2
PARKING wv 60 ( Ea% SETBACKS
PA 30
DOLTRED 0
a. 35
LO MA T 0 r N.A. . FAST 20' KM8 20.
SOWS
N.AYT :1P 0 MALES 2 Y 24• N. Nor 0' SMALL
Iona 65 0 Kr. J -7z N ... 10
PLANNING CASE ;¢ 024-0164
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ 58330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. B0BIER DRIVE
SHEFLlO0FI6
PLANNING CASE #P24-0164
9Z0Z/ I. 1. /80
-
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N
918 4° ZZL
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L
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PAN.I
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G ARAGE
20' -3/4' X 20'-I°
fl
(2 8
DINING'LIVING
0 O
yp V11J1V
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-T-
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0 0 O
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PRIOR
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'-5 1/2 ° >0 5'-
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20' -3/4°X9'1'' -I°
DINING/LINING
25'-4'X 19'-8'
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PRIOR
I-- I--- IC
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6'-5P1/21Y 6=I1 °
r AVIEE55 WA TR
HEATER, WALL MOUNTED
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20'-5/4' X 20'-1'
H
1ST FL OOR - FL OOR PLAN
SWS EN GINEERING, INC.
d;IL+la,n Nl¢o, 0nre . Suite too
: N M<a1 , CA a;018
P PPP NJ 0011
N :OP,LYIU s'P411vILLk PH0kd 'IX ORLANDO
09-M'
CI TY of VISTA SHEET
P24-0764 - ISM & S DP FOR A 15 LOIS 504000% PER 55 5530 OWNER: MOST MELROSE VISTA , LLC PHONE: (760) 744-0011
ADDRESS 4320 U JOLLA Wf1AGE DRIVE #205, LA JOLLA, CA 92122 SOUS ENGINEERING, INC . PHONE (760) 744-0011
ADDRESS 1635 LANE SAN MARCOS DRIVE SIE 200, SAN MARCOS CA 92079 TYPE OF DEVELOPMENT 15 -LOT TSM WI 2 STORY HOMES
ZONE R-1-8 APN(5): 161-030-07
STE DATA DWELLING UNITS O PEN SPACE DATA
AREA SO. FT.) • 0 CSGGEAJ GSM P RMZ EA O'
]2,745 SF msu 0 0 0
37.800 BR 2 0 0, 01 0 0
PA M. X410 Kw am 15 1,284 1,067
oA nx c(4OCey 10224 74.4 5 TOTAL MISIS _ 16,954 16014
5465547e 17.454 244
PARKING 60 (a 005) 5ET9ACK5
GARAGE 30 l xN N4 0 Y N.A. ROW. 20' REAR 20"
COD 0 wNRCAP 0 s aa25 2 Y 24' L SIRE 0' scau
Cax 35 PM. 65 0 swe 3-7% x 00E 0'
PLANNING CASE 4 424-0164
TENTATIVE SUBDIVISION MAP & STE DEVELOPMENT PLAN W/ 58330 GDR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS 552 W. GORIER DRIVE SHEET 1616
PLANNING CASE #P24-0164
9Z0Z/ I. 1. /90
2 N
91.9 4° £ZL
I3
11'-11 1/2` x I
C LO SET
-I1 BEOR 743
IYx
BATH
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1 9'-2' r 2
W.Il12'-B°
ID
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MA STER BORIS
15'-8' x 16'-I1'
ESE
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0 El
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IS' -8' x16-11°
7 BPn Rn nM7
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CL OS ET
BATHR 3
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I IIIIVI
9'-2' x 12'-8'
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MASTER BOW
15-6 `
2ND FLOOR - FL OOR PLAN
SWS EN GINEE RING, IN C.
Ih)6L.A Sul Mucus Otl a, 5340144
022 Mures, LA 7)419
P:118,1147711
6. 01 DIEM, NA64VILLE PHOENIX PRIMO
CI TY of VIST A SHEET
P24-0164 — T5M Q 50P FORA 15 LOTS 0)0004SION PER 59330
OWNER: MCRT MELR OSE VISTA , SC PHONE: (760) 744-0011
ADDRESS 4320 LA JOLLA WLLAGE DRIVE, /205, LA JOLLA, CA 92122 Tx cvm SWS ENGINEERING, INC. PIONS (780) 744-0011
ADDRESS: 1635 LAKE SAN MARCOS ORO' S STE 200, SAN MARCOS CA 92078 TYPE OF DEVELOPMENT 15 -LOT TSM W/ 2 STORY HOMES
ZONE: R -1-B APN(5): 161-030-07
STE DATA DWELLING ANUS OPEN SPACE DATA
AREA 00, FT) x 0 40240342x9 elISSISA w1
LO D 70745 SF m Mor FM 0 0 0
37,800 0 0 0
7 ,410 1PX 3 soar 15 1,284 1,067
oww c(28B5) 10 .424 MR161 09 22 0 15 1&958 16,014
LBNS0 0R 17 ,454 24
PARING 1.7 SO 7 6/ ( sa Ast wJ SETBACKS
GAME 30 LO AD814 0 SEG ER I1 N.A. ROW 20' MO 20'
ME= 0 N NICIOLD 0 ¢ D 24' 3 RAF 0' MEWL
GM 55 5749 65 0 scut 3-7 $ 5 s80 0'
PLANNING CASE F24-0164
TENTATIVE SUBDIVISION MAP & STE DEVELOPMENT PLAN W/ 58330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. BOBIER DRIVE SHEET 720F06
PLANNING CAGE -0GG
9Z0Z/ I. 1. /80
EXTERIOR ELEVATION
2 N
HOUSE ELEVATION',
MAIN COLOR
P1aG:.
;Nat
SECONDARY COLO R
HALTR
FTSLEs
•
TRIM AND GARA GE POOR
HOUSE ELEVATION
■
MAIN COLOR
SECONDARY COLO R
TRIM AND GARAGE DOOR
PR OPOSED
EXTERI OR
SWSELEVATION, INC .
IbnloSnAlorusLIMAS/M30
5lMn0.Ca
IMAARARI
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IF PT3, MTh. 9'f 210 SAN 21FlE/V
MI If
-GlC
IINI:`
1140 • .A. - .1 1,,
,3;95"
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
1—Ia-13::,16
12/27/2024 4:40:44 PM
PLANNING CAGE tiF2+1-0164
9Z0Z/ L- L-/80
2 N
3., EXTERIOR ELEVATION
N
0 CO
a)
EAXTERIOR' ELEVATION
16•=1-O
PROPOSED
EXTERI OR
SW`ELEVATIONS INC.
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CITY of VISTA 'Ir n
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Viii
-C30
I:v.Ll11I., 11211'
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
i_I_-14::116-
12/27/2024 4141108 PM
PLANNING CASE #P24-0164
9Z0Z/ L- L-/80
2 N
EXTERIOR ELEVA TION
PROPOSED
EXTERI OR
ELEVATION
IllfH1e9n11.0,9A Lt
1.71411
MH O AA. • MORN camp
•
a YiT I
WY of VIST A
- :.r.=:Inllrtlr
'AM II I1111HZ'I n'-4, II
Er,
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111,4. 0111 2121 200 1124110.:'a .i ..
lC 0
111E
FF
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
II, 15 114
1212712024 4:41:49 PM
PLANNING CASE #P24-0164
9Z0Z/ I 1. /20
V
2 N
-455
PROASED STORM WATER
BASIN PER GRADING PLAN
PROPOSED STORMW ATER
BASIN PER GRADING PLAN
F:3 45739
BOBIER DRIVE WEST
PROPOSED DG TRAIL EXISTING WALLS TO REMAIN
PROPOSED STORMWATER
BASIN PER GRADING PLAN
FF 455^9)
F: 469. 29
F F 46032
FF 4,103
FF 45340
FF 4632
EXISTING BOULDERS H,,H
TO REMAIN TYP.
F 467.52
Fr 40162
F F 40101
0' 10 20' 40
NORTH
PROPOSED STORM WATER
BASIN PER GRADING PLAN
-PROPOSED UTILITIES
PER GRADING PL AN
E
PLANT SCHEDULE
I
TR EES
BOTANICAL NAME COMMON NAME SIZE WUCOLS DIY
CHILOPSIS LINEARIS DESERT WILLOW 24' BOX VL 5
LOPHOSTEMON CONFERTUS BRISBANE BOX 24'80% M
GUERCUSAGRIFOLIA COAST ODE OAK 24' BOX VL
ULMUS PARVIFOLIA 'TRUE GREEN' TRUE GREEN LACEBARK EL M 24' BOX
5.4 TA U -WIDE E VE RGREEN SCREENIN G S HRUBS
HETEROMELESARBLITFOLIA
RHOS OVATA
2'- a- TALWYIDE MID -GR OUND SHRUBS
BAHIOPSIS LACINIATA
GALA EZIA SFDElTAA FIRECRACKE R
MUHLENBERGIA RIGENS
SALVIA CLEVELANDII'WINNIFRED GILMAN'
SALVIA LEUCANTHA SANTA BARBA RA'
T0Y0N
SUGAR BUSH
TOTAL= 37
15 GAL VL
VL
15 GAL
50% 5GAL)TGAL
SAN DIEGO COUNTY SUNFLOWER 50/50 VL
FIR ECRACKER ISL AN D SNAPDR AGON 50/50 VL
DEER GRASS 50/50 L
WINNIFRED GILMAN CLEVELAND SAGE 50/50 VL
SANTA BARBARA MEXICAN BUSH SAGE 50/50 l
z' TALEVEDE F OREGR OUND GROUN BAOVERS & 'GRASSES 50% SGALITGAL BOUTELOUA GRACILIS'BLONDE AMBITION' BLONDE AMBITION BLUE GRAMA 50/50 DIANELLA REVCLUTA'DR5000' LITTLE REV'" FLAX LILY 50/50
ERIGERON ALAUCUS'WAYNE RODERICK' WAYNE RODERICK SEASIDE DAISY 50/50 I FSSINGIA FIE AGINIFOI IA 'SIT. BEG CARPET' SILVER CARPET ASTER 50/50 LOMANDRA CONFERTIFOLIA'PDM POM' SHORTY MAT RUSH 50/50
ROSMARINUS OFFICINALIS'HUNTINGTON CARPET' HUNTINGTON CARPET ROSEMARY 50/50
ST ORMWATER BASIN GRASSES BR USHES
CAREX PANSA
CHONDROPETALUM TECTORUM
JUNCUS PATENS
MEADOW SEDGE
SMALL CAPE RUSH
CALIFORNIA GRAY RUSH
SWS ENGINEERING, IN C.
1 Ale San lira, Orrzs, SOO:QS
,I5555,3 CA P!�T60]M-0Y1II T AN
11001550 • vn6IIIILu - PIIAISILr - 001500
50% 5GALI1GAL
50/50
5 050
50/50
CITY of VIST A
SHE ET
P24-0164 - ISM & SOP BOR A 15 L0W S UMMON PER 56330
OWNER: MCAT MELROSE ROTA, LLC
ADDRESS: 4320 LA JOLLA NLLAGE DRIVE 1205 . LA JOLLA, CA 92122 PHONE: (760) 744-0011
GNEERINO INC pl p,E: (780) 744_0011
ADDRESS: 1635 LAKE SAN MARCOS DRIP. STE 200 SAN MARCOS, CA 92078 TYPE OF DEYELOPNENT: 15 -LOT 555 , 2 STORY ROUES
ZONE: R -1-B
SITE DATA
AREA SO FT)
APN(S): 161-030-07
DWELLING UNITS
REDS
1 50MT
ISMS
OPEN SPACE DATA
Aw M2/ upT
LIM
72.145 SF
37,,800
1,410
10 .424
17,,454
DVS
Lag
5044
15 15
1,284
10955
1,067
6014
IBI ASDp:PS,
PARKA
[NONE
60 IOTA LNR5
01MT N .A.
SETBACKS
FRONT 2o.
WAR 20'
SW ORL
Mal Hes
65 RAY 24'
501 0'
sox 3_7,
R 50F 0'
LANDSC APE PLAN
PLANNING CASE NP24-0164
TENTATIVE SUBDMSION MAP & STE DEVELOPMENT PLAN W/ 56330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. BOBIER DRIVE SHEET OF16
AeUO UFUce (AOcO anO100)
Appendix G
Noise Assessment Study
08/11/2026
PH2 728 of 876
HELIX
Environmental Planning
Bobier Property Project
Noise Assessment Study
March 2025 I 02190.00002.001
Submitted to:
City of Vista
Community Development Department
200 Civic Center Drive
Vista, CA 92084-6275
Prepared for:
SWS Engineering, Inc.
1635 Lake San Marcos Drive
San Marcos, CA 92078
Prepared by:
08/11/2026
HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
PH2 729 of 876
This page intentionally left blank
08/11/2026
PH2 730 of 876
TABLE OF CONTENTS
Section Page
EXECUTIVE SUMMARY ES -1
LO INTRODUCTION 1
L1 Purpose of the Report 1
1.2 Project Location 1
L3 Project Description 1
L4 Construction Activities and Phasing 1
L5 Noise and Sound Level Descriptors and Terminology 2
1.5.1 Descriptors 2
1.5.2 Terminology 2
L6 Noise and Vibration -Sensitive Land Uses 3
L7 Regulatory Framework 4
L7.1 California Noise Control Act 4
1.7.2 City of Vista General Plan, Noise Element 4
L7.3 City of Vista Noise Ordinance (Municipal Code, Chapter 8.32, Noise Control) 5
2.0 ENVIRONMENTAL SETTING 7
2.1 Surrounding Land Uses 7
2.2 Existing Noise Environment 7
2.2.1 Ambient Noise Survey 7
3.0 ANALYSIS, METHODOLOGY, AND ASSUMPTIONS 8
3.1 Methodology 8
3.1.1 Ambient Noise Survey 8
3.1.2 Noise Modeling Software 8
3.2 Assumptions 9
3.2.1 Construction 9
3.2.2 Operations 10
3.3 Guidelines for the Determination of Significance 11
4.0 I M PACTS 12
4.1 Issue 1: Excessive Noise Levels 12
4.L1 Operational On -site Noise Generation 12
4.L2 Operational Off -site Transportation Noise Generation 12
4.L3 On -site Construction Noise Generation 13
4.L4 Rock Crushing 15
4.L5 Blasting 16
4.L6 Construction Traffic Noise 18
4.2 Issue 2: Excessive Ground -borne Vibration 18
4.2.1 Construction Vibration 18
4.2.2 Operational Vibration 18
4.3 Issue 3: Airport Noise Exposure 19
i
08/11/2026
PH2 731 of 876
TABLE OF CONTENTS (cont.)
4.3.1 Aircraft Noise 19
4.4 Issue 4: Noise Compliance for New Uses 19
4.4.1 Exterior Noise Levels 19
4.4.2 Interior Noise Levels 20
5.0 LIST OF PREPARERS 20
6.0 REFERENCES 21
LIST OF APPENDICES
A Carrier 38HDR060 Split System Condenser
B Existing and Future Traffic Noise Levels
C Construction Noise Modeling Outputs
LIST OF FIGURES
No. Title Follows Page
1 Regional Location 2
2 Aerial Photograph 2
3 Site Plan 2
LIST OF TABLES
No. Title Page
1 Interior and Exterior Noise Guidelines 5
2 Applicable Exterior Property Line Noise Limits 6
3 Maximum Sound Levels (Impulsive) 7
4 Noise Measurement Results 8
5 Carrier HDR060 Condenser Noise 10
6 Existing Plus Project Traffic Volumes 11
7 Off -Site Traffic Noise Levels 13
8 Construction Equipment Noise Levels 14
9 Maximum Allowable Airblast Limits 16
10 Scaled Distance Factors 17
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ACRONYMS AND ABBREVIATIONS
ADT
ANSI
Caltrans
CEQA
City
CNEL
County
dB
dBA
FTA
HVAC
Hz
kHz
LDN
LEQ
LMAX
MD
mPa
mph
NSLU
PPV
R -1-B
RCNM
SAN DAG
SPL
STC
SWL
average daily traffic
American National Standards Institute
California Department of Transportation
California Environmental Quality Act
City of Vista
Community Noise Equivalent Level
County of San Diego
decibel
A -weighted decibel
Federal Transit Administration
heating, ventilation, and air conditioning
Hertz
kilohertz
Day -Night level
equivalent sound level
maximum noise level
Medium Density Residential
micro -Pascals
miles per hour
noise -sensitive land use
peak particle velocity
Single -Family Residential
Roadway Construction Noise Model
San Diego Association of Governments
sound pressure level
Sound Transmission Class
sound power level
TNM Traffic Noise Model
USDOT U.S. Department of Transportation
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Noise Assessment Study for the Bobier Property Project I March 2025
EXECUTIVE SUMMARY
This report presents an assessment of potential noise impacts associated with the proposed Bobier Property Project (project) located in the City of Vista (City), California. The project is located at 552 West Bobier Drive on a 1.67 -acre vacant lot and involves the construction of 15 single-family attached residential units.
Anticipated construction activities would generate temporary elevated noise levels for nearby residences to the north, east, and south, as well as the future residents of the Modera Melrose Mixed - Use Development to the west. Mitigation measure NOI-1 would require the preparation of a construction management plan to reduce construction noise impacts to less than significant levels. If rock crushing is needed, mitigation measure NOI-2 would require noise reduction of crushing equipment. If blasting is needed, mitigation measure NOI-3 would require a blasting management plan to minimize blasting effects to nearby residences. Construction equipment would not generate substantial vibration.
Operational noise impacts would be less than significant. The project's heating, ventilation, and air conditioning (HVAC) systems would not exceed allowable City limits within the noise ordinance at the nearest property lines. The project would add traffic to nearby roadways, but transportation noise impacts to off -site land uses would be less than significant.
The project includes exterior use areas (backyards) that would be exposed to noise levels exceeding the land use compatibility limits of 65 CNEL. Measure NOI-4 would require the construction of on -site barriers to reduce noise levels at the backyards of Lots 1 through 3.
Through incorporation of mitigation measure NOI-5, which relates to exterior wall and window construction, interior noise levels would not exceed the applicable interior 45 CNEL limit for residential uses.
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Noise Assessment Study for the Bobier Property Project I March 2025
1.0 INTRODUCTION
1.1 PURPOSE OF THE REPORT
This report analyzes potential noise and vibration impacts associated with the proposed Bobier Property Project (project). The analysis includes a description of existing conditions in the project vicinity and an assessment of potential impacts associated with project implementation. Analysis within this report addresses the relevant issues listed in the Noise and Land Use sections of Appendix G of the California Environmental Quality Act (CEQA) Guidelines.
1.2 PROJECT LOCATION
The project is proposed on a L67 -acre site at 552 West Bobier Drive in the City of Vista (City) within the County of San Diego (County). The site is comprised of Assessor's Parcel Number 161-030-07-00 and is located southeast of the intersection of West Bobier Drive and Sports Park Way, directly east of the City's boundary with the City of Oceanside. See Figure 1, Regional Location, and Figure 2, Aerial Photograph.
The existing site is vacant and is comprised of scattered trees, bushes, and several large rock outcroppings. Multi -family residential uses are to the north, and single-family residential uses are to the south and east. Directly west of the project site is the Modera Melrose Mixed -Use Development site, which is a planned mixed -use project comprised of 323 multi -family residential units and ground -level commercial space on a 7.4 -acre site in the City of Oceanside. The Modera Melrose Mixed -Use Development was approved on April 10, 2024, and is currently under construction.
The project site has a General Plan land use designation of Medium Density Residential (MD), which allows for a residential density of up to 10 dwelling units per acre. The project site is zoned Single -Family Residential (R -1-B).
1.3 PROJECT DESCRIPTION
The project proposes the construction of 15 single-family attached residential units. The homes would each be approximately 2,200 square feet (SF). Access would be provided by one driveway north of the project site on West Bobier Drive. Resident parking would be provided via garages along the proposed development's private drive. See Figure 3, Site Plan. The project proposes a residential density of 9 dwelling units per acre, which is within the Medium Density Residential (MD) allowable density of 10 dwelling units per acre.
Development of the proposed project would also include the construction of utility connections and drainage improvements. On -site improvements would include biofiltration best management practices (BMPs) including biofiltration basins.
1.4 CONSTRUCTION ACTIVITIES AND PHASING
Project construction activities would consist of grading, site preparation, installation of underground utilities, physical building construction, paving, and application of architectural coatings. Construction of the project would commence in April 2025 and be completed in approximately late December 2025 for a HELIX
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Noise Assessment Study for the Bobier Property Project I March 2025 total construction duration of approximately nine months. Site preparation would require the removal of approximately 200 cubic yards of debris/vegetation. Grading is estimated to require even cut and fill of 6,500 cubic yards with no export.
1.5 NOISE AND SOUND LEVEL DESCRIPTORS AND TERMINOLOGY
1.5.1 Descriptors
All noise level or sound level values presented herein are expressed in terms of decibels (dB), with A -weighting (dBA) to approximate the hearing sensitivity of humans. Time -averaged noise levels are expressed by the symbol LEQ, with a specified duration. The Community Noise Equivalent Level (CNEL) is a 24 -hour average, where noise levels during the evening hours of 7:00 p.m. to 10:00 p.m. have an added 5 dBA weighting, and noise levels during the nighttime hours of 10:00 p.m. to 7:00 a.m. have an added 10 dBA weighting. This is similar to the Day Night sound level (LDN), which is a 24 -hour average with an added 10 dBA weighting on the same nighttime hours but no added weighting on the evening hours. Sound levels expressed in CNEL are always based on dBA. These metrics are used to express noise levels for both measurement and municipal regulations, as well as for land use guidelines and enforcement of noise ordinances.
1.5.2 Terminology
1.5.2.1 Sound, Noise, and Acoustics
Sound can be described as the mechanical energy of a vibrating object transmitted by pressure waves through a liquid or gaseous medium (e.g., air) to a hearing organ, such as a human ear. Noise is defined as loud, unexpected, or annoying sound.
In the science of acoustics, the fundamental model consists of a sound (or noise) source, a receiver, and the propagation path between the two. The loudness of the noise source and obstructions or atmospheric factors affecting the propagation path to the receiver determines the sound level and characteristics of the noise perceived by the receiver. The field of acoustics deals primarily with the propagation and control of sound.
1.5.2.2 Frequency
Continuous sound can be described by frequency (pitch) and amplitude (loudness). A low -frequency sound is perceived as low in pitch. Frequency is expressed in terms of cycles per second, or Hertz (Hz) (e.g., a frequency of 250 cycles per second is referred to as 250 Hz). High frequencies are sometimes more conveniently expressed in kilohertz (kHz), or thousands of Hertz. The audible frequency range for humans is generally between 20 Hz and 20,000 Hz.
Sound Pressure Levels and Decibels
The amplitude of pressure waves generated by a sound source determines the loudness of that source.
Sound pressure amplitude is measured in micro -Pascals (mPa). One mPa is approximately one hundred billionth (0.00000000001) of normal atmospheric pressure. Sound pressure amplitudes for different kinds of noise environments can range from less than 100 to 100,000,000 mPa. Because of this wide range of values, sound is rarely expressed in terms of mPa. Instead, a logarithmic scale is used to HELIX
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Single Eamiiy Residential
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B obier Pr operty Project
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Noise Assessment Study for the Bobier Property Project I March 2025 describe sound pressure level (SPL) in terms of dBA. The threshold of hearing for the human ear is about 0 dBA, which corresponds to 20 mPa.
1.5.2.3 Addition of Decibels
Because decibels are logarithmic units, SPL cannot be added or subtracted through standard arithmetic.
Under the decibel scale, a doubling of sound energy corresponds to a 3 dBA increase. In other words, when two identical sources are each producing sound of the same loudness, the resulting sound level at a given distance would be 3 dBA higher than from one source under the same conditions. For example, if one automobile produces an SPL of 70 dB when it passes an observer, two cars passing simultaneously would not produce 140 dBA—rather, they would combine to produce 73 dBA. Under the decibel scale, three sources of equal loudness together produce a sound level 5 dBA louder than one source.
Under controlled conditions in an acoustical laboratory, the trained, healthy human ear is able to discern 1 dBA changes in sound levels, when exposed to steady, single -frequency ("pure -tone") signals in the mid -frequency (1,000 Hz to 8,000 Hz) range. In typical noisy environments, changes in noise of 1 to 2 dBA are generally not perceptible. It is widely accepted, however, that people begin to detect sound level increases of 3 dB in typical noisy environments. Further, a 5 dBA increase is generally perceived as a distinctly noticeable increase, and a 10 dBA increase is generally perceived as a doubling of loudness.
No known studies have directly correlated the ability of a healthy human ear to discern specific levels of change in traffic noise over a 24 -hour period. Many ordinances, however, specify a change of 3 CNEL as the significant impact threshold. This is based on the concept of a doubling in noise energy resulting in a 3 dBA change in noise, which is the amount of change in noise necessary for the increase to be perceptible to the average healthy human ear.
1.6 NOISE AND VIBRATION -SENSITIVE LAND USES
Noise -sensitive land uses (NSLUs) are land uses that may be subject to stress and/or interference from excessive noise, including residences, hospitals, schools, hotels, resorts, libraries, sensitive wildlife habitat, or similar facilities where quiet is an important attribute of the environment. Noise receptors are individual locations that may be affected by noise. NSLUs in the project vicinity include the existing multi -family residential uses to the north across West Bobier Drive and single-family residential uses directly to the south and east of the project site, in addition to the future Modera Melrose Mixed -Use Development directly to the west of the project site.
Land uses in which ground -borne vibration could potentially interfere with operations or equipment, such as research, manufacturing, hospitals, and university research operations (Federal Transit Administration [FTA] 2018) are considered "vibration -sensitive." The degree of sensitivity depends on the specific equipment that would be affected by the ground -borne vibration. In addition, excessive levels of ground -borne vibration of either a regular or an intermittent nature can result in annoyance to residential uses or schools. Vibration -sensitive land uses in the project area additionally include the existing multi -family residential uses to the north across West Bobier Drive and single-family residential uses to the south and east of the project site, in addition to the future Modera Melrose Mixed -Use Development directly to the west of the project site.
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Noise Assessment Study for the Bobier Property Project I March 2025
1.7 REGULATORY FRAMEWORK
1.7.1 California Noise Control Act
The California Noise Control Act is a section within the California Health and Safety Code that describes excessive noise as a serious hazard to the public health and welfare and that exposure to certain levels of noise can result in physiological, psychological, and economic damage. It also finds that there is a continuous and increasing bombardment of noise in the urban, suburban, and rural areas. The California Noise Control Act declares that the State of California has a responsibility to protect the health and welfare of its citizens by the control, prevention, and abatement of noise. It is the policy of the State to provide an environment for all Californians free from noise that jeopardizes their health or welfare.
1.7.2 City of Vista General Plan, Noise Element
The Noise Element of the City's General Plan includes a noise/land use compatibility matrix for assessing the suitability of different categories of planned land uses based on exterior noise level exposure (Table NE -3 from the City General Plan; City 2012). For the project's land use (Single Family Residential), the Noise Element specifies exterior noise levels up to 60 CNEL as normally acceptable and up to 70 CNEL is conditionally acceptable. Noise levels exceeding 70 CNEL are generally unacceptable for single-family residential uses.
In addition, the City defines specific maximum noise levels that shall not be exceeded for both interior and exterior use areas. A proposed project shall not generate noise levels that exceed these standards.
The City limits interior noise levels to 45 CNEL for single-family residential development. Table 1, Interior and Exterior Noise Guidelines, provides limits for various types of land uses.
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Noise Assessment Study for the Bobier Property Project I March 2025 Table 1
INTERIOR AND EXTERIOR NOISE GUIDELINES
Land Use
Maximum Noise Level
(LDN or CNEL, dBA)
Interiorl'2
Maximum Noise Level
(LDN or CNEL, dBA)
Exterior
Residential —Single Family, Multi -family, Duplex
45 653
Residential — Nursing Homes, Hospital
45 653
Private Offices, Church Sanctuaries, Libraries, Board
Rooms, Conference Rooms, Theaters, Auditoriums,
Concert Halls, Meeting Halls, etc.
45 -
Schools
45 654
General Offices, Reception, Clerical, etc.
50 -
Bank Lobby, Retail Store, Restaurant, Typing Pool, etc. 60 -
Manufacturing, Kitchen, Warehousing, etc.
65 -
Parks, Playgrounds, etc.
-
654
Golf Courses, Outdoor Spectator Sports, Amusement
Parks, etc.
704
Source: City of Vista, 2012
Noise standard with windows closed. Mechanical ventilation shall be provided per UBC requirements to provide a habitable environment.
2 Indoor environment excluding bathrooms, toilets, closets, and corridors. 3 Outdoor environment limited to rear yard of single-family homes, multi -family patios and balconies (with a depth of 6 feet or more) and common recreation areas.
4 Outdoor environment limited to playground areas, picnic areas, and other areas of frequent human use.
LDN=Day-Night Level; CNEL=Community Noise Equivalent Level; dBA=A-weighted decibel
1.7.3 City of Vista Noise Ordinance (Municipal Code, Chapter 8.32, Noise Control)
Sections 8.32.010 through 8.32.060 of the City of Vista Municipal Code pertain to City noise requirements and enforcement of violations. The City has adopted the County of San Diego Noise Ordinance for the purpose of controlling excessive noise levels, including noise from construction activities.
Table 2, Applicable Exterior Property Line Noise Limits, lists the applicable exterior property line noise limits. This table is specific to the City of Vista and replaces the table in Section 36.404 of the County of San Diego noise ordinance. It is unlawful for any person to cause or allow the creation of any noise to the extent that the one -hour average sound level at any point on or beyond the boundaries of the property exceeds these limits. The sound level limit at a location on a boundary between two zones is the arithmetic mean of the respective limits for the two zones.
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Noise Assessment Study for the Bobier Property Project I March 2025 Table 2
APPLICABLE EXTERIOR PROPERTY LINE NOISE LIMITS
Zone
Time
Applicable Limit One -hour
Average Sound Level
(Decibels)
A-1, E-1, O, OSR
7:00 a.m. - 10:00 p. m.
