[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6658227,"mediaKeyId","5028339-879fb5e1b3b85a74504abeb05c034db4","parentId",5028339,"title","Planning commission approves Caritas Village — 24 affordable apartments in existing mobile home park","audioSeconds",1537,"startMs",5705000,"endMs",7242000,"viewUrl","/Search/View?dp=1&key=5028339-879fb5e1b3b85a74504abeb05c034db4&start=5705&end=7242","thumbnailUrl","https://assets.pipeline.soar.com/5028339-879fb5e1b3b85a74504abeb05c034db4/thumbnail_5705000.jpg","articleUrl","/articles/6658227/Vista/San-Diego-County/California/Planning-commission-approves-Caritas-Village-24-affordable-apartments-in-existing-mobile-home-park","mediaUrl","https://secure.pipeline.soar.com/6658227-bab0bf9e26bd3b5734f282b49af7457d/orig.mp4?Expires=1771167493&Signature=hjBNEHyyzRiKoub4-SNo04dbhu9zPJOAk2nC6z18oy3zS5tC750q2LP-LP0sBUXVWLipZ2amQa6H2iWjM1jCShYAlvEqPv51lH8pQeVVxpwnM0EPtKr7g~1eGUXmUU-A6bzLPOK5p3EHjf1gGDgYmZV8tU4M9eN7GwJTFE5oFUi2cGxiwWhcHN91~1fgvwaZYwGur9TnvH65fz~-XobiXBnKYqe77I3WUhbqrwzOGQaM5gdznfAMIrRKPoCnLwKlcogBziiGedmfwsnQeUlAMNds6rvEsXLwfbjH7fJpbKwUomRguoNgz9LJpKXdcC9segEfOkYMsWO9~AKKMFIJzQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Vista","date","2025-06-18T10:00:46.73Z","article","The Vista Planning Commission voted to approve the Caritas Village site development plan (case P24‑0311) to build a 24‑unit, 100% affordable apartment project on a 1.07‑acre portion of the 12.9‑acre Estrella De Oro mobile home park at 220 Camino Corto.

Staff summary and legal framework

City staff described the proposed development as an infill, 100% affordable project submitted under the Housing Crisis Act (SB 330) and the state density‑bonus law. Staff said the larger 12.9‑acre parcel is designated MD (medium density) in the general plan and MHP (mobile home park) in the zoning code; under the city’s calculation the overall parcel’s base gross acreage would allow roughly 129 units and that adding 24 apartments would bring the total to 131 units, a density the applicant said is permitted by state density‑bonus rules because the project is affordable and close to transit. Staff recommended approval, noting the project is eligible for five concessions and unlimited waivers under state law and that the project qualifies for an infill CEQA exemption (staff cited a section 15,332 infill exemption and supporting technical reports).

Project design and amenities

Gabe Chavez, vice president for Caritas, described Caritas as a nonprofit owner‑operator of affordable properties and said the project would include two three‑story residential buildings (12 units each), a community building with laundry and meeting space, 27 on‑site parking stalls, a fire turnaround, and 18,656 square feet of landscaping (about 40% of the project area). Unit mix in staff materials is 12 one‑bedroom units, six two‑bedroom units and six three‑bedroom units. Staff said the project proposes small, shared laundry and some concessions on storage, exterior access design and retaining wall height to allow the development to fit the constrained topography.

Public comment and staff response

The commission heard several speakers in support, including Rachel Bell of the Vista Chamber of Commerce, who said the city needs more single‑family and affordable housing and supported the project’s drainage and frontage improvements. Caritas representatives said the project would be financed by Caritas without city funding and noted the organization’s experience operating and preserving affordable communities.

Commission discussion and added condition

Commissioners praised the project’s 100% affordable status and its proximity to transit; Commissioner Grimm asked the applicant to work with staff on architectural details to break up a long roof line on the east elevation that faces the mobile home park. The applicant agreed to work with staff on that change. Commissioner Martin and others noted the project provides more than one parking stall per unit (27 on‑site plus roughly 15 street spaces created by frontage improvements) and that the project would improve a portion of the public frontage.

Vote and implementation

Commissioner Grimm moved approval and Commissioner Martin seconded; the motion passed unanimously. The project was approved subject to conditions of approval in the staff report and the added design condition for the east elevation roofline. Caritas will proceed to final engineering, building permits and implementation in coordination with city staff.

