Vista planners unanimously back 63‑unit Hacienda Drive townhome project despite parking and safety concerns

The City of Vista Planning Commission voted unanimously Feb. 17 to recommend approval of a 63‑unit townhouse development at 1160 Hacienda Drive after hearing staff and developer presentations and public comment focused on parking and traffic safety.

Planner Chris presented the project (planning case P240141) as a tentative subdivision map, site development plan and condominium housing permit for seven buildings on a 4.6‑acre parcel south of State Route 78, with roughly 4 acres of buildable area after excluding riparian/open space adjacent to Buena Vista Creek. The proposal calls for one 12‑unit building, one 10‑unit building, one 9‑unit building and four 8‑unit buildings; unit sizes would range about 1,323–1,731 square feet and the unit mix is six 2‑bedroom, 32 3‑bedroom and 25 4‑bedroom homes. Staff said the project density—15.36 units per acre—falls within the site’s high‑density general plan designation.

Chris said the application was submitted under Senate Bill 330 (the Housing Crisis Act) and the state density bonus law, which limit local discretionary review and allow concessions and waivers when projects provide required affordable units. Under the proposal, the developer would reserve seven of the 63 homes (10 percent) for moderate‑income households and request waivers including a reduction of required common usable open space from about 26,000 square feet to roughly 19,000 square feet, a modest height increase (to approximately 38 feet to allow three stories), reduced building separations (as little as 9 feet 8 inches) and a one‑foot reduction in some guest parking stall widths. Staff said the project was analyzed in a Mitigated Negative Declaration under CEQA (circulated Dec. 12, 2025–Jan. 12, 2026) and that mitigation measures for biological, cultural/tribal, noise and land‑use issues would be included as conditions of approval.

Eric Miller, director of development at City Ventures, described topographic constraints and said the site has been vacant for more than two decades. Miller said the firm builds all‑electric homes: "The solar panels come with the purchase of the home," and every garage will be prewired for EV chargers, he said, adding that a homeowners association would manage private streets, landscaping and exteriors.

Neighbors and community representatives voiced support for the architecture and infill goals but raised concerns about parking and safety. "On‑street parking is already heavily used on Hacienda," said Veil Brown, who lives southeast of the site and said she can see the property from her backyard. Brown asked for enhanced visual screening on the site’s southeast/backside elevation and urged clear enforcement of construction‑period noise, dust and traffic controls. Stephanie Jackal, speaking for South District Communities, said the group generally supports the project but urged the developer and HOA to address limited guest parking: "Thirteen guest parking spaces for 63 homes will not be enough," she said.

Commissioners pressed the applicant and staff on usable open space, parking counts and traffic safety at the nearby blind corner. Staff and the applicant said on‑site parking meets the minimums allowed under the state density bonus law and that tandem parking is commonly used in similar ownership projects to achieve density and price targets. The project’s traffic study—reviewed conceptually by the city traffic engineer—estimated about 41 morning and 51 evening peak trips and found intersections would operate at acceptable levels at the projected volumes. Commissioners repeatedly requested further attention to pedestrian safety and the feasibility of a left‑turn lane or controlled crossing at the project entrance; staff cautioned that some mid‑block crosswalk options can create hazards and said the traffic engineer will evaluate final ingress/egress design and left‑turn lane feasibility during the construction‑drawing review.

Vice Chair Martin moved to recommend approval of the project as submitted by staff, including the two memo modifications on fee timing and affordable‑unit distribution; Commissioner Jolliffe seconded. The commission voted to recommend approval unanimously.

Next steps: the commission’s recommendation will be forwarded to the City Council or the decision authority identified in the entitlement process and final construction drawings and traffic engineering review will occur before building permits are issued.