50 R -1-B, MHP
10:00 p.m. - 7:00 a. m.
45 R -M
7:00 a.m. - 10:00 p.m.
10:00 p.m. - 7:00 a.m.
55 50
C-1, C-2, O-3, C -T, OP, M -U and
7:00 a.m. - 10:00 p.m.
60 Downtown Specific Plan
10:00 p.m. - 7:00 a.m.
55 M-1, I -P, all areas of the Vista Business
Park Specific Plan and Specific Plan 14
Any time
70 Source: City 2014
A-1 = Agricultural; C-1 and C-3 = Commercial; C -T = Commercial Transient; E-1 = Estate; I -P = Industrial; M-1 = Light Manufacturing; MHP = Mobile Home Park; M -U = Mixed Use; O = Open Space; O-3 = Office Park; OP = Office Professional; OSR = Open Space Residential; R-1 and R -1B = Single-family Residential; R -M = Multi -family Residential
The proposed project site is zoned Single -Family Residential (R -1-B). Neighboring parcels to the south and east are zoned Single -Family Residential (R -1-B), and the parcel to the north is zoned Mixed -Use (M- U). The parcel to the west of the project site is comprised of the Modera Melrose Mixed -Use Development Project, which is within the City of Oceanside and zoned Neighborhood Commercial (CN).
The adopted County of San Diego Noise Ordinance also stipulates controlling construction noise. San Diego County Code Sections 36.408 and 36.409, Construction Equipment, state that, except for emergency work, it shall be unlawful for any person to operate or cause to be operated, construction equipment:
A. Between 7:00 p.m. and 7:00 a.m.
B. On Sunday or a holiday. For the purposes of this section, a holiday means January 1, the last Monday in May, July 4, the first Monday in September, December 25, and any day appointed by the President as a special national holiday or the Governor of the State as a special State holiday. A person may, however, operate construction equipment on a Sunday or holiday between the hours of 10:00 a.m. and 5:00 p.m. at the person's residence or for the purpose of construction of a residence for himself or herself, provided that the operation of construction equipment is not carried out for financial consideration or other consideration of any kind and does not violate the limits in Sections 36.409 and 36.410.
C. Except for emergency work, it shall be unlawful for any person to operate construction equipment or cause construction equipment to be operated, that exceeds an average sound level of 75 dBA for an 8 -hour period, between 7:00 a.m. and 7:00 p.m., when measured at the boundary line of the property where the noise source is located or on any occupied property where the noise is being received.
Section 36.410 of the County of San Diego's ordinance provides additional limitation on construction equipment beyond Section 36.404 pertaining to impulsive noise. Except for emergency work or work on a public road project, no person shall produce or cause to be produced an impulsive noise that exceeds HELIX
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Noise Assessment Study for the Bobier Property Project I March 2025 the maximum sound level shown in Table 3, Maximum Sound Levels (Impulsive), when measured at the boundary line of the property where the noise source is located or on any occupied property where the noise is received, for 25 percent of the minutes in the measurement period.
Table 3
MAXIMUM SOUND LEVELS (IMPULSIVE)
Occupied Property Use
Decibels (dBA) LMAx
Residential, village zoning or civic use
82 Agricultural, commercial or industrial use
85 Source: County of San Diego Municipal Code Section 36.410 The minimum measurement period for any measurement is one hour. During the measurement period, a measurement must be conducted every minute from a fixed location on an occupied property. The measurements must measure the maximum sound level during each minute of the measurement period. If the sound level caused by construction equipment or the producer of the impulsive noise exceeds the maximum sound level for any portion of any minute, it will be deemed that the maximum sound level was exceeded during that minute.
2.0 ENVIRONMENTAL SETTING
2.1 SURROUNDING LAND USES
Land uses surrounding the project site include multi -family residential uses to the north and single- family residential uses to the south and east, in addition to the future Modera Melrose Mixed -Use Development directly to the west. See Figure 2 for nearby land uses.
2.2 EXISTING NOISE ENVIRONMENT
The existing noise environment is dominated by traffic noise from West Bobier Drive. The project is subject to some distant aircraft noise, though the site is not located near an active airport. The nearest airports are Oceanside Municipal Airport, located approximately 5.2 miles to the west, and McClellan -Palomar Airport, located approximately 6.2 miles to the southwest.
2.2.1 Ambient Noise Survey
Two measurements were taken for the ambient noise survey. One measurement was taken along the northern portion of the project site, approximately 30 feet south of West Bobier Drive, and another measurement was taken along the southern portion of the project side along Waxwing Drive. The measured noise levels are shown in Table 4, Noise Measurement Results. Measurement locations are shown in Figure 2.
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Noise Assessment Study for the Bobier Property Project I March 2025 Table 4
NOISE MEASUREMENT RESULTS
Measurement 1
Date:
December 17, 2024
Conditions:
Temperature: 66°F. Wind Speed: 3 mph. 34% humidity.
Time:
11:02 a.m. - 11:17 a.m.
Location:
Along the northern boundary of the project site 30 feet south of West Bobier Drive.
Measured Noise Level:
69.4 dBA LEQ
Notes:
Some noise from a dog barking at adjacent residential property to the east and distant aircraft noise. Minimal noise from adjacent property under construction to the west. Noise primarily from traffic on West Bobier Drive.
Measurement 2
Date:
December 17, 2024
Conditions:
Temperature: 68°F. Wind Speed: 3 mph. 34% humidity.
Time:
11:25 a.m. - 11:40 a.m.
Location:
Along the southern boundary of the project site adjacent to Waxwing Drive.
Measured Noise Level:
53.9 dBA LEQ
Notes:
Distant train noise to the southwest and distant aircraft noise.
3.0 ANALYSIS, METHODOLOGY, AND ASSUMPTIONS
3.1 METHODOLOGY
3.1.1 Ambient Noise Survey
The following equipment was used to measure existing noise levels at the project site:
• Piccolo II Noise Meter
• Larson Davis Model CA250 Calibrator
• Windscreen and tripod for the sound level meter
The sound level meter was field -calibrated immediately prior to the noise measurements to ensure accuracy. All sound level measurements conducted and presented in this report were made with a sound level meter that conforms to the American National Standards Institute (ANSI) specifications for sound level meters (ANSI SI.4-1983 R2006). All instruments were maintained with National Institute of Standards and Technology traceable calibration per the manufacturers' standards.
3.1.2 Noise Modeling Software
Modeling of the exterior noise environment for this report was accomplished using the Traffic Noise Model (TNM) version 2.5. The TNM was released in February 2004 by the U.S. Department of Transportation (USDOT) and calculates the daytime average hourly LEQ from three-dimensional model inputs and traffic data (Caltrans 2004).
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Noise Assessment Study for the Bobier Property Project I March 2025 Peak -hour traffic volumes are estimated based on the assumption that approximately 10 percent of the average daily traffic would occur during a peak hour. The one -hour LEQ noise level is calculated utilizing peak -hour traffic. Peak hour LEQ can be converted to CNEL using the following equation, where LEQ(h)pk is the peak hour LEQ, P is the peak hour volume percentage of the average daily trips (ADT), d and e are divisions of the daytime fraction of ADT to account for daytime and evening hours, and N is the nighttime fraction of ADT:
CNEL = LEQ(h)pk + 10log10 4.17/P + 10log10(d + 4.77e + 10N) The model -calculated one -hour LEQ noise output is therefore approximately equal to the CNEL (Caltrans 2013).
Project construction noise was analyzed using the Roadway Construction Noise Model (RCNM; USDOT 2008), which utilizes estimates of sound levels from standard construction equipment.
3.2 ASSUMPTIONS
3.2.1 Construction
Construction would require the use of equipment throughout the site for the full term of construction.
General project construction activities would include grading, site preparation, installation of underground utilities, physical building construction, paving, and application of architectural coatings.
The most prominent noise -generating standard construction equipment anticipated to be used on the site includes dozers, excavators, graders, backhoes, cement and mortar mixers, pavers, rollers, cranes, forklifts, generators, and air compressors.
Site preparation would require the removal of approximately 200 cubic yards of debris/vegetation, which is anticipated to be exported via 24 haul truck trips over the course of 24 days (HELIX Environmental Planning 2024).
It is not known if blasting would be required. If needed, small areas of rock may require blasting during grading. During blasting operations, all other construction activities on the project site would be halted while explosives are prepared and detonated. As of the time of this analysis, the area and depth of potential blasting has not been determined.
Blasting operations would be conducted through the use of drilling and blasting to fracture rocks.
Blasting operations would be conducted by a licensed blasting contractor, in strict compliance with pertinent federal, state, and local requirements. All blasting materials would be transported to the site for each blasting sequence and no explosives would be stored at the site. A single drill rig would be used to drill a pattern of boreholes each with a 3- to 6 -inch diameter. A contractor then loads the holes with carefully metered explosives. The "shot" is timed to detonate each of the holes in sequence. This minimizes the ground vibration and noise of the blast, while maximizing fracture of the rock. Some dust is created as a result of the blast. However, the dust would be fully dissipated within 30 to 60 seconds following the shot. The rock would be broken up to sizes less than 18 inches in diameter. Following blasting, the rock resource would be fractured into gravel using a crusher and can be moved with conventional earthmoving equipment.
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Noise Assessment Study for the Bobier Property Project I March 2025 Blasting typically includes three components that can result in impacts: flyrock, vibration, and airblast, as described below.
Flyrock: Flyrock is debris (smaller and potentially larger chunks of rock) ejected from the blast. Outside the immediate area of the blast itself, flyrock is potentially the most dangerous portion of blasting; it has the ability to damage structures and maim or kill humans or other animals at great distances from the blast.
Vibration: Both air and ground vibrations create waves that disturb the material in which they travel.
When these waves encounter a structure, they cause it to shake and may cause structural damage.
Ground vibrations enter the house through the foundation.
Airblast: Airblast is a pressure wave that creates a push (positive pressure) and pull (negative pressure) effect; it may be audible (noise) or inaudible (concussion). A blast occurring outside of a residence may be heard inside because of the audible noise; however, noise has little impact on the structure. The concussion wave causes the structure to shake and rattle and can break windows at higher pressure levels.
3.2.2 Operations
The proposed project's operational noise sources are anticipated to include heating, ventilation, and air conditioning (HVAC) systems and vehicular traffic.
3.2.2.1 Heating, Ventilation, and Air Conditioning Units The analysis assumes that the buildings would use a typical to larger -sized residential condenser mounted on ground level pads. The unit used in this analysis is a Carrier 38HDR060 split system condenser (see Appendix A, Carrier 38HDR060 Split System Condenser). The manufacturer's noise data is provided below in Table 5, Carrier HDR060 Condenser Noise.
Table 5
CARRIER HDR060 CONDENSER NOISE
Noise Levels in Decibels' (dB) Measured at Octave Frequencies 125 Hz
250 Hz
500 Hz
1 KHz
2 KHz
4 KHz
8 KHz
63.0 61.5
64.0 66.5
66.0 64.5
55.5 Overall Noise Level in
A -weighted Scale (dBA)1
72.0 1 Sound Power Level (SwL
KHz = kilohertz
3.2.2.2 Vehicular Traffic
Based on SANDAG's trip generation guide (SANDAG 2002), the daily trip generation for single family residential land uses is 10 trips per dwelling unit. Using this metric, the anticipated trip generation for the proposed project's 15 single-family homes would be 150 average daily trips (ADT). Because exact distribution of traffic is not available, this analysis conservatively assumes the entire length of each modeled roadway would receive the project's entire ADT. Based on traffic observations completed by HELIX staff along West Bobier Drive, a traffic distribution of 95.5 percent automobiles, 2.5 percent medium trucks, and 2 percent heavy trucks was used in this analysis for the existing traffic.
Project -generated traffic is assumed to be comprised entirely of automobiles. West Bobier Drive has a HELIX
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Table 6
EXISTING PLUS PROJECT TRAFFIC VOLUMES
ADT
Roadway Segment
Existing
Project
Existing + Project
West Bobier Drive
Melrose Drive to Sports Park Way 24,240 150 24,390
Sports Park Way to Sante Fe Avenue 21,050 150 21,200
Source: Dudek 2022; SANDAG 2002
3.3 GUIDELINES FOR THE DETERMINATION OF SIGNIFICANCE
Based on Appendix G of the CEQA Guidelines, implementation of the project would result in a significant adverse impact if it would:
Threshold 1: Generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the Vista General Plan or noise ordinance.
Per the Vista Noise Ordinance, impacts would be significant if the project would generate noise levels at a common property line with the adjacent residential zones to the west, south and east that would exceed the following one -hour average exterior noise levels: 50 dBA from 7:00 a.m. to 10:00 p.m. and 45 dBA from 10:00 p.m. to 7:00 a.m.
For traffic -related noise, impacts are considered significant in areas where traffic noise at single-family residential uses exceeds 65 CNEL and implementation of the project would result in an increase of the noise level by 3 CNEL or more.
Construction activity would be considered significant for nearby residences if it exceeds an 8 -hour average exterior noise level of 75 dBA, or a maximum impulsive noise level of 82 dBA on an occupied residential use. The ordinance prohibits construction and building work between the hours of 7:00 p.m. and 7:00 a.m. of the next day, on Sundays, or on a holiday. Construction noise exceeding 10 dBA above ambient noise levels at nearby sensitive receptors would be considered a substantial increase.
Threshold 2: Generate excessive ground -borne vibration or ground -borne noise levels.
Excessive ground -borne vibration would occur if construction -related ground -borne vibration exceeds the "strongly perceptible" vibration annoyance potential criteria for human receptors of 0.1 inch per second peak particle velocity (PPV) or the damage potential criteria to relatively old residential structures 0.5 inch per second PPV for continuous/frequent intermittent construction sources (such as impact pile drivers, vibratory pile drivers, and vibratory compaction equipment), as specific by Caltrans (2020).
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Noise Assessment Study for the Bobier Property Project I March 2025 Threshold 3: For a project located within the vicinity of a private airstrip or an airport land use plan, or where such a plan has not been adopted, within two miles of a public use airport or private airstrip, expose people residing or working in the project area to excessive noise.
Excessive noise exposure is defined as noise levels that exceed the standards in the City General Plan Noise Element for the associated land use.
Threshold 4: Noise compliance for new uses.
Future land uses would be compliant with the City General Plan Noise Element if the project's residential exterior use areas are exposed to noise levels below 65 CNEL and interior noise levels below 45 CNEL.
4.0 IMPACTS
4.1 ISSUE 1: EXCESSIVE NOISE LEVELS
Would the project generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the Vista General Plan or noise ordinance.
4.1.1 Operational On -Site Noise Generation
Specific planning data for the future HVAC systems and exact building site locations are not available; however, analysis using a typical to larger -sized residential condenser mounted on ground level pads provides a reasonable basis for analysis. As mentioned in Section 3.2.2, modeling assumed that the HVAC unit would be a Carrier 38HDR060 split system condenser. This unit typically generates a noise level of 56 dBA at a distance of 7 feet. Based on the site plan shown in Figure 3, HVAC units, if placed on the proposed patios, would be located approximately 25 feet from the project boundary to the south. At this distance, a single HVAC would generate a noise level of approximately 44.9 dBA. Therefore, operational noise from HVAC units would not exceed the City's nighttime allowable hourly limit of 45 dBA and impacts would be less than significant.
4.1.2 Operational Off -Site Transportation Noise Generation The project would generate vehicular traffic that would utilize West Bobier Drive and have the potential to result in increased noise levels at existing residences along the roadway. As noted in Section 3.2 above, existing and future traffic noise levels presented in this analysis are based on traffic volumes estimated for the adjacent Modera Melrose Mixed -Use Development by Dudek (2022). Refer to Table 6 above for the forecasted ADT data for existing and project -added traffic volumes.
TNM software was used to calculate the noise contour distances for Existing and Existing + Project conditions. The off -site roadway modeling represents a conservative analysis that does not consider topography or attenuation provided by existing structures. The results of this analysis for the CNEL at the nearest NSLUs to the roadway centerline are shown below in Table 7, Off -site Traffic Noise Levels.
Full modeling inputs and outputs can be found in Appendix B, Existing and Future Traffic Noise Levels.
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Noise Assessment Study for the Bobier Property Project I March 2025 Table 7
OFF -SITE TRAFFIC NOISE LEVELS
CNEL @ 50 feet
Roadway Segment
Existing
Existing +
Project
Change from
Existing
Direct
Impact'
West Bobier Drive
Melrose Drive to Sports Park Way
70.6 70.6
Sports Park Way to North Santa Fe Avenue
69.9 70.0
+0.0
+0.1
No
No
1 A direct impact to off -site uses would occur if the project more than doubles (increases by more than 3 CNEL) the existing noise level.
As noted in Section 3.3, a significant direct impact would occur if existing conditions approach or exceed City standards and the project more than doubles (increases by more than 3 CNEL) the existing noise level. The project would not cause roadway noise levels to exceed 65 CNEL and would not increase roadway noise levels by more than 3 CNEL, as specified in Threshold 1. Furthermore, this analysis conservatively assumes the unlikely scenario where all project traffic is directed down a given roadway segment. Therefore, exterior off -site direct transportation noise impacts would be less than significant.
4.1.3 On -Site Construction Noise Generation
Construction of the project would require grading, site preparation, installation of underground utilities, physical building construction, paving, and application of architectural coatings. The magnitude of the noise impact would depend on the type of construction activity, equipment, duration of each construction phase, distance between the noise source and receiver, and any intervening structures.
Construction would generate elevated noise levels that may disrupt nearby residences north, east, south, and west of the project site. Construction equipment would be continuously moving across the site, and equipment is not anticipated to be located at a single location during a typical workday.
Therefore, construction equipment is modeled at an average distance of 100 feet from the nearest NSLUs. Table 8, Construction Equipment Noise Levels, provides the 100 -foot distance noise levels for equipment anticipated to be used for general construction activities.
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Noise Assessment Study for the Bobier Property Project I March 2025 Table 8
CONSTRUCTION EQUIPMENT NOISE LEVELS
Unit
Percent
Operating Time
LMax
at 100 feet
dBA LEQ
at 100 feet
Grader
40 79.0
75.0 Dozer
40 75.6
71.7 Backhoe
40 71.5
67.6 Excavator
40 74.7
70.7 Crane
16 74.5
66.6 Generator
50 74.6
71.6 Welder/Torch
40 68.0
64.0 Paver
50 71.2
68.2 Roller
20 74.0
67.0 Concrete Mixer Truck
40 72.8
68.8 Air Compressor
40 71.6
67.7 Breaker
10 84.0
74.0 Source: RCNM; USDOT 2008
LMAX = maximum noise level; dBA = A -weighted decibel; LEQ = equivalent sound level Construction equipment would not all operate at the same time or location and would not be in constant use during the 8 -hour operating day. Further, not all the pieces of equipment included in Table 8 would be used within 100 feet of off -site residences. A backhoe, grader, and dozer may be working on the site simultaneously but would not be working near one another at a given time due to the nature of their respective operations. A backhoe, grader, and dozer were analyzed together for construction noise impacts due to their likelihood of being used in conjunction with one another.
Based on these assumptions, site preparation operations using a backhoe, a grader, and a dozer at the nearest NSLU would be 77.2 dBA LEQ at 100 feet (see Appendix C, Construction Noise Modeling Outputs).
Therefore, construction noise from this equipment was modeled to exceed the noise ordinance limit defined in Threshold 4 of 75 dBA LEQ (8 -hour).
NOI-1 Construction Noise Management Plan. Noise levels from project -related construction activities shall not exceed the noise limit specified in San Diego County Code Sections 36.408 and 36.409 of 75 dBA (8 -hour average), when measured at the boundary line of the property where the noise is located or any occupied property where noise is being received. A Construction Management Plan that describes the measures included on the construction plans to ensure compliance with the noise limit shall be prepared by the project applicant and submitted to the City of Vista Planning Division for approval prior to issuance of the grading permit. The following measures may be included to reduce construction noise:
• Construction equipment to be properly outfitted and maintained with manufacturer - recommended noise -reduction devices.
• Diesel equipment to be operated with closed engine doors and equipped with factory - recommended mufflers.
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• Electrically powered equipment to be used instead of pneumatic or internal-combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors. • The use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
• No project -related public address or music system shall be audible at any adjacent sensitive receptor.
• Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise -sensitive receptors. Due to equipment exhaust pipes being approximately 7 to 8 feet above ground, a sound wall at least 10 feet in height above grade, to block the line -of -sight between project construction activities and residences along the southern, western, and eastern property lines. These barriers would mitigate noise levels to within acceptable levels. To effectively reduce noise levels, the sound barrier should be constructed of a material with a minimum weight of two pounds per square foot with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities. • The project applicant shall notify residences within 100 feet of the project's property line in writing within one week of any construction activity such as demolition, hard rock handling, concrete sawing, asphalt removal, and/or heavy grading operations. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure. • The on -site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
4.1.4 Rock Crushing
Rock crushing may be required for large material. If rock crushing is to be conducted on -site, machinery should be located at the furthest distance from surrounding residences. Rock crushing machinery may emit noise levels up to 95 dBA at 50 feet (Medlin & Associates 2014). A rock crusher, if located on -site, would be at most 140 feet from nearby residences. Assuming a noise attenuation rate of 6 dBA per doubling of distance, noise levels from the breaker would reduce to 75 dBA LEQ at a distance of 500 feet.
At 140 feet, construction noise from a crusher would be 86.1 dBA LEQ. This would be above the limit in HELIX
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Noise Assessment Study for the Bobier Property Project I March 2025 Threshold 2 of 75 dBA LEQ and 82 dBA LMAx. If on -site rock crushing is required, impacts would be potentially significant. Mitigation measure NOI-2 would ensure that potential impacts are reduced to a less than significant level.
NOI-2 Rock Crushing Noise Reduction Measures. If on -site use of a rock crusher is required, noise levels generated shall not exceed 75 dBA LEQ or 82 dBA Ax. The crusher should be located in the furthest feasible point from nearby residences. A temporary sound barrier should be placed around the rock crusher which shields receivers to the north, east, south, and west.
The barrier should stand at least as tall as the highest part of the crusher, at a minimum of eight feet. Prior to operation of the crushing machinery, a verified acoustician shall verify noise levels from equipment shall not exceed the limits noted above.
4.1.5 Blasting
If blasting is required, a full blasting analysis cannot be done until after the site is cleared of all surface material (including any rippable material) to expose the specific type of material to be blasted, and until the extent of the area of blasting and the required blasting charge type are known. Single-family residences are located on adjacent lots; however, the precise location of blasting cannot be known at this time. For this analysis, it is conservatively assumed blasting would occur 100 feet from off -site residences for safety purposes.
In accordance with the Code of Federal Regulations Section 816.67(b), flyrock is not allowed at this site beyond the direct area of the blast, under any circumstances. This analysis assumes that proper blast planning would be used, that all flyrock would be controlled with blast mats or other flyrock control techniques, and proper stemming materials for the charge hole would be utilized.
As with flyrock, control of airblast is dependent on the skill of the Blasting Supervisor, along with many factors including but not limited to: the depth of the charge, the type of rock, the amount of fractures in the rock, and the length of correct stemming materials. Airblast is regulated by the limits from 30 CFR 816.61-68, which are provided below in Table 9, Maximum Allowable Airblast Limits.
Table 9
MAXIMUM ALLOWABLE AIRBLAST LIMITS
Lower Frequency Limit
of Measuring System (Hz)
Maximum Level
(±3 dB)
0.1 Hz or lower
134 peak
2 Hz or lower
133 peak
6 Hz or lower
128 peak
C -weighted noise level (dBC)
105 dBC
Hz = Hertz, dB = decibel
The following analysis is based on a general description of potential impacts that would result from blasting activities. The information is based on guidance for calculating the scaled distance in blasting provided by the Office of Surface Mining Reclamation and Enforcement (OSM; 2009).
Based on an assumption of 0.5 pounds of explosive material required per ton of material removed and a typical granite weight of 166.5 pounds per cubic foot, or 2.25 tons per cubic yard (CY), a typical shot designed to break up 10 CY of material (typical truckload) would require about 11.25 pounds of explosive charge. The charge would typically consist of a 0.5 -pound or less of detonation charge per HELIX
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The following scaled distance factors in Table 10, Scaled Distance Factors, are based on the relationship between peak particle velocity and frequency. Analysis of scaled distance for the charge weight is based on the following:
Table 10
SCALED DISTANCE FACTORS
Distance from the Blasting Site (feet)
Scaled Distance Factor
0 to 300
50 300 to 5,000
55 5,001 and beyond
65 The allowable charge weight is calculated by: W = (D/Ds)2 W = Allowable charge weight in pounds
D = Distance to the nearest structure in feet
Ds = Value from table based on D
A distance (D) of 100 feet was used in the calculation. At a distance of 100 feet, the scaled distance factor (D5) would be 50. Therefore, for the control of ground -borne vibration impacts to the closest off - site residence, the maximum charge weight would be 4 pounds at a minimum distance of 100 feet.1 Because project -specific details regarding blasting operations are not available at this time, impacts to off -site residences are conservatively assessed as potentially significant. The basic planning for blasting discussed in this report provides an estimate of distances and does not constitute a final project -specific analysis. The blasting contractor would be required to determine the allowable distances and charge weights. This analysis is general in nature and does not substitute for proper planning of any blasting and/or responsibility for any potential damages caused by the blaster. Implementation of measure NOI- 3 would ensure that potential impacts are reduced to a less than significant level.
NOI-3 Blasting Management Plan. Should blasting be required on the project site, the project applicant shall prepare a Blasting Management Plan that minimizes potential blasting effects to adjacent residences within 100 feet. All blast planning must be done by a City of Vista -approved blasting contractor, and submitted to the City with the appropriate blasting permits, and all other applicable local, state, and federal permits, licenses, and bonding. The blasting contractor or owner must conduct all notifications, inspections, monitoring, and major or minor blasting requirements planning with seismograph reports, as necessary.
This analysis is based on basic planning assumptions and does not provide final project -specific analysis for allowable blasting charges, nor is it intended to limit the blasting company to the minimum distance or maximum charge weight listed.
This analysis is provided as general guidance and is not intended to provide final blasting planning for any specific blast nor does it imply acceptance of any liability for the proper or improper planning of any blasting and/or responsibility for any damages caused by the blaster. All blasting planning and impacts and/or damages that may occur are the sole responsibility of the owner and blasting planning company. The project applicant may also choose alternative options to blasting, such as the use of non -explosive chemical fracturing techniques.
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4.1.6 Construction Traffic Noise
As discussed in Section 3.2.1., it is anticipated that 12 round trips, or 24 one-way haul truck trips would be required for the clearing and export of existing vegetation over the course of 24 workdays during the site preparation phase of construction. Up to two one-way haul truck trips, or passes, would occur per day. This daily traffic level associated with vegetation export is anticipated to be the highest daily traffic level associated with project construction. As a conservative estimate, four passes by a haul truck are used for all roadway segments.
The additional four construction trips were added to the existing traffic volumes on Bobier Drive north of the project site. Using TNM, receivers were modeled at 50 feet from the roadway centerline, and construction haul trips were modeled as heavy trucks. As presented above in Table 7, the modeled existing traffic noise levels along Bobier Drive are 70.6 CNEL for the segment between Melrose Drive and Sports Park Way, and 69.9 between Sports Park Way to North Santa Fe Avenue. The addition of the project's four haul truck trips during the grading phase of construction would not increase these noise levels. This would not be a perceptible increase and impacts from construction traffic noise to existing NSLUs would be less than significant.
4.2 ISSUE 2: EXCESSIVE GROUND -BORNE VIBRATION
Would the project expose persons to or generate excessive ground -borne vibration or noise levels?
4.2.1 Construction Vibration
A possible source of vibration during general project construction activities would be a vibratory roller, which may be used for compaction of soil beneath building foundations and could be used within 50 feet of the existing off -site residences east and south of the project site and the future residences of the Modera Melrose Mixed -Use Development west of the project site. Most usage of a vibratory roller, however, would occur at distances greater than 50 feet from any single residence due to the mobile nature of its use across the project site. A vibratory roller would create approximately 0.210 inch per second PPV at a distance of 25 feet (Caltrans 2020). A 0.210 inch per second PPV vibration level would equal 0.098 inch per second PPV at a distance of 50 feet.' This would be lower than the structural damage impact to older structures of 0.5 inch per second PPV and the "strongly perceptible" impact for humans of 0.1 inch per second PPV. Additionally, off -site exposure to such ground -borne vibration would be temporary as it would be limited to the short-term construction period. Therefore, even though vibration may be perceptible at nearby residences, temporary impacts associated with the roller (and other potential equipment) would be less than significant.
4.2.2 Operational Vibration
As a residential development, the project would not generate excessive ground -borne vibration during operations; therefore, no impacts would occur.
2 Equipment PPV = Reference PPV * (25/D)" (inches per second), where Reference PPV is PPV at 25 feet, D is distance from equipment to the receiver in feet, and n = 1.1 (the value related to the attenuation rate through the ground); formula from Caltrans 2013b.
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4.3 ISSUE 3: AIRPORT NOISE EXPOSURE
Would the project expose people residing or working in the project area to excessive noise from a nearby public use airport or private airstrip?
4.3.1 Aircraft Noise
The project is subject to some distant aircraft noise, though the site is not located near an active airport.
The nearest airports are Oceanside Municipal Airport, located approximately 5.2 miles to the west, and McClellan -Palomar Airport, located approximately 6.2 miles to the southwest. At these distances, no effects related to airport noise would occur at the project site, and impacts would be less than significant.
4.4 ISSUE 4: NOISE COMPLIANCE FOR NEW USES
4.4.1 Exterior Noise Levels
The City General Plan Noise Element provides exterior noise level limits for multi -family patios and balconies (with a depth of 6 feet or more). As shown in Table 1, the General Plan requires the exterior use areas of new residential uses to be exposed to noise levels of 65 CNEL or less. The exterior use areas proposed by the project include back patios and yards. No balconies are proposed.