Why it matters

Caritas Village adds 24 deed‑restricted affordable apartments to an existing manufactured‑housing site, using state density‑bonus and SB 330 provisions to permit multifamily apartments within a mobile‑home park zoning designation. The proposal also committed to drainage and frontage improvements staff said would improve nearby conditions.","mediaType","Video","parentTitle","Planning Commision Meeting, June 17th, 2025","oneSentenceSummary","The Planning Commission approved a site development plan to build 24 affordable apartment homes (Caritas Village, P24‑0311) on a 1.07‑acre portion of the Estrella De Oro mobile home park, with the developer agreeing to a minor design change requested by commissioners.","taxTitle","Vista, San Diego County, California","taxId",2844,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6658222,"Developer retools South Santa Fe plan: 5‑story, 141‑unit proposal returns to commission for early design review",2283,8162000,10445000,"/Search/View?dp=1&key=5028339-879fb5e1b3b85a74504abeb05c034db4&start=8162&end=10445","https://assets.pipeline.soar.com/5028339-879fb5e1b3b85a74504abeb05c034db4/thumbnail_8162000.jpg","/articles/6658222/Vista/San-Diego-County/California/Developer-retools-South-Santa-Fe-plan-5story-141unit-proposal-returns-to-commission-for-early-design-review","https://secure.pipeline.soar.com/6658222-3493c936debea5df8f54662b28fac7d4/orig.mp4?Expires=1771167493&Signature=OwTDL64pX2icTgAu3kmh-etntJ7NhoWo8G-bmkb4HJZPsVI1PYPcxZqTX~Ol7t~kupLo9QeCiSXj3GHmZ00B55cLrUlCQphE0DnQNmjP18A5iaARgXR6AmJhB9odxoCqi-LUVgcodBslEK6eyWHZVIdo5ypiVAmI8Vm2pPmCKWxYdMqit8Ajvhxf3fFQ9kXt0IhUNi71DBywRy97Iep7AR0nEf5qiakT9wF5Z1NlLwBmpdSPKE0lHah1zdfRD42Rv9ssNoUFQ67MAA0try1IR9JnQ7We-qWEIqVfLom3Qvr5pJiBtqKPlH3xLT0pZVZRFKVebHJVs16H~9FIGG9WXQ__&Key-Pair-Id=KUT5TJCACFTXG","The commission considered an early design review (EDR) for a revised proposal at 1070 South Santa Fe Avenue (EDR P24‑0053). The applicant, Ambient Communities, presented a redesigned plan that replaces a previously approved three‑building approach with a single five‑story building containing 141 units (including 22 very low or moderate income units) on a 2.38‑acre site.

Project summary and state allowances

Staff said the site’s Downtown Vista Specific Plan nominally allows up to about 30 dwelling units per acre under the mixed‑use designation, but the applicant is using the state density bonus and AB 1287 pathways to assemble 141 units (roughly 60 units per acre) by allocating affordable units that trigger two tiers of density bonuses. The proposed building height is 68 feet 6 inches (five stories), exceeding the 45‑foot limit in the specific plan; the applicant will request concessions including a reduced front setback (about 2 feet where 15 feet is typical) and other step‑back or height concessions.

Design approach and amenities

Ambient Communities described the revised approach as a way to create a single, pedestrian‑oriented building along South Santa Fe that opens behind the building to admit light and allow better unit layouts. The proposal includes a mix of studios, one‑bedroom and two‑bedroom units (26 studios, 49 one‑bedrooms, 66 two‑bedrooms), 166 on‑site parking spaces in surface and podium configurations (including EV chargers and EV‑ready stalls), roughly 6,900 square feet of common amenity decks on the second floor, and private balconies. The applicant said the average unit size is about 709 square feet and the project provides more open space than required under the specific plan when counted together.

Comments from commissioners and staff concerns

Several commissioners praised the unit plans and the move to place parking in a podium to increase light and activation at the sidewalk, but most asked for design refinements:

• Massing and street edge: Commissioners were concerned that a two‑foot front setback combined with a 68‑foot building creates an overpowering street wall; several suggested pushing the building back where feasible to allow deeper landscape zones and shade trees along the sidewalk.

• Roofline and facade relief: Multiple commissioners asked the team to break up long, uniform rooflines and consider step‑downs or massing shifts to reduce perceived height.

• Unit design: Commissioners noted the prevalence of galley kitchens and small studios and said some units would benefit from different kitchen/plan layouts or modest increases in square footage to improve livability.

• Service and trash access: A commissioner raised the operational question of whether EDCO (the city’s refuse contractor) can service the trash enclosure shown under the building; the applicant said it would be studied.

Public comments and next steps

A small number of public commenters urged added retail at street level and asked for mixed‑use ground floor activation; Jacob Aldridge — who spoke in support — urged dense housing near transit. Commissioners provided advisory comments; no formal vote is required on an EDR. Staff and the applicant will refine plans and return for further review as part of the formal entitlement process if the applicant elects to proceed.

Why it matters

The proposal illustrates how statewide density and affordability incentives reshape allowable densities in downtown locations. Commissioners’ preliminary feedback focused on pedestrian scale, streetscape setback, unit livability and operational service details that will drive the next design iteration.","Ambient Communities presented a revised design for 1070 South Santa Fe (EDR P24‑0053): a five‑story, 141‑unit apartment building that relies on state density‑bonus law; commissioners commended parts of the design but requested refinements on massing, front setback and unit layout.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6658218,"Pepper Tree redevelopment: family keeps iconic frosty shop; developer proposes 109 apartments with public plaza and 'Wishing Well' parklet",3886,10442000,14328000,"/Search/View?dp=1&key=5028339-879fb5e1b3b85a74504abeb05c034db4&start=10442&end=14328","https://assets.pipeline.soar.com/5028339-879fb5e1b3b85a74504abeb05c034db4/thumbnail_10442000.jpg","/articles/6658218/Vista/San-Diego-County/California/Pepper-Tree-redevelopment-family-keeps-iconic-frosty-shop-developer-proposes-109-apartments-with-public-plaza-and-Wishing-Well-parklet","https://secure.pipeline.soar.com/6658218-b6a79eff1d01002d93e3cd3c5fea42e5/orig.mp4?Expires=1771167493&Signature=RGKiJ-ew5HYOVh8jYpSqFjMGwu4Z4Bjl0Dp3u10yQ0JWBR-A-O~akT0k9YqGYXVofRDDhl2xIJnCYTYNsSFrkWOLHTbbvo5WnEFksgU69HntmAnC1iMWgDHedHT0YFr7HHVdpyfr7RctoUWt~FXxSzUL3arjzFE51qbapzVXmmgGAm0asv~Z2eqjxbROWZH3vqCEEHFfFGMdd2ovT0BNpVscrpWU4M2fFWMZTQlWk-l8EKtY5PgaVknERf6i~ojPXD6YfuC6DwmO57NOXIHtYqKYgoR0D1KfiS~8COG9CXt2RiNBbvAHUi2jqlIaWsoCl66VC-MdR5kSk8kcvnQwHw__&Key-Pair-Id=KUT5TJCACFTXG","An early design review for the Pepper Tree mixed‑use project (P25‑0095) drew a full room of supporters and critics as the Villasenor family and developer Tideline Partners presented plans to demolish four existing small commercial structures and build a 109‑unit mixed‑use project with two retail spaces on a 1.3‑acre site at the northeast corner of South Santa Fe Avenue and Eucalyptus Avenue.

Project highlights and developer commitments

Lev Gershman of Tideline Partners and family representative Joe Villasenor emphasized that the Pepper Tree Frosty will remain on site as an anchor tenant and continue under family ownership. The team described the project as a pedestrian‑oriented mixed‑use building that preserves the pepper tree and the wishing‑well plaza, proposes a public plaza over an existing concrete drainage gap, and provides 109 apartment units (59 studios, 44 one‑bedrooms, six two‑bedrooms) with 2,958 square feet of ground‑floor commercial space.

State rules, affordability and density

Staff and the applicant explained the proposal relies on state density‑bonus provisions and affordability set‑asides. The applicant proposes allocating 14 low‑income units (24% of pre‑bonus units) and nine moderate‑income units (15% of pre‑bonus units) and said the resulting density qualifies for bonus provisions; the Downtown Vista specific plan nominally allows 40 units per acre on comparable sites but the applicant described how state law increases allowable density in exchange for affordability.