The closest exterior use areas to Bobier Drive would be the backyards of Lots 1 through 3 as depicted in Figure 3. These yards, assuming they extend to the proposed sidewalk, would be approximately 60 feet from the roadway centerline of Bobier Drive. The exterior use areas of Lots 4 through 6 would be located at a distance of approximately 100 feet from Bobier Drive. Modeling using Existing + Project traffic conditions was conducted using TNM. The model assumed no attenuation from existing topography as a conservative analysis, but Lots 4 through 6 were modeled with loose soil to account for the areas of the project site left to be undisturbed. At these distances, noise levels at the exterior use areas of Lots 1 through 3 would be approximately 69 CNEL. At Lots 4 through 6, noise levels would be
63.4 CNEL. Therefore, the exterior use areas for Lots 1 through 3 may not be compatible with the City General Plan limits for residential developments. Mitigation measure NOI-4 would require the placement of permanent noise walls to reduce noise levels at these locations.
NOI-4 On -Site Noise Barriers. Noise levels within the backyard areas of Lots 1, 2, and 3 may be exposed to noise levels exceeding the City General Plan noise compatibility standards and shall be reduced to below 65 CNEL.
Noise reduction for these exterior use areas shall be accomplished through on -site noise barriers (walls). The wall shall be at least 6 feet in height and would break the line -of -sight between the backyards and Bobier Drive. To appropriately reduce noise levels, the wall should be constructed at the pad elevation for each lot.
The sound attenuation barrier must be solid. It can be constructed of masonry, wood, plastic, fiberglass, steel, or a combination of those materials, as long as there are no cracks or gaps, through or below the wall. Any seams or cracks must be filled or caulked. If wood is used, it can be tongue and groove and must have a minimum Sound Transmission Class (STC) 22 rating.
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4.4.2 Interior Noise Levels
Traditional architectural materials are conservatively estimated to attenuate noise levels by 15 CNEL; therefore, if exterior noise levels at a building fagade exceed 60 CNEL, interior noise levels may exceed the 45 CNEL limit set forth in the City General Plan Noise Element for residential uses. Modeling using Existing + Project traffic conditions was conducted using TNM to assess the noise levels that would affect the project's future residences. Residences would be approximately 120 feet from the roadway centerline. At these distances, noise levels at the fagades of the homes for Lots 1 through 6 would be approximately 65.3 CNEL. Because noise levels at project buildings would exceed 60 CNEL, interior spaces may exceed 45 CNEL. To ensure that the project's habitable rooms do not exceed 45 CNEL, mitigation measure NOI-5 would be required.
NOI-5 On -site Interior Noise Level Reduction. For the project's Lots 1 through 6 habitable areas (living rooms and bedrooms), interior noise levels shall be reduced to 45 CNEL or less. The following measures may be incorporated in the design of the project to reduce interior noise levels:
• Minimum exterior wall requirement of STC 46 with a construction of standard 3/8 -inch exterior one coat stucco over 1.0 -inch rigid R-4 insulation over 1/2 -inch shear wall on 2x6 studs with 5/8 -inch Type "X" Drywall.
• Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8 -inch and 1/2 -inch air gap. • Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior. • Buildings shall provide mechanical ventilation in accordance with the 2022 California Mechanical Code.
5.0 LIST OF PREPARERS
Sydney Wells, Noise Specialist
Jason Runyan, Senior Noise Specialist
Mandy Mathews, Project Manager
HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
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6.0 REFERENCES
California Building Standards Commission. 2022. California Building Code, California Code of Regulations, Title 24, Part 2. Available at: https://www.dgs.ca.gov/en/BSC/Codes . Accessed October 2024.
California Department of Transportation (Caltrans). 2020. Transportation and Construction Vibration Guidance Manual. April. Available at: https://dot.ca.gov/-/media/dot- media/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y. Ddf. 2013. Technical Noise Supplement (TeNS) to the Traffic Noise Protocol. September. Available at:
htt Ds://dot.ca.gov/-/media/dot-media/progra ms/envi ron menta I -a na lysis/docu ments/env/tens- se 32013-a 11y. pdf.
2004. California Department of Transportation, Traffic Noise Model (TNM).
Dudek. 2022. Traffic Noise Model Calculations for the Modera Melrose Mixed -Use Development Environmental Impact Report. April.
HELIX Environmental Planning. 2024. Air Quality Technical Report for the Bobier Property Project.
November.
Office of Surface Mining Reclamation and Enforcement (OSM). 2009. Controlling the Adverse Effects of Blasting (Presentation).
San Diego Association of Governments (SANDAG). 2002. SANDAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region. April. Available at:
ritt
Ds:// www.sandiegocounty.gov/content/dam/sdc/pds/cega/LehmanTPM/38%2UA 3 Jendlx%1
0T9 SANDAG%20Trip%20Generation%20Rates. Ddf.
U.S. Department of Transportation (USDOT). 2008. Roadway Construction Noise Model.
Vista, City of (City). 2012. City of Vista General Plan Noise Element. Available at:
https://records.vista.gov/weblink/DocView.aspx?id=712585 .
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Appendix A
Carrier 38HDR060 Split System
Condenser
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ELECTRICAL DATA
38HDR
UNIT
SIZE
V -PH -Hz
VOLTAGE RANGE*
COMPRESSOR
OUTDOOR FAN MOTOR
MIN
CKT
AMPS
FUSE/
HACR BKR
AMPS
Min
Max
RLA
LRA
FLA
NEC
Hp
kW
Out
018
208/230-1-60
187
253
9.0 48.0
0.80 0.125
0.09 12.1
20 024
208/230-1-60
187
253
12.8 58.3
0.80 0.125
0.09 16.8
25 030
208/230-1-60
187
253
14.1 73.0
1.45 0.25
0.19 19.1
30 036
208/230-1-60
187
253
14.1 77.0
1.45 0.25
0.19 19.1
30 208/230-3-60
187
253
9.0 71.0
1.45 0.25
0.19 12.7
20 460-3-60
414
506
5.6 38.0
0.80 0.25
0.19 7.8
15 048
208/230-1-60
187
253
21.8 117.0
1.45 0.25
0.19 28.7
50 208/230-3-60
187
253
13/
83.1 1.45
0.25 0.19
18.6 30
460-3-60
414
506
6.2 41.0
0.80 0.25
0.19 8.6
15 060
208/230-1-60
187
253
26.4 134.0
1.45 0.25
0.19 34.5
60 208/230-3-60
187
253
16.0 110.0
1.45 0.25
0.19 21.5
35 460-3-60
414
506
7.8 52.0
0.80 0.25
0.19 10.6
15 * Permissible limits of the voltage range at which the unit will operate satisfactorily FLA — Full Load Amps
HACR — Heating, Air Conditininng, Refrigeration
LRA — Locked Rotor Amps
NEC — National Electrical Code
RLA — Rated Load Amps (compressor)
NOTE: Control circuit is 24—V on all units and requires external power source. Copper wire must be used from service disconnect to unit.
All motors/compressors contain internal overload protection.
SOUND LEVEL
Unit Size
Standard
Rating (dB)
Typical Octave Band Spectrum ( dBA ) (without tone adjustment) 125
250
500
1000
2000
4000
8000
018
68 52.0
57.5 60.5
63.5 60.5
57.5 46.5
024
69 57.5
61.5 63.0
61.0 60.0
56.0 45.0
030
72 56.5
63.0 65.0
66.0 64.0
62.5 57.0
036
72 65.0
61.5 63.5
65.0 64.5
61.0 54.5
048
72 58.5
61.0 64.0
67.5 66.0
64.0 57.0
060
72 63.0
61.5 64.0
66.5 66.0
64.5 55.5
CHARGING SUBCOOLING (TXV-TYPE EXPANSION DEVICE)
UNIT SIZE -VOLTAGE, SERIES
REQUIRED SUBCOOLING °F (°C)
018
12 (6.7)
024
12 (6/)
030
12 (6.7)
036
12 (6.7)
048
12 (6/)
060
12 (6.7)
08/11/2026
PH2 763 of 876
Appendix B
Existing and Future Traffic Noise
Levels
08/11/2026
PH2 764 of 876
Existing and Future Traffic Volumes
D
DO
Roadway/Segment
V
D
ADT
Existing
Existing + Proj ect
2030 + Project
Posted
Speed
(mph)
Peak
H our
Traffic
Traffic Breakdown
ADT
Peak
Hour
Traffic
Traffic Breakdown
ADT
Peak
Hour
Traffic
Traffic Breakdown
Cars
95.5%
MT
2.5 %
HT
2.0 %
Cars
95.5%
MT
2 .5%
HT
2 .0 %
Cars
95.5%
MT
2.5%
HT
2.0%
lest Bobier Driv e
Melrose to Sports Park
2424
2315
61 48
2439
2329
61 49
2454
2344
61 49
40 Sports Park to Santa Fe
2105
2010
53 42
2120
2025
53 42
2896
2766
72 58
40 ADT from M odera Melrose traffic study (That project's Existing + Project = our project's Existing) Peak Hour = 10% of ADT
Traffic Breakdown based on counts
Use Traffic Breakdown numbers in TNM
Existing and Future Traffic Noise Le vels
Roadway/Segment
D
_
Existing
Existing + Project
2030 + Pr oject
CNEL @
50 ft
70 CNEL
(ft.)
65 CNEL
(ft.)
60 CNEL
(ft.)
CNEL
@ 50 ft
A at 50.
(dBA)
70 CNEL
(ft .)
65 CNEL
(ft .)
60 CNEL
(ft .)
CNEL
@ 50
ft
70 CNEL
(ft.
65 CNEL
(ft .)
60 CNEL
ft.
Ablest Bobier Driv e
Melrose to Sports Park
70. 6
55 140
330
70.6 0 .0
55 140
330
70.6 55
140
330
Sports Park to Santa Fe
69.9 50
125
300
70.0 0.1
49.9 125
300
71.3 65
160
370
918 40 99L
Appendix C
Construction Noise Modeling Outputs
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PH2 766 of 876
Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 12/18/2024
Case Description: Bobier Property Project
---- Receptor #1 ----
Baselines (dBA)
Description Land Use Daytime Evening Night
Nearby Residences Residential 60 60 60
Equipment
Spec Actual Receptor Estimated
Impact Lmax Lmax Distance Shielding
Description Device Usage(%) (dBA) (dBA) (feet) (dBA)
Grader No 40 85 100 0
Dozer No 40 81.7 100 0
Backhoe No 40 77.6 100 0
Excavator No 40 80.7 100 0
Crane No 16 80.6 100 0
Generator No 50 80.6 100 0
Welder /Torch No 40 74 100 0
Paver No 50 77.2 100 0
Roller No 20 80 100 0
Concrete Mixer Truck No 40 78.8 100 0
Compressor (air) No 40 77.7 100 0
Results
Calculated (dBA)
Equipment
Grader
Dozer
Backhoe
Excavator
Crane
Generator
Welder/ Torch
Paver
Roller
Concrete Mixer Truck
Compressor (air)
Total
*Lmax Leq
79 75
75.6 71.7
71.5 67.6
74.7 70.7
74.5 66.6
74.6 71.6
68 64
71.2 68.2
74 67
72.8 68.8
71.6 67.7
79 80.4
*Calculated Lmax is the Loudest value.
08/11/2026
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Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 12/18/2024
Case Description: Bobier Property Project
---- Receptor #2 ----
Baselines (dBA)
Description Land Use Daytime Evening Night
Site Preparation Residential 60 60 60
Description
Grader
Dozer
Backhoe
Equipment
Grader
Dozer
Backhoe
Total
Equipment
Spec Actual Receptor Estimated
Impact Lmax Lmax Distance Shielding
Device Usage(%) (dBA) (dBA) (feet) (dBA)
No 40 85 100 0
No 40 81.7 100 0
No 40 77.6 100 0
Results
Calculated (dBA)
*Lmax Leq
79 75
75.6 71.7
71.5 67.6
79 77.2
*Calculated Lmax is the Loudest value.
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Appendix H
Project Information Form
08/11/2026
PH2 769 of 876
CITY OF VISTA
PROJECT INFORMATION FORM (PIF)
THE FOLLOWING IS TO BE COMPLETED BY THE PROJECT APPLICANT:
PROJECT INFORMATION FORM
1. PROJECT DESCRIPTION: Development of a 15 -lot subdivision.
2. PROJECT LOCATION: APN 161-030-07. North of the Wax Wing Drive cul-de-sac.
3. LAND USE: R -1-B
SIZE/DENSITY: 1.67 Acres - 8.98 DU/AC
4. ZONING AND LAND USE CONSISTENT WITH ADOPTED GENERAL PLAN? ❑ No
© Yes
5. PROJECT LOCATED IN TRANSIT PRIORITY AREA1, SMART GROWTH AREA, OR LOW VMT AREA2?
❑ Yes
El No
6. PROJECT TRIP GENERATION: 150 ADT
El 400 ADT
ADT ❑ -, 1,000 ADT
ADT
❑ ≤ 500
❑ ≥ 2,400
ATTACHMENTS
A.
PROJECT LOCATION MAP
El Attached
B.
PROJECT TRIP DISTRIBUTION
❑ Attached
C.
PROJECT TRIP ASSIGNMENT
❑ Attached
1. Projects located in a TPA must be able to access the transit station within a lh mile walking distance or 6 minute walk continuously without discontinuity of sidewalk or obstructions to the route. Qualifying transit stops means a site containing an existing rail transit station served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods (OPR, 2017). A high -quality transit corridor may also be considered if a corridor with fixed route bus service has service intervals no longer than 15 minutes during peak commute hours (OPR, 2017).
2. Based on the most recent SANDAG SB 743 Screening Map. Example shown in Appendix B.
TO BE COMPLETED BY CITY STAFF AND RETURNED TO PROJECT APPLICANT
PROJECT STUDY REQUIREMENTS
1)
Does the project require a CEQA VMT analysis?
A. If yes, does the project require a SANDAG Model Run? ❑Yes
El Yes
❑ Incomplete(')
El
No
❑
No
2a)
Does the project require a Local Transportation Study?
❑Yes
❑ Incomplete(')
El
No
OR
2b)
Does the project require a Local Transportation Assessment? El Yes
❑ Incomplete(')
©
No
11 Incomplete application or additional information is needed to determine study requirements. 08/11/2026
PH2
29 T Page
770 of 876
Appendix I
Water Study
08/11/2026
PH2 771 of 876
VISTA
IRRIGATION
DISTRICT
552 WEST BOBIER DRIVE WATER SUPPLY STUDY
LN2024-045
June 26, 2025
Prepared By: Christina Olson, P.E.
Approvals:
GENERAL POLICY STATEMENT
This water supply study is based on current criteria. It is not a representation, expressed or implied, that the Vista Irrigation District (District) will furnish water at a future date. Applications for service are governed by separate rules and regulations, and are the subject of separate District proceedings, apart from this water supply study.
The location of existing improvements and the recommendations of this hydraulic analysis are presented in schematic form only and limited to a cursory review of existing conditions and proposed facilities. It is the responsibility of the Developer/Engineer to design the final improvements, including independent investigation of existing conditions. Additional project requirements and improvements may be determined necessary by the District at its sole discretion during detailed review of the project's design and existing conditions.
This Study is based on the current adopted land use utilized in the City of Vista's General Plan 2030 (General Plan). The study addresses the incremental facility impacts of this Project only and does not include or consider any additional projects within District's service area that have deviated from General Plan land uses. Any land use changes within the vicinity of the Study area may necessitate a revision to the Study. The District shall determine if and when revisions to the Study are necessary. Costs for revising this Study shall be borne by the Developer.
INTRODUCTION AND PURPOSE
The proposed 552 West Bobier Drive development (Project) consists of 15 single-family residential lots on a 1.72 -acre parcel (APN 161-030-07). The property is located on the south side of West Bobier Drive between Sports Park Way and Marabou Lane in the City of Vista. The Project is located within the District's Sphere of Influence and water service boundary.
The purpose of this study is to serve as a nexus document for setting development conditions. It evaluates the configuration of the proposed water system, District service rights, and the ability of the existing water distribution system to serve the Project during peak hour and maximum day plus fire flow demand conditions. Evaluation includes:
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552 West Bobier Drive Water Supply Study
June 26, 2025
➢ Water distribution system; including the need to upsize or install new pipelines and appurtenances.
➢ Access and utility easements; including evaluation of the adequacy of existing easements, and the need for new easements.
SOURCE OF WATER, PROPOSED FACILITIES, AND EASEMENTS
The proposed Project lies completely within the District's 565 Pressure Zone, which is supplied by gravity from the 3.1 million gallon (MG) San Luis Reay Reservoir, the 0.6 MG E-1 Reservoir, and multiple pressure regulating stations. Figures 1 through 3 show the development's location, existing water infrastructure within the vicinity of the development, and proposed facilities.
The Project site is currently vacant and is served by a 3/4 -inch water meter (account #7405-0150).
This water meter is connected to the District's 10 -inch water main in West Bobier Drive. Based on the Site Development Plan provided by the developer, the meter is to be removed with capacity credits going towards the water needs of the Project. A new private street connecting to West Bobier Drive is proposed that will serve as the primary access for the Project. The Project site will be divided into 15 single-family residential lots that will require individual water meters. Water services for the single-family residential units will connect to a new 8 -inch PVC public water main within this private street. Fire service is to be provided from one fire hydrant within the development's private street as shown in Figure 3.
The proposed Project lies within District Blanket Easements C40 and R9. Since an extension of the public water system will extend into the development, a specific easement shall be required for the full width of the proposed private street from West Bobier Drive. The District will also need to be signatory to the Project's final map.
WATER FLOW PROJECTIONS AND DESIGN CRITERIA
The Project's existing zoning designation by the City of Vista's General Plan 2030 is Single Family Residential, which allows for up to 10 dwelling units per acre. The District's 2018 Potable Water Master Plan (Master Plan) based its water demand planning on this approved land use. The Project developer proposes to build 15 single-family residential units on 1.72 acres, which equates to 8.72 dwelling units per acre. Therefore, the Project is not proposing an increase to the approved land use density nor demand on the District's water system.
Based on the unit demand factor of 1,100 gallons per day (gpd)/acre developed in the Master Plan for single-family residential land use and site size of 1.72 acres, the projected average annual water demand for the Project is 1,892 gpd.
The Master Plan outlines the District's water system design criteria, which are as follows:
Peaking Factors
➢ Maximum day demands:
➢ Peak hour demands:
200% of average annual demands
300% of average annual demands
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552 West Bobier Drive Water Supply Study
June 26, 2025
System Pressure
➢ Peak hour demand conditions:
➢ Maximum day demand plus fire flow:
➢ Static:
40 pounds per square inch (psi) minimum
20 psi minimum
150 psi maximum
Fire Flow
➢ The City of Vista Fire Marshal has set the required fire demand at 1,500 gallons per minute (gpm) for the Project.
Pipeline Fluid Velocity
➢ Peak hour demand conditions:
➢ Maximum day demand plus fire flow:
Pipeline Diameter
➢ Short dead-end, no hydrants:
➢ Feeding hydrants:
HYDRAULIC ANALYSES
8 feet per second (fps) maximum
16 fps maximum
4 -inch diameter minimum
8 -inch diameter minimum
A hydraulic analysis was performed on the District's distribution system with the proposed Project's water demands incorporated. An 8 -inch public pipeline extension from West Bobier Drive within the private street is proposed to provide water service for each lot, along with a one new fire hydrant approximately 120 -feet into the Project.
The analysis was carried out using the District's InfoWater® v12.5 water distribution computer model. The modeled pressure results at the project entrance at West Bobier Drive, at the proposed fire hydrant, and at the end of the proposed water mainline extension are summarized in the table below.
Hydraulic Modeling Results
Node Location
Elevation
(ft)
Static Peak Hour Max Day + FF
Pressure Pressure Pressure
(psi) (psi) (psi)*
Project Entrance on
West Bobier Drive
457 46 39 N/A
Proposed Fire Hydrant
#1
462 45 N/A 31
End of Proposed
Private Street
456 47 40 N/A
*Simulated fire flows are within the distribution system water mains, analyses do not represent actual flow available through a fire hydrant assembly or fire sprinkler system. 08/11/2026
PH2 774 of 876
552 West Bobier Drive Water Supply Study
June 26, 2025
No existing system deficiencies were identified in any pipe segments in the vicinity of the development during any scenario. Results from the analysis show that the required fire flow demand of 1,500 gpm can be met at the proposed fire hydrant within the development. However, results also show that the minimum desired peak hour pressure of 40 psi cannot be met throughout the development for pipeline and pad elevations above 457 feet. These low pressures result from the high elevations relative to the hydraulic grade line of the 565 Pressure Zone. If less than 40 psi pressures are considered too low by the developer, the installation of privately owned booster pumps (and backflow preventers at the meters) will be required.
The District makes no guarantee that the available fire flow and pressures are presently available, nor guarantee that the flow and pressure will be available in the future due to continued growth that places additional demands for water on the water distribution system. Availability of flow and pressure is also subject to shutdowns and variations required by the operation of the District's distribution system.
CONCLUSION AND CONDITIONS
The proposed Project is not expected to increase water demands over ultimate flows projected in the Master Plan. Based on the unit demand factor of 1,100 gpd/acre for single-family residential development and site size of 1.72 acres, the projected average annual water demand for the Project is 1,892 gpd.
The Study did not identify any existing system deficiencies within the Project limits or in the vicinity of the development during the maximum day plus fire flow demand scenario. However, as noted above, slightly less than 40 psi pressures were found within the Project during peak hour demands. The following improvements and conditions were assumed and/or are required for the Project:
➢ Removal of the existing 3/4" water meter to the Project property per District standards. ➢ Installation of approximately 410 feet of 8 -inch PVC water main from West Bobier Drive south through the development's private street.
➢ Installation of one public fire hydrant on the proposed 8 -inch PVC water main within the development's private street.
➢ Grant of a specific easement in favor of the Vista Irrigation District over the limits of the development's private street.
➢ Purchase of water capacity and installation of water meter(s) sufficient to cover projected demands.
➢ Installation of backflow prevention devices per District standards and Cross -Connection Control Policy.
08/11/2026
PH2 775 of 876
9Z0Z/ I L/80
-
- APN 161-030-07
•iim District Bo undary
0 600 1,200
Feat
cc
cr
list- I —I
I NMI
I IN
I
I- --1
-Figure 2
-
W B OBIER DR
LO S ANC�C ES -DR
Vista Irrigati on District
Water Supply Study
552 W C3obier Dr
Figure 1
Z\GIS\Wote rSupplyStu dy\552'WBo bier1552WBoble rJigl.mxd Pri nt Dote: 6/24/2025
9Z0Z/ I L-/80
2 N
9L8 10 LLL
O CEANSIDE BLVD
cc
F-
O
10"
O
diameter
1e Existin g Pipe
APN 161-030-25
■ oo District Bou ndary
0 75 150
Feet
10"
W BOBIER DR
Existing 3/4" water
service to be
abandoned
6"
0 MARABOU LN
MYNAH PL
4' o
Vista Irrigation I:Jstrict
Water Supply Study
552 W Dobier Dr
Figure 2
Print Dot e: 6/24/2025
9Z0Z/ L L/80
2 IV
v
00 0
00 0)
O CEANSIDE BLVD
dia mete r
8"
Propo sed Pipe
dia meter
to" Existing Pipe
APN 161-030-07
sum District Boundary
0 75 150
Feet
1 1
1 1
10"
W BOBIER DR
10"
�- Proposed
fire hydrant
4„ MYNAH PL
6"
0 MARAB OU LN
Vista Irrigation District
Water Supply Study
552 W Dobier Dr
Figure 3
Print Dat e: 6/24/2025
552 West Bobier Drive Water Supply Study
Mitigation Monitoring and Reporting Program
Section 1 Introduction
The California Environmental Quality Act (CEQA) requires a lead or responsible agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) when approving or carrying out a project (Section 21081.6 of the California Public Resources Code). The purpose of the MMRP is to ensure that the mitigation measures identified in an Initial Study/Mitigated Negative Declaration (IS/MND) are implemented as detailed in the draft environmental document. As lead agency for the 552 West Bobier Drive Project (project), the City of Vista (City) is responsible for implementation of this MMRP per the requirements of CEQA. In this context, this MMRP was prepared to provide a monitoring guide to facilitate the implementation of the adopted mitigation measures and related compliance reporting. Once the City adopts the MMRP, the mitigation monitoring/reporting requirements will be incorporated into the appropriate permits and construction documents (i.e., engineering specifications, engineering and construction plans, etc.). In accordance with the requirements, this MMRP lists each mitigation measure, describes the timing for implementation and verification, and identifies the responsible party or parties as detailed below in Section 3.
Section 2 Monitoring and Reporting Procedures
This MMRP was developed for the project following the circulation of the Draft IS/MND. The MMRP will be in place through all phases of the project, including design, construction, and long-term management and will facilitate the implementation of mitigation measures proposed to avoid, minimize, or reduce significant environmental effects. The City will be responsible for administering the MMRP and ensuring that all parties, including its contractors, comply with its provisions. The City may delegate implementation and monitoring activities to staff, consultants, or contractors. The City will require that its construction contractors submit an environmental compliance plan for approval by the City and construction manager prior to the beginning of construction activities. This plan shall document how the contractor intends to comply with all measures applicable to the contract, including the application of best management practices (BMPs) in accordance with instructions listed in the construction specifications. The City also will ensure that monitoring is documented through systematic compliance verification and reporting and that deficiencies are promptly corrected.
Section 3 Mitigation Monitoring and Reporting Program Implementation This MMRP was prepared to verify compliance with individual mitigation measures proposed in the Draft IS/MND for the project and adopted as part of the Final IS/MND. The table below identifies each mitigation measure by environmental resource and the entity responsible for its implementation. Certain inspections and reports may require preparation by qualified individuals, and these are specified as needed. The timing and method of verification for each measure are also specified. 08/11/2026
PH2 779 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
Air Quality
AQ-1: Site -specific Analysis Related to Blasting.
Prior to the commencement of blasting activities,
the Applicant shall require the preparation of a
project -specific air quality impact analysis by a
qualified air quality consultant for any project
activities that requires blasting to verify that
blasting emissions are less than the daily San
Diego Air Pollution Control District (SDAPCD)
significance thresholds listed in Table 7 of the
IS/MND. If blasting results in exceedances of
emissions thresholds, the Applicant shall
implement additional measures to reduce
emissions to within SDAPCD daily screening level
thresholds. These measures may include reducing
the size, extent, or number of blasting events on a
given day. The specific additional measures, if
required, shall be determined by the qualified air
quality consultant based on the results of the final
air quality analysis. If the measures are unable to
reduce emissions to within SDAPCD daily
screening level thresholds, no blasting shall occur.
In this scenario, any substitute method for
blasting shall also have an air quality analysis
performed as described above that demonstrates
the emissions would be within SDAPCD screening
level thresholds.
Prior to the
issuance of a
grading permit
City of Vista Community
Development
Department; Land
Owner/Applicant
San Diego Air Pollution
Control District
08/11/2026
PH2
780 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
Biological Resources
BIO-1: Nesting Bird and Raptor Avoidance. If
initial grading and vegetation removal activities
(i.e., earthwork, clearing, and grubbing) must
occur during the avian breeding season for
migratory birds and raptors (January 15 through
September 15), a pre -construction nesting bird
survey shall be conducted by a qualified biologist.
The survey shall consist of searching for nesting
birds within the proposed work area and
surrounding 100 feet, where feasible, and the final
survey shall not be completed more than seven
days before the beginning of initial grading and
vegetation removal activities. If the surveys
conclude there is no active nesting, the work shall
resume as planned without further requirements.
If the results of the survey identify nesting birds
(including raptors), no -work disturbance buffers
shall be implemented: 100 feet around non -listed
active passerine (perching birds and songbirds)
nests, 300 feet around listed passerine nests (e.g.,
coastal California gnatcatcher), and 300 feet
around active raptor nests (e.g., Cooper's hawk).
The buffers may be reduced, if appropriate, as
directed by a qualified biologist. The reduction in
no -work buffers shall be approved by the City
before implementation. The buffers shall be
respected and maintained until the end of the bird
breeding season, or until a qualified biologist has
determined that the birds have fledged and are no
longer reliant upon the nest or parental care for
Prior to and
during
construction
City of Vista Community
Development
Department; Qualified
Biologist
California Department
of Fish and Wildlife
08/11/2026
PH2
781 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
survival. The results of the pre -construction
nesting bird survey shall be reported to the City in
a brief memo.
Cultural Resources
CR-1: 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 Native American
Monitor have been retained at the Applicant or
Owner and/or Contractor's expense to implement
the monitoring program, as described in the pre -
excavation agreement. A copy of the letter shall
be included in the Grading Plan Submittals for the
grading permit.
Prior to the
issuance of a
grading permit
and during
construction
City of Vista Community
Development
Department;
Applicant/Landowner
and/or Contractor
Qualified
Archaeologist and
Native American
monitor
CR-2: Isolated cultural items discovered in the
project site shall be returned to the site at a
location determined prior to issuance of grading
permit. The location shall be identified on the final
grading plans as an environmentally sensitive area
to be deed -restricted in perpetuity, mutually
agreed -upon location (agreed upon by the Tribes
and the Applicant/Owner).
Prior to
issuance of a
grading permit
and during
construction
City of Vista Community
Development
Department, Qualified
Archaeologist, Native
American Monitor,
Landowner/Applicant
CR-3: Cultural resource mitigation monitoring shall
be conducted 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
During
construction
City of Vista Community
Development
Department; Qualified
Archaeologist, Native
American Monitor
Contractor
08/11/2026
PH2
782 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
proposed project. The monitoring shall consist of
the presence of a Qualified Archaeologist and a
Native American Monitor for, but not limited to,
any fence installation, 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 and all cultural
resources); and related off -site utility installations in West Bobier Drive, private driveways and/or
streets. 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 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 Native American monitor during all
08/11/2026
PH2
783 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
ground disturbing or altering activities, as
identified above.
• The Qualified Archaeologist and/or
Luiseno 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 or
cultural features until a determination of
potential significance is made, which shall
be determined by the Qualified
Archaeologist and the Native American
monitor. Ground disturbing activities shall
not resume until the Qualified
Archaeologist, in consultation with the
Native American monitor, deems the
cultural resource or feature has been
appropriately documented and/or
protected. At the Qualified
Archaeologist's discretion, the location of
ground disturbing activities may be
relocated elsewhere on the project site to
avoid further disturbance of cultural
resources.
• The open space easement ESA in the
northern central portion of the project
shall be preserved in situ and in
perpetuity with no construction or staging
08/11/2026
PH2
784 of 876
Mitigation Measure
Timing
Primary Responsible
Party
Secondary
Responsible Party
Verification
Initials
Date
activities occurring within the ESA during
project development. Avoidance of
construction activity within the ESA shall
be denoted on grading and construction
plans. Protective fencing shall be placed
around the ESA and temporary signage
shall be placed within 100 feet of the area
denoting its location. Upon completion of
ground disturbing activities associated
with project construction, the Qualified
Archaeologist, Native American monitor,
and construction manager or other
appropriate personnel shall observe or
conduct the removal of fencing and
signage as applicable.
• The avoidance and protection of
discovered unknown and significant
cultural resources and/or unique
archaeological resources is the preferable
mitigation for the proposed project. If
avoidance is not feasible, a Data Recovery
Plan may be authorized by the City as the
Lead Agency under CEQA. If data recovery
is required, then the Native American
monitor shall be notified and consulted in
drafting and finalizing any such recovery
plan.
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CR-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 Native American monitor's notes
and comments, to the City's Director of
Community Development for approval.
Prior to release
of Grading
Bond
City of Vista Community
Development
Department; Qualified
Archaeologist, Native
American Monitor
CR-5: The landowner shall relinquish ownership of
all cultural resources collected during the cultural
resource mitigation monitoring conducted during
ground disturbing activities, and from any
previous archaeological studies or excavations on
the project site, for respectful and dignified
treatment and disposition in accordance with the
consulting Tribe's cultural and spiritual traditions.
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.
During
construction
City of Vista Community
Development
Department, Landowner,
Rincon Native American
Monitor
Qualified
Archaeologist
CR-6: 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
During
construction
City of Vista Community
Development
Department, Qualified
Archaeologist, Native
American Monitor; Most
Likely Descendant
Contractor
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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 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 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 decide as to the
Most Likely Descendant. 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 a Luiseno Native American
monitor.
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Land Use and Planning
LU-1: On -Site Noise Barriers. Noise levels within
the backyard areas of Lots 1, 2, and 3 may be
exposed to noise levels exceeding the City General
Plan noise compatibility standards and shall be
reduced to below 65 CNEL.
Noise reduction for these exterior use areas shall
be accomplished through on -site noise barriers
(walls). The wall shall be at least 6 feet in height
and would break the line -of -sight between the
backyards of Lots 1, 2, and 3 and Bobier Drive. To
appropriately reduce noise levels, the wall should
be constructed at the pad elevation for each lot.
The sound attenuation barrier must be solid. It
can be constructed of masonry, wood, plastic,
fiberglass, steel, or a combination of those
materials, as long as there are no cracks or gaps,
through or below the wall. Any seams or cracks
must be filled or caulked. If wood is used, it can be
tongue and groove and must have a minimum
Sound Transmission Class (STC) 22 rating. Where
architectural or aesthetic factors allow, glass or
clear plastic 3/8 of an inch thick or thicker may be
used on the upper portion.
Prior to the
issuance of an
occupancy
permit
City of Vista Community
Development
Department
LU-2: On -Site Interior Noise Level Reduction. For
the project's Lots 1 through 6 habitable areas
(living rooms and bedrooms), interior noise levels
shall be reduced to 45 CNEL or less. The following
Prior to the
issuance of an
occupancy
permit
City of Vista Community
Development
Department
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measures may be incorporated in the design of
the project to reduce interior noise levels:
• Minimum exterior wall requirement of
STC 46 with a construction of standard
3/8 -inch exterior one coat stucco over 1.0 -
inch rigid R-4 insulation over 1/2 -inch
shear wall on 2x6 studs with 5/8 -inch Type
"X" Drywall.
• Minimum window requirement of STC 28
with a vinyl frame window construction of
dual glazing window thickness 1/8 -inch
and 1/2 -inch air gap.
• Appropriate means of air circulation and
provision of fresh air intake shall be
incorporated in the project to allow
windows to remain closed for extended
intervals of time so that acceptable levels
of noise can be maintained on the
interior.
Buildings shall provide mechanical ventilation in
accordance with the 2022 California Mechanical
Code.
Noise
Noi-1: Construction Noise Management Plan.
Noise levels from project -related construction
activities shall not exceed the noise limit specified
in San Diego County Code Sections 36.408 and
Prior to the
issuance of a
grading permit
City of Vista Community
Development
Department
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36.409 of 75 dBA (8 -hour average), when
measured at the boundary line of the property
where the noise is located or any occupied
property where noise is being received. A
Construction Management Plan that describes the
measures included on the construction plans to
ensure compliance with the noise limit shall be
prepared by the project applicant and submitted
to the City of Vista Planning Division for approval
prior to issuance of the grading permit. The
following measures may be included to reduce
construction noise:
and during
construction
• Construction equipment to be properly
outfitted and maintained with
manufacturer -recommended noise -
reduction devices.
• Diesel equipment to be operated with
closed engine doors and equipped with
factory -recommended mufflers.
• Mobile or fixed "package" equipment
(e.g., arc -welders and air compressors) to
be equipped with shrouds and noise
control features that are readily available
for that type of equipment.
• Electrically powered equipment to be
used instead of pneumatic or internal -
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combustion powered equipment, where
feasible.
• Unnecessary idling of internal combustion
engines (e.g., in excess of 5 minutes) to be
prohibited.
• Material stockpiles and mobile equipment
staging, parking, and maintenance areas
to be located as far as practicable from
noise -sensitive receptors.
• The use of noise -producing signals,
including horns, whistles, alarms, and
bells, shall be for safety warning purposes
only.
• No project -related public address or music
system shall be audible at any adjacent
sensitive receptor.
• Temporary sound barriers or sound
blankets may be installed between
construction operations and adjacent
noise -sensitive receptors. Due to
equipment exhaust pipes being
approximately 7 to 8 feet above ground, a
sound wall at least 10 feet in height above
grade, to block the line -of -sight between
project construction activities and
residences along the southern, western,
and eastern property lines. These barriers
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would mitigate noise levels to within
acceptable levels. To effectively reduce
noise levels, the sound barrier should be
constructed of a material with a minimum
weight of two pounds per square foot,
with no gaps or perforations, and remain
in place until the conclusion of demolition,
grading, and construction activities.
• The project applicant shall notify
residences within 100 feet of the project's
property line in writing within one week
prior to any construction activity, such as
demolition, hard rock handling, concrete
sawing, asphalt removal, and/or heavy
grading operations. The notification shall
describe the activities anticipated, provide
dates and hours, and provide contact
information with a description of a
complaint and response procedure.
• The on -site construction supervisor shall
have the responsibility and authority to
receive and resolve noise complaints. A
clear appeal process for the affected
resident shall be established prior to
construction commencement to allow for
resolution of noise problems that cannot
be immediately solved by the site
supervisor.
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CITY COUNCIL RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY
OF VISTA, CALIFORNIA, DENYING THE APPEAL AND APPROVING A
TENTATIVE SUBDIVISION MAP AND SITE DEVELOPMENT PLAN TO
CONSTRUCT 15 SINGLE-FAMILY ATTACHED RESIDENTIAL UNITS
ON A 1.67 -ACRE SITE LOCATED AT 552 W. BOBIER DRIVE (APN 161-030-07-00)
APPLICANT: SWS Engineering, Inc.
PLANNING CASE NO. P24-0164
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, SWS Engineering, Inc., filed an application for a Tentative Subdivision Map and Site Development Plan to construct 15 attached single-family residences and associated site improvements on an approximately 1.67 -acre site located at 552 W. Bobier Drive;
B. The property for which the approvals are requested is more specifically described as follows:
Approximately 1.67 -acre site addressed as 552 W. Bobier Drive and also known as Assessor's Parcel Number 161-030-07-00.
C. A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was prepared for the proposed project. Potential environmental impacts in the areas of Air Quality, Biological Resources, Cultural Resources, Land Use and Planning, and Noise would be mitigated to less than significant levels with implementation of the mitigation measures included in the Mitigation Monitoring and Reporting Program.
D. On June 16, 2026, the Planning Commission adopted Planning Commission Resolution 2026-07, adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for this project with the finding that there is no substantial evidence in the record before it that the project, if mitigated as proposed in the Mitigation Monitoring and Reporting Program, may have a significant impact on the environment.
E. On June 16, 2026, the Planning Commission held a duly noticed public hearing to consider the request to approve the Tentative Subdivision Map and Site Development Plan and adopted Planning Commission Resolution 2026-08 approving the project (Vote 6-0).
F. On June 26, 2026, an appeal of the Planning Commission's approval was filed.
P24-0164 RESO SDP
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EXHIBIT 2
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RESOLUTION 2026 -
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G. On August 11, 2026, 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 to construct 15 single-family attached homes and associated site improvements on a 1.67- acre site located at 552 W. Bobier Drive.
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 recitations are true and correct.
B. The City Council hereby makes the following findings with regard to the Site Development Plan request:
1. The project conforms to the following:
a. All applicable elements of the General Plan, Development Code regulations, Objective Design Standards, 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.
The existing General Plan Land Use designation for
the project site is Medium Density (MD), which allows for single-family residential development, as well as duplexes and townhomes in certain circumstances, of up to 10 dwelling units per acre. The project site is approximately 1.67 acres in size. The proposed project consists of 15 attached single-family residences that would be constructed at a density of 9 dwelling units per acre, which would conform to the General Plan MD designation, and furthers Goal 2.0 of the General Plan Housing Element to encourage a wide range of housing types and prices to meet the existing and future needs of Vista residents. The project also supports Land Use and Community Identity (LUCI) Goal 2 which promotes the preservation and enhancement of neighborhoods that share common development patterns because the proposed project would be constructed on a vacant in -fill site adjacent to single-family homes, and the project is designed to be architecturally compatible with the existing residences surrounding the project site. Also, the project preserves existing roadway patterns, and the project will preserve existing natural features (rock outcropping) onsite through establishment of an open space easement. Therefore, the project design will be compatible with adjacent land uses and includes sufficient open space. ii. The project, as proposed and as modified by the
Conditions of Approval in Exhibit "A", including CEQA mitigation measures, meets the applicable development standards established for the R -1-B Residence Zone, including P24-0164 RESO SDP
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building height restrictions, setback requirements, parking, landscaping, open space, and lighting, except where deviations are required under state law (HCA/HAA) to accommodate the physical construction of the proposed housing project at the density allowable under the General Plan. The deviations from applicable development standards include the following:
a) A waiver to the R -1-B Zone minimum side setback of 5 feet (VDC Section
18.28.040). The project proposes zero -lot line side setbacks (attached units). b) A waiver to R -1-B Zone minimum lot size of 6,000 square feet (VDC Section
18.30.060). The project proposes lot sizes that range from 2,564 to 5,768 square feet, with the average lot size being 3,808 square feet. c) A waiver to the R -1-B Zone maximum lot coverage: Main buildings and required driveways shall not cover more than 60 percent of the area of the lot (VDC Section 18.30.070). The project proposes lot coverage of up to approximately 77 percent (Lot 13).
d) A waiver to the following subdivision design standards in VDC Section 17.16.010:
Every lot shall contain the minimum lot area specified in the zoning ordinance for the zone (VDC Section 17.16.010(B)); every lot shall be at least 50 feet wide exclusive of side yards required in the zone in which the lot is located measured at the building setback line (VDC Section 17.16.010(C)); and lot depth shall be at least 90 feet and shall be no greater than three times the average width (VDC Section 17.16.010(1)).
Granting of these deviations is necessary for physical development of the project at the allowable maximum density under the General Plan and as proposed by the housing development project.
iii. The proposed project is consistent with the
requirements of the Objective Design Standards because the design of the project incorporates the use of various materials and decorative elements to provide an attractive architectural design including a combination of complimentary batten board and wood -tile siding, asphalt shingle roofing, the use of varied exterior color and material details, the application of stacked stone around select garage doors, and decorative wood lattice and window trim features. The project also provides a decomposed granite trail as an open space amenity.
iv. All construction on the site will be required to conform to the applicable building and safety regulations.
b. The proposed project complies with any conditions of approval that have been levied as a result of any previous discretionary approval(s). i. There are no prior conditions of approval or project requirements applicable to the project.
c. The proposed project, as conditioned, includes the required P24-0164 RESO SDP
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on- and off -site improvements to implement the purpose and intent of the Development Code and the City's design and development standards.
The project provides adequate parking and
associated facilities to accommodate the proposed land use onsite in accordance with the Development Code standards.
ii. 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 makes the following findings regarding the Tentative Subdivision Map:
1. The project conforms to the following:
a. The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
The project site is designated as Medium Density
(MD) under Vista's General Plan, which allows for residential densities ranging of up to 10 dwelling units per acre. No change is proposed to the existing General Plan land use designation. The construction of 15 attached homes would result in a density of approximately 9 units per acre which would be consistent with the Medium Density (MD) land use designation. Therefore, the proposed map would conform to the General Plan. ii . The LUCI Element of the General Plan identifies
specific goals and policies including but not limited to LUCI Goal 2 and LUCI Policy 2.4 which are 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 map enables a project that 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 map will enable the development of homes of quality design which will contribute to the community character in that vicinity, while ensuring compatible architectural design to existing development surrounding and nearby the project site.
b. The design and improvements of the proposed subdivision are compatible with the Vista General Plan for the following reason:
The design and improvements meet the applicable
criteria of Development Code Titles 16, 17, and 18 to implement the General Plan.
Construction of the project requires compliance with Title 16 Building and Construction, and the California Building Code. Construction drawings must be reviewed and approved through the City's permit application, plan check, and inspection process.
The proposed project must comply with Title 17, Section 17.16.024 which requires installation of public improvements and utility distribution facilities to serve the proposed P24-0164 RESO SDP
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subdivision. The project has been reviewed for conformance with the requirements of Section 17.16.024 and is subject to conditions of approval that will ensure that the improvements necessary to serve the project are installed in compliance with city standards. Individual building permits will be required for the construction of each home, at which time the construction drawings shall be reviewed for compliance with the applicable development standards required by Title 18, Zoning. ii. The subdivision design is consistent with Title 17
except where deviations are required under state law (HCA/HAA) to accommodate the physical construction of the proposed housing project at the proposed density as allowable under the General Plan. The necessary deviations from the subdivision design standards under VDC Section 17.16.010 include the following: Every lot shall contain the minimum lot area specified in the zoning ordinance for the zone (VDC Section 17.16.010(B)); every lot shall be at least 50 feet wide exclusive of side yards required in the zone in which the lot is located measured at the building setback line (VDC Section 17.16.010(C)); and lot depth shall be at least 90 feet and shall be no greater than three times the average width (VDC Section 17.16.010(I)) c. The site is physically suitable for the type of development for the following reason:
The land area is of sufficient size to allow for the
construction of 15 single-family attached residences and associated roadway improvements in conjunction with the Tentative Subdivision Map, while preserving the site's existing natural features that consist of several large rock outcroppings. The area with the rock outcroppings would be incorporated into an open space easement as an Environmentally Sensitive Area (ESA) which would prohibit future development within that area of the project site.
ii. Essential public services, including fire response and police protection services would be available to the proposed development, and the project construction plans are subject to plan check approval by the Vista Fire Department to confirm that the project meets all applicable fire codes set forth by the State Fire Marshal and the City's adopted building code, including sufficient fire flow and emergency access for fire engines and crews.
d. The site is suitable for the proposed density of development for the following reason:
Although the project site's topography is physically
constrained by several rock outcroppings, the project's design will allow for the construction of 15 dwelling units on the 1.67 -acre site at a density of approximately 9 dwelling units per acre. This density is consistent with the applicable land use designation of Medium Density Residential (MD) in Vista's General Plan (maximum 10 dwelling units per acre) and also helps the City to provide its fair share of regional housing needs for varied income categories to accommodate the forecasted growth in P24-0164 RESO SDP
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the number of households as required by State Law. Additionally, the project is designed to be compatible with existing residential development in the area, and the project would not disrupt existing patterns of development. 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:
The project is essentially an in -fill development on a site that is surrounded by existing comparable residential development to the west, south, and east, with a public roadway to the north. Approval of the project, as mitigated by the Mitigation Monitoring and Reporting Program (MMRP) and conditioned in the Conditions of Approval in Exhibit A, would not result in significant effects under CEQA due to the imposition of mitigation measures related to air quality, biological resources, cultural resources, land use and planning, and noise. As further detailed in the project's Mitigated Negative Declaration (MND), there are no jurisdictional waters or wetlands present within the project site; the project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community; the project site is surrounded by existing development, and as such, does not by itself function as, and does not contribute to, any wildlife corridors or linkages. The project would include various drainage improvements and pollutant control best management practices (BMPs), including grouted rip rap and multiple biofiltration basins throughout the project site. The northern central portion of the site encompassing several existing large rock outcroppings would be incorporated into an open space easement as an Environmentally Sensitive Area (ESA) which would prohibit future development. Project landscaping would include the planting of 31 trees along with various shrubs, groundcover, and grasses throughout the site. Therefore, the location and design of the project within the site, including the imposition of the Conditions of Approval in Exhibit A, are not likely to cause substantial environmental damage, or to substantially and avoidably injure fish, wildlife or other habitat. 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, are available and will be extended to the project to ensure no public health problems occur as a result of the subdivision. ii. All public and private road improvements as proposed in the conceptual project design and as imposed by the Conditions of Approval must be constructed in compliance with City standards for roadway safety and fire safety requirements for emergency vehicle access. Subsequent to project entitlement, all construction drawings would be subject to final review and approval to ensure compliance with such public safety requirements.
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acquired by the public at large for access through, or use of property within the proposed subdivision for the following reason:
i. All such easements identified on the project's
Tentative Subdivision Map shall be relocated or reserved from development. h. All requirements of CEQA have been met.
i. A Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program has been prepared for the project, in accordance with CEQA. All mitigation measures required under the Mitigation Monitoring and Reporting Program are included in the Conditions of Approval, as set forth in Exhibit A.
D. The above findings satisfy all of the requirements of the Subdivision Map Act and Title 17 of the City's Development Code, subject to the enumerated deviations required under state law pursuant to the HCA/HAA.
E. In view of the above findings and the applicable law, the City Council hereby denies the appeal and approves the Tentative Subdivision Map and Site Development Plan to construct 15 single-family attached residences and associated site improvements on an approximately 1.67 -acre vacant site located at 552 W. Bobier Drive (Planning Case No. P24-0164), a copy of which is attached hereto as Exhibit B, subject to the Conditions of Approval in Exhibit A to this Resolution.
F. The applicant must execute a written acceptance of these Conditions of Approval in Exhibit A to this Resolution no later than thirty (30) days after the permit is approved or the permit shall become null and void.
G. Failure to abide by and faithfully comply with any and all conditions of approval included in Exhibit "A" may constitute grounds for revocation of the approvals by the City Council.
[Continued on next page]
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3. Adoption. PASSED AND APPROVED at a regular meeting of the City Council of the Chartered City of Vista held on August 11, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
JOHN B. FRANKLIN, Mayor
APPROVED AS TO FORM: ATTEST:
Walter Chung, City Attorney Kathy Valdez, City Clerk
By: By:
Exhibits:
A. Conditions of Approval
B. Project Plans
APPROVED
Walter C. Chung
20260727133851
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EXHIBIT "A"
CONDITIONS OF APPROVAL
P24-0164
SWS Engineering, Inc.
The condition added by the Planning Commission at the public hearing held on June 16, 2026, is added below in bold/underline format.
PROJECT: A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Tentative Subdivision Map, and Site Development Plan to construct 15 single- family attached residential units on a 1.67 -acre site located at 552 W. Bobier Drive (APN 161-030-07-00).
A. SCOPE OF PROJECT
This project consists of 15 single-family attached residential units and associated onsite and offsite improvements, which shall conform to Exhibit "B".
B. APPLICABLE REGULATIONS
1. Where not otherwise specified, this project shall be subject to the regulations of the City of Vista Municipal and Development Codes as well as other applicable local, State and Federal regulations.
2. Prior to any construction on the site, all required permits shall be obtained.
C. 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 site plan shall not be signed until all conditions precedent to issuance of a building permit have been completed.
2. The final site 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. BUILDING AND STRUCTURAL
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.
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2. These are Zero lot line lots and as such all foundation need to be supported on an independent footing, not attached to the adjacent foundation.
3. All property line walls need to be of 1 hour construction for each of the buildings on either side of the property line. Walls need to have a minimum sound rating of STC 50.
4. Separate permits are required for each building and retaining walls if any as they occur.
5. All proposed new construction shall be fire sprinklered.
6. All bedroom windows need to be provided with a complying emergency escape window. The emergency escape window needs to open to a yard connected to a public way. Some of these units where the emergency escape does not connect to a public way, needs to be of the type of construction where an emergency escape is not required. This type of construction must be documented on this plan and be a condition of approval.
7. All dwellings units need to comply with the Electrical Charging station requirements and the solar energy requirements of the Energy code and the Green building codes.
G. LAND DEVELOPMENT ENGINEERING
1. General
a. Except for the access point shown on the Tentative Map, vehicular access rights to West Bobier 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. Prior to approval of the Final Map or issuance of building permit whichever comes first, the public improvement plans shall be approved by the City Engineer and bonded for.
c. Prior to acceptance of any building plans, the grading plan set shall be submitted for the second plan check and deemed substantially complete by The City Engineer. All technical reports must be synchronized with the project plans.
d. A Homeowners Association "HOA" shall be formed for this project to address the maintenance of private facilities. 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 Final Map. The 2 P24-0164
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CC&Rs shall be recorded concurrently with the Final Map or immediately after the Final Map recording. 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(s), streetlights, monument signage, common area (and inaccessible non -common area) landscaping, private drainage systems (including detention basins), 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, or "HOA", or a management company.
The open space and common areas maintained by "HOA" shall be shown on the Final Map.
e. The approval of the Tentative Map shall not mean that closure, vacation, or 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. 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 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 or grading plan whichever comes first. 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 and San Diego Regional Water Quality Control Board (including NPDES), San Diego County Health Department, prior to the issuance of a grading permit.
h. Provide the City of Vista with a certification from each public utility and each public entity owning easements within the proposed project stating that:
(a) they have received from the owner/developer a copy of the proposed 3 P24-0164
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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. Include Signature Omission Statement on the map title sheet.
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, Fire Department and Building Official. All improvements shall be under construction to the satisfaction of the City Engineer prior to the issuance of any 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.
J.
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 owner/developer with cash securities and approved by the City Engineer.
k. The drainage design on the Tentative Map is conceptual only. The final design shall be based upon a hydrologic/hydraulic study to be approved by the City Engineer during final engineering. All drainage picked up in an underground system shall remain underground until it is discharged into an approved channel, or as otherwise approved by the City Engineer. Public storm drains, sewer and water lines shall be shown on public improvement plan and profile on separate sheets. Storms drain easements shall be dedicated where required. The owner/developer shall be responsible for obtaining any off -site easements for storm drainage facilities.
I. Prior to granting occupancy, the Engineer of record must submit "As -Built" drawings to construction inspector assigned to his project for final approval.
The inspector will review the "As -Built" drawings, sign and return them to the contractor and request that the following be submitted. (i) A PDF of the approved plan with changes bubbled on the plan set shall be submitted to the Engineering Department for construction change review and inspection.
(ii) Once As-Builts changes are approved by the Engineering Department, the original plan set shall be amended to reflect those changes.
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m. 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 approved by the City engineer.
2. Grading
a. Prior to any grading of any part of the project, a comprehensive soils and geologic investigation shall be conducted of the soils, slopes, and formations of the project. All necessary measures shall be taken and implemented to ensure 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 Development Code, is approved by the City Engineer.
b. If the project involves demolition of an existing structure or 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 erosion plan security, per the City of Vista Municipal Code. c. A precise grading and improvement plan shall be prepared, reviewed, secured, and approved along with a building pad certification prior to the issuance of any building permits for a building structure. The grading plan shall be prepared by a California Registered Civil Engineer. The plan shall reflect all pavement, flatwork, drainage basins and devices, utility services, landscaped areas, special surfaces, curbs, gutters, walls, medians, striping, signage, streetlights, and footprints of all structures. An erosion control plan shall be submitted along with the grading plans for the site. 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 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 5 P24-0164
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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. Engineer of Work shall depict the proposed haul route to and from the site within the limits of City of Vista. A haul route permit is required.
5. 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.
e. Grading and drainage facilities shall be designed and installed to adequately accommodate the local storm water runoff and shall be in accordance with the City's Development Code and as approved by the City Engineer. Drainage facilities shall include an onsite 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.
f. The project drainage configuration shall allow for positive drainage to all discharge points. The project shall demonstrate no increases in peak flow rates at all discharge points. The project shall demonstrate no increases in peak flow rates at all discharge points. The drainage report shall furnish a detention analysis that conforms to the County of San Diego Conjunctive Use Facilities Handout for Storm Water Management and Flood Control.
The grading plans shall make provision for an emergency overland escape pathway with adequate freeboard for each subarea.
g.
At the time of final engineering first submittal, include cost estimates for grading, drainage system, erosion, landscape and public improvement plans, based on the current County of San Diego Department of Public Works, Land Development Division's Unit Price List.
h. No grading for private improvements shall occur outside the limits of this approval unless the owner/developer obtains an agreement from the owners of the affected properties and submits a copy to the City Engineer.
If the owner/developer is unable to obtain an agreement, no off -site grading permit will be issued. In that case the owner/developer shall either apply for and obtain an amendment to this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the City Engineer and Community Director.
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i. If shoring is required, the shoring design plan with structural calculations shall be submitted to the Building Division and shown on grading plan as 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".
j.
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 or not -found per the Final Map or with a post -construction Corner Record or Record of Survey with the County Surveyor. k. 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".
I. 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 this is caused in whole or in part by owner's/developer's development of the site."
m. 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/or contaminated material as defined by the City of Vista and the County of San Diego Department of Environmental Health. Exported or imported soils shall be properly screened, tested, and documented regarding hazardous contamination.
n. 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 exceed 20 feet or where the slope exceeds 4 feet high and is adjacent to any streets, an arterial street or state highway.
3. Improvements
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a. Prior to approval of the Final Map improvement requirements shall be covered by a subdivision agreement and secured with sufficient improvement securities or bonds guaranteeing performance and payment for labor and materials, setting of monuments, and warranty against defective materials and workmanship.
b. Public improvements required at the time of development shall be under construction to the satisfaction of the City Engineer prior to the issuance of the first building permit, excluding retaining wall permits. The public improvements including underground conversion of overhead utilities shall be completed prior to the issuance of any certificate(s) of occupancy. c. West Bobier Drive shall be improved as noted:
1) West Bobier Drive is classified as a 4 -Lane Major Street with 16 feet raised median. The required right-of-way (ROW) width is 100 feet with 80 feet curb to curb pavement, four -12 -feet travel lanes, two 8 feet shoulders including Class II bike lanes, and 10 feet parkway including 5 feet wide concrete sidewalk and landscape.
2) West Bobier Drive along the property frontage shall be improved with concrete curb and gutter, 5 feet wide concrete sidewalk, and landscape per the City Landscape Requirements. Repair failed and damaged sections and construct 2 -inch -thick AC grind and overlay of the existing pavement from lip of the gutter to the centerline, as required by the City Engineer. The improvements shall be in accordance with the City Public Streets Design Standards. 3) Prior to final map or public improvement plan approval, whichever comes first, an in -lieu fee pursuant to the Vista Development Code shall be posted for construction of half -width of the raised median along the property frontage.
d. Street name signs and permanent traffic control devices shall be built to City standards and subject to approval by the City Engineer and the City Traffic Engineer.
e. All right-of-way alignments, street dedications, exact geometrics and widths required by these conditions shall be dedicated and improved pursuant to Vista Development Code and as required by The City Engineer, as applicable.
f. Sight distance requirements at the proposed driveway entrance shall conform to the Cal Trans intersectional sight distance criteria.
Landscaping features such as slopes, fencing, retaining walls, trees, shrubs, and signage shall be designed to conform to the Cal Trans sight distance criteria. Vertical obstruction higher than 30 -inch are not permitted within the clear space.
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9. The design and construction of improvements shall be in accordance with the standard plans and requirements of the City of Vista and subject to approval by the City Engineer.
h. Public and private sidewalks and hardscape designated as "ADA path of travel" shall comply with ADA requirements.
j.
Pavement sections for streets and driveways shall be based upon approved soil tests and traffic indices. 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.
New overhead utilities extension services for the development of the project, including but not limited to, electrical, cable and telephone, shall be placed underground per the City Development Code requirements and subject to approval by the City Engineer.
k. The City of Vista does not provide water service for projects within the city limits. A separate submittal and/or permits, fees, bonds, agreements, and other conditions are required to be attained by Vista Irrigation District.
I. Domestic private water system design plans shall be checked and field inspected by civil engineer of the project or a certified third party hired by the owner/developer as part of engineering review and construction phase.
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 the grading plan. The O&M Plan shall be prepared in accordance with the City of Vista BMP Design Manual Chapter 7, by the owner/developer's Civil Engineer. The O&M Plan shall be directly based on the project's deemed complete Storm Water Quality Management Plan (SWQMP). The O&M Plan shall be approved prior to approval of improvement plans by the City Engineer. At a minimum the O&M Plan shall include the designated responsible parties to manage the storm water Best Management Practices (BMPs), 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.