Parking, open space and design

The applicant proposes 100 on‑site parking spaces and relies on the density‑bonus parking ratio (half a space per unit) for the lower required parking count; staff noted the specific‑plan standard would otherwise require about 155 spaces. The building would be five stories and around 57 feet tall in places, exceeding the specific plan height limits, so the team will request concessions. The design package shows ground‑floor retail with outdoor seating, two‑level amenity decks (second‑floor and rooftop community deck), balcony private open space, and a landscape plan focused on native and drought‑tolerant species.

Public comment: preservation, traffic and parking

Public speakers split between support and opposition. Supporters — including Rachel Bell of the Vista Chamber and other nearby business owners — praised the preservation of Pepper Tree Frosty, the wishing‑well plaza and the expected increase in downtown foot traffic. Opponents said the site is historic to the neighborhood, expressed concern about added traffic and on‑street parking pressure, and questioned the high number of studio units (59 studios) relative to family housing needs. Several speakers said they feared losing neighborhood character and asked the city to consider historic protections.

Commissioner input and staff role

Commissioners commended the developer for keeping Pepper Tree Frosty and for the proposed public plaza and wished to see more parking. Commissioners also asked for studies or design measures to address noise/honk‑reflection in the roundabout and urged continued community engagement. Staff confirmed the team had worked on FEMA map and drainage issues and said capping the channel could have broader flood‑map benefits for surrounding properties.

Next steps

This item was an early design review and no vote was taken. The developer will refine plans and return for formal entitlement review and a site development permit; staff will continue to coordinate on the public‑plaza feasibility, historic resource evaluation and parking/service details.

Why it matters

Pepper Tree Corner is a highly visible downtown parcel; the proposal exemplifies how private developers and legacy local businesses can partner to retain an iconic storefront while adding housing and public open space in downtown locations — and also shows the tradeoffs local governments and residents weigh in reconciling preservation, parking and density.","Owner Villasenor family and Tideline Partners presented a mixed‑use redevelopment of the Pepper Tree corner (P25‑0095) that retains the Pepper Tree Frosty walk‑up, adds 109 apartments and two retail spaces, and proposes a public plaza capping a concrete drainage channel; public reaction was mixed — supporters cited housing and downtown vitality,;",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6658231,"Planning commission approves Monte Vista residential subdivision using state density bonus",5090,116000,5206000,"/Search/View?dp=1&key=5028339-879fb5e1b3b85a74504abeb05c034db4&start=116&end=5206","https://assets.pipeline.soar.com/5028339-879fb5e1b3b85a74504abeb05c034db4/thumbnail_116000.jpg","/articles/6658231/Vista/San-Diego-County/California/Planning-commission-approves-Monte-Vista-residential-subdivision-using-state-density-bonus","https://secure.pipeline.soar.com/6658231-3d0cca6f399ce124ebd3411f713bb6cc/orig.mp4?Expires=1771167493&Signature=fHSfSAPFxjvErhsIsN0Zpt~CGcPX7JcGqUSpdLsUjJ8RZCCcPf-ZLldDd0JkekV3mM2IlP8RjQyW9QSNAiFgXjomkXWtwiyOBQicDnjDMwf0JeeUgsSmLGuIP-FkF1aKgRGEJsZc360hL3MQ2gNyCPgPgUojuR-4NxrcZ3DQWzWLNd-EpxD8L9S8lmsacasxgPMJ3eGIeq9L2dcAPJ4N4x5y-QFRzPSMQmZ4dYWDzK-wzkopDFQeJyz7wRei~pM54B0JKXqhN~7vuFpxyvpMH4SvETJCC21HxmTW8cNhQD1-C56iDs~JJcj7VplzLfaBtLvGwoDCPzGHQpQyulLPbA__&Key-Pair-Id=KUT5TJCACFTXG","Planning commissioners on Thursday approved a tentative subdivision map and site development plan for the Monte Vista Residential project (planning case P24‑0139), authorizing construction of 19 single‑family homes on a vacant 6.47‑acre parcel at 1800 Monte Vista Drive.

The move came after staff said the project qualifies for a state density bonus and related concessions under California Government Code section 65915 and Senate Bill 330; the motion to approve the staff recommendation passed after a motion by Commissioner Grimm and a second from Commissioner Martin.

Staff presentation and legal context

Chris Winters, planning staff, told the commission the site is designated low‑density in the general plan and zoned E‑1 (estates residential), which ordinarily allows roughly 2 dwelling units per acre and a minimum half‑acre lot size. Under the city’s calculations the base density for the 6.47‑acre site would allow 13 homes. Winters said the applicant is proposing 19 homes at 2.93 dwelling units per acre and that two units are proposed to be reserved for very‑low‑income households, enabling the applicant to claim a 50% density bonus under the state density bonus law (California Government Code section 65915) and related municipal code provisions.

Winters and the staff report identified the concessions and waiver requests the project relies on: reduced side yard setbacks (5 feet instead of the E‑1 standard 10 feet), minimum lots of roughly 5,800 square feet instead of the half‑acre E‑1 minimum, not undergrounding overhead utilities along the Buena Vista frontage, and a front‑setback waiver to 40 feet from centerline where 50 feet is normally required. Staff also presented environmental documents prepared by Helix Environmental Consulting and a California Environmental Quality Act (CEQA) checklist under what staff described as a section 15,183 analysis; the consultant concluded the project could rely on the program EIR and that no additional environmental review was required if the project implements identified mitigation measures.

Project design, parking and ADUs

The applicant proposes three 4‑bedroom floor plans (approx. 2,700 to 3,294 sq. ft. each), a private 40‑foot street, a detention basin at the southwest corner of the site, and four off‑street parking spaces per home (76 spaces total), not counting roughly 15 on‑street spots that will be created along the new private street. The developer said 16–19 of the homes would include accessory dwelling units; staff and the applicant clarified that the smaller units are intended to be junior ADUs (JADUs) in many cases and that ADU permitting is ministerial under state law.

Public testimony and safety concerns

About two dozen speakers addressed the commission during the public hearing. Neighbors repeatedly raised concerns about traffic and school safety because the project site abuts Monte Vista Elementary School. Several speakers asserted the development effectively creates 35 households when the 16 ADUs are counted and argued the traffic study did not account for those dwellings. Penny Harrington and others asked the commission to require off‑street parking for ADUs or to reduce density to lessen school‑drop‑off impacts.

Staff and consultant responses

Trevor Briggs, traffic engineer for Sierra Associates, said the project generates fewer than 400 daily trips and that the city’s scope for a local transportation analysis was met; the analysis concluded the roadway segment and the new driveway would operate at an acceptable level of service and that the project’s frontage improvements would improve sightlines near the school. Staff and the applicant noted the project will install a continuous sidewalk and landscaping along Monte Vista Drive and implement the detention basin and other frontage improvements to help pedestrian safety.

Commissioners’ discussion and legal limits

Multiple commissioners said they heard neighbors’ safety and parking concerns but noted the state density‑bonus and ADU laws constrain local discretion. Commissioner Martin pressed staff on ADU rules and confirmed with staff that JADUs require owner occupancy while ADUs do not, but also that state ADU law limits local ability to prohibit or condition ADU construction once a home is built.

Vote and next steps

The Planning Commission’s motion to approve the tentative map, site development plan and density bonus passed (moved by Commissioner Grimm; seconded by Commissioner Martin). The project will proceed subject to the conditions of approval in the staff report, including implementation of required mitigation measures from the environmental checklist and any final engineering and construction permits.

Why it matters

The Monte Vista decision illustrates the interplay between local general plan and zoning designations and statewide housing laws that expand density in exchange for affordable units. It also highlights recurring community concerns — traffic, school drop‑off safety and ADU impacts — that often accompany infill housing in established neighborhoods.","The Vista Planning Commission voted to approve a tentative subdivision map and site plan to build 19 single‑family homes on a 6.47‑acre vacant parcel at 1800 Monte Vista Drive, relying on California state density‑bonus law and accompanying concessions; the decision drew extensive public comment about traffic, school safety and ADU counts.","actionData","errors"]

Article not found

Planning commission approves Caritas Village — 24 affordable apartments in existing mobile home park

Developer retools South Santa Fe plan: 5‑story, 141‑unit proposal returns to commission for early design review

Pepper Tree redevelopment: family keeps iconic frosty shop; developer proposes 109 apartments with public plaza and 'Wishing Well' parklet

Planning commission approves Monte Vista residential subdivision using state density bonus