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 quality BMPs identified in the project's deemed complete 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 9 P24-0164
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precise grading permit.
c. At a minimum, maintenance agreements shall require the staff training, inspection and maintenance of all BMPs on an annual basis. The project proponent shall complete and maintain O&M forms to document all maintenance activities. Parties responsible for the O&M plan shall retain records 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 onsite and offsite access easements necessary for the operation and maintenance of BMPs that shall be binding on the land throughout the life of the project to the benefit of the party responsible for the O&M of BMPs, until such time that the storm water BMP requiring access is replaced, satisfactory to the City Engineer. e. The project shall provide a separate sheet as part of the grading plan showing all construction BMPs required. This construction BMP sheet shall be phased as needed and required by the City Engineer, alterations and updated plans may be required during construction. Additional BMPs, when requested by the City Engineer, shall be implemented before the next rain event or within 48 hours of request whichever comes first. f. The BMPs described in the project's deemed complete SWQMP shall not be altered in any way, shape or form without formal approval by the project's final approving authority, as determined by the City Engineer and the City Planner. The Final PDP SWQMP shall be updated in accordance with the effective City of Vista BMP Design Manual. The stormwater and drainage calculations shall make provision for an appropriate hardscape contingency. The stormwater and detention basins shall be designed in a manner that provides at least six inches of freeboard with a controlled emergency escape conveyance. Freeboard shall be taken as the vertical distance from the maximum design water surface elevation to the emergency escape conveyance.
g.
This project will be required to implement post construction BMPs basin 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 plan that indicates all site design, source control and treatment control BMP's. This sheet shall be signed by the architect, civil engineer, landscape architect, and geotechnical engineer. It shall show construction level details for all BMP's as required by the City Engineer. h. The owner/developer shall comply with the provisions of the 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 SWRCB 10 P24-0164
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rescinds this General Permit. Only those owners/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 at all times during construction. The SWPPP shall be provided, upon request, to the USEPA, the SWRCB, the Regional Water Quality Control Board (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.
i. Post construction BMPs 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 BMPs as constructed are in conformance with the deemed complete SWQMP, and hydrology and hydraulics reports and that water quality requirements have been satisfied.
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 improvements are separately approved by and bonded with the Vista Irrigation District (VID) prior to approval of the grading and public improvement plans. Please submit the grading and public improvement plans to the Land Development Division and 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.
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H. PUBLIC SEWER AND WATER UTILITIES
1. The residential development proposed density and sewer capacity is in compliance with the current General Plan, Zoning requirements, and the current Sewerage Master Plan. Therefore, sewer capacity and service is available for these parcels.
2. Developer shall obtain a `Sewer Discharge' permit from the City of Vista, and pay all related fees and charges, prior to obtaining a Building permit.
Commitment to provide sewer services is made by the District's Board and/or City Council, and is subject to compliance with Sewer District's conditions, terms, rules, and regulations, posting required securities/bonds, and payment of all pertinent fees and charges.
3. An existing 6 -in PVC PVCP (Dwg-1357, 1981-Yr) public sewer main along W Bobier Drive is available for connection. Refer to the existing record drawings and the existing CCTV inspection logs and videos for location and condition of the existing pipes, respectively.
4. Point of Connection: Developer shall hire a qualified California Registered Land Surveyor or Engineer to survey and certify the top of rim and invert elevations of the existing sewer manholes #V10(20) and #v10(20A) where the proposed sewer main extension is connecting. A signed and stamped and dated `Survey Manhole Invert Elevation Certification' shall be submitted to the Sanitation Engineer, prior to approval of the Grading and Improvement Plans. The certificate shall include manhole IDs, top of rim and invert elevations, city Benchmark, X,Y,Z coordinates, and survey date, plus digital (CAD and PDF) copy of the survey file.
5. Developer shall obtain a `Sewer Discharge' permit from the City of Vista, and pay all related fees and charges, prior to obtaining a Building permit.
Commitment to provide sewer services is made by the District's Board and/or City Council, and is subject to compliance with Sewer District's conditions, terms, rules, and regulations, posting required securities/bonds, and payment of all pertinent fees and charges.
6. Public Sewer Facilities Design Criteria:
a. Sewer Main: 8" PVC SDR-35 (Green) at 0.75% with 5' minimum cover over the pipe. All sewer main data to be within a `Sewer Main Data' table (to include SMH ID, Bearing, Radius, Length, Slope, Remarks, etc., ...).
b. Manholes: 60" diameter manhole per COV SM-02 and SWR-4. c. Sewer Laterals (private): 4" PVC SDR-35 (Green) at 2% slope (min) within the ROW, and 5' cover over the pipe at the property line (PL).
Install a 'Two -Way' cleanout at Property line with a utility box. All laterals to maintain a 5 -ft separation, 6 -ft separation between 12 P24-0164
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manholes. All sewer lateral data to be within a `Private Sewer Lateral Data' table per COV SWR-24.
d. Pre -CCTV inspection is to be perform for ALL existing impacted public sewer main. Post -CCTV video inspection is to be performed for ALL newly installed public sewer mains and manholes. Refer to the Sewer Improvement Plans `Sewer Notes' for additional Requirements.
7. Off -site sewer facilities: Remove approximately 225 -If of the existing public 6 -inch sewer main along W. Bobier Dr. (from the existing SMH #V10(020) to SMH #V10(20A), and replace it with approximately 180 -If of 8 -inch PVC sewer main (from SMH #V10(020) to SMH #2.
8. On -site sewer facilities: Install approximately 380 -If of 8 -inch PVC public sewer main into the site to serve the proposed residential development — from SMH #2 to SMH #4. Each parcel/lot shall have a separate, individual, dedicated gravity flow, private sewer lateral, and a `standard two-way' cleanout with utility box fronting and connecting to the private sewer main, plus a dedicated Backflow Preventer'.
9. All private road easements are to be dedicated to the benefit of the City of Vista for sewer purposes. In addition, provide a City of Vista standard `Turn - Around' access area and easement for sewer maintenance and for all emergency vehicles. Sewer Improvement Plans to include a `Fire/ Vactor Truck Turning/ Motion' Analysis Plan with Specifications of the template used.
10. The Grading Plans and Construction Improvement Plan As -Built Signature block shall include a sanitation signature block for review/approval of the as- builts as noted below.
"AS BUILTS"
PROJECT ENGINEER
RCE EXP
DATE
REVIEWED BY:
INSPECTION: _
SANITATION:
DATE:
DATE:
NOTE: AS-BUILTS WILL BE SIGNED UPON:
• VACATION OF ALL SURPLUS EASEMENTS
• COMPLETION OF LANDSCAPE WORK
• POST -CCTV INSPECTION OF ALL SEWER FACILITIES
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11. All Construction Landscape Plans should be on a City approved AutoCAD Templates similar to the Grading Plans CAD templates, which are available on the city website — as a minimum, it shall have a Sanitation Conflict Review block for Sanitation's Review/Approval signature, and an `As -Built' block for sanitation's review/inspection and signature.
12. This project does NOT qualify for public sewer reimbursement. All cost incurred for the removal and replacement of the `off -site' public sewer facilities shall be borne by the developer.
13. All Public/Private sewer facilities are to be designed, constructed, and inspected per public Standards. Construction Sewer Improvement Plans are to be designed and prepared by a Registered Professional Civil Engineer.
All public sewer facilities are to be inspected in the presence of the Engineering field inspector. Work without proper inspection shall be rejected.
14. All existing sewer lines impacted by this project (in addition to the NEW sewer mains) are to be Pre-CCVT inspected. Refer to the Sewer Improvement Plans `Sewer Notes' for CCTV Inspection requirements. See below for CCTV Inspection table.
PRE -CCTV INSPECTION
#
PIPE SEGMENT ID
LENGTH
NOTES
1 #V10(19 > 20A)
5'
EX 6" PVC
2 #V10(20A > 20)
225'
EX 6" PVC
POST -CCTV INSPECTION
#
PIPE SEGMENT ID
LENGTH
NOTES
1 #1 > #V1 0(20)
105'
EX 6" PVC
2 #1 > #2
53'
NEW 8" PVC
2 #2 > #3
143'
NEW 8" PVC
4 #3 > #4
184'
NEW 8" PVC
15. The FINAL MAP GENERAL NOTES shall include the following notes:
a. GRADING, DRAINAGE, SURFACE & UNDERGROUND IMPROVEMENTS,
LANDSCAPE AND IRRIGATION, AND BMPS REQUIREMENTS PER
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APPROVED PLANNING COMMISSION (CITY COUNCIL) RESOLUTION
2026- .
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
i. VSD RESTRICTIONS FOR SEWER & DRAINAGE EASEMENTS',
DOC#1991-0433396, RECORDED AUGUST 23, 1991.
ii. `PRIVATE SEWER MAINTENANCE AGMT' DOC#2026-
, RECORDED , 2026.
iii. `SEWERAGE FLOW TRANSFER' AGREEMENT BETWEEN THE
CITY OF VISTA & THE CITY OF OCEANSIDE.
iv. VACATION OF EXISTING PUBLIC SEWER AND STORMDRAIN
EASEMENTS SHALL BE BY SEPARATE APPLICATION AFTER
COMPLETION AND ACCEPTANCE OF THE PUBLIC SEWER
FACILITIES.
v. `COVENANTS, CONDITIONS AND RESTRICTIONS' (CC&RS)
DOC#2026- , RECORDED , 2026.
d. 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.
e. SOILS REPORT/ GEOTECHNICAL EVALUATION REPORT PREPARED BY , DATED ; IS ON FILE IN THE CITY OF VISTA.
f. HYDROLOGY AND HYDRAULIC REPORT PREPARED BY
DATED ; IS ON FILE IN THE CITY OF VISTA.
g. WATER QUALITY TECHNICAL REPORT PREPARED BY , DATED
; IS ON FILE IN THE CITY OF VISTA.
16. 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.
I. FIRE DEPARTMENT
1. Fire Department Access
At the minimum of 24 feet wide there will be no parking on the Private streets. All interior roadways are designated "fire access roadways" or "fire 15 P24-0164
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lanes".
Roadway shall be marked per CFC Sec. 901.4 and CVC Sec. 22500.1. The minimum unobstructed paved width is 24 feet. The roadways shall be marked as "No Parking."
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.
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 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.
A paved all-weather driving surface approved by the fire chief, capable of supporting fire apparatus, must be installed prior to combustible building materials being brought to the site. (Exception: forming lumber for foundations permitted prior to all-weather surface.) As a minimum the first lift of paving must be installed prior to combustibles being brought on site.
Complete paving is required prior to building final inspection.
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.
2. Address Numbers
Address numbers shall be at least 4 inches in height and placed upon a background of contrasting color.
3. Fire Sprinklers
All residential structures and attached garages built on the subject property are required to have residential fire sprinkler systems meeting NFPA 13D standard, latest edition and local VFD sprinkler policy.
4. Gates
Any gate or barrier across a fire access roadway must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation. Gate swing shall not obstruct the width of any fire lane.
All gates serving residential projects must be automatic. Automatic gates must be equipped with sensors detecting emergency vehicle strobe lights from any direction of approach. In addition, Knox brand key -operated electric switches keyed to Vista Fire Department specifications are required. Both the strobe light detector and Knox switch shall override all gate functions and open the gate.
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5. 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. 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 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. District Blanket Easement No. C40 encumbers the property. Owners shall not erect, construct or permit to be erected or constructed any buildings, walls, fences, streets or any other improvements, including but not limited to trees, shrubs or other landscape improvements within the limits of said right of way without the written consent of Vista Irrigation District
6. An existing District waterline crosses or is adjacent to the land being developed (request plat exhibit from VID) 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.
7. Service is being provided via an existing 3/4" water meter (Acct # 7405-0150).
Additional meters or water facilities may be needed.
8. This project is subject to payment of the District's Capacity Fee as well as the San Diego County Water Authority's Capacity Charge at the time application is made for water service.
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9. A complete hydraulic analysis and design study will be required to determine available domestic service pressures, fire flow availability, on -site and/or off - site system improvements required to serve the project. The owner is to contact the District's Engineering Department to make arrangements for the study.
10. 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.
11. The District's water system design criteria recommends that a minimum residual pressure of 40 psi during peak hour conditions be provided at each water meter required for the project. Additionally, required fire flows for the project must maintain a minimum of 20 psi during maximum day conditions.
The District has a 10 -inch size waterline in W. Bobier Drive with a maximum hydraulic gradient of 565 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.
12. 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.
K. SHERIFF'S DEPARTMENT
The Sheriff's Department recommends the following crime prevention techniques to reduce future calls for service at the project location. Please contact the Crime Prevention Unit at (760) 940-4352 if you have any questions regarding these conditions:
1. Front residential entry doors and storage room doors shall be steel - clad or solid wood construction. There shall be no glass within 40 18 P24-0164
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inches of deadbolt installed at the front door. Each exterior hinged door shall be equipped with a single cylinder deadbolt with a 1 -inch throw and heavy duty 4 -inch strike plate using 3 -inch screws.
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. Sliding glass doors/windows shall be secured with a supplemental lock and anti -lift device.
4. Use graffiti -resistant paint or anti -graffiti coatings on walls, benches, light poles, signs, etc.
5. Locate common mailboxes in well lit, secure area.
6. 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.
7. Landscaping shall be of the type and situated in locations so as to maximize observation, while providing the desired degree of aesthetics.
Minimize the use of plantings with foliage or screening between 30 inches and 8 feet above grade.
8. Luminaires shall have vandal resistant fixtures, if accessible. or be not less than eight (8) feet in height from ground level.
9. Install sufficient illumination throughout project. LED lighting is recommended throughout the project.
10. 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.
11. During construction, security video surveillance cameras should be used onsite to prevent theft.
L. PLANNING INFORMATION AND CONDITIONS
Landscaping Special Condition (specific to project)
1. Rosemary shall be removed from the plant palette due to its susceptibility to fire.
Landscaping Standard Conditions:
1. Except where noted above, the construction drawings shall be consistent with the 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), current State of California modifications to MWELO, and The City of Vista's Landscape 19 P24-0164
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Manual.
2. All areas that are graded or disturbed as a result of the project, whether on or off site, 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.
Organic products are encouraged.
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 20 P24-0164
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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 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).
13. Organic fertilizers and soil amendments with reduction of herbicides and pesticides are encouraged.
14. Any retaining walls equal to or greater than five feet in height shall be designed as plantable walls in compliance with The City of Vista's Landscape Manual. A minimum of 30 percent of the total cells on walls shall be plantable cells. Self -attaching vines at the base of the wall shall be installed from 5 gallon containers and spaced at 5 feet on center. 21 P24-0164
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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. No razor wire, barbwire or chain link fencing is allowed. The use of unfinished Concrete Masonry Unit (CMU) block (such as cinder block and precision block) as a wall material is not permitted.
2. Building plans, architectural elevations, floor plans, building colors and materials shall conform to Exhibit "B" and material sample boards submitted by the applicant to the City and on file in the Planning Division. The project must comply with the building setbacks and other development standards required under Titles 17 and 18 of the City's Development Code, with the exception of the following and waivers permissible under SB330:
a) A waiver to the R -1-B minimum side setback of 5 feet (VDC 18.28.040).
The project proposes zero -lot line side setbacks (attached units). b) A waiver to R -1-B minimum lot size of 6,000 square feet (VDC
18.30.060). The project proposes lot sizes that range from 2,564 to 5,768 square feet, with the average lot size being 3,808 square feet. c) A waiver to the maximum lot coverage: Main buildings and required driveways shall not cover more than 60 percent of the area of the lot (VDC 18.30.070). The project proposes lot coverage of up to approximately 77 percent (Lot 13).
e) A waiver to the following subdivision design standards in Section
17.16.010 in the Vista Municipal Code: Every lot shall contain the minimum lot area specified in the zoning ordinance for the zone(VDC
17.16.010(B)); every lot shall be at least 50 feet wide exclusive of side yards required in the zone in which the lot is located measured at the building setback Tine (VDC 17.16.010(C)); and lot depth shall be at least 90 feet and shall be no greater than three times the average width (VDC
17.16.010(1)).
3. 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 not authorized by appropriate Site Development Plan amendment may be cause to withhold occupancy until the matter is rectified.
4. Street Name, Numbers and Warning Signs:
a. Building addresses shall be assigned by the Planning Division. b. The applicant shall cause to be installed in all public and private rights of 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 22 P24-0164
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improvement plans. Public street name signs shall be green with white letters and private street name signs shall be blue with white letters.
5. Enhanced (decorative) paving shall be installed onsite at the project entrance. The enhanced paving may be stamped concrete, colored and scored concrete, patterned brick, or similar treatment.
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.
Signage
7. Any neighborhood entry monument signs shall comply with the Development Code Chapter 18.52. If such signage is proposed, a sign permit is required, subject to approval by the City Planner or their designee.
Mechanical Screening
8. All above ground mechanical equipment for utilities shall be completely screened from public view. At a minimum, equipment boxes 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.
Lighting
9. A photometric lighting plan shall be submitted to the Planning Division concurrent with the submittal of building construction drawings for the residences. Exterior lighting shall comply with the requirements of the City of Vista Development Code. Manufacturers cut sheets shall be submitted for all exterior lights. Exterior residential wall -mounted lighting shall have a decorative sconce design.
Development Service Fees:
10. The proposed project will require development fees to be paid at the time of building permit issuance except as required by Government Code section 66007. Please check with the Development Services Division for the current City fee schedule.
Public Services:
11. Prior to issuance of a Certificate of Occupancy, the project applicant shall contact the Vista Unified School District to determine the current and appropriate statutory fee for public school services.
STANDARD ENVIRONMENTAL CONDITIONS
12. 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:
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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.
13. 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 I I I equipment or better.
D. Support and encourage ridesharing and transit incentives for the construction crew.
14. 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.
15. 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.
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16. 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.
17. The northern central portion of the site encompassing several existing large rock outcroppings shall be dedicated as an open space easement as an Environmentally Sensitive Area (ESA) which would prohibit future development within that area (see details in Mitigation Measure CR-3, below, and the "HOA Access and Landscape Easement Common Open Space" area depicted in the project's Site Development Plan).
18. 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 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. 25 P24-0164
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Mitigation Measures:
Air Quality
AQ-1: Site -specific Analysis Related to Blasting. Prior to the commencement of blasting activities, the Applicant shall require the preparation of a project -specific air quality impact analysis by a qualified air quality consultant for any project activities that requires blasting to verify that blasting emissions are less than the daily San Diego Air Pollution Control District (SDAPCD) significance thresholds listed in Table 7 of the IS/MND. If blasting results in exceedances of emissions thresholds, the Applicant shall implement additional measures to reduce emissions to within SDAPCD daily screening level thresholds. These measures may include reducing the size, extent, or number of blasting events on a given day. The specific additional measures, if required, shall be determined by the qualified air quality consultant based on the results of the final air quality analysis. If the measures are unable to reduce emissions to within SDAPCD daily screening level thresholds, no blasting shall occur. In this scenario, any substitute method for blasting shall also have an air quality analysis performed as described above that demonstrates the emissions would be within SDAPCD screening level thresholds.
Biological Resources
BIO-1: Nesting Bird and Raptor Avoidance. If initial grading and vegetation removal activities (i.e., earthwork, clearing, and grubbing) must occur during the avian breeding season for migratory birds and raptors (January 15 through September 15), a pre -construction nesting bird survey shall be conducted by a qualified biologist. The survey shall consist of searching for nesting birds within the proposed work area and surrounding 100 feet, where feasible, and the final survey shall not be completed more than seven days before the beginning of initial grading and vegetation removal activities. If the surveys conclude there is no active nesting, the work shall resume as planned without further requirements. If the results of the survey identify nesting birds (including raptors), no -work disturbance buffers shall be implemented: 100 feet around non -listed active passerine (perching birds and songbirds) nests, 300 feet around listed passerine nests (e.g., coastal California gnatcatcher), and 300 feet around active raptor nests (e.g., Cooper's hawk). The buffers may be reduced, if appropriate, as directed by a qualified biologist. The reduction in no -work buffers shall be approved by the City before implementation. The buffers shall be respected and maintained until the end of the bird breeding season, or until a qualified biologist has determined that the birds have fledged and are no longer reliant upon the nest or parental care for survival. The results of the pre -construction nesting bird survey shall be reported to the City in a brief memo.
Cultural Resources
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CR-1: 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 Native American Monitor have been retained at the Applicant or Owner and/or Contractor's expense to implement the monitoring program, as described in the pre -excavation agreement. A copy of the letter shall be included in the Grading Plan Submittals for the grading permit.
CR-2: Isolated cultural items discovered in the project site shall be returned to the site at a location determined prior to issuance of grading permit. The location shall be identified on the final grading plans as an environmentally sensitive area to be deed -restricted in perpetuity, mutually agreed -upon location (agreed upon by the Tribes and the Applicant/Owner).
CR-3: Cultural resource mitigation monitoring shall be conducted 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 presence of a Qualified Archaeologist and a Native American Monitor for, but not limited to, any fence installation, 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 and all cultural resources); and related off -site utility installations in West Bobier Drive, private driveways and/or streets. 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 Native American Monitor shall attend all applicable preconstruction meetings with the Contractor and/or associated Subcontractors.
• The Qualified Archaeologist shall maintain ongoing coordination with the Native American monitor during all ground -disturbing or altering activities, as identified above.
• The Qualified Archaeologist and/or Luiseno 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 or cultural features until a determination of potential significance is made, which shall be determined by the Qualified Archaeologist and the Native American monitor. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the 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.
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• The open space easement ESA in the northern central portion of the project shall be preserved in situ and in perpetuity with no construction or staging activities occurring within the ESA during project development. Avoidance of construction activity within the ESA shall be denoted on grading and construction plans. Protective fencing shall be placed around the ESA and temporary signage shall be placed within 100 feet of the area denoting its location. Upon completion of ground disturbing activities associated with project construction, the Qualified Archaeologist, Native American monitor, and construction manager or other appropriate personnel shall observe or conduct the removal of fencing and signage as applicable. • The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable mitigation for the proposed project. If avoidance is not feasible, a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the Native American monitor shall be notified and consulted in drafting and finalizing any such recovery plan.
CR-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 Native American monitor's notes and comments, to the City's Director of Community Development for approval.
CR-5: The landowner shall relinquish ownership of all cultural resources collected during the cultural resource mitigation monitoring conducted during ground disturbing activities, and from any previous archaeological studies or excavations on the project site, for respectful and dignified treatment and disposition in accordance with the consulting Tribe's cultural and spiritual traditions. 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.
CR-6: 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 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 Native American monitor), and consultation and treatment could occur as prescribed by law. As further defined by State law, the Coroner would 28 P24-0164
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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 decide as to the Most Likely Descendant. 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 a Luiseno Native American monitor.
Land Use and Planning
LU-1: On -Site Noise Barriers. Noise levels within the backyard areas of Lots 1, 2, and 3 may be exposed to noise levels exceeding the City General Plan noise compatibility standards and shall be reduced to below 65 CNEL.
Noise reduction for these exterior use areas shall be accomplished through on -site noise barriers (walls). The wall shall be at least 6 feet in height and would break the line -of -sight between the backyards of Lots 1, 2, and 3 and Bobier Drive. To appropriately reduce noise levels, the wall should be constructed at the pad elevation for each lot.
The sound attenuation barrier must be solid. It can be constructed of masonry, wood, plastic, fiberglass, steel, or a combination of those materials, as long as there are no cracks or gaps, through or below the wall. Any seams or cracks must be filled or caulked. If wood is used, it can be tongue and groove and must have a minimum Sound Transmission Class (STC) 22 rating. Where architectural or aesthetic factors allow, glass or clear plastic 3/8 of an inch thick or thicker may be used on the upper portion.
LU-2: On -Site Interior Noise Level Reduction. For the project's Lots 1 through 6 habitable areas (living rooms and bedrooms), interior noise levels shall be reduced to 45 CNEL or less. The following measures may be incorporated in the design of the project to reduce interior noise levels:
• Minimum exterior wall requirement of STC 46 with a construction of standard 3/8 -inch exterior one coat stucco over 1.0 -inch rigid R-4 insulation over 1/2 -inch shear wall on 2x6 studs with 5/8 -inch Type "X" Drywall. • Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8 -inch and 1/2 -inch air gap. • Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior.
Buildings shall provide mechanical ventilation in accordance with the 2022 California Mechanical Code.
Noise
NOI-1: Construction Noise Management Plan. Noise levels from project - related construction activities shall not exceed the noise limit specified in San Diego County Code Sections 36.408 and 36.409 of 75 dBA (8 -hour average), 29 P24-0164
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when measured at the boundary line of the property where the noise is located or any occupied property where noise is being received. A Construction Management Plan that describes the measures included on the construction plans to ensure compliance with the noise limit shall be prepared by the project applicant and submitted to the City of Vista Planning Division for approval prior to issuance of the grading permit. The following measures may be included to reduce construction noise:
• Construction equipment to be properly outfitted and maintained with manufacturer -recommended noise -reduction devices.
• Diesel equipment to be operated with closed engine doors and equipped with factory -recommended mufflers.
• Mobile or fixed "package" equipment (e.g., arc -welders and air compressors) to be equipped with shrouds and noise control features that are readily available for that type of equipment.
• Electrically powered equipment to be used instead of pneumatic or internal-combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors.
• The use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
• No project -related public address or music system shall be audible at any adjacent sensitive receptor.
• Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise -sensitive receptors. Due to equipment exhaust pipes being approximately 7 to 8 feet above ground, a sound wall at least 10 feet in height above grade, to block the line -of -sight between project construction activities and residences along the northern, southern, and eastern property lines. These barriers would mitigate noise levels to within acceptable levels. To effectively reduce noise levels, the sound barrier should be constructed of a material with a minimum weight of two pounds per square foot with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities. • The project applicant shall notify residences within 100 feet of the project's property line in writing within one week of any construction activity such as demolition, hard rock handling, concrete sawing, asphalt removal, and/or heavy grading operations. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.
• The on -site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
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Condition added by the Planning Commission at the public hearing held on June 16, 2026:
1. The CC&R's for the subdivision shall require the HOA to be responsible for the maintenance of the painted frog rock located within the Environmentally Sensitive Area (ESA) open space easement onsite, including but not limited to as -needed paint application. 31 P24-0164
08/11/2026
PH2 831 of 876
PLANNING CASE #P24-0164
O
OD
LEGAL DESCRIPTION
m.�D��.LI.46xIA �xoW P.�6I,®.4.AL�e F�n. WPN��,Prs"x
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2 N
C. U. E. 24'
l5' PUB. ACRES AND UTILITY EASE
S/W
LAT . - 2373'14' N
LONG - 11715'20' W
TOWNSHIP - TITS
RAN(£ - R4W
SECTION - STY
FOOT
ROLLE D CURB I ROM DOO R
35' AC /14.5' AB --
PRIVATE RO AD A SECTION
I 6' C.U E. CQ�524 6' G.U.E
H 20' or 24' D/W -j �r /W ry AE '~ z0' or 24' 0/19 H
a,s' six' 4 yI
LFOLLED Om I \\\
J ROI£0 CGR9�
35' AC /14. 5' AB
PRIVATE RO AD B SECTION
SIGN ATURE S CON STITUTE THAT ALL PLAN S, SPECIFICATION S
GUARAN TEES, AN D OTH ER R EQUIR EM ENTS NE CESSARY FOR ISSU AN CE
OF A BUILDING PERM IT CONFORM IN G TO THIS SITE DEVE LOPM EN T PLAN
HAVE BEE N COMPLETED AND AP PROVED BY TH E APPR OPRIATE DEPAR TMEN T.
PLANNING DEPARTMENT
GATE
ENGINEERIN G DEPARTMENT
DATE
FI RE DEPARTM ENT
IRATE
PUBLIC WORKS DEPARTMENT
DATE
CITY OF VISTA
PLANNING CASE #24-0164
15 -LOT SUBDIVISION MAP AND GRADING PLAN
ASSESSOR'S PARCEL NUMBER
161-030-07
ZONING
EXISTING: R -1—B
PROPO SED:R-1-8
SITE AREA
1. 67 ACRE S EXISTING/PROPOSED
PROJECT DESCRIPTION
15 —LOT SUBDIVISION
DENSITY
8.98 DU/ACRE
ALLOWABLE DENSITY MEA'WA DENSITY RE5DENRAL (MD) — 70 DU/AC I.6I AC e 10 =1SIW
PROPOSED — 15 OU / 767 = 8.96 W / AC
PUBUC SERVICE
WA TER: VISTA 50 0017 5 DISTRICT — 1391 RAINIER ST VISTA CA 92367 — (760) 395-3100
REFUSE DISPOSAL: CITY OF VISTA — 200 OK EERIER 5BSE ASIA CA 92084 — (760) 630-6177
SCHOOLS VISTA ME. SP OOL O SIRILT— 224 ARCADIA AW NUE ASIA CA 92084 — (IOU) 716-2171
SITE ADDRESS
052 W EST BOBIER DRIV E
VISTA , CA
ENGINEER
SOUS ENGINEERING, INC.
1635 LAKE SAN MARCOS D RIVE, SUITE 200
SAN 74.17709S. CA 92069
P: (760) 0) 74 744-0011
F: (760) 744-0046
OWNER
MCRT MEL ROSE VISTA LTC , A DELA WARE LLC
4.120 La J o. VIlloycl w0) sorts 2 os Son
Diego, CRRIRRI R 02122
I
ARCHITECT
PROS°
737 H GW Y 101 /14
SOLANA BEACH, CA 92075
P: (058) 342-2185
PH ILIP SZYM ANSK I
LANDSCAPE ARCHITECT
GRCUNBLEVEL
2605 STATE STREET b
SAN DIEGO, CA £210. 3
P: (619) 325-1992
BRAD LENAHAN
EARTHWORK QUANTITIES FEMA INFORMATION
SHEET INDEX
VICINITY MAP
SCALE: NTS
01 TE NTATIVE S UBDIVISI ON MAP TITLE SHEE T
02 EXISTING CONDITIO NS MAP
OJ GRADING AND DRAINAGE PLAN
04 UTILITY PLAN
05 EASEMENTS EXHIBIT
06 SITE SECTIONS
07 SLOP E ANALYSIS
08 RETAINING WALL AND DEEPENED FGOIING PLAN
09 PRE TURNA ROUND PL AN
10 SIT E D EVELOP MENT PLAN COVER SHE ET
II 1ST FLOOR
72 END FLOOR
13 BUILDI NG EL EVATIONS
14 BUILDING EL EVATIONS
15 BUILDING ELEVATIONS
6 COM MON OPEN SPACE PLAN
17 LANDSCAPE PLA N
TB NYDROZ ONE PLAN
19 PHOTOMETRICS PLAN
20 F ENONG PL AN
BENCHMARK
CITY OF OCEANS. BENC HM ARK NO GPS 1049 .
ELEV = 41722 NAWBB
DESCRIBED AS: 25" BRASS DISK SET IN CURB INLET ON TOP OF W ESTERL Y C URB INLET OF MELROS E DRIV E (V—) 150' SOUTH OF
SPRI NTER RAIL ROA D T RACK S
SOURCE OF TOPOGRAPHY
T HE EXISTI NG TOP OGRA PHY AS SHOW N ON T HES E
PLAN S IS BASED ON A FIELD SURVEY ON 2/15/22
BY C&V CONSULTIN G.
BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS THE
CALIFORNIA SPATIAL REFERENCE SYSTEM MSRS)
ZONE 6, EPOCH 201750. AS DETER MINED L OCALLY
Br G.p .S. TAKEN ON CON DNUOUSLYSUREIKENTSOPERA TINE REFERENCE T R/FRO M Aa SS
(CORS) CLOD AND VT OR OF THE CALIFORNIA R EAL
TI ME NET WORK. I. E. N 48'24'370 E
FREDTY OF VISTA THE °MARIMENT- 200 MAC CENTER 3475/ NSA, CA 02184 CUT. ' 400 Cr - (160) 6X1-2801 MPS 6 900 cY
YARDAGE SHOWN ARE BANK YARDS
POISE CITY OF VISTA - 325 5WM MEIROSE OR.. S2 AID, 05X, CA 22081 - (760)942-45.61
ELECTRIC d WIRRAL 4S SOME - P.O. BOX 129851, SAN DECO CA 92112-9631 - 1(800)) 411-7343
WH OM PAO. BED, COX - 6205-B PEACITREE WNWD MY ROAD NE ATUWIA GA 30328 - 0)(&M ) 231-3993
SAMTARY MIMS, 055 ASIA - 200 OK CENTER D RMYE MIA, CA 92084 - (760) 639-6115
W111. PEN AL;
STOFMOROS CITY OF MIA ST0/110APORS - 200 DEC CATER DRIVE VISTA CA 92084 - (760) 639-6111
CARE TM IR K CABLE - 6225-B PEALNRROE ODNWX0YRDAO NE ATLANTA, GA 203 28 - 7(600) 234-3993
PM MAP NUMBER - 06073.57C
DOM 2LWE - X
NOTE S
LEGEND
DESCRIPTION SYMBOL
PROPERTY LINE
LOT LINE
EXISTING WATERLINE
EXISTING SEWER MAIN
EXISTING GAS LINE
EXISM4G STORM DRAIN
M ASHED GROUND CONTOUR
E 85TINC mouND . C OVT OI R
PROP OSED CUTI FlLL SLOPE
F UTURE BUILDING LI MIT
LOT NUMBE R
FINISHE D FLOOR ELEVATION
V='=
E]
43100
RETAINING ALL
6' FAUX W OOD FENCE
4' Y AOD FENCE AROUND BASINS AND HOA A REAS
SPOT ELEVATIO NS 40000Tf
CURB RAMP / TRUNCATED DOMES
6' CURB
6" MDR & GUTTER
FINISH SURFACE ELEV .
TOP OF CURB ELEV .
FLOW UNE
ARECDON OF DRAINAGE
EXISTI NG SPOT NEV.
48' SEWER MANHOLE
SEWER CLEANOUT
1 1/2" IRRIGAR ON
1" BACKFLOW PRESENTER AND METERED .SERVICE
B. DCOA W/ TOG
HOE HYDRANT
2" X D. CATCH BASIN
TYPE 6' CUR B INLET
RIP -RAP
PROPOSED WATERLINE
PROPOSED SERER MAIN
PROPOSED GAS LINE
PROPOSED STORM DRAIN
PROPOSED BIWETENTION BASIN
RAIDING SITE A REA IS IRE SF OF THE FIRST
FLOO R
PARKING A REA INCLUDES DR 27118 S 050 THE
STREET PARING STALLS
PRIVATE WEN SPAR" VARIOUS PE R LOT. SF
MOM PER 3 BWM NOSE IS AN AVERAGE.
SOUS !1'
i NC.• L ,{9961tl
MAN pIE110 • \35111'IlL1 • pIIUV6IM • 00.1AVp0
rc
(FS 2ND)
O
P•4
0 O
•
CI TY of VIS TA
SHEET
P24-0164 - TSAI & SOP FORA 15 LOTS 2.0114 9021 PER 59330 OWNER: MORT MELROSE VISTA, LLC
ADORESS 4320 LA ,.VILA 8114 SE DRIVE #205. LA JOLT CA 92122 PHONE (760) 744-0011
SW5 ENGINE ERI NG IN C PHONE (760) 744-0011
AD DRESS 1635 LAKE SAN MARCOS DRIVE, STE 200, SAN MARCOS, CA 92078 TYPE O` DESELOPMENE 15 -LOT TOM W/ 2 STORY HOMES
ZON E R-1-0
SITE DATA
AREA (S0. FT)
APN(S), 161-030-07
DWELLING UNITS
NOON
OPEN SPACE DATA
8 Xawrtre-
PRNArc NNT
72,745 SF
18920
7,410
10,424
35,981
OW. RE 6
LOROINC
lOO F
lax
Nag
S SW
IS
15 1,264
1$958
1.067
16,014
LOAS RM8 J
PARKING
CARREL
COVIERN
60 toTN ur ns
07 SETBACKS
20,
30 11 .7 NA .
7 MT 24'
ANT 3-78
To Pt
SVC 0'
R ROE O'
ACV. SUM
TENT ATIVE MAP TITLE SHEE T PLANNING CASE BP24-0154
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FO R:
BOBIER DRIVE 15 -LOT SUBDIVISION
VIST A, CA
ADDRESS 552 W. ROSIER DRIVE SHEE T 1 0520
PLANNING CASE #P24-0164
0Z0Z/ I I- /80
-o
2 N
CO
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0 CO
w
0)
N
2O 1O 0 2O 4O 6O
SCALE IN FEET
GRAPHIC SCALE
c456 .:
BOBIER DRIVE
7 C
N
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LLj D
C p
C
K
h
589 '17'04 "E 87.68'
rnSE FENCE
LOT 22
D=5'43'55"
L=105.04 . R=1050 .00
ENISL FE NCE—
-C rew —1
£01ST .
wAu
EXIST . BOUNDERS
L=95 24',
EASEM ENT FOR ROAD PURPOSES IN FAVOR_1
6 CLARENCE J. RYAN, ET UX, MSIRI MENi _
NO. 185)16, RECORDED .12/9/195Z
50 8E VACATED
PORTION LOT 6
L. S, NO 251
N8
04 IN 2„7.67'
ID Ls :ESP
el 0F2CT
TRA CT .VIJ, 4617
0 z
DJ
0_i
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SWS SWS E NGINEE RING, I NC .
ennN nlNr .nw- ¢Li ,TA,f ae496,�sea,mo
oex LA 91018
I.100.14 W011
SAN 9100 , • NA08VILL0 • 711O3O • 06O20
CI TY of VIS TA
SHEET
P24-0164 - TSM k SOP FORA 15 LOTS SUBDIVISI ON PER 50330 00NER: MCAT MELROSE 65TH. LLC
ADDRES S: 4320 !A .01A 6700,0E ORIV0 /205, LA .KKLA, CA 92122 PHONE: (760) 744-0011
Ct
SEAS ENGINEERI NG, IO C PHONE (760) 744-0011
ADDRESS: 1625 LANE SAN MARC05 DRIVE, STE 200, SAN MARCOS, CA 92076 TYPE OF 070600PMEN7 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R -1-B
SITE DATA
AREA (SO. ET.)
P PERAPS
AWN), 161-030-07
06ELLINC UNITS
S RPO
t aw
OPEN SPACE OATH
otiwaAmR S
P RR/AP/PIO
ton
)0AwoWOO
PARKING
72.745 SF
18;930
7,410
10424
35,981
60 S PEW
MPS MPS
15 15
1,264
18,958
1 .067
16,014
SMACKS
LOVING
SPOO R
MTN
847 NA
COPP ED
35 65
2 WY 24•
arff 3-7$
R mE p'
SPECIAL
ARES BLOC
EXISTING CONDITIONS MAP
TENTATIVE SUBDI VISION MAP 6: SITE DEVELOPMENT PLAN W/ SB33O FO R:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS 552 W. ROSIER DRIVE SHEE T ?OF20
PLANNING CASE #O 24-O1O4
PLANNING CASE #P24-0164
ozoz/ L 1, /80
2 N
W. BOBIER DRIVE
CO
W
O
03 O)
04 RIMED
II
& LYON TR RON BASH ,6_
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fr
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CC • IN
Q 4 456.38 SC I
LL 2 Q
O pp
1 a Bum IA E
, 45670 Ter
7 4.a GR 11001 I
Ll. RIP RAP
O, 3 G
2 B
6.5' RETAI4 40
ALL I
444 GROU
RN RAP
DI INLET
12' HOPE).SV�1(, 'I
AOA SE 2. 2 cfs
QT 2. 02 cfs
V=79 ft/s
S82:17;04:4 87„68
i5711 R 45 66 f5
PER
Tm SWSD DE MST,
75 SORSO 0-7
F.F. 45076
PAD 45]26
F. F. 457.39
FF 45919
PAD 45869
FF. 456.92
AO 455.42
LOT 22
DI INT
F.F. "460. 39
PAD 159. 89
PAO; 25965
F.F. 46935
w w/
AT
2' GRIND AND OVERLAY- -
cdq.=0.37 cfs rxln. ft-=. IREPINr --
9RSV30 ft/s WAU TO -
TO BE VACATED
•
I F.F. 4
I 464.09
r I /S PM 46459
FF 461.53
PAD 461.02
" i0 BE ER UN N" RB
EN SPACE T4 . RFN O PEN SPACE EA EMEA
F.F . 465.09
PAD 161.59 PAO 46404,
PAD 462.96
6827704 W 2
F .F. 464.54
FF 463.19
PAO 46269
FFE4623 25
•PRIVATE >.
TRENTON,
461.91 TO
46729 IC
211 1C
DI INLET -
ROLLED CURIE
FF 46562
F .F. 461.01
PAO 46051
E
2' HOPE SO
Qa 0.36 cfs
1/- .3. 0 ft/s
INLET
ORTAL ON BASIN
..050
L0r 44
3' VALLEY GT-IER
B'Di RTRA DO N BASIN
FG 4.50
d°°.= 1.01 cfs
Lot 371
D
L07 35
BI0FILTRATI0N CHART (BF- )
WA 1 659 0
0VAEIF8
cxl
ORIFICE l
ima,xr
PP
M(4)
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xu4m0 AL
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8 1
21•
121
121
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513
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163
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45]. 59'
45550'
10 1
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95 280
28 310
216
316
141
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5 12
96 U
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469. 33'
SW
1.113
981.12
46933
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961.50
460. 25
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0.25 OP
451.59
4500 2
155.92
10 12
1 N1'
1 1 57
21 2.716.
10 731
141
1.400
2.104
8 -
J
Y
10'
8"
1R
12'
24'
OR]
45 5. 25
202
1.339
8.144
455. 81
5675'
456.20
456. 69
454.96
456. 75
600'
636'
1.1 FROM TOP OF MULCH TO TOP OF BERM J 49114 33 (TOP) , S A SIN 0 0 (80714) ^ «(GRAVEL. ASTM 571 F52 475
EWER WP
A. NC 0' DUO 4S 11008 44 4 ((µ4D9) (IMPS 1- 5)
sfol�, GRAVEL Sox mID
A
TOP
IFI
wijoQIr1011Y 441.114.41. SI
6 FOOT FAUX FENGGE
PROP. HOUSE
�_04ANIY WALL
TYPE C
SECTION 1-1
N .TS
OUT
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(013 LO73 6 FOOT VINYL MOW 4ENCE
fi FOOT FAUX FENCE
02 .46354540
s BBAA SH
I(— 15$
N0 g PI SPACE
FASEAIENT
SECTION 2-2
RAS .
ROVES
1. REAR DIP UAW TO BE 1' BELOW F.F.
2 WADE OUTSIDE OF THE REAR DOOR LANDING TO SE 6' BELOW
F.F.
S µ SECWNS W SHEETS .
4. M LIED FEE wLL BE REWIRED FOR DIE M IRE MEDIAN
coNsm COON ALONG DIE PROJ ECT FRONTAGE
TYPICAL BUILDING GRADING
N.04
20 10 0
LEGEND
PROPERLY LINE
LOT LIN E
EXISBNO WALERUNE
E XISTI
NG SEWER MAIN
EXISTING GAS LINE
EXISTING ST ORM DRAIN
LOT NUMBER
MI.. FLOOR EIEVADON
RETAINI NG WALL
6' VINYL N1700 FE NCE
4' 434 70 W000 FENCE
P ROPOSED WATERLINE
PROPOSED SCYAR MAIN
PROPOSED GAS LINE
PROPOSED STORM DRAIN
ROLLED CURB
4 FOOT WOW FENC E
H
453.00
24'
%OUR ACCESS ANO LIMIT EASESLOPE
—21 MM.
_ ROLLED CURB
TS AC Its' A6 p
5 WATER (PUB.) — M 8• ffNFR (PUB)
PRIVATE RO AD SECTION A
N .T S
C. U.E. 24'
PUB . ac ass ANS UT61n EASE
I- SD' w 24' 0/ 40 -yT. ,u �7
I S/W � <.5 S/W
/ I
ROLLW '581 .51—}I
U58 J ED CLAPS
1 .5' � I� RgI`\
It STORM DRAIN (PVff �'O j� 11 —� \—a• wa rzx (Puff)
o a' .100£ 7 (POP.)
20' or 24' 0/4
20 40 60
SCALE IN FEET
GRAPHIC SCALE
SOPS SOPS ENGINEE RING, I NC .
EncGNnnlenlNc ¢wtls,A,f RPP➢B,4.Hoa,m6 "
P25251.. .491018
14x'I4V-0011
SANDIRGO • NASHVILLE • DOWN • ORIA,NDO
PRIVATE ROAD SECTION B
N .TS
CI TY of VIS TA
SHEE T
P24-0164 - TSAI 47 SOP FORA 15 LOIS SUBDIVISION PER SB330 MINER: MLRT MELROSE M5TN LLC
ADDRESS ' 4]20 LA JOLLA MIUACE ORIVN /205, LA AQ UA, CA 92122 PHONE: (760) 744-0011
Ct
SAS ENGINEERI NG, INC. PHONE (760) 744 -III
400705: 1635 LAKE SAN MARCOS DRIVE, ST 200, SAN MARCO5, CA 92078 TYPE OF DEVELOPMENE 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R -I -B
SITE DATA
AREA (S0. PT)
OT HERALE
074(S): 16I-030-07
OMELLINC UNITS
VICO
WNW
DO RY
8014,1
OPEN SPACE OATA
m111,42NM
P. MYATRAME
ton
PARKING
72,745 5F
18;930
7,410
10,424
35,981
Olta RC A
LOADING
60 MTN LAW S
15 15
1,264
18,956
1 .087
16,014
SETBACKS
827 NA.
35 65
2 WY 24'
s[ 3-7$
sx O'
R m[0'
SPECIAL
ACTS SLOE
GRADING, DRAINAGE AND UTILITY PLAN PL ANNING CASE 41 24-0144 TENTATIVE SUBDIVISION MAP 14 SITE DEVELOPMENT PLAN W/ 56330 F OR:
DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. SOBER DRIVE SHEE T 30020
PLANNING CASE #P24-0164
0Z0Z/ I I- /80
EX SAW rv1a20A)
- A 21+35.08
OE 4x934) ai100.1 EX . SEWER MAIN
ATO MANHOLE PER PUB.
-
Z C
e 0�
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
15 C
F. F. 457. 76
FF 459. 59.
FF. 46039
LS.N �-51
LOT 22
ABANDON EX. a' 9 9 pS 51--5
SEWEP LATERAL AI / 2 RETRACE EX SE.SE.MAA W PM 01J5>
Si 2100271
SE ��) �-- RECOVNECi (4) EX 4
BOBIER DRIVE wX'�5i — ExISm+B .,B •WA,n, PLL+D 6 sB 594 uTER usa �Rs .�sry _ e s) n y
....\ m
EASE MENT FOR R.0FUF}U
OF C B 716 Ca RYAN, E X. 9'
NO 5RECArc...,1 9
TO BE . VACATED
F.F. 464.09
FF 461.53
LOT 23
TF1ACT NC
UJ
,0 ul
FF. 465.09
8' PVC WA ' (PU
767
FF 463. 59
F .F. 464.54
F.6E4E7i3Z
FE 46562
F .F. 461.01
L OT
S
LOT 36
REPLACE EX SMH
SMHF5I
Sip 440)
554)
RN 4#594
STORM DRAIN LINE DATA TABLE (PVT)
I SYM
LENGTH
BEARING
DESCRIPTION
76 76
76 O
7.98'
53626'16'W
12.VC SD 928
10'' PVC SD 0051
MK PVC SO 11 CU
10' PVC 50 9 CON
204 .96 '
176.04'
77.0 2'
5(0'52 '05' w
589 '29'48E
N61'39'28"E
22.40'
N30.34'48'E
IV PVC SD 0 0..T
In 4 465 '
N71'30'23"E
6' PV C 5D 0 0.5 8
SE. NOTES
1. PR OPOSED PUBLIC B. PVCR MAW TO BE DESIGNED.
COY6IRUCIFD AND 1NSPECIE0 PER PUSNC STANDARDS
2 DESI GN CIK.M
21. SYR MAIN OIL . COVER OVER PIPE
22 SW LATERAL PIPE a MIN PK 4,55 (GREEN)
AT 2T AWE MTH T 0) WAY SCO AND A UTILITY BOX
MP.)
23 MANHOLE - 60' SKI PER CV AA 01 SNR-O4
PTO. 0 SPARK TESTED) AND 9771 (MIN.)
COVER OVER PIPE UNLESS OMERNSY APPROVED:
1 ALL PRIVATE AND PUBLIC SEWER TIE ENGINEERING
TO BE
W THE INSPECTED IN THE PRESENCE HELD
INSPECTOR.. WORN MMGIT PROPER INA'ECI VN WILL BC
I ffSCIED.
1. ALL NEW £MFR MAINS (PVT/PUB) ARE TO BE POST-GCN
INSPRim.
SEWER LATERAL NOTES
1. MAINTAIN 1' ( MN) S PARADGN BETWEEN SE. LATERAL S
O IRE MOT CUR.T
2. MAINTAIN 5' ( INN) SEPARATIONEDBEINE£N % TER MANHOLE EDGE AND ff. LATERAL.
A RECONNECT EX SEWER LATERALS (3) PER CV STD 086
SINK -n .
SEWER LINE LINE DATA TABLE
SYM
OI 518.26 569'33 '44"E 'PVC (SOA') SAR-35 EWER 0 a78(9. .1 O 166.61' SGO'26'16'W 'PVC (CRE£N) SAR-35 AMR 0 a76 (PIN.1 O3 115 .11' N88'46'41' W 'PVC (4@'EN) 504-35 S MR 0058 (PUB) LENGTH
BEARING
DESCRIPTION
WATERLINE AND FIRE SERVICE DATA TABLE
SVM
76 O 175 .74' S00'26'16" W
LENGTH
BEARING
DESCRIPTION
245.57'
SB9'33'44-E
8. PVC C-950 WATE R MAIN (PUB)
8' PVC 1-900 WATER MAIN (PU B)
SINS SWS E NGINEE RING, I NC .
EnnNYISING .LNe Ia�neLl s,�u, �o:nd, soae Loo m
SIo UM.. CA 91015
V'.1O91444011
SAN DIEM • NASHVILLE • M UNN • ORLANDO
CI TY of VIS TA
SHEET
714-0164 - TSAI M SOP FORA 15 LOIS SUBDIVISION PER 83330 OWNER: MCAT MELROSE NSTA. LLC
ADORES% ' 4320 IA TOW MUACE 0919+ /205, IA 3011A, CA 92122 PRONE: (760) 741-0011
Ct
SNS ENGINEERI NG, IN C PHONE (760) 744-0911
A00RE 5: 1675 LAKE SAN MARCOS DRIVE, STE 200, SAN MARCOS, CA 92070 TYPE OF DERVORIVESE 15 -LOT TSAI W/ 2 STORY HOMES
ZONE: R-1-6
SITE DATA
AREA (50. FT.)
L OYISPALE
APN(S): I61-030-07
DWELLING UNITS
VICO
1 8241
B OW
BOW
WEN SPACE DATA
9. . .1143
ton
Tam a the ws)
PARKING
WAN
0,14 083)
pmaw
72.745 S
18,930
7410
10411
35,981
Olta
LOADING
Ian
60 IOW LAW S
T5
15 1,264
18,958
1 .087
16,014
SETBACKS
N.A.
35 MTN
65 2 WY 2a•
ac,c 3-78
I SP E 0•
SPL ant
ACTS BLOC
mE O'
UTILITY PLAN
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ 503311 FO R:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BOBIER DRIVE SHEE T 4,20
PL ANNING CASE 67 24-0154
PLANNING CASE #P24-0164
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20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
Girt DP OCEANS
BOBIER DRIVE
23+00
LOT 44
LOT 35
L OT 05
EASEMENT NOTES
WS SWS E NGINEE RING, I NG
eS sl 3 eL�s,�u, �e:nd, seas soo m
s. Nlloex CA 91015
1440011
OAR5 SAN IEF A • NASHVILLE • ROBIN • ORLANDO
HOA MAINTENANCE WEN SPACE & DRAINAGE EASEMENT
13.533 SE
RUSTIC ACCESS AND A MITY EASE MENT
9,939 SF
CI TY of VIS TA
SHEET
P24-0164 - TSM & SOP FOR A 15 LOTS SUBOINSION PER 58330 GONER: MCAT MELROSE VISTA. LLC
ADDRES S 4320 LA .01A NOTATE ORIV0 1205, IA JOLLA. CA 92122 PHONE (360) 3M-0011
Ct
SOS ENGINEERI NG, INC. 6505E (360) 304-0011
ADDRE SS: 1655 LANE SAN MARCOS DRIVE, STE 200, SAN MARC05, CA 92038 TYPE OP DEVELOPMENT: 15 -LOT TSAI W/ 2 STORY HOMES
ZONE: R-1-6
SITE DATA
AREA (50. ET.)
LthISPALE
APN(5): 161-030-03
COOLING UNITS
VICO
WEN SPACE DATA
otivaAmal
ton
PARKING
1.aaa aO1949
PARKING
72,745 SF
18,930
),410
10424
35,981
60 WIN
DO RY
8014,1
MTN LAW S
CEO
15 15
1,264
18,958
1 .083
16,014
SETBACKS
LOADING
I NNIM ON A
N.A.840
35 65
EASEMENT EXHIBIT
TENTATIVE SUBDIVISION MAP & SF r DEVELOPMENT PLAN W/ SB330 FO R:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BOBIER DRIVE SHEE T 50,20
2 WY 24•
arff 3-3$
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ACTS SLOE
PLANNING CASE #P 24-0164
PLANNING CASE #P24-0164
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460
450
SECTION A -A
SCALE: It5-20' M1"-4
NOTE: THE VERTICAL EXA GGERATION OF THE
HOMES IS NOT TO SCALE.
S
5 S
W
5 I
II
LO T 11
FF4fi346
LOT 10
F. F. 463. 19
/
LOT
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F F 461.53
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— — —
F F 461
01 / \
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\ \
LO T 15
F F.458.92
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-SEISING
GROUND
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�
\
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-----
\
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1b1WhD
Y
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\
^T/FyISPNG
/
GRO UND
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
SECTION B -B
SCALE H: ,' - 20' V:. I' = 1'
NOTE: ADJACE NT SITE MIL C ONSTRICT A
MANUFACTURED SLOPE ANO DT CI ON THE
WESTERLY PROPERTY O NE AND ELIWNAIE THE
OVERLAND ROW C OMMON .
OCEANSOE PUN NUMBERS 523-00012 k
023-00032
0 470
460
450
EEO
4 FOOT M100
/' FENGE
15.2'
PROPOSED GRADE-- \\
PPVC STORM____�
DRAIN (PVT .)
SECTION C -C
N,TS
TO 0AI LGMS-i'
I
'GANG GRADE
GOFEIR45 45 DA MN
D 4585
MIING GRADE -\
NOTE ADJACENT 92 MLL CONSTRUCT A
MANUFACTURED 901E MO arm ON THE
NEWRY PROPERTY LINE AND ELBOW; NE
OVERLAND FLOW CGNDDION,
OCEANSIDE PLAN NUMbER9 022-00052 0
23-00023
SECTION E -E
N,T .S
I(?
PRW09D ;90 - ----
F.F. 457.76
12'PVC STORM
+I 3'-9' I� ` ORAN (PVT.)
SECTION G -G
N. TS
-E 2.8'
10'
BOBIER DRI VE
L OT 36
457.39
HNC GRADE
SOPS SOPS E NGINEE RING, I NC .
rnnNr nlar,lwE- •
I130s,Vu o:nd,=,soarloo m
one. C .4 91018
SANDIFGO • NASHVILLE • PIIOGNIM • O0.1.A,VpO
Row
500590G GRADE ---1
__.- � — 2 OWILiRAMUV BASIN
il� 1 � 11 50 46250
PROPOSED GRADE
SECTION F -F
N,TS
NO.
1. SEE MEET 3 FOR THE 69547RA0OV TABLE AND
1115 STANDARD CROSS SECSON DETAIL
CI TY of VIS TA
SHEET
P24-0,64 - TSM 0 SOP FORA 15 LOTS SUBDIVISION PER 58330 OWNER: MCRT MELROSE VISTA. LLC
000RESS ' 4320 U JODA V111ACE DRIVE, 1205. IA JOLLA. CA 92122 PHONE (760) 744-0011
Ct
SOS ENGINEERI NG,, IN C PHONE (760) 704-0011
ADDRESS: 1625 LANE SAN MARCOS DRIVE, STE 200, SAN MARCOS, CA 92076 TYPE OF OEVf0OPMENT.I 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R-1-6
SITE DATA
AREA (SO. FT.)
L OYERACE
476(S): 561-020-07
DWELLING UNITS
VICO
WEN SPACE DATA
otivmAmal
PRI YAVAI WT
ton
PARKING
Laal PNmm1
PARKING
72.745 9"
18;930
7,410
10,421
35,981
Ittn
I AJZ
60 W PM
DO RY
8014,1
MTN LAW S
DEG
MA
15 15
1,264
18,958
1 .087
16,014
SMACKS
COV ASLE
SWOPE
35 65
2 WY
aosE 3-7$
L SID E O•
R SOL p'
ACTS SLOE
SITE SECTIONS
TENTATIVE SUBDIVISION MAP & SF r DEVELOPMENT PLAN W/ 56330 FO R:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BORER DRIVE SHEE T 6DF2O
PL ANNING CASE RP 24-0184
PLANNING CASE #724-0164
0Z0Z/ I I- /80
V
2 N
MW
W
0 M-1
w
SLOPE LEGEND
0% - 5%
6F - 2 `+M
254 AND GREATER
ENGINEER
MIC HAEL 0. SC HWEIRER, P_E.
R.C.E. NO 59556 EX P 12-31-2025
SINS GINEEHING. IN
1635 LA NE SAN MARCOS DRIVE, SUIT E 200
SAN MARCOS, CA 92069
P: (760) 74 744-0011
F: (760) 744-0046
0.33 ACRES
0 .11 ACRES
030 ACRES
0.15 ACRE
012 ACRES
1 27 TOTAL ACRES
SOURCE OF TOPOGRAPHY
/50 EXISTING TOPOGRAP HY AS SHOWN ON THESE
PLANS . IS BASED ON A FIELD SURVEY ON 2/15/22
By C&V CONSULTING..
N
20 10 0 20 40 60
SCALE IN FEET
GRAPHIC SCALE
SWS E NGINEE RING, I NC .
IDf Lila S,o Alma Min. 555 Loa
51e MI., L .A91018
P.14i4 W011
RAN5IE00 • NASHVILLE - NIIOENIN - ORLANDO
CI TY of VIS TA
SHEET
724-0164 - SSAI & 50P FOR A IS LOTS SUBDIVISION PER 04330 OWNER: MCRT MELROSE 4512, LLC
ADDRESS 4320 LA JOUR 4/LACE DRIVE pos. LA JOI1A. CA 92722 PHONE (760) 744-0011
SAS ENGINEERI NG . INC. PSONE (760) 724-0011
ADDRESS: 1635 LAKE SAN MARCOS DRIVE STE 200, SAN MARCOS, CA 92078 TYPE OF OEWLOPMENE.E 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R -I -S
Yon
PAMONG
ARADRA NIRD WR
SITE DATA
ARFA . (SE FT.)
72.745 SF
IB,H3ll
7,410
10.424
J5.981
OM Ir.
APN(5):561-030-07
OAELLING UNITS
52 .010
OPEN SPACE DATA
120 2
SORW
.2 ROW
2 Mt
mix LAYI S
@6( 850
I WAY N.A.
2 WAY 24'
awA 3-72
IS
IS
ruelm-AM1
1,264
18,958
1,087
PARKING
LAWAYit
JO
60 SETBACKS
35 65
sw
W mrp
AMES M OO
SLOPE ANALYSIS PLANNING CASE 4720- 5154
TENTATIV E SUBDI VISION MAP & SRE DEVELOP MENT PLAN W/ SB330 FOR
BOBIER DRIVE 15 -LOT SUBDIVISION
VIST A, CA
ADURE55: 552 W. BOBIER DRIVE SHEE T 70520
PLANNING CASE #P24-0164
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CO
Nom:°
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N
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B OBIER DRIVE
i
6.5' HIGH RETAINING WALL- -
51R50 C-03
13 F.F. 46035
1 FOOTING
F.F. 457.76
II
2 FF 459.19
3 F.F. 460.39
WAIT -
FOOTING
I
m III
N !I
4 F.F . 464.09
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EPSPNGRETAINING
WALLS REMAIN
_ 910 0' INCH RE m&ANU TALL
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5 F.F . 46 509
6 F .F. 464.54
ALL 63011000 WALLS N INA RE
MASCIRY NWT FACE - UGII 6ROXN
2.3,30
J 45. DEEPENED
FOOTING
15 F. F. 457.39
141
FF. 458.92
LO T 22
12 FF 46753
2 DEEPENED
FOOIING
F.F. 463.46
152. 0
MINING WALL SIW9
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TR ACT kID 54517
O
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PROM 6 FOR MORE STE DETAILS
SWS SWS E NGINEE RING, I NC .
EnnNnnlagrve Ia3neLe s,.Afero[Hd,e. Suite In
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5'.1461444011
SAN DI NG • NASHVILLE • 1101510 • ORLANDO
CI TY of VIS TA
SHEET
P24-0164 - ESP k SOP FORA 15 1015 SUBDIVISI ON PER 58330 TYNER: MCRT MELROSE VISTA. LLC
AGGRES S 4320 IA JOLLA MUAGE ORIVN ¢205, LA .KK1A. CA 92122 PHONE: (760) 744-0011
Ct
S. ENGINEERI NG, IN C PHONE (760) 744-0011
ADORE55: 1625 LAKE SAN MARCOS DROP, STE 200, SAN MARCOS, CA 92076 TYPE OF DELRLOPMENE. 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R -1-E1
SITE DATA
AREA (SO. PT)
Lf AISPALE
475(51:161-030-07
0HELLIN8 UNITS
VICO
16.0.1 DO RY
8014,1
OPEN SPACE DATA
V al005500
ton
PARKING
I 0,ar.Nmm5
PARKING
72.745 S
16;930
7,410
10424
35,981
60 MTN LAW S
15 15
1,264
18,958
1 .067
16,014
SETBACKS
LOADING
HAMORN e
MTN
35 65
N.A.
2 WY
p4•
L Te r
3-71f
69E p'
ACTS SLOE
RETAINING WALL AND DEEPENED FOOTING PLAN PLANNING CASE #P 24-0164 TENTATIVE SUBDIVISION MAP Se SE E DEVELOPMENT PLAN W/ 50330 ONe
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BONIER DRIVE SHEE T 80F20
PLANNING CASE #P24-0164
0Z0Z/ I I- /80
V
2 N
20 10 0
20 SCALE IN FEET
GRAPHIC SCALE
40 FE 459.19'.
F.F. 457.76
F.F. 457.39
60 23 +00
21 400
122 16'
FF 456:82
I_JT 22
F .F. 460.39
FF. 46035
BOBIER DRIVE
FF 461.53
F .F. 464 .09
FF 46,046
LOf 23
TRACT ,I\LW_ 4517
ICIcIII
FF 465 .09
FF. 463.19
RED PAW ED CURB
0 P AWING ARE LAW'.
F.F. 464.54
FF 461 .62
I LOT 4 !;
�[�(Wiebm
FF. 461.01
LOT 35
SWS E NGINEE RING, I NC .
Wke Su Mrz,erbnve. Suite DO
uoet CA 9101E 14914 W011
SAN DIEM • NASHVILLE • 011001,110 • ORLANDO
CI TY of VIS TA
SHEET
P24-0164 - TSM k SOP FORA 15 LOTS SUBDIVISION PER SB330 OHNER: MCAT MELROSE VISTA. LLC
ADDRES S 4320 LA JO NA M1ACE DRIVE /205, IA .HA). CA 92722 PHONE: (760) 744-0011
Ct
S. ENGINEERI NG,, IN C pHoTiE (760) 744-0011
ADDRESS: 1625 LANE SAN MARCOS DRIVE, STE 200, SAN MARCOS, CA 92078 TYPE OF DEVELOPMENC 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R-1-6
SITE DATA
AREA ( 91 PT)
SP ERALS
WS); 161-0310-07
OHELLINC UNITS
O RIPO
OPEN SPACE OATH
LPIPPIPAPP
6 a84A4T4 WI
ton
u waIEPA PP
PARKING
72.745 3'
16;930
7,,410
10424
35,981
MEP
l AtZ
60 IBMS
O PAL
IOW LAPS
0NT
15 15
1,264
18,958
7 .087
10014
SETBACKS
LOADING
SNOW
A NN
PAE
COYPU
35 65
2 WY
moN 3-7$
SPECIAL
ARRS BLOC
R mrp
FIRE ACCESS PLAN
PL ANNING CASE 47 24-0100
TENTATIVE SUBDIVISION MAP Be SITE DEVELOPMENT PLAN W/ SB330 O S.
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS 552 W. BONIER DRIVE SHEE T 90,20
PLANNING CASE #P24-0164
Q ASSESSOR'S PARCEL NUMBER
101-030-07
ZONING
E XISTING: R - I-0
PROPOSED:R-1-B
OSITE AREA
N1.67 A CRES ENISMC/PROPOSED
PROJECT DESCRIPTION
15 LOT SUBDIVISION
DENSITY
898 DU/ACRE
ALLOWf&E OENSIIY MED IUM 0060 0' RESEA'OAL (0103- 10 DU/AC
1.67 AC . ID = 067 0U
PROPOSED - 15 0U /167 = 896 00 / AC
SITE ADDRESS
552 WEST BONIER DRIVE
VISTA, CA
ENGINEER
SWS ENGINEERING, INC
1635 LADE SAN MARCOS DRIVE SUITE 200
SAN MARC., CA 92069
P: (760) 744-0011
E (760) 744-0046
OWNER
MOST M ELROSE VISTA LLC, A DELAWARE LLC
ARCHITECT
PSK ISO
73 1 HGWY 101 /14
SOLANA BEACH. CA 92075
P: (858) 342-2185
PHILIP STR IA ..
LANDSCAPE ARCHITECT
GRDUN OLEVEL
I2605 STATE STREET b
SAN DIEGO, CA 992
NPG: (619) AVIAN 92
RAG LENAHAN
EARTHWORK QUANTITIES
CO
O
03 44. 4
CUT:
FILL'
IM PORT:
LEGAL DESCRIPTION
400 CY
7300 CY
6,900 CY
CITY OF VISTA
PLANNING CASE #24-0164
SITE DEVELOPMENT PLAN
W _
T
L=105.04' , 1=11150 .00
�5'93'S5 '
LA 00
L4
75 LAS -037314. 4I
IC eG p
— 117T5'ID' w '4•
N MNSIP—HIS I1,---
RANCE — R4W
SECTON — 513
SIGNATURES CONSTITUTE THAT ALL PLANS. SPECIFICATIONS
GUA RANTEES. AND OTHER REQUIREMENTS NECESSARY FOR ISSUANCE
OF A BUILDING PERMIT CONFORMING TO THIS SITE DEVELO PMENT PLAN
HAVE BEEN COMPLETED AND APPROVED BY THE APPROPRIATE
DEPARTMENT
PLANI NG DEPARTM EN T
D ATE
EN GINEE RING DEPARTMEN T
DATE
FIRE DEPAR TMENT
D ATE
PUBLIC W ORK S DEPARTMENT
DATE
�w
1 Wa
G
0/ 1,
LL a LOT 22
caw
Fl
20 10 0 20 40 60
589'17'04'E 8768'
F.F. 457.76
26. 3.)'
U
SC ALE IN FEET
GRAPHIC SCALE
F.F. 460.35
FE 4615
KN OLL
TRACT
15 -LOTS
W. B OBIER DRIVE
•
X 63 L 2641 =0:17
45.]6 EASEMENT .- 4040 P URPOSE IN FAVOR
Or C AREN J RYAN, ET IT I ST MIME.
TO 7V AICITEOCOPoE01)✓9/19I \�` to
Ayj' ES Spq 1 _
o4T MJ �F
FF. 464.09
FE 46509
FF 463.79
33.I
04'.11, 2$7.67
ST
,48-17
tJC WING DRIVE
T
F.F. 464.54,
STOP(
16.33' 91.33'
FE 46762
24,33'
LO T 23
F.F. 467.01
FEMA INFORMATION BENCHMARK
FIRM MA P NUMBER - 06073C0757C
8000 ZONE - N
SOURCE OF TOPOGRAPHY
ME DOSING TOPOGRAPHY AS SNOWY ON ISEOE PLANS IS BASED
ON A DELO SURV EY ON 2/15/22 BY CDV CONSUTNO .
T
L OT
Lot Number
CITY OF 0..9 BW CWARK ND . FS 100.9.
EL. = 417.22 NAw88
DESCRIBED AS 2 M11 5' BRASS 0155 SET IN CURB ET ON TOP W 6ESIFRLY CURB INLET
MELROSE
OF MERDIME 0/--) 150 SOUR, OF SPRINTER RAIL ROAD TRACKS.
BASIS OF BEARINGS
THE BOOS OF RE AJMNGS FOR INS 51APVEY IS ME CALIFORNIA
SPARAL 3£RF NCE SYSTE M (CSR5) IONE 6, EPOCH 2017.50 AS 01/24/2?OM..O LOCALLY BY ORS ME ASUREMENTS TAKEN ON
01/28/21 RIOW CONGRUOUSLY OPERAIiNI REFERENCE MOROSE
(CURS) CM AND VRCR OF ME CALIFORNIA REAL CAR NE1W%,Y.
LE N NR4•JJ' E
PUBUC SERVICE
Lot Size (SF)
1 5323
2 3687
3 5202
4 5544
5 3462
6 5768
7 4067
8 2586
9 2583
10 2580
11 3065
12 3060
13 2568
14 2564
15 5057
A
15629
Avg. R esidential Lot Size 3808
LOT 35
L OT 35
00.2 EAffNEM£
WAER VISTA 001 04009 BISCRCT
1391 ENGIN. ST, ONTO, CA 91081
(760) 59)-3100
REFUSE DISPOSAL: OW OF VISTA
200 CPC CE NTER ORIVE, VISTA CA 92084
(760) 639-6177
PA 'u•ACC VISTA UA9FIN SCHOOL DISTRICT
234 ARCADIA AVENUE. VISA CA 92084
(760) 726-2170
FR P CRY OF VISTA FIRE V PA RTMEM
200 CPC CO RER D IVE OSTA, CA 92084
(760) 643-1801
RCA. '£ CITY OF VIS A
325 SCU M AGRI. DR, ST 210. VISTA CA 92061
(760) 910.4551
ELEC. k NATURAL GAS SP",BE
Oa BOX 129631, SAN DIEGO CA 9702-9631
I(000) AN -7343
IELCRTDSE PACIFIC BELL, COX
6206-13 PEACHIREE DUNS/000Y ROAD WE ATLANTA 00 30328
7(600) 234-3993
SANITARY SEALE RS OH' OF VISTA
200 CIVIC CM100 OR ME VISTA, CA 92084
(760) 639-6115
S.W. CT Or VISTA ...CATIONS
WO CIVIC CENTER D IV E VISTA, CA 92064
(760) 839-6111
CABLE PA COX CAWS
620 5-0 PEACHTREE WNHD00Y ROAD NE, ATLANTA CBE 30328
7(600) 234-3993
SEE TENTARVE MAP SHEETS 2
MRWUGH 6 MR MORE SIZE DETAILS
NOTE S
1. ORANRD TO THE 10510 0 504105 WA TT FOR THE I. BUILDING SHE AREA IS ME SF OF THE FIRST C DNS MUCRON OF RI FE OWES OVER A ND ACROS S SAID LAND MO FLOOR.
WE RCHT OF INGRES S AT ALL ROES T9 AND FRO M SA N 0 PARKIN G A REA 6I 0UCES DRIVEWAYS AND ME
WPEWIES FOR THE PURPOSE OF CONSTRUCTION MAINTAINING STREET PARK ING STALLS OPERARNG, REPAIRING , RE0C OR INS PECR G SAID 3. PRIVATE OPEN GRACE VARIOUS PER LOT . SF PIPGUNES RECORDED OCTOBER R. 6, 1925 RECORD NBOON 1137 , .0143 PER 3 BE RM HO USE IS AN AVERAGE PAGE 74 W DEEDS (MIS US.. IS NOT PLOWABLE)
2 FASYWIT TO CLARENCE J RYAN et ex. FOR RO SWAY
PURPOSES RECORDED DECEMBER 9, 1957. INSTRUMENT NO.
185716 OF WIC. RCWOS . PLOT. HEREON .
N
SWS SWS E NGINEE RING, I NC .
enc2Nmnlwr ,nK- ¢•
L Le, s,�urm',nye. seal loo Alf oex LA 9101E
"".— V�e100.1444011
SAN DIEM • NASHVILLE • NIOLNIM • 09I.AVMO
CI TY of VIS TA
SHEET
1014-0164 — TSAI k SOP FORA 15 LOTS .60114SI ON PER SB330 OMNER: MCRT MELROSE VISTA. LLC
ADORES: 4320 LA ,KKIA NUACE DRIVE ¢205, LA JOLLA. CA 92122 PHONE (760) 7M-0011
Ct
S. ENGINEERI NG,, INC. PHONE (760) 744-0011
ADORESS: 1635 LAKE SAN MARCOS D IVE, ST 200, SAN MARCOS, CA 92078 T YPE OF DEVELOPMENT 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R -1-B
SITE DATA
AREA (50. FT.)
C ONSPALE
APN(S): 161-030-07
DWELLING UNITS
WEN SPACE OATH
mY1MI Po?01
PRI VATCANYI
ten
PARKING
4 2.60 0(607)
PARKING
72745 SF
18.3 7,410
10,424
35,981
Olta Kr a
LOADING
len
60 DO RY
8014,1
MTN LAW S
OFH
N. 0
I5
15 1,264
18,958
1 .067
16,014
SETBACKS
35 1.33
65 2 WY 24•
3-7$
R SC ( C.
ACC._ BLOC
PL ANNING CASE UP 24-0184
TENTATIVE SUBDIVISION MAP le SITE DEVELOPMENT PLAN W/ 56330 F OR:
DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BOBIER DRIVE SHEE T10OF20
PLANNING CASE #P24-0164
0Z0Z/ I I- /80
DININGhNING
25'-4 ` X 19'-6'
III I IIII III
VIII luU I I
IM LESS WRIER
RE H R, WALL MONDIED
TAMP. WAT
HEATER,ESTER, ER
WALL MOUNTED
GARAGE
20'-}/4' X Er -r
13165'
OININGA .9 L5
T5=1' X 19=6'
TE£S S WATER
HEATED, WALL 'OWED
OININGM1INNG
II pI I I 0
WI i 1 II I II
PAN . I
6'-s :A'IQ 5'-B
AWNLESS WATER
HEATER, WALL MWNTF D
20.'-3/4' X 20'-1•
PL PL
OINING/LI NNG
PAN.I
6-s tiny 6- u
TANNESS WATER
HEALER. WALL MOWED
1ST FLOOR - FLOOR PLAN
S W r, SW E NGI NEE RI NG, I NC.
�JWI dl E'• SioMFuv➢�i nr 6`• ••
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CI TY of VIS TA
SHE ET
P24-0164 - TOM k SOP FOR A 15 LOTS SUBD1100N PER SB330
OWNER: MCRE MELROSE VISTA, LLC
ADDRESS 020 LA .VLLA wLLAGE DRIVE, /205, LA ALL), CA 42122 PHONE (260) 244-0011
SINS ENGINEERI NC, INC.
PHONE (COO) X44 —WTI
ADDRESS 1635 LAKE SAN MARCOS ORIW,, STE 200, SAN MARCOS,, CA 92078 TYPE GE DELELOPMENE IS —LOT TOM WI 2 STORY HOMES
ZONE: R —I6
SITE DATA
AREA (S0. FT.)
00S): 161-020-07
OWEL LNG UNITS
WEN SPACE DATA
olINOWaa1
e a5AANa,
72.745 SF
MOO
MD
lax
Nag
4,433
60 BMI
15 IS
1,264
10956
1.06)
16,014
TwLImO,5 T
PARKING
anAle r
10,424
J5.961
OW. RE 6
LOADMIC
viirs
S'S
SETBACKS
30 1 WAY NA .
NM, NW
Nom 3—R
TOTAL
SP
Yst
ACV. SUM
PL ANNING CASE #P24 —O154
TENTATIVE SUBDIVISION MAP h SITE DEVELOPMENT PLAN W/ SB33O FO R:
BOBIER DRIVE 15 -LOT SUBDIVISION
VIST A, CA
ADDRESS: 552 W. ROSIER DRIVE SHEE T 11OE20
PLANNING CASE #P24-0164
9Z0Z/ I I- /80
17 7
n' -TI 1/z• x 3
I II II I I II II I I II II I I I
II II I I II II I I II II I I I
W.I.C.
'-Y x IY-a•
PL PL
17 7
BEDROOM4.
I
II I I II
II I I II
M ASTER EORM
15'-6' x r6' -I1
W.I.C.
9'-Z' x IY'-0•
BATHROOM
MST R
17 7
SIER BDR M
IS'-6'xi6'-11'
PL PL
II' -II x I3
9 'Yx 12'_9•
17 7
8-4 '9
i] ' x
I Itltl II
II
LAUNDRY
I-4 8'
BATHRSS
PL PL
PL PL
TE-il 1/2• N I
17 7
I I II II I
II
MAST ER
B OR M 5 '-6'
2ND FLOOR - FLOOR PLAN
SWS SWS E NGINEE RI NG, IN C.
[hLMEiR 1N O. eVC �! L,1, Sas 57577Dliea, NE 5370
SE Mann . TA 91019
' P 160177.0011
SAY DIEGO • NASHVILLE • PHOENIX • M EW
CITY of VIST A
SHEET
P24-0164 — i56 & SOP FORA IS LOTS 5118 025905 PER 59330 OMME R: MCRT MELROS E VISTA, LLC PHONE (760) 044-0011
ADDRESS: 4320 LA JOLLA 8LLAGE ORYE 9205, LA JOLLA, CA 92122 xt artd SIRS E NGINEE RING IN C
00 055 E (760) 044-0011
ADDRESS: 1635 LAKE SAN MARCOS DRIVE , STE 200, SAN MARCOS , CA 92078 TYPE 07 OEAELOPMENE IS —LOT 554 WI 2 STORY HOMES
ZONE: R -1—B
MAXIM
9oP POWDis5
0,77 57770
PARKING
Gusset
SITE DATA
AREA (50. FE)
70745 5F
18,930
0 ,470
10.424
]5,981
PRP REP
WIN(5): 161-030-07
MELD. MOS
SNOW
OPE N SPACE DATA
COVER. X
E er
9028
BOHM
IS
75 1,264
1&958
71b6MAW9i
1,060
16,014
60 701-71. WITS
4IBACKS
30 ANAL
P EG HEX
slaizict
S PAM S
1 .1 NA .
7 WAY 24 '
saw 3-7R
^* T 20'
L 99 7 0'
907
7 .72072 El04
PLANNING CASE 9 724-O164
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN 6/ 58330 OR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. BEELER DRIVE
SHE ET 120-20
PLANNING CASE #P24-0164
0Z0Z/ 11, /80
v
2 N
OEXTERIOR ELEVATION
3/16' =
HARDY B OARD AND
BATTERS SIDING HARDY BO ARD AND
BATTERS SIDING
WOOD TILES
STACKSTONE- SLATE WOOD TILES
WOOD TRELLIS
WOO D TRELLIS STACKSTONE - SLATE
WOOD FRAME
ASPHALT ROOF
TILES
ASPH ALT ROOF TILES .
WOOD TILES .
WOOD FRAME
BAT RNS0NAND
SLATESTACKS ONE
MATE IAL BOARD
HARDY BOARD AND
BATTERS SIDING
w00r TII rs
WOOD TILES
PROP OSED EXTERIOR
ELEVATION
SWS ENGINEE RING, INC.
MI
NAB/ D Il
ARAB S -BI DS/I . MEND - IA/I SO
W OOD TRELLIS
WOOD TILES
STACKSTONE-SLATE
CITY of VIST A
SHEET
112.3155 -1 61 .1 SOPFOR 151.01-3.556/13106 PE R 38333
KO OKEN . 1635 LAKE SAN MARC OS DR_ STE 200. SAN MARCOS. CA 92078 P 0®17 «.1
MOW S AM PL O6OPIVE STEM SAN MORCOS....
64. MX1 91, 161.101
oPEHS PACEDA TA
ME MO
c CIANCWOLIPM
PIVAT EINii
1130,
18,930
SA M
5 6166
L OADING S
1009
35.981
MONT . 23
113631 0.5111
35 PLANNING CASE AP2401SA
TENTATIVE SUBDIVISION MAP &SITE DEVELOPMENT PLAN W/S NE30 FOR:
BOBIE R DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS:552W. BOBIER DRIVE SHEET13DF20
2/144202511: 12,43 AM
PLANNING CASE #P24-0164
0Z0Z/ 11, /80
CO
(.71
0 CO
W
HARDY BO ARD AND
BATTERN SIDING
O 2 EXTERIOR ELEVATION
an s=r. m
ASPHALT ROOF
TILES
WOOD TILES
STACKSTONE - SLATE
ASPHALT ROOF
TILES
STACKSTONE - SLATE
O E XTERIOR ELEVATION
3/16 • = 1,0 "
ASPH. ROOF TILES.
WO OD MA ME
HA RDY BO AR° BATTERNSIGNGNG
HARDY SCIARD AND
B ATTU. SID ING
SLATE
HARD Y B OARD AND
BATTERN SIDING
PROP OSED EXTERIOR
ELEVATIONS
SWS ENGINEE RING, INC.
YE
PN4148 811805 - -NI X/AG-111/ID. ( EU RO
WO OD TILES
CITY of VISTA
Me. WAX VIST A LLG Wore /1N)1 4M1,
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NNE ,NaN NNaK ,,MAWS„
N
LONO 11,41
wn INaNn
OA.. VDTS
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Iw
18.830
ARM
10 4,
95.881
I. MIS
LAREOCARE
TAW SA
ARCM
97 RS. RI
A GM D.00
PLANNING LASERP24-01N4
TENTATIVE SUBDIVISION MAP &SITE DEVELOPMENT PLAN W/SB89G FOR:
BOBIE R DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W.SOBIER OR. NHEET14GI2O
2/14/2025 11:12:50 AM
PLANNING CASE #P24-0164
0Z0Z/ 11, /80
v
2 N
STACKSTONE-SLATE
O 3H6EXTERIOR ELEVATION
" =1'-0"
W OOD TILES
ASPH ALT ROOF TILE S
WO OD TILES.
WO OD FRAM E
HA RDY BO ARO BATTERN SIDINGAND
HARDY BO ARD AND
BA TTE AN BID ING
SLAM
ASPHALT ROOF
TILES
PROP OSED EXTERIOR
ELEVATION
SWS ENGINEE RING, INC.
Al
P5514511
915440-EI AIDSE . HIM • STA RT
HARDY B OARD AND
BATTERN SIDING
WOOD TILES
HARDY BOARD AND
BATTERN SIDING
CITY of VIST A
MOM .741i 6 5r.VCS. If LOTS BAZIMM.i ..4 Stal,
VISTA LLC ma c
',RU NNER 2
rmM ze ,696 LANE SAN MANGOS DR, STE 4 0. SAN MANGOS. CA 920)6 NRE NR (120274444511
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MBE All
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T OT AL
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PLANNING EASE 44240154
TENTATIVE SUBDIVISION MAP &SITE DEVELOPMENT PLAN 0/55990 FOR:
BOBIE R DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS:552 W. ROSIER DRIVE sHEET15 02a
2/1442025 11:12:55 AM
PLANNING CASE #P24-0164
0Z0Z/ I I- /80
2 N
Ia5
C
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SCALE IN FEET
GRAPHIC SCALE
25700
C
CC
CC
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CITY OF OCEANS
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15'
BOBIER DRIVE
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2 FF 459.19
V
3 F.F . 460.39
3'5 „
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CI I
28.6•
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03 5
FF. 465 .09.
25:9'
CITY OP VISTA
15 F.F. 457.39
n
14 I
FF. 45502
n
LOT 22
13 F.F. 460.35
12 FF 461. 53
n
n
aM.
=5
R=950.00
T
6 F.F. 464.54
23+80
6 24'
LOT 44
1 IN
,,
S
2 11
F.F. 463.46
10 FE 46319
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KNOLL C REST
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7.67 09
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SWS
EASEMENT NOTES
SWS E NGINEE RING, I NC .
eNLtNAlRING .1!x_ 16 1 Leke Su Nemes6nve. Soho DO
Sso Nlloee. CA 9110E
SAN DIEGO • NASHVILLE • 0107010 • ORLANDO
COMMON OPEN PACE
9,477 SF
CI TY of VIS TA
SHEET
P24-0164 - i5M k SOP FORA 15 LOTS SU60INSIONN PER SR330 ONNER: MCRT MELROSE LISTA. LLC
ADDRES S 4320 LA IOW MIAGE DRILL ¢205, IA .ELLA, CA 92722 PRONE (760) 744-0011
Ct
SOS ENGINEERI NG, IN C PHONE (760) 744-0011
ADDRESS: 1655 LAKE SAN MARCOS DRIVE, STE 200, SAN MARCOS, CA 92076 TYPE OF DEVELOPMENT: 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R-1-6
SITE DATA
AREA (SO. FT.)
P PERALS
AR KS), 167-030-07
OMELLINC UNITS
S PIRO
OPEN SPACE DATA
otivmAaal
ERS ITOP PE
Lon
S UMP
u wa1 P0*'1M5J
PARKING
72.745 SF
16;930
x410
10424
35,981
Ian
60 SW
BO SS
SCOPE
MPS AP S
I5
15 1,264
MOSS
7 .067
16,014
SETBACKS
LOADING
SWOPE
NA .
COYPU
35 65
2 WY
p4•
arff 3-71f
R m[0'
ARES BLOC
COMMON OPEN SPACE PLAN PLANNING CASE 4P 24 -SONS
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FO R:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. BOBIER DRIVE SHE T160F20
PLANNING CASE #P24-0164
OZOZ/ I I. /80
455
PROPOSED STORMW ATER
BASIN PER GRADING PLAN I
PROPOSED STORMWATER
BASIN PER GRADING PLAN 1
91.8 40 81 78
PROPOSED DO TRAIL
PROPOSED STORMWATER
BASIN PER GRADING PLAN
BOBIER DRIVE WEST
EXISNNG WALLS TO REMAIN RI MING BOULDERS
TO REMAIN TYP.
PROPOSED UTILITIES
PER GRADING PLAN
PROPOSED STOR MWATER
BASIN PER GRADING PLAN
PROPOSEDUTL(DE
PER GRADING PLAN
PLANT SCHEDULE
TREES
BOTANICAL NAME COMMON NAME
CHLLOPSISUNEARE DESERT WILLOW
LOPHOSTE MONCONFERTUS BRISBANE BOX
OUERCUSAGRIFOLL4 CO AST UVE OAK
0 LAGERSTROEMIA INDICA X FAURIEI'NATCHEZ NATCHEZ CRAPE MYRTLE I •J
T AUAMDE E VERGREEN SCREENW G S HRUBS
HETEROMELES ARBUTFOUA
RHUSOVATA
TALIM1DE MID - GROUND SHRUBS
BAHIOPSIS IACINIATA
GALVEZIA SPECIOSA' FIRECRACKER'
MUHIENBERGIARIGENS
SALVIA CLEVEIANDII' WINNIFREO GILM AN
SALVIA LEUCANTHA'SANTA BARBARA'
TOYON
SUGAR BUSH
SIZE WUCOLS STY
24' BOX VL 5
24' BOX M
24' BOX VL 12
24' BOX M
TOTAL= 31
15 GAL VL
15 GAL VL
50%5 GAUI GAL
SAN DIEGO COUNTY SUNFLOWER 50150 VL
FIRECRACKER ISLAND SNAPDRAGON 50/50 VL
DEER GRASS 50/50 L
WINNIFRED GIL MAN CLEVELAND SAGE 50/50 VL
SANTA BARBARA MERCAN BUSH SAGE 50150
2' TA UMIDE FOREGROUND GROUN DCOVERS 4 GRASSES 50%S GAUIGAI BOUTELOUA G RACILE 'BLONDE AMBITION BLONDE AMBITION BLUE GRAM A 50/50 L DIANELLAREVOLUTA'DR5007 LITTLE REV' " FLAX LILY 50/50 L ERIGERON GLAUCUS ' WAYNE RODERICK' WAYNE RODERICK SEASIDE DAISY 50/50 L LESSINGIAFILAGINIFOLLA 'SILVER CARPET SILVER GARRET ASTER 50/50 L LOMANDRACONFERTIFOLIA'POM PONT SHORTY MAT RUSH 50/50
ROSMARINUSOFFICINAUS 'HUNTINGTON CARPET HUNTINGTON CARPET ROSE MARY 50/50 L ST ORMWATER BASIN GR ASSES 8 RUSHES 50 %SGAMIGAL
CAREXPANSA MEADOW SEDGE 50/50 M
CHONDROPETALUMTECTORUM SMALL CAPE RUSH 50/50 L
JUNCUS PATENS CALIFORNIA GRAY RUSH 50/50 L
SWS EN GI NEERI NG, INC .
• am . �nnA
1635 00 slo Mums Drive, S�iu ESoo
su Mu ms, CA MI5
P,166A4.5511
SA101560 • NASflvrtLE • .00414 • OVANDO
CITY of VIST A
SHEET
P24-0164 - TSM At SOP WA A IS LOIS SUB AN 46N PER 50330 OWNER: LICHT MELROSE NS A, LLC
ADDRESS 6320 LA JOLLA VILLAGE DRIVE #205. LA JOLLA CA 92122 PHONE (760) 744-0011
AS
ENGINEERING. IN C PRONE (750) 744-00H
ADDRESS: 1635 LANE SAN MARCOS DRIVE, STE 200. SAN MARCOS, CA 92078 TYPE OF DEVELOPMENT BLOT t5M W/ 2 STORY HOMES
Z0NE
SITE DATA
AREA (50. F5)
APN(S): 161-030-07
DWELLING UNITS
OPEN SPACE DATA
4254PAAR S
72,745 ST
10930
7,4,0
10424
35,981
LoaV
1LL AM
aW
6 6*
v6aW c
mew..
LIRE SPAPE
PARING
cAAAEL
POOP
I5
15 1 ,264
18,956
1 ,067
16,014
14S
60 NT41 Was
SETBACKS
LOA PAIL
I µ5 N. A.
FRONT p'
027 0'
R Sa p'
AMA 20'
LET A
65 pr 24•
seL3_) X
LANDSC APE PLAN
PLANNIN G. CASE F24-0164
TENTATIVE SUBDIVISIO N MAP & SITE DEVELOP ME NT PLAN W/ 58330 OR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. GOBI ER DRIVE
sHEET17 TEa)
PLANNING CASE #P24-0164
OZOZ/ I I. /80
PRO POSED STORMW ATER
BASIN PER GRADING PLAN
PROPOSED STORMWA -
0501*PERGRADINGPTAN
II
91.9 40 61 79
PROPOSED DO TRAIL
PROPOSED STORMWATER
BASIN PER GRADING PLAN
BOBIER DRIVE WEST
EXISTING WALLS TO REMAIN EXISTING BOULDERS
TO REMAIN TYP
10' 20
PROPOSED STORMWATER
BASIN PER GRADING PLAN
NORTH
WATER EFHC!ENT L ANDSCAPE WORKSHEET
ne..M'n. r ,.A.e o.: e. .r a w^�r amu u.v+•e ri..nn,awaom.®vma nree aeo.mmg PESBEN me: S daxrtaer VMta
wolect Address: 52 W.Blerd
Vlata. CA92036
Refer en ce Ev apot ranspirati on (ET o) 42 .9 I n. / Yr. aw en ey « as6oclBL AB
Rmdente al Pr oj ect, Ma
Hvar orone0
/PI
Pl ant
factor
Methods
Effici ent , IIFP
IPF/MI
Landscape
Area
(59.Ft.)
x
Are a
ated Towl
Wat er Us e
ICIWMY
Regular landscape Areas
bnn nsa'
0.3 0.
o ne
0.8 1
0.247
,31 3
4 .025.9
40 '2,081
Use N antings
0 .20
Overhead
0 .75
0267
235
585 .3
15 ,569
U. Tr ees
0.20 Bubbler
0.75 0.257
56 1 9.1
!HZ
ter
Us eTrees
PAO.
Bubbler
0 .75
0.533
56 29.9
194
Tat a.
18 ,624
4.659.3
Special ta nduaPe A Bas
T otal 52 All
t andStape Areas: 19 ,6.
E atknaSed MW Total Water Use (EMU) T otal:
123,927
maximum Applied Wat er Allowa nc e(MAWAI°:
222 313
• MYdae eneA/ Planting De scription I Pris ation Method • Irrigati on Mete.," mea257150 or 0, for Spy
L,I Fa 7 0.81 fo,0117
2.1 Lod W,, ,,, w on,,,,
If !MO .!, Water We PlOntings
EMI I«7 5,5 (A nn Paquind). ET'ae 0.67n ETA; AAre a
rWh en, MG Is a co nversion 14.0r,hm mn vmsou e Ges/ acre/yenr( Foalnm/s9wre/oaery eor. =ADAM Am .D 5llo,esMowed) a Eros0.s2 s/IETAFAW«In- ETAF)!SLIn Mere 06Iaa[conversio n funr mm cony!. aamnmes/oae/year copa)bn0 re7oottyev, LA !th e rot! Il am., e ore0 s auor efe e! SAA I sm efowl spe ck, l ogelme ar eal !aaum efew, oral ! DV is. 035 for r eside p,alet and 045 for B1-IS Ade nm, pmleON, Ev ap ob ons piro. n he+,nen, F aam,('73F1Cm, m5 5005
Ill nnm ,MUNarp o! ececomp8,5 WM Ole WHO and i6 oremge O AF Is l ess than I 045 Ry sW Landscape..
AN L andacap e Are as
!meat Sped:elm.mpe Pearl
..4940 Special Lv n dAreas)
Total G AFF Area
9,656
Total GAF !Area
TM! Pr eis
1,620
An al Area
18,624
Apar. ETAF
O.
Averep ETAS
0 ]5
HYDROZONE LEGEND
HYOR OZ ONE R1 ( OFIP), 18, X15 BF
ARELAOATERA I LOW WATER LVAE PIAM WGS
IRRI GATION-1NNTER DIRE CT BURIAL GRIP IRRI GATI ON
PLANT
URT MATERIA L L OVV WATER
ATERUSE SF
PUWTTI ON = HUNT. L L OW WATER USE PLA NTIN GS
SR AY HE A SAS GYAP LE LROTATORSLOWFL OW IRR OAT ON
IRRIGATIONINE OF DIRECT BURIAL DRIP
SHALL BE INST ALLED CE NTERED BETW EEN SPRAY
HEADS AND AND VIN G SURFA CE . SPRAY HEADS S H.L BE
LOC ATED T FROM MANY PAVING SURF ACE. (SEE NOTE BELO W) HYDR O2ONEIRD (BUBBLER). (BASF L OW WATER USE TREES
P ROPOSED
UREE BLERS (2 PER TREE) SEE LANDSC APE CONCEPT
-- - PL AN F OR TRE E LOC ATI ONS
HYDP OZ ONE.
(UBBLER). (52)SF MODERATE WATER USE
TREE)TREES PR OPOSED
BUBBLERS (2 PER T REE) SEE LANDSC APE CONCEPT
PLA N FOR TREE LOC ATI ONS
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OWNER: ACRE MELROSE MSTA LLC
AGGRESS 4320 LA 331)0 VILLA( £ DRIVE /205, LA 2Yll0A, CA 92122 PHONE (760) 744-0011
ENGINEERING, SC PHONE (750) 744-0011
ADDRESS: 1635 LANE SAN MARCOS DRIVE, STE 200. SAN MARCOS, CA 92076 TYPE OF DEVELOPMENT; 15 -LOT ISM W/ 2 STORY HOMES
ZONE: R-i- B
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Project Name: WAX WING DRIVE 14 -LOTS VISTA, CA - EXT
CASE #: 00603451 II Footcandles calculated at grade II Filename: 240408WW1CJWR2.AGI CIT Y of VIST A SHEET
P24-0164 — TSM & SOP FORA 15 LOTS SUBDIVISION PER 00330 OWNER: SCENT MELROSE WHOA, LW PION & (760) 744-0011
ADDRESS 4320 LA JOLLA l4LLAGE DRIVE, #205, LA JOLLA, CA 92122 ne S85 ENGINEERING, INC. PHONE: (760) 744-0011
ADDRESS 1635 LAKE SAN MARCOS DRIVE VIE 200 SAN M ARCOS, CA 92076 11YE OF OEY£LOPMENPP 15 -LOOT TSM W/) STORY HOMES
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TENTATIVE MAP TITLE SHEET PLANNING CASE {1P24-0104
TENTATIVE SUBDIVISION MAP & SITE DEVELOPMENT PLAN W/ SB330 FOR:
BOBIER DRIVE 15 -LOT SUBDIVISION
VISTA, CA
ADDRESS: 552 W. BOBIER DRIVE SHEx719oF20
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Date:12/20/2024
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ADDRES S: 4320 IA 3 0114 MLLACE DRIVE; /205, LA .KKIA, CA 92122 PHONE: (760) 744-0011
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ZONE: R-1-6
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FENCING PLAN
PLANNING CASE 4P 24-0186
TENTATIVE SUBDIVISION MAP 6: SITE DEVELOPMENT PLAN W/ SB330 O N:
BOBIER DRIVE 15 -LOT SUBDIVISI ON
VIST A, CA
ADDRESS: 552 W. SOBER DRIVE sHEE T20020
PLANNING COMMISSION
STAFF REPORT
PUBLIC HEARING
June 16, 2026
P24-0164
REQUEST:
A request for approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Tentative Subdivision Map, and Site Development Plan to construct 15 single-family attached residential units on a 1.67 -acre site located at 552 W. Bobier Drive (APN 161-030-07-00).
APPLICANT: SWS Engineering, Inc.
RECOMMENDATIONS:
1. Adopt Resolution 2026- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the 552 W. Bobier Drive Project, Planning Case No. P24-0164
2. Adopt Resolution 2026- , approving a Tentative Subdivision Map and Site Development Plan to construct 15 single-family attached residential units on a
1.67 -acre site located at 552 W. Bobier Drive (APN 161-030-07-00) LOCATION: 552 W. Bobier Drive
APN: 161-030-07-00
LAND AREA: Approximately 1.67 acres
P24-0164 SR EXHIBIT 3
80!1 x!22
Pb3 853 8f 9N
KEY ISSUES: Is the project consistent with the Vista General Plan 2030? Does the project comply with the development standards of the R -1-B Residence Zone?
Is this project compatible with existing development in the surrounding area?
I. SITE AND PROJECT DESCRIPTION
A. Site Description
The project site is located at 552 W. Bobier Drive and consists of one parcel that is approximately 1.67 acres in size. More specifically, the project site is located southeast of the intersection of W. Bobier Drive and Sports Park Way, directly east of Vista's boundary with the City of Oceanside. The project site is bordered by W. Bobier Drive to the north, single-family residences to the south, the Moderna Melrose Mixed -Use Development Project to the west (in the City of Oceanside), and single-family residences to the east. Access would be provided by one driveway on the northeastern edge of the site along W. Bobier Drive.
The closest school to the site is Maryland Elementary School, located at 700 North Avenue, approximately 0.4 miles southwest of the project site. The closest City fire station to the site is Vista Fire Department Station No. 6, located at 651 East Vista Way, approximately 1.5 miles to the southeast of the project site. The closest police station to the site is the San Diego County Sheriff's Department Vista Station, located at 325 South Melrose Drive #210, approximately 1.9 miles south of the project site.
The project site is generally characterized by previously graded and disturbed urban land comprised of scattered trees, bushes, and several large rock outcroppings. The site was previously occupied by a single-family home and associated landscaping, which were subsequently demolished and cleared in approximately 2008 or 2009. The site has remained vacant since.
Elevations range from approximately 440 to 470 feet AMSL, sloping generally from east to west from the highest point of the property along W.
Bobier Drive. The topography suggests that stormwater generally drains to the south. Several large boulders occur in the northern portion of the project site.
The project site has a General Plan land use designation of Medium Density Residential (MD). The MD designation allows residential densities of up to 10 dwelling units per acre. The project site is correspondingly zoned R -1-B Residence Zone, which generally permits single-family residential development.
B. Project Descri Ption
The applicant seeks approval of a Tentative Subdivision Map and Site Development Plan for the construction of 15 single-family attached P24-0164 SR 2
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residential units. The lot sizes would range from 2,564 to 5,768 square feet, with the average lot size being 3,808 square feet. Each unit would be approximately 2,200 square feet in size, and the total project building area would be 33,000 square feet. The residential units would each be comprised of three bedrooms and would be two stories in height. The first floor of each unit would consist of a two -car enclosed garage, a kitchen with pantry storage, living and dining space, and a half -bath. The second floor of each unit would have three bedrooms (one master bedroom and two standard bedrooms), three full baths, and a laundry room. The proposed architectural design utilizes varied materials to ensure compatibility with existing nearby residential development. The building exteriors would utilize a combination of materials including asphalt -shingle roof tiles, fiber -cement siding, wood tiles and cladding, stacked stone, wood trellises above alternate garage doors, and decorative wood framework in the gable area under the roofline.
Access to the project would be provided via one 24 -foot driveway located on W. Bobier Drive, approximately 250 feet east of the intersection of Sports Park Way and W. Bobier Drive, which would connect to a private drive aisle located in the central portion of the site between the residential buildings.
Each home would be constructed with four parking stalls, consisting of two parking stalls within the attached, enclosed garage, plus two open parking stalls in each of the home's private driveways. The project would provide an additional five guest parking stalls adjacent to the private roadway.
The project's landscape areas, open space and biofiltration basins would cover approximately 49.5 percent of the project site. The landscaping would include groundcover, grasses, shrubs, and trees that would contribute to improved visual quality of the site. Each unit would include approximately 1,067 square feet of private outdoor space in the form of a backyard and patio. The project would include various drainage improvements and pollutant control best management practices (BMPs), including grouted rip rap and multiple biofiltration basins throughout the project site. The site storm water flows will be designed to maintain historical patterns and will be attenuated to not exceed pre -development runoff conditions. The northern central portion of the site encompassing several existing large rock outcroppings would be incorporated into an open space easement as an Environmentally Sensitive Area (ESA) which would prohibit future development. This area would feature an open space amenity consisting of a decomposed granite trail. Project landscaping would include the planting of 31 trees along with various shrubs, groundcover, and grasses throughout the site.
The project would include improvements on W. Bobier Drive, including a new curb and gutter, replacement of the existing sidewalk, and enhanced paving at the entrance to the project. The project would include connections extending from the private drive to existing water and sewer infrastructure in W. Bobier Drive. Project construction activities would consist of grading, site preparation, installation of underground utilities, physical building construction, paving, and application of architectural coatings. Construction P24-0164 SR 3
PI:B 85i 8f 9N
of the project would last approximately nine months. Site preparation would require the removal of approximately 200 cubic yards of debris and vegetation. Grading is estimated to require even cut and fill of 6,500 cubic yards with no export. Due to the several large rock outcroppings that occur on the site, blasting may be required for subsurface rocks.
C. Zoning / Existing Land Use
Subject property: R -1-B Residence Zone / vacant land
Surrounding properties:
North:
East:
South:
West:
M -U Mixed Use (40) / apartments
R -1-B Residence Zone / single-family homes
R -1-B Residence Zone / single-family homes
Neighborhood Commercial (Oceanside) / apartments
D. General Plan Land Use Designation
Subject property: MD — Medium Density Residential
Surrounding property:
North: MU
East: MD
South: MD
West: NC —
— Mixed Use
— Medium Density Residential
— Medium Density Residential
Neighborhood Commercial (Oceanside)
E. Environmental Review
A Mitigated Negative Declaration (MND) was prepared for the proposed project in accordance with the California Environmental Quality Act (CEQA), which determined that the project would not result in any unmitigated significant environmental impacts. The MND was circulated for public review from April 3, 2026, to May 4, 2026. No comment letters were received by the City during public review of the environmental document. The project will be required to comply with the mitigation measures specified in the MND and included within the project's Mitigation Monitoring and Reporting Program (MMRP, Appendix K to the Final MND). These mitigation measures, related to Air Quality, Biological Resources, Cultural Resources, Land Use and Planning, and Noise, are included in the project Conditions of Approval.
II. ANALYSIS
A. General Plan Conformance
The General Plan Land Use designation for the project site is Medium Density Residential (MD), which allows for residential densities up to 10 dwelling units per acre. This designation supports development such as single-family detached homes, duplexes, and townhomes, provided that the design of such development is compatible with adjacent land uses.
The project site is approximately 1.67 acres in size. The project proposes the construction of 15 attached single-family residences at a density of approximately 9 dwelling units per acre, which would conform to the General Plan maximum density of 10 dwelling units per acre. As attached homes P24-0164 SR 4
801-1k- Pb3 85 8f 9N
with zero -lot lines, the form of construction would have a similar appearance to townhomes. Additionally, as detailed further in the project MND, the project would be consistent with the following goals of the General Plan:
• RCS Goal 2: The General Plan's Resource Conservation and Sustainability (RCS) Element includes a goal to mitigate the community's contributions to global climate change. The project is consistent with this goal because it would not exceed greenhouse gas emissions thresholds, as analyzed in the Air Quality and Greenhouse Gas Emissions Technical Report;
• RCS Goal 4, to preserve, protect, and enhance water quality in watersheds to which the City contributes storm water and urban runoff, and Goal 4.6, to require the incorporation of Low Impact Development (LID) techniques in accordance with current storm water regulations to manage storm water and urban runoff. The design of the proposed project incorporates a number of LID techniques, drainage improvements, and pollutant control best management practices (BMPs) throughout the project site to ensure that site storm water will maintain historical patterns will be attenuated to not exceed pre -development runoff conditions;
• RCS Policy 12.2, to protect significant archeological features. The project would implement mitigation measures which would require the protection and preservation of cultural resources through measures such as Native American monitoring of grading activities; and • LUCI Goal 2, to preserve and enhance the characteristics and features of neighborhoods that share common development patterns, topography, major streets, and zoning patterns. The design of the project would maintain the existing residential character of the surrounding area. The homes would be single-family, similar to the surrounding neighborhood to the south and east, and would not disrupt the existing pattern of development. Currently, the site is vacant and comprised of scattered trees, bushes, and several large rock outcroppings. Conversely, the project would be a continuation of the residential development that occurs to the north, south, east, and west, creating a cohesive development pattern. In addition, the proposed residences would be two stories tall, which would be compatible with adjacent development. Therefore, the proposed development would be compatible and consistent with the Land Use and Community Identity Element of the City's General Plan.
Additionally, State Law requires jurisdictions to provide for their fair share of regional housing needs for varied income categories to accommodate the forecasted growth in the number of households. The Project would provide new housing opportunities within the City in accordance with the goals and policy of the City's Housing Element. Detailed analysis regarding the project's conformity with the goals and policies of the General Plan are included in the attached Mitigated Negative Declaration.
B. Zoning Conformance
P24-0164 SR 5
80!1 x!22
4B 85g 8f 9N
The property is zoned R -1-B Residential, which primarily allows for single- family, detached residences, and accessory uses that are typical to residential neighborhoods. The project has been designed to comply with the following standards of the Development Code:
• Maximum building height: No building or structure shall exceed two stories or 35 feet in height, whichever is the lesser. The project proposes the construction of two-story residences at 30 feet in height, in compliance with this standard.
• Front yard setback: Setbacks from private road easements shall be ten feet from the easement right-of-way line for all buildings except garages which face such thoroughfare, in which case the setback shall be 20 feet from the easement right-of-way line. The project proposes front setbacks ranging from 24.5 to 28.5 feet to the private roadway in compliance with this standard.
• Rear setbacks: A minimum rear setback of 10 feet is required, with the exception that a second -story of any main building shall not be located closer than 20 feet from the rear property line in cases where such rear property line adjoins any portion of the side yard line of residential zoned property. The project proposes rear setbacks ranging from approximately 17 feet to over 50 feet, therefore, all of the lots would comply with the minimum setback of 10 feet. The lots adjacent to the project's southern property line have rear yards adjoining the side yards of the existing homes to the south. Therefore, a minimum setback of 20 feet is required. The project complies with the required setback by providing a minimum setback of at least 20 feet 6 inches for these lots.
• Minimum dwelling unit size: Dwelling units proposed within the R -1-B Zone are subject to the minimum size requirements established in Section 18.58.550 of the Development Code, which requires a minimum size of 700 square feet for one -bedroom units, 880 square feet for two -bedroom units, and 1,160 square feet for three -bedroom units. All of the proposed homes would have three -bedrooms and be approximately 2,200 square feet in size, which would comply with the minimum required size of 1,160 square feet for three -bedroom homes. • Minimum number of parking stalls: The Development Code requires
2.5 parking stalls plus 0.5 guest stalls for three -bedroom dwelling units. This equates to a total of 45 parking stalls for the proposed 15 homes. The project complies with this requirement by providing four parking stalls for each home, consisting of two enclosed garage parking stalls plus two open parking stalls in each of the home driveways. The project design also includes 5 additional guest parking stalls adjacent to the private roadway, for a total of 65 parking stalls (30 garage stalls plus 35 open guest parking stalls). • The Development Code requires 15 percent of the project site to be landscaped, which equates to approximately 10,912 square feet of landscape area for the project. The project would provide approximately 35,981 square feet of landscaping, or 49.5 percent of the project area, which would consist of non-invasive and low water P24-0164 SR 6
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use/drought tolerant plants. The landscape plan proposes a combination of ornamental and native vegetation as well as deciduous trees, shrubs, vines and perennials. Trees would be used to create shade for the site along the street frontage and drive aisles, the project perimeter, and within the open space areas. Plant selection is based on the Water Efficient Landscaping Ordinance in the City's Development Code, Chapter 18.56.
Ob'ective Design Standards: The project complies with objective design standards which include vehicular parking and access consistent with Chapter 18.54 of the Development Code for parking stall dimensions and driveway size and design; installation of fencing for screening of private usable open space; the installation of landscaping that would comply with the City's Landscape Manual; and building construction with architectural features that include color, texture and material changes.
Development Standards under SB 330 (Housing Crisis Act (HCA;) and Housing Accountability Act HAA):
The proposed project is utilizing Senate Bill SB 330 (Housing Crisis Act (HCA)) and the Housing Accountability Act (HAA) to facilitate the development of 15 residences consistent with the allowable density under the General Plan. Under these state laws, the city shall not require rezoning if a housing development project is consistent with the General Plan's allowable density. In such cases, the city must allow development at the General Plan density although it is inconsistent with underlying zoning density. Projects that are submitted under the HCA are also exempt from any changes in the Development Code following their application submittal date.
The project site is currently designated by the General Plan as Medium Density Residential (MD), which allows for a maximum of 10 dwelling units per acre. The site is zoned R -1-B Residential, which requires a minimum lot area of 6,000 square feet. Given that the project site is approximately 1.67 acres in size, the General Plan MD land use designation would allow for a maximum of 16 dwelling units, whereas the R -1-B zone would allow for a maximum of 12 units. State law requires that the project be allowed to construct 15 residences as proposed by the applicant, consistent with the General Plan MD land use designation.
The HAA requires the city to waive objective development standards if their application to the project would prevent development of the allowable maximum density on the site and as proposed by the housing development project. The HAA also clarifies that if the zoning standards and criteria are inconsistent with applicable, objective general plan standards, but the development project is consistent with the applicable objective general plan standards for the site, then the housing development project cannot be found inconsistent with the standards and criteria of the zoning.
Due to HAA requirements, the City would not apply the following R -1-B Zone P24-0164 SR 7
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standards that would prevent physical development of the allowable maximum density and as proposed by the housing development project:
• Minimum side setback: 5 feet minimum. The project proposes zero -lot line side setbacks (attached units).
• Minimum lot size: 6,000 square feet required. The project proposes lot sizes that range from 2,564 to 5,768 square feet, with the average lot size being 3,808 square feet.
• Maximum lot coverage: Main buildings and required driveways shall not cover more than 60 percent of the area of the lot. The project proposes lot coverage of up to approximately 77% (Lot 13).
In summary, the side yard setback (VDC Section 18.28.040), building site area (VDC Section 18.30.060), and maximum lot coverage (VDC Section
18.30.070) of the zoning code are being waived as required by the HAA to accommodate the density allowed by the General Plan.
HCA/HAA prohibit 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.
C. Subdivision Design Standards
Section 17.16.010 in the Vista Development Code contains design standards for all major subdivisions of land. The proposed single-family residential subdivision has been designed to comply with most applicable subdivision standards. However, the following standards have not been met: every lot shall contain the minimum lot area specified in the zoning ordinance for the zone; every lot shall be at least 50 feet wide exclusive of side yards required in the zone in which the lot is located measured at the building setback line; and lot depth shall be at least 90 feet and shall be no greater than three times the average width. As stated above, the HAA requires the standards and conditions applied to the project to facilitate and accommodate the development at the density allowed by the general plan and as proposed by the housing development project on the project site. In this case, lot area (VDC Section 17.16.010(B)), lot width (VDC Section 17.16.010(C)), and lot depth (VDC Section 17.16.010(1)) requirements are being waived per the HAA provisions.
D. Land Use Compatibility
The proposed project is an urban infill project that would involve the construction of 15 single-family attached residences with associated onsite and offsite improvements on a lot that is currently vacant. The project site is surrounded by existing single-family residences to the east and south, and multi -family residences (apartments) to the north and west. Surrounding P24-0164 SR 8
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densities range from 5 units per acre to the south and east, to 44 units per acre on the adjacent development to the west (within Oceanside), and 26 units per acre to the north (Skye Apartments). The project would be developed at a density of approximately 9 units per acre, which would be compatible with the existing range of densities in the surrounding area, and the project would not disrupt the existing pattern of development.
Also, the architectural design of the proposed project includes sufficient detailing and varied materials to maintain the existing residential character of the surrounding area. The proposed residences would be two stories in height, which would be similar to the scale of the developments to the north across W. Bobier Drive (three-story apartments) and to the south and east (one-story residences). In consideration of all of these factors, the project would be compatible with adjacent land uses.
E. Traffic Impacts
The City's Transportation Impact Analysis Guidelines includes a list of project types that are screened out for CEQA purposes since the project has Vehicle Motor Trip (VMT) reducing characteristics and is assumed to decrease VMT.
This includes residential projects that would generate less than 500 Average Daily Trips (ADT) if the project is inconsistent with the General Plan, or less than 1,000 ADT if the project is consistent with the General Plan. The project's 15 single-family residential units are anticipated to generate 150 ADT. As such, the project is presumed to have a less than significant VMT impact and does not require a detailed VMT analysis. As noted in the MND, the peak hour trips generated by the project (approximately 12 morning peak hour trips and 15 afternoon peak hour trips) would not be enough to substantially affect the roadway network. Therefore, the project would not result in any significant impacts under CEQA related to traffic.
North County Transit District (NCTD) operates Bus Route 318 which travels along W. Bobier Drive in the project area. Route 318 has two transit stops approximately 530 feet east of the project site and two transit stops 0.25 miles west of the project site. The project would not affect existing bus operations or facilities. A Class II bicycle facility exists along W. Bobier Drive in both the eastbound and westbound directions in the vicinity of the project.
The project would not affect these existing bicycle facilities.
Regarding short-term construction traffic, grading is estimated to require even cut -and -fill of 6,500 cubic yards, with no export. However, the City requires traffic control plans for any construction activity that would disrupt traffic flow on City streets, and project conditions of approval require that emergency access be maintained during construction.
F. Public Service Availability
All public services and utilities are available to the site and can be extended to serve the project's 15 attached single-family homes.
G. Public Policy Consideration:
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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 single-family attached homes are designed with sufficient architectural quality which will contribute to the community character in that vicinity, while ensuring compatibility to existing development adjacent to and surrounding the project site.
2. Zoning Conformance: Chapter 18.30 of the Development Code identifies the requirements for permitted uses; building heights; setbacks; lot coverage; and utilities for the R -1-B Residence Zone. As discussed in the above Zoning Conformance section of this report, the proposed project would be consistent with the zoning designation of R -1-B, except for the reduction in standards under the HAA that are necessary to facilitate and accommodate development at the density allowed by the general plan on the project site and as proposed by the housing development project.
III. REQUIRED FINDINGS
The draft findings for approval of the Site Development Plan and Tentative Subdivision Map are included in the attached Resolution (Exhibit 2). 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 15 proposed 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, Objective Design Standards, etc.
IV. CONCLUSION AND RECOMMENDATION:
The proposed project is consistent with the existing General Plan land use designation of MD, and the project complies with the applicable development standards of the R -1-B Zone, subject to the requirements of the HCA/HAA. The project is designed to be compatible with surrounding land uses. Therefore, staff recommends the Planning Commission's approval of the attached resolutions for adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approval of the Tentative Subdivision Map and Site Development Plan for the 552 W. Bobier Drive project.
Respectfull submitted,
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Chris Winters
Senior Planner
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EXHIBITS:
1. Resolution 2026- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the 552 W. Bobier Drive Project, Planning Case No. P24-0164
A. Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program
C. MND Technical Report Appendices [ ]
2. Resolution 2026- , approving a Tentative Subdivision Map and Site Development Plan to construct 15 single-family attached residential units on a 1.67 -acre site located at 552 W. Bobier Drive (APN 161-030-07-00)
A. Conditions of Approval
B. Project Plans
3. Project Location Map
4. Large scale plans — limited distribution
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COMMISSIONERS
Chair Lisa De Jesus, Vice Chair Bill Martin
Maria Jolliff, Carl Redding, Kimberlee Simmons,
Darcy Thompson, Charles Grimm
PLANNING • MMISSION
REGULAR MEETING MINUTES
June 16, 2026
The June 16, 2026, Regular Meeting of the Planning Commission was called to order by Chair De Jesus at 6:01 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Redding led the Pledge of Allegiance
COMMISSION MEMBERS PRESENT:
Chair Lisa De Jesus
Vice Chair Bill Martin
Commissioner Charles Grim
Commissioner Maria Jolliff
Commissioner Carl Redding
Commissioner Darcy Thompson
Student Commissioner Lian Nguyen
Student Commissioner Parrish
COMMISSION MEMBERS ABSENT:
Commissioner Kimberlee Simmons
STAFF PRESENT:
Director of Community Development Joe Vacca
Assistant Director of Community Development Patsy Chow
Senior Planner Chris Winters
Junior Planner Daisy Diep
Assistant City Attorney Amanda Guy
Senior Office Specialist Kristen Loomis
APPROVAL OF MINUTES:
Commissioner Jolliff made a motion to approve the minutes of June 2, 2026. Seconded, by Vice Chair Martin.
MOTION TO APPROVE CARRIED: 6-0
AGENDA CHANGES:
None.
200 Civic Center Drive, Vista, CA 92084 1760-639-6100 I vista.gov 08/11/2026
EXHIBIT 4
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Planning Commission - Minutes
June 16, 